Westlake Village Neighborhood Guide

Southshore

1969–1975, with rebuilds · about 120 homes on the circles off the south shore of Westlake Lake

3706 Brigantine Circle · Listing provided by David Bursin, Henry Dodge Properties Inc

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Southshore is a neighborhood of about 120 homes on the south shore of Westlake Lake, on Mainsail, Bowsprit, Charthouse, Weatherly, Capstan and Brigantine circles off Triunfo Canyon Road. Most were built from 1969 to 1975 on small lots; the outer lots back onto the water, some with docks, and several have been replaced with large new houses. It is on the Los Angeles County side, in the City of Westlake Village and the Las Virgenes Unified School District.

Highlighted area is the footprint of Southshore, drawn from the parcels in Los Angeles County records. Labels mark the other Westlake Village neighborhoods; click one to open its guide.

Not gatedSouthshore is not a gated community.

Homes for sale and recently sold in Southshore

Listings and sales inside the Southshore outline on the map above, from the CSMAR multiple listing service. They update as agents post them.

For sale in Southshore right now

Active listings inside the tract.

Active$3,399,9993832 Mainsail Circle
Westlake Village, CA 913614 bd · 3 ba · 2,222 sq ft · built 1973Listing courtesy of The One Luxury Properties

Active$7,750,0003706 Brigantine Circle
Westlake Village, CA 913615 bd · 4 ba · 4,349 sq ft · built 1974Listing courtesy of Henry Dodge Properties Inc

Active$4,488,8883704 Capstan Circle
Westlake Village, CA 913613 bd · 3 ba · 4,065 sq ft · built 1978Listing courtesy of Compass

In escrow in Southshore

Under contract but not yet closed — the closest read on what buyers are paying today.

Nothing in Southshore is in escrow right now.

Sold in Southshore in the last two years

Closed sales inside the tract, newest first.

Sold$4,340,000Sold Oct 9, 20263701 Capstan Circle
Westlake Village, CA 913614 bd · 4.5 ba · 4,125 sq ft · built 1976Listing courtesy of Compass

Sold$7,500,000Sold Sep 23, 20263708 Brigantine Circle
Westlake Village, CA 913615 bd · 6 ba · 5,788 sq ft · built 2024Listing courtesy of Carolwood Estates

Sold$2,185,000Sold May 6, 20263832 Mainsail Circle
Westlake Village, CA 913614 bd · 2.25 ba · 2,222 sq ft · built 1973Listing courtesy of Equity Union

Sold$3,000,000Sold Apr 20, 20263827 Mainsail Circle
Westlake Village, CA 913614 bd · 3 ba · 3,298 sq ft · built 1974Listing courtesy of American Heritage Realty

Sold$4,690,000Sold Apr 9, 20263826 Bowsprit
Westlake Village, CA 913613 bd · 4 ba · 4,326 sq ft · built 2008Listing courtesy of RE/MAX One

Sold$2,320,000Sold Mar 23, 20263828 Mainsail Circle
Westlake Village, CA 913614 bd · 3 ba · 2,222 sq ft · built 1973Listing courtesy of Equity Union Real Estate

Sold$2,115,000Sold Nov 5, 20253808 Charthouse Circle
Westlake Village, CA 913613 bd · 3 ba · 3,572 sq ft · built 1972Listing courtesy of RE/MAX Gold Coast REALTORS

Sold$2,259,000Sold Jul 21, 20253810 Bowsprit Circle
Westlake Village, CA 913614 bd · 3 ba · 2,653 sq ft · built 1970Listing courtesy of Compass

Sold$8,750,000Sold Apr 30, 20253707 Brigantine Circle
Westlake Village, CA 913615 bd · 5.5 ba · 5,816 sq ft · built 2024Listing courtesy of RE/MAX ONE

Sold$8,000,000Sold Jan 28, 20253708 Brigantine Circle
Westlake Village, CA 913615 bd · 6 ba · 5,788 sq ft · built 2024Listing courtesy of RE/MAX ONE

Sold$3,650,000Sold Nov 27, 20243707 Capstan Circle
Westlake Village, CA 913616 bd · 5 ba · 4,911 sq ft · built 1975Listing courtesy of RE/MAX ONE

Sold$3,050,000Sold Nov 15, 20243834 Mainsail Circle
Westlake Village, CA 913614 bd · 2.5 ba · 2,653 sq ft · built 1973Listing courtesy of RE/MAX ONE

Southshore quick facts

Where is Southshore?On the south shore of Westlake Lake, on the circles off Triunfo Canyon Road, across the water from Westlake Island. It is in the City of Westlake Village (Los Angeles County), ZIP 91361.

When was it built?Mostly 1969 to 1975. Several lots have been rebuilt since, most recently in 2024.

Who built it?The builder isn’t on record. The MLS lists it as The Shore/Southshore-719.

How many homes?About 120.

How big are the homes?The original homes are about 1,570 to 2,950 square feet, with a median of about 2,700. Rebuilt homes on the water run up to about 7,400 square feet.

How big are the lots?Mostly 5,000 to 9,000 square feet. The outer lots on each circle back onto the lake.

