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 finished in 1969. The Ventura County portion of that plan — which is where Village Glen sits — was annexed into the City of Thousand Oaks in 1968 and 1972; the Los Angeles County portion incorporated separately as the City of Westlake Village in 1981. That is why a Village Glen owner has a Westlake Village mailing address, a Thousand Oaks city government and a Conejo Valley Unified school assignment all at once, and why the school district’s own street index prints these six circles under “Thousand Oks 91361.”

Village Glen and Village Greens were recorded together in the same map book, on facing pages, and both associations were registered in 1971. The Assessor puts Village Glen at tract number 217000 on map 058MR 001 and Village Greens at 217100 on 058MR 006, and their parcel numbers fall in separate blocks — Village Glen in the 693-0-04x and 693-0-05x pages, Village Greens in 693-0-10x through 693-0-12x. They were built at the same moment by the same hand and sold as two different products: Village Greens as small flats and two-level walk-ups around a parking court, Village Glen as larger single-level homes with their own attached garages. Half a century later that original distinction is still the entire difference between a $527,000 sale and an $850,000 one on adjoining streets.

The builder is not named in any public record Gary Jacobs has been able to verify. The master developer of Westlake Village is well documented; the merchant builder who put up these particular 136 homes is not, and the recorded final map at the Ventura County Recorder is the document that would settle it. Until that is in hand this guide does not guess.

One sheet for Village Glen survives in the Conejo Simi Moorpark Association of Realtors plan archive, and it is the plan behind most of the tract. It is worth reading closely because the layout explains why these homes suit one kind of buyer so precisely.

Drawing 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 — the Assessor records a larger three-bedroom home in the tract that this sheet does not show.

In the market this plan is the 1,149-square-foot home, and it accounts for eighteen of the last twenty sales in the tract. The 1,200 and 1,245-square-foot homes that also trade are close variants of it. The important point for a buyer searching on floor count is that the MLS records every Village Glen sale since 2022 as a single story — not most of them, all of them. That is rare in Westlake Village, where almost every attached community mixes one-level and two-level plans in the same association, and it is why Village Glen deserves its own line on a one-level search rather than a filter applied after the fact.

The tract is laid out as six cul-de-sac circles hung off Landsburn, each a loop of attached homes around a landscaped centre with guest parking. Stonewall Circle is the largest at 31 homes, followed by Hartland Circle at 23 and Canterford Circle, Glenbridge Circle and Nottingwood Circle at 22 each. Bright Glen Circle has 16. The homes are close enough in age, size and treatment that the street matters far less here than it does in most Westlake tracts: the sale prices across the six circles overlap almost completely, and what separates a $670,000 sale from an $850,000 one is condition and the kitchen, not the address.

That is genuinely useful to know in both directions. A buyer should not pay a premium for a particular circle, and should instead shop the whole tract and buy the best-finished house in it. A seller should understand that the comparable that sets the price is any recent sale in Village Glen, not just the two or three on the same circle — and that because the plan is so uniform, a renovated kitchen and bath are close to the only variables a buyer can see.

A note on street names. Landsburn Circle, Instone Court and Kirkford Way run past Village Glen but belong to Village Greens, the separate association next door. A handful of listings over the years have tagged Landsburn and Instone addresses with the Village Glen subdivision code and vice versa. The reliable test is the home itself: Village Glen homes are 1,149 square feet and up and single level; Village Greens homes are 920, 924 or 1,020 square feet. If the listing says 924 square feet, it is Village Greens whatever the subdivision field says.

Dues have followed the same path as every attached community of this age in this insurance market, but from a lower base than most. Listings show $400 a month in 2022, $450 to $540 through 2023, $540 to $588 in 2024, and $588 to $690 across 2025 and 2026 — a rise of roughly seventy per cent in four years. What makes the current figure easier to read than it looks is what it covers: listings report the fee including insurance, exterior and landscape maintenance, trash and water. Water inside the dues is not universal in Westlake and it is worth several dollars a month against a comparable community that bills it separately.

