Westlake Village was master-planned from 1963, when the American-Hawaiian Steamship Company, controlled by Daniel K. Ludwig, bought roughly 12,000 acres straddling the Los Angeles–Ventura county line and, with Prudential Insurance, set out to build a city in the country around a lake that did not yet exist. The dam was built between 1966 and 1969 at about $3.5 million, creating a 125-acre lake with more than eight miles of shoreline. The Ventura County portion of the plan was annexed into the City of Thousand Oaks in 1968 and 1972; the Los Angeles County portion incorporated as the City of Westlake Village in 1981.

Stoneybrook arrives at the end of that story rather than in the middle of it. By 1980 the shoreline was built out and the first-generation tracts were a decade old. What was left was interior land, and what the market wanted by then had changed: buyers had stopped asking for compact patio homes and started asking for houses — three bedrooms, two and a half baths, a family room, an island kitchen with a breakfast nook, a two-car garage — but without the yard maintenance. Stoneybrook is exactly that product. Its smallest plan is larger than the largest plan in most of the attached tracts nearer the water, and its dues buy roof coverage, exterior paint and front lawns rather than a shared dock.

The design answer to having no lake was to build water. The tract is threaded with brooks, streams and small ponds, crossed by paths, and the three street names — Shadow Brook, Winding, Stoneybrook — all come from it. That water is written into the dues as a maintained item, which is unusual and worth understanding: it is an amenity that costs money every month in a way a greenbelt does not, and it is part of why the fee here sits above communities of similar size.

The builder is not named in any public record Gary Jacobs has been able to verify. Ponderosa Homes, which is sometimes attached to Westlake tracts of this period, publishes a past-communities list that shows no Ventura or Los Angeles County projects, so it appears not to be them. The recorded final map at the Ventura County Recorder would name the builder; until that is in hand this guide does not guess.

All four Stoneybrook plan sheets survive in the Conejo Simi Moorpark Association of Realtors archive, and unusually for this era they were sold under both a letter and a name: Plan A is the Fairfield, Plan B the Bainbridge, Plan C the Camden and Plan D the Stoneham. The four recorded home sizes in the tract line up with the four plans in exactly that order, which makes Stoneybrook one of the few Westlake communities where a buyer can read a plan off a listing’s square footage with confidence.

Drawings on file for the tract. The archive is what survives rather than a complete builder record, and other plans, elevations and options may have been offered. Each sheet carries the builder’s own note reserving the right to change materials, specifications and prices.

Matching the drawings to the market is unusually clean here. The four recorded sizes — 1,835, 1,967, 2,243 and 2,752 square feet — correspond to Plans A, B, C and D in order, and the floor counts confirm it: the 1,835 and 1,967-square-foot homes are recorded as one story, the 2,243 and 2,752 as two. The 2,752-square-foot homes are the ones that appear with four bedrooms, exactly as the Stoneham sheet describes. A buyer who wants one level should be searching the two smaller sizes; a buyer who needs a bedroom on the ground floor of a two-storey house should be searching the largest.

Shadow Brook Lane carries 57 of the 118 homes and Winding Lane 52, with Stoneybrook Lane holding the remaining nine. All three carry all four plans and the sale record does not separate them meaningfully: the highest sale in the tract and one of the lowest are both on Winding Lane. As with most of the association communities in Westlake Village, the plan matters far more than the street, and within a plan, condition matters more than either.

The homes sit as attached clusters with garages to the drive and living space turned inward toward the greenbelt and the water. Private outdoor space is a patio and a front lawn the association maintains rather than a yard to mow. The brooks and ponds run between the clusters and the paths cross them, which is the tract’s real amenity — more so than the pool, on the evidence of how the listings are photographed.

One point of confusion worth clearing. The streets are Shadow Brook Lane, Winding Lane and Stoneybrook Lane. “Winding Way” appears in a number of secondary sources and does not exist here; the school district index and every listing use Winding Lane. Searching the wrong form is a good way to conclude there is no inventory when there is.

Dues in listings ran $510 a month in 2020, $520 in 2022, $560 in 2023, $610 in 2024, $675 in 2025 and $720 in 2026 — up about forty per cent in six years, which is moderate by the standards of California association budgets over the same period. What the fee covers is broad, and reading the list is the fastest way to understand this community: trash, the streams, exterior paint, comprehensive roof coverage, front lawns, fences, mailboxes, trees, the pools and the spas, plus earthquake insurance. Roof coverage and exterior paint inside the dues on a 1980 home with a tile roof is a material thing to be carrying, and earthquake cover is the line item that explains most of the increase.

