The Meadows is part of the 1980s building of North Ranch, the master-planned community around North Ranch Country Club at the north end of Westlake Village. The county recorded it as Tract 3917: 35 houses on Aldercreek Place, Wild Sage Court and Cloverleaf Street. The one house sold since 2020 was built in 1988.

The builder is not confirmed in any source Gary Jacobs has been able to verify. What the record shows is an estate tract: houses of about 3,700 to 5,900 square feet on lots of about half an acre, with modest quarterly dues and no gate.

One sale is too thin a record to describe the plans, so this guide does not try. It was $3,450,000 on Aldercreek Place in September 2023 for a 5,933-square-foot four-bedroom from 1988. No plan sheet for The Meadows is in the Conejo Simi Moorpark Association of Realtors archive that this guide series draws on, so there is no drawing to reproduce. County records give the range across all 35 houses as 3,663 to 5,933 square feet.

Aldercreek Place carries 22 of the 35 houses and the one recorded sale; Wild Sage Court has 7 and Cloverleaf Street 6. Lots run from 0.46 to 1.44 acres in county records, with most close to half an acre.

The first reason is the lot, half an acre as a rule, which is large even for North Ranch. The second is the house, close to 4,000 square feet at the median. The third is the absence of a gate and of gated-community dues: $116 a quarter. The fourth is North Ranch itself, with the country club for members and the Conejo Valley schools.

The September 2023 listing reported dues of $116 a quarter. There is no gate. North Ranch Country Club is a separate private membership and is not part of the dues.

What the association covers and what the CC&Rs restrict is not confirmed in any source Gary Jacobs has been able to verify. Take the budget, the reserve study, the insurance certificate and the CC&Rs from the seller’s disclosure package, read the minutes for any special assessment or litigation, and confirm the current fee with the manager before removing a contingency.

The Meadows is in the Conejo Valley Unified School District, and Westlake High School is the high school for this side of Westlake Village. Elementary and middle school assignments depend on the address, so confirm them with the district’s school locator before writing an offer.

North Ranch runs on its open space and its club: North Ranch Country Club and its golf course for members, the neighborhood parks and trailheads at the edge of the community, and the shops along Westlake Boulevard and Thousand Oaks Boulevard a few minutes south.

Westlake Boulevard and Lindero Canyon Road run south to the Ventura Freeway in about ten minutes. The drive to the Westside is forty minutes on a good day and ninety on a bad one, the same as from anywhere in the Conejo Valley.

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.

No home in the tract has sold through the MLS in the last two years; the most recent recorded sale was $3,450,000 on Aldercreek Place in September 2023 for a 5,933-square-foot four-bedroom from 1988. The record since March 2020 holds one sale: $3,450,000 on Aldercreek Place in September 2023 for a 5,933-square-foot four-bedroom from 1988.

One sale in six years is not a market, it is a data point: $3,450,000 in September 2023, against a list price of $3,796,000, for the largest house in the tract. For a current value the better guide is the North Ranch tracts around it, and Gary Jacobs can set a given house against them.

No lease is recorded in the MLS sources this guide draws on, so it does not quote a rent. In a tract this small, leases are occasional and mostly private.

These are late-1980s houses, and the inspection carries the list for that era: original supply lines and electrical panels of brands insurers now flag, single-pane aluminum windows where not replaced, original furnaces and ductwork, and roofs and sewer laterals at or past end of life. Pools of this age often have original equipment and plaster. None of this is unusual; all of it is negotiable if it is found before the contingency comes off rather than after.

In a tract of this era the remodels that return their cost are the ones that bring the original plan to the way people live now: the kitchen opened to the family room, the primary bath and closet, the floors and the glass, and the pool brought up to date. What does not return its cost is the addition that pushes the house past what the street will support.

The comparison is the rest of North Ranch. Fairgreen and Fairway Oaks are the 1980s golf-course tracts nearby, with smaller houses on smaller lots. North Ranch Custom is individually built houses on large lots near the park. Country Club Estates, behind the guard gate, is the estate market above it at a median of $5,400,000. The Meadows sits between the golf-course tracts and the guard-gated estates: half-acre lots and 4,000-square-foot houses without a gate.

Start with the house: a late-1980s building of 4,000 square feet or more, with the roof, the systems and the pool inspected for their age. Then the lot, since half an acre on a slope and half an acre of flat yard are different things. Then the dues and what they cover. Then patience, because one house has sold here in six years.

Move-up buyers from elsewhere in North Ranch and Westlake Village first, who want more house and more land without a gate. Buyers relocating second, for whom a large house in the Westlake High School area is the brief.

For a buyer, brief the inspector for a large late-1980s house and take the association documents from the disclosure package. Confirm the school assignment for the exact address.

For a seller, there is one comparable inside the tract, so the comparables are across North Ranch. Price to the square footage, the lot and the condition, and say the lot size in the first line of the listing.