Which schools?Las Virgenes Unified: White Oak Elementary, Lindero Canyon Middle School and Agoura High School.

What are homes selling for?7 homes sold in the last 12 months, from $2,115,000 to $7,500,000, with a median of $3,000,000.

Southshore HOA dues

What are the HOA dues?Listings show about $1,100 a year on most 2024–2025 sales. Ask how much of that is the neighborhood association and how much is the Westlake Lake Management Association. There is no gate.

The homes

The circles

Southshore is one recorded tract on the south shore of the lake. Mainsail, Bowsprit, Charthouse, Weatherly, Capstan and Brigantine circles loop off Triunfo Canyon Road toward the water, and each has outer lots that back onto the lake and inner lots that do not. Most homes went up in 1969–70 and 1973–74. Leeward Circle, next door, is part of Windward Shores in Ventura County, not Southshore.

The floor plans

Three original plans are on file: Plan 1 on one level and Plans 2 and 3 on two. The most common size is about 2,650 square feet—a two-story, four-bedroom plan. Several waterfront lots have been rebuilt with much larger houses.

Drawings on file for the tract. Other plans, elevations and options may have been offered.

The Shores plan 1, single story — **Plan 1.** Single-story plan: living room and dining room at the front, kitchen and nook behind, the master bedroom and a hideaway on one side, a second bedroom by the garage.

The Shores plan 2, two story — **Plan 2.** Two-story plan: living room open to above, atrium, den or family room, kitchen and morning room downstairs; master bedroom and two bedrooms upstairs with a deck.

The Shores plan 3, two story — **Plan 3.** Two-story plan: living room with a conversation pit, dining room, kitchen and nook, and a den or bedroom downstairs; master and two bedrooms upstairs, with a deck off the hall.

Waterfront and inner lots

Price here depends mostly on the water. Outer lots have lake frontage and often a dock; inner lots look at the street or the homes across it. The difference can be millions of dollars once a waterfront lot has been rebuilt.

Owning here

Associations and the lake

Listings show dues of about $1,100 a year, which may combine the neighborhood association and the Westlake Lake Management Association. Confirm both in escrow, along with any dock permit. On the lake, boats are limited to 18 feet, powerboats must be electric, and swimming is not allowed.

Schools

Southshore is in the Las Virgenes Unified School District: White Oak Elementary, Lindero Canyon Middle School and Agoura High School. Windward Shores, next door across the county line, is in Conejo Valley Unified, so confirm the assignment for a specific address with the district.

Getting around

Triunfo Canyon Road leads to Lindero Canyon Road and Westlake Boulevard, each a few minutes from the 101.

What to check in a 1970s home

Original homes may have galvanized or early copper supply lines, older panels and single-pane windows. On waterfront lots, have the seawall, deck and dock inspected separately.

Prices

Southshore market at a glance

Homes, townhomes and condos (no rentals) from the MLS. These numbers refresh every night as listings go active, pending or sold. Last updated Nov 3, 2026 at 2:30 pm.

$3,000,000Median sold price

69Avg. days on market

100.0%Sold-to-list price

Absorption rate shows how fast homes are selling. It takes the homes for sale today and divides them by the number of homes that sold per month over the last 12 months.

The answer is how many months it would take to sell every home on the market if no new listings came up. Under about 3 months usually means a seller’s market, 3 to 6 months is balanced, and over 6 months favors buyers.

Right now about 19% of the homes for sale in Southshore are selling each month.

5.1 monthsAbsorption rateBalanced market

3For sale now

0Pending / in escrow

7Sold, last 12 months

0.6Sales per month

See the full Southshore market report →

Median sold price and homes sold, by quarter

Homes soldMedian sold price

Days on market and sold-to-list price, by quarter

Avg. days on marketSold-to-list price

Based on 7 sales in the last 12 months. Charts cover the last 8 full quarters. Source: CSMAR MLS and its data-share MLSs. Information deemed reliable but not guaranteed.

Recent sales

7 homes sold in the last 12 months, from $2,115,000 to $7,500,000, with a median of $3,000,000. Original two-story homes of about 2,200 to 2,650 square feet sold from $2,259,000 to $3,050,000. Two new houses on Brigantine Circle, both built in 2024 on waterfront lots, sold for $8,000,000 and $8,750,000.

How it compares

Westlake Island, across the water, is guard-gated with every lot on the water. Windward Shores, next door, has single-story homes on the western arm. Lakeshore, on the east end, has attached homes at much lower prices. Southshore is where most of the lake’s recent rebuilding has happened outside the island.

Nearby neighborhoods

Westlake IslandWestlake Village neighborhood guide →LakeshoreWestlake Village neighborhood guide →NorthshoreWestlake Village neighborhood guide →Windward ShoresWestlake Village neighborhood guide →Southshore HillsWestlake Village neighborhood guide →First NeighborhoodWestlake Village neighborhood guide →Looking for a gated community?See all 30 Westlake Village gated communities on one map →

Questions about Southshore? Talk with Gary Jacobs → | Back to the Westlake Village guide