The amenity record in the MLS lists a pool, a spa, greenbelt and park area, guest parking, the ponds and streams, landscape maintenance and a security service — the last of those is not common in Westlake associations of this size and is worth asking about specifically, because “security” can mean anything from a patrol to a gate.

Listing data names Community Property Management of Camarillo, (805) 987-8945, as the manager. That is corroborated by a Stoneybrook homeowners’ portal showing a manager at the same number with the same company’s email domain, though the portal itself does not state its city, so the identification is strong rather than certain. Confirm through escrow, along with the reserve study, the insurance certificate and whether any special assessment has been discussed. On a community that carries roofs, paint and an ornamental water system on its books, the reserve study is the document to read most carefully — those are all replacement items with finite lives, and 1980 construction is now well into the window where they come due.

A caution about one number in circulation. At least one real-estate blog describes Stoneybrook as roughly forty units with dues around $400. The county address file shows 118 homes on the three streets and every listing since 2020 shows dues above $500. Gary’s figures come from the address file and the MLS record; the blog figure appears to be wrong.

Stoneybrook is in the Conejo Valley Unified School District. The district’s street index lists all three streets — Shadow Brook Lane, Winding Lane and Stoneybrook Lane — under the same three-school code: Westlake Elementary, Colina Middle School and Westlake High School. The index gives the even and odd address ranges for each street explicitly, and there is no split by house number anywhere in the tract.

Because Stoneybrook’s homes are large enough for a family and the association takes the yard work, the tract draws both families and downsizers, and the school assignment carries real weight in resale here in a way it does not in the smaller attached communities. Families should verify the assignment for a specific address with the district before relying on it.

The everyday amenity in Stoneybrook is inside the tract. The brooks, streams and ponds that run between the clusters, crossed by paths, are the thing the streets are named for and the thing the listings photograph, and a walk around the water after dinner is the ordinary evening here in a way it is not in the lakeside tracts, where the water belongs to the people whose lots touch it. Add the pool, the spa and the greenbelt, all maintained in the dues, and a household that has given up a yard has not given up the outdoors.

Beyond the boundary, Stoneybrook is on the Thousand Oaks side of Westlake Village, roughly a mile and a half inland from Westlake Lake, so the lake’s public edge at the Landing is a short drive rather than a walk and the tract holds no lake rights. The open-space trail system that rings the Conejo Valley, and the parks run by the Conejo Recreation and Park District on this side of the county line, are minutes away by car. This guide does not claim a park, a trailhead or a school within walking distance, because the record it works from does not establish one; a buyer for whom that matters should walk it.

Stoneybrook sits inland on the Thousand Oaks side of Westlake Village, a few minutes from the 101 and from the commercial centers of Westlake Village and Thousand Oaks that line the corridor. The three streets — Shadow Brook Lane, Winding Lane and Stoneybrook Lane — are internal to the tract, none is a through route, and traffic inside is residents, guests and the security service the association lists among its amenities.

Every home has an attached two-car garage to the drive, which sets Stoneybrook apart from the parking-court communities nearer the lake and is worth more to a two-car household than it sounds. Errands are short: groceries, pharmacies, banks and the medical offices that cluster along the 101 corridor are a few minutes away, and the lake-front restaurants at the Landing are a short drive. For a downsizer coming from a larger Conejo Valley house, the practical geography barely changes; what changes is that the roof, the paint and the front lawn are no longer their problem.

The figures in this section were current when this guide was last reviewed. The sale record in the facts above and the listings below are drawn live from the MLS each time the page loads.

In the two years through August 2026, eight homes in the tract sold through the MLS, at prices from $1,015,000 to $1,470,000 and a median of $1,175,000. The full MLS record since 2020 is 21 sales, from $795,000 to $1,675,000, and it sorts by plan.

The two single-level plans have quietly been the strongest performers. The 1,967-square-foot Bainbridge has five sales from $1,125,000 to $1,470,000 with a median of $1,312,500; the 1,835-square-foot Fairfield sold at $1,058,000 in late 2024. The 1,967-square-foot plan reaching $1,470,000 in mid-2025 is the number to sit with: that is more per square foot than any two-storey sale in the tract, and it is the clearest single piece of evidence Gary has for how much the Westlake market now pays for one level in a house-sized home.