The amenities recorded in the MLS for the tract are a pool, an in-ground spa, guest parking and maintained landscape. No clubhouse, tennis court or dedicated greenbelt appears in any source Gary has checked for Village Glen, and this guide does not claim them — the association next door does have a clubhouse and courts, which is one more reason the two get confused.

The association is the Village Glen Property Owners’ Association, registered in 1971. A 2026 listing on Canterford Circle and the owners’ own portal both give the management company as PMP Management at (888) 882-0588. A Realtor-board directory last updated in 2019 names Gold Coast Association Management at (805) 499-7800, which is the manager of the association next door today. Either could be current; escrow will produce the answer, along with the documents that matter more — the reserve study, the insurance certificate, the owner-occupancy ratio, and whether any special assessment has been discussed. No special assessment appears in any public record, which is not the same as there being none.

Village Glen is in the Conejo Valley Unified School District, and the district’s street index assigns all six circles — Stonewall, Hartland, Canterford, Glenbridge, Nottingwood and Bright Glen — to Westlake Elementary, Colina Middle School and Westlake High School. The assignment is uniform across the tract with no split by house number, which is not true everywhere in Westlake. The index the district publishes for Westlake Elementary lists each circle with its even and odd address ranges under the same three-school code.

In practice schools matter less to the typical Village Glen buyer than to almost any other tract in this guide series — these are two-bedroom single-level homes and the buyers are overwhelmingly downsizers, first-time buyers and investors. But the assignment is worth knowing for resale, because a Westlake High feeder address holds value in this market whether or not the current owner uses it. Families should verify the assignment for a specific address with the district before relying on it.

Village Glen sits off Agoura Road on the Thousand Oaks side of Westlake Village, close enough to the lake and to the shops and restaurants along Agoura Road that listings for the tract routinely describe it as walkable, which is not a word that applies to most of Westlake Village. The lake’s public edge at the Landing, with its restaurants and the path along the water, is the everyday amenity here; Village Glen has no lake frontage and no dock rights of its own, and this guide does not suggest otherwise.

Inside the association the amenities are modest and the dues reflect it: a pool, an in-ground spa, guest parking on each circle and maintained landscaping. There is no clubhouse and there are no courts — those belong to Village Greens next door — and a buyer who wants them should look there or accept a drive. The larger outdoor life of the Conejo Valley is the open-space trail system that rings Westlake Village and Thousand Oaks, reached by car from almost anywhere in the tract in a few minutes, and the parks run by the Conejo Recreation and Park District on this side of the county line. The honest summary is that Village Glen is bought for the house and the lake, not for what is inside the gates, because there are no gates.

The tract hangs off Agoura Road, the frontage road that runs beside the 101 through Westlake Village, so the freeway is a matter of minutes in either direction and the commercial centers of Westlake Village and Thousand Oaks along the corridor are close. That is the practical geography of Village Glen: an older, quiet set of cul-de-sacs that happens to sit next to the busiest road in the valley without being on it. None of the six circles is a through street, and traffic inside the tract is residents and their guests.

Errands are short. Groceries, pharmacies, banks and the medical offices that cluster along the 101 corridor are a few minutes away by car, and the lake-front restaurants at the Landing are closer than that. For a downsizer giving up a second car, or an owner who would rather not drive after dark, that closeness is a real part of the tract’s value and is worth weighing against larger homes further from the corridor.

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 July 2026, ten homes in the tract sold through the MLS, at prices from $750,000 to $850,000 and a median of $795,000. The longer record, twenty sales from July 2022 through July 2026, runs from $662,500 to $850,000 with a median of $770,000. The 1,149-square-foot plan carries eighteen of those: $670,000 and $685,000 in 2023 and early 2024, then $712,000, $775,000, $810,000, $815,000, $825,000, $849,000 and $850,000 across 2024, 2025 and 2026. The 1,245-square-foot home sold at $795,000 in late 2025 and the 1,200-square-foot home at $662,500 in 2023, which is the floor of the range and reflects condition rather than size.

