The Bluffs

The Bluffs was one of the last pieces of the Westlake Village master plan on this hill, built about a decade after Southshore Hills. It is Glastonbury Road above Channelford Road and Goldenrod Court, a cul-de-sac off it. Most homes went up in 1981; a few on Glastonbury date to 1984. Southshore Hills Park, a small Conejo Recreation and Park District park, is at Glastonbury and Channelford.

Because the homes on the rest of Glastonbury and on Channelford Road belong to Southshore Hills, with a different association, confirm the tract on the title report.

The six original plans all carry the word Vista: the Vista Del Sol, Vista Grande, Vista Hermosa, Vista Mesa, Vista Sierra and Vista Verde. Most are two-story, with the living, dining and family rooms downstairs and the main bedroom upstairs, often with a balcony toward the view. Most also have a bedroom or den and a bath on the ground floor. Two include a glassed sun room, a feature of early-1980s design.

The most common sizes in recent sales are 2,648 and 2,680 square feet—two-story plans with four bedrooms and three baths.

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

Lots are large for Westlake Village and most slope. Homes on the downhill side look north over Southshore Hills to the lake and the valley; others look at the hillside. Many have pools. Slopes, retaining walls and drainage come with the lots.

The Bluffs has no homeowners association, so there are no monthly dues, no common pool and no architectural committee. City of Thousand Oaks zoning and permits still govern additions and exterior changes.

The Bluffs is in the Conejo Valley Unified School District: Westlake Elementary, Colina Middle School and Westlake High School. The Los Angeles County side of the lake is in Las Virgenes Unified, so confirm the assignment for a specific address with the district.

Glastonbury Road leads down to Triunfo Canyon Road and Westlake Boulevard, which runs north to the 101.

Homes from 1981 generally have copper wiring and copper supply lines, but the original panel may be too small for an electric range, an EV charger or a heat pump. Original aluminum windows and sun-room glass are common replacement items. On the hillside, check slopes, walls, drainage and pool decks, and get an insurance quote early, since the tract borders open hillside.

The Bluffs trades rarely, about two sales a year. 3 homes sold in the last two years, from $1,599,000 to $1,839,000, with a median of $1,799,000.

Southshore Hills, around it on the same hill, has older 1970s homes, many of them single-story, with a small association fee and a median of $1,725,000 over a similar period. The Bluffs offers a newer two-story with no dues. Three Springs, to the south, has larger late-1980s homes on bigger lots with Las Virgenes schools.