The two-storey plans carry the volume. The 2,243-square-foot Camden has eight sales from $795,000 in 2020 to $1,295,000 in 2026, with a median of $1,200,000. The 2,752-square-foot Stoneham has seven, from $1,015,000 to $1,675,000, median $1,200,000 — and the $1,675,000 sale on Winding Lane in August 2024 is the top of the tract. The overlap between those two plans is the useful detail: 500 extra square feet has often bought nothing at all, because the buyer who pays up in Stoneybrook is paying for the renovation and the setting, not the floor area.

Put the two groups together and the message is consistent. A renovated single-level Bainbridge and an unrenovated Stoneham 800 square feet larger have sold within $150,000 of each other. For a seller with a one-level plan that means the comparable to lead with is the other single-level sales, not the tract median. For a buyer who does not need one level, the two-storey plans are where the square footage is cheap.

These homes turned forty-five in 2025, which puts them in a different inspection bracket from the 1970s tracts nearby — better in some respects, worse in one. Construction of 1980 typically brings copper supply lines rather than galvanised, and insulation and glazing standards a decade ahead of the early Westlake tracts. What inspectors in the Conejo Valley commonly report on unrenovated homes of this era is original forced-air furnaces and water heaters at or past end of life, original aluminium or early vinyl windows, tile roofs with original underlayment (the tile lasts, the felt beneath it does not), and polybutylene supply piping in some homes of this vintage, which is the one item worth asking about directly. Every home is different and only a licensed inspector on the specific property can say what is actually there.

Because these are association homes, the split between owner and association — roof, exterior walls and paint, front lawn, fences, the plumbing inside the walls — is set by the CC&Rs. Stoneybrook’s association carries more of it than most, which is a genuine advantage on a roof but also means the reserve study is effectively part of the home inspection. Read it.

On the remodel side, the record says the single-level plans reward renovation the most, because they are the plans buyers compete for and the plans where a dated kitchen is most visible against the price being asked. Kitchens, primary baths, flooring and glass are where the money returns. The two features worth protecting rather than removing are the Fairfield’s atrium and the Stoneham’s two-storey living room — both are the reason those plans photograph well, and both are difficult to put back. Any change to an exterior wall, a window, a patio enclosure or the front landscaping needs the association’s architectural approval before work starts.

No lease is recorded in the MLS sources this guide draws on, so it does not quote a rent for the tract; a current figure should come from the leasing agents who work these three streets. What can be said is that the product leases well when it does come up: a three or four-bedroom house-sized home with an attached two-car garage, a Westlake High feeder address, and an association that carries the roof, the exterior paint and the front lawn, which removes most of the maintenance calls a landlord otherwise fields.

Two checks come first. The CC&Rs, which in many Conejo Valley associations set a minimum lease term and may cap the share of rented homes; nothing in the public record says whether Stoneybrook does, and the documents produced in escrow are the only reliable answer. And the owner-occupancy ratio on the association’s certification, which governs which lenders will write a loan here and on what terms, for the investor now and for whoever buys from the investor later. On a community that also carries roofs and an ornamental water system on its books, an investor should read the reserve study with the same care as an owner-occupier, because a special assessment lands on the landlord.

The first reason is the size. Stoneybrook’s smallest plan, at 1,835 square feet, is larger than the largest plan in most of the attached tracts nearer the water, and every home has three or four bedrooms and a two-car garage. It is a house without the yard rather than a condominium with pretensions. The second is the single-level pair. The Fairfield and the Bainbridge put nearly 2,000 square feet on one floor inside an association that maintains the roof and the lawn, and the market has noticed: the 1,967-square-foot Bainbridge reaching $1,470,000 in 2025 is more per square foot than any two-storey sale in the tract.

The third is what the dues carry. Comprehensive roof coverage, exterior paint, front lawns, fences, trees, the pools and spas, the streams and earthquake insurance is an unusually broad package for a home of this size, and on a 1980 tile roof it is a material thing to be holding. The fourth is the setting, the water running between the clusters that gives the tract its character and its name. And the fifth is the clarity of the product: four plans, four sizes, matched one for one, so a buyer can read a plan off a listing’s square footage and know before the showing what the house is.

Start with the reserve study, because Stoneybrook’s association carries more replacement items than most: roofs, exterior paint, fences, an ornamental water system, pools and spas, all on 1980 construction that is well into the window where those come due. The dues have risen about forty per cent in six years, from $510 to $720 a month, which is moderate by California standards, but the direction is up and a buyer should model it that way. The reserve study is effectively part of the home inspection here.