The shape of that record is the interesting part. In two and a half years the same floor plan moved from the high $600,000s to the mid $800,000s — roughly a quarter — while dues rose about seventy per cent over a comparable stretch. Both numbers are running well ahead of general inflation, and they point in opposite directions for a buyer: the asset has appreciated strongly, and the monthly cost of holding it has risen faster still. Anyone underwriting a purchase here on a fixed retirement income should model the dues going up, not sideways.

For context outside the tract: across Westlake Village, North Ranch and Lake Sherwood over the last two years, attached one-story homes have sold at a median of about $785,000. Village Glen sits right at that median while offering the one thing most of the alternatives do not — a tract where the single-level plan is not the exception but the rule.

These homes turned fifty in 2022. On unrenovated units of this era and construction, inspectors in the Conejo Valley commonly report original copper supply lines and cast-iron drains, aluminium-frame single-pane windows and sliders, period electrical panels, original furnaces and water heaters, and popcorn ceilings that may test positive for asbestos. Every home is different and only a licensed inspector on the specific unit can say what is actually there.

Because these are condominiums, the line between owner and association — roof, exterior walls, the plumbing inside the walls, the slab, the terrace — is set by the CC&Rs and is not the same in every Westlake association. Read that section before the inspection so the inspector can be pointed at the right things, and read it especially carefully here, because water is included in the dues, which changes who has the incentive to chase a slow leak.

On the remodel side the record is unambiguous about where the money is. The sales that clear $820,000 in this tract are the ones with a reworked kitchen — the wall between the kitchen and the family room opened up, a peninsula added, new cabinetry and quartz — new flooring throughout, updated baths and replaced glass. Nothing that changes the footprint pays, and nothing that changes the footprint is likely to be approved. Any alteration to an exterior wall, a window, the terrace or the garage needs the association’s architectural approval before work starts, and retrofitting it afterwards is far more expensive than asking first.

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 circles. What can be said is that investors are among the buyers here, and that the plan lends itself to leasing: a single-level two-bedroom with an attached garage, water and trash inside the dues, and a Westlake High feeder address rents to a tenant pool that stretches from retirees to relocating professionals.

Two things to check before buying to lease. The first is the CC&Rs, which in many Conejo Valley associations set a minimum lease term and may cap the number of rented homes; nothing in the public record says whether Village Glen does, and the documents produced in escrow are the only reliable answer. The second is the owner-occupancy ratio, which the association will state on its certification, because it governs which lenders will write a loan on a condominium here and at what terms. Both matter as much to the buyer’s eventual resale as to the lease itself.

The first reason is the floor count. Every Village Glen sale recorded since 2022 is a single-story home, and the plan on file is a single-level plan with the garage, the entry and every room on one floor and no step between the car and the front door. Almost every other attached community in Westlake Village mixes one-level and two-level plans in the same association, which means a one-level buyer there is competing for the minority of homes; here the whole tract qualifies. For a buyer who has decided that stairs are the thing to eliminate, that turns a filter into a neighborhood.

The second is the plan itself. A 1,149-square-foot two-bedroom with a living room and a separate family room, both opening to the kitchen and the family room opening to a private terrace, lives larger than its square footage and absorbs an office, a guest or a visiting grandchild without strain. The third is what the dues buy: insurance, the exterior, the landscape, trash and water, which is not universal in Westlake and takes several monthly bills off the table. And the fourth is price. At a median of $770,000 the tract sits at the median for attached one-story homes across Westlake Village, North Ranch and Lake Sherwood while being the only one of them where single-level living is the rule rather than the exception.

Start with the dues, because their direction matters more than their level. Listings show a rise from $400 a month in 2022 to $588–$690 in 2025 and 2026, roughly seventy per cent in four years, driven by the same insurance market that has moved every attached community of this age. A buyer on a fixed income should model the figure continuing to rise, and should read the reserve study and the insurance certificate in escrow rather than the marketing sheet.