Then the house itself. Homes of 1980 typically bring copper supply lines and better glazing and insulation than the 1970s tracts, but also original furnaces and water heaters at or past end of life, tile roofs whose underlayment has not lasted as well as the tile, and in some homes of this vintage polybutylene supply piping, which is the one item to ask about by name. Then the plan. The two-storey Camden and Stoneham overlap in price so completely that 500 extra square feet has often bought nothing; a buyer paying up should be paying for renovation and setting, not floor area. Then the water. The brooks and ponds are the association’s own, maintained in the dues, and there are no lake rights; an MLS amenity code reading “lake or pond” refers to the community ponds and nothing more. Finally, the security service listed among the amenities should be asked about specifically, because the word can mean a patrol or a gate, and the difference matters.

Downsizers who are not ready to downsize the house. The buyer for a Fairfield or a Bainbridge is typically leaving a larger Conejo Valley home and wants one level, a two-car garage, a real kitchen and a family room, and an association that takes the roof and the yard — and is prepared to pay a premium per square foot to get all of that on one floor. Families second, because the Camden and the Stoneham are three and four-bedroom houses in the Westlake High attendance area with the yard work done, and the Stoneham’s downstairs bedroom and bath suits a household with a parent living in.

What the tract draws less often is the entry-level buyer, for whom $795,000 to $1,675,000 is a different market from Village Greens or Village Glen, and the lake buyer, who will not find water rights here. What a seller should take from that is that the buyer for a Stoneybrook home usually knows the four plans, is comparing within a plan rather than across the tract, and will pay for a renovated kitchen and primary bath but will not pay for square footage alone.

Within the attached communities on the Thousand Oaks side, Stoneybrook is the large one. Village Glen and Village Greens, a decade older, are 1,149 and 920-to-1,020-square-foot homes at medians of $770,000 and $550,000; Stoneybrook’s smallest plan is larger than anything in either, and its dues carry the roof and the paint that theirs do not. Northshore, 1973 attached single-story patio homes of roughly 1,144 to 1,765 square feet on the lake, trades at a median of about $1.13 million; a buyer choosing between a Northshore patio home and a Stoneybrook Bainbridge is choosing between the lake and eight hundred more square feet at a similar price. Westshore, 1979 attached homes of 1,540 to 2,051 square feet at a median of $1.1 million, is the closest in age and size, and lake-adjacent.

The comparison in era rather than type is The Bluffs, 1981 to 1984 two-storey view homes of 2,630 to 3,100 square feet on the ridge south of the lake, detached, on quarter-to-half-acre lots, and priced accordingly. Windward Shores and Westlake Island are a different market altogether, at medians of roughly $2.17 million and $2.8 to $3.25 million on recent sales. For a buyer working up from the older attached tracts, Stoneybrook is the step where the home becomes a house; for a buyer working down from a detached Westlake home, it is the step where the maintenance stops without the space going with it.

Neighbor figures are taken from the corresponding Westlake Village guides on this site and reflect the periods stated there; each guide gives its sources.

For a buyer, read the plan off the square footage before the showing — 1,835 is the Fairfield, 1,967 the Bainbridge, 2,243 the Camden, 2,752 the Stoneham — and decide which of the four is the house you want before you fall for a kitchen. Then ask escrow for the CC&Rs and read the maintenance section, so the inspector knows the roof, the paint and the front lawn are the association’s and can spend the time on the furnace, the water heater, the windows and the supply piping. Then the reserve study, the insurance certificate, the owner-occupancy ratio and any minutes that mention a special assessment. Ask what the security service actually is. And search for Winding Lane, not Winding Way, or you will conclude there is no inventory when there is.

For a seller with a single-level plan, lead with the other single-level sales, not the tract median; the Bainbridge at $1,470,000 is your comparable and a two-storey Stoneham at $1,200,000 is not. For a seller with a two-storey plan, understand that the Camden and the Stoneham overlap almost completely and that the buyer is paying for the kitchen, the primary bath, the flooring, the glass and the setting rather than the square footage; price to condition. Protect the Fairfield’s atrium and the Stoneham’s two-storey living room, because they are why those plans photograph, and get architectural approval before touching an exterior wall, a window, a patio enclosure or the front landscaping. State plainly in the listing that the dues carry the roof, the paint, the lawn and earthquake cover, because that is a large part of what a buyer here is paying for.