Then the age of the building. These homes turned fifty in 2022, and unrenovated units carry the systems of 1972: original supply lines and cast-iron drains, single-pane aluminium windows, period panels, popcorn ceilings that may test for asbestos. Because water is inside the dues, the incentive to chase a slow leak sits partly with the association, and the CC&Rs decide where the owner’s responsibility begins; read that section before the inspection, not after. Then the limits of the plan: two bedrooms and two baths is the ceiling for almost every home here, there is no clubhouse or court, and any change to an exterior wall, a window, the terrace or the garage needs architectural approval first. Finally, the neighbor. Village Greens shares three street names and has been tagged with the wrong subdivision code in listings more than once; an appraiser or a buyer who pulls the wrong comparables will misprice a Village Glen home by a hundred thousand dollars or more. The square footage settles it: 1,149 and up is Village Glen.

Downsizers first, and by a wide margin: owners leaving a larger Conejo Valley house who want one level, a garage, a terrace and a manageable monthly bill, and who are not prepared to move out of the Westlake Village orbit to get it. First-time buyers second, for whom $662,500 to $850,000 is the entry to a Westlake High address in a home that does not need to be shared with an upstairs neighbor. Investors third, drawn by the tenant pool and by dues that cover water and trash.

What the tract almost never draws is a family with school-age children, and the record shows it: two bedrooms is the practical limit of the dominant plan, and the buyers who need three or four look at Northshore, Stoneybrook or Westshore instead. That pattern is worth understanding as a seller, because it means the buyer for a Village Glen home is usually not in a hurry, usually knows the tract, and usually cares more about the kitchen and the bath than about anything else on the listing.

The nearest comparison is the one most often confused with it. Village Greens, next door on Landsburn Circle, Instone Court and Kirkford Way, is 258 condominiums from the same 1972 map book at 920, 924 and 1,020 square feet, about half of them on two levels, with a median sale of $550,000 across forty-five recorded sales since 2020 and a clubhouse, two pools and sport courts that Village Glen does not have. The $220,000 gap between the two medians is the price of a private garage, two hundred more square feet and a guarantee of one level.

Around the lake the comparisons run the other way. Northshore, 1973 attached single-story patio homes of roughly 1,144 to 1,765 square feet with two-car garages, has traded at a median of about $1.13 million since 2024; it is the tract a Village Glen buyer with more money and the same requirement for one level should see. Stoneybrook, 1980, offers 1,835 and 1,967-square-foot single-level plans among its four, at $795,000 to $1.675 million, and its single-story homes have carried the highest prices per square foot in the tract. Westshore, 1979, is 78 attached homes of 1,540 to 2,051 square feet on four streets at a median of $1.1 million. Windward Shores and Westlake Island are a different market altogether, with medians of roughly $2.17 million and $2.8 to $3.25 million on recent sales.

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, the documents matter more than the walk-through. Ask escrow for the CC&Rs and read the maintenance section first, so the inspector can be pointed at what is the owner’s and not the association’s; then the reserve study, the insurance certificate, the owner-occupancy ratio and any minutes that mention a special assessment. Confirm the management company in writing, because the public record names two. Confirm the floor count and the square footage on the specific home rather than assuming them from the tract, and if the listing says 920 or 924 square feet, it is Village Greens whatever the subdivision field says. Then shop all six circles as one market and buy the best-finished home in it, because the address does not carry a premium here and the kitchen does.

For a seller, the comparable that sets the price is any recent Village Glen sale, not the two or three on the same circle, and the sales that clear $820,000 are the renovated ones. If the kitchen has been opened to the family room and the baths and glass are done, price to the top of the record and say so; if not, price to the middle and do not spend on anything that changes the footprint, because it will not pay and may not be approved. Make sure the listing carries the Village Glen subdivision and the correct square footage, note that water and trash are inside the dues, and expect a buyer who already knows the tract and is comparing your kitchen to the last three.