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Westlake Village is a master-planned town built around a private lake, split between two counties and two school districts. That split decides the schools, the taxes and the price, and it is the first thing Gary Jacobs sorts out for every buyer.
Gary has mapped all 78 neighborhoods street by street. Pick one on the map below, or tell him what you need and he will narrow it to three.
The lake is the center of it. Westlake Lake was dug in the late 1960s as the heart of the American-Hawaiian Steamship Company's planned community, and the first neighborhoods went in around it: Foxmoor, First Neighborhood, Village Homes, then the island and the lakefront custom homes with their own docks. Away from the water the town climbs into the hills, with North Ranch and its country club on the Ventura County side, Three Springs and the Westlake Trails above the lake, and Lake Sherwood over the ridge in its own gated world.
Day to day it is a small town that happens to be a few minutes from everything. The Promenade and Westlake Plaza handle groceries, dinner and the Saturday errands; the 101 is right there for the drive into the Valley or out to Camarillo; Malibu's beaches are about half an hour through the canyon. Most buyers who land here were weighing Calabasas, Agoura Hills and Thousand Oaks too, and Westlake tends to win on the combination of schools, the lake, and how little of the day gets spent in the car.
Market Snapshot
Live MLS numbers for Westlake Village, refreshed every night. The Free Market Report box lower on the page uses the same figures.
Homes, townhomes and condos (no rentals) from the MLS. These numbers refresh every night as listings go active, pending or sold. Last updated Oct 24, 2026 at 5:16 am.
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 4 months usually means a seller’s market, 4 to 6 months is balanced, and over 6 months favors buyers.
Right now about 25% of the homes for sale in Westlake Village are selling each month.
Based on 387 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.
Westlake Village is not one market, and it is not only one city. Westlake Village is both a city and an area. The City of Westlake Village is a small incorporated city of about 5.5 square miles and 8,029 residents (2020 census), and it lies entirely in Los Angeles County. That city boundary is what the map at the top of this page shows. The Westlake Village most buyers mean is much larger: the original Westlake master plan ran across the Los Angeles–Ventura county line, and most of it — Westlake Island, Foxmoor, North Ranch, Tiffany Oaks and dozens of other tracts — carries a Westlake Village mailing address but is legally in the City of Thousand Oaks, with Lake Sherwood in unincorporated Ventura County. By county parcel records, about 7,500 of the homes outlined below are on the Ventura County side, compared with about 3,400 housing units inside the city itself.
Each neighborhood is dozens of named tracts and attached-home developments with its own builder, years, floor plans, lot sizes and dues, and values can differ by seven figures inside a single mile. Each outline on the map is drawn from the parcels in county records. The black dotted line is the City of Westlake Village limits: outlines inside it are in the city, and most outlines outside it are in Thousand Oaks or unincorporated Ventura County even when the address says Westlake Village. Use the button at the top right of the map to switch between satellite and street views or hide the city line. The neighborhoods shaded in color have a full guide: hover or tap an outline for a preview, then click or tap it again to open the guide, or use the alphabetical list below the map. Hover over or tap any area to see its name and photo.
Outlines are approximate tract footprints built from county parcel records, not legal boundaries. The darker grey areas are neighboring cities and communities; hover or tap for the name, then click or tap again to open that page.
Guide publishedMapped, guide in progressCity of Westlake Village limits (LA County)
First NeighborhoodColony Park, 1966–1968 · about 664 homes with greenbelts and a pool between Lindero Canyon Road and the lakeOpen the guide →
FoxmoorMayfair Homes, 1968–1969 · 250 homes around Westlake Elementary, with a pool and a creekside greenbeltOpen the guide →
Foxmoor HillsMayfair Homes, 1969–1971 · about 300 hillside homes on large lots below Triunfo Community ParkOpen the guide →
Lakeshore1967–1969 · about 280 lakeside townhomes with pools, beaches and community docksOpen the guide →
Northshore1973 · 234 single-level attached homes on the lake’s north shore, with a beach, pool and docksOpen the guide →
Southshore Hills1970–mid-1970s · about 265 hillside homes on large lots above the lake’s western armOpen the guide →
The Bluffs1981–1984 · about 46 two-story view homes on Glastonbury Road and Goldenrod CourtOpen the guide →
Three Springs1987–1991 · about 465 homes by five builders in the hills south of the lakeOpen the guide →
Village Homes1969–1977 in phases · about 600 homes with a pool, clubhouse, tennis and a 1¼-mile greenbeltOpen the guide →
Westlake Hills1970–1978 · about 635 homes around Russell Park and Westlake Hills Elementary, north of the 101Open the guide →
Westlake IslandGuard-gated island in Westlake Lake · about 330 waterfront homes, 1967–1981, many rebuiltOpen the guide →
Windward Shores1973–1976 · about 98 single-story lakefront and greenbelt homes on three circlesOpen the guide →
Renaissance1997–1998 · about 181 gated two-story homes off Russell Ranch RoadOpen the guide →
Ridgeview Estates1978 · about 50 two-story view homes on Valecroft Avenue, Shadowglen Court and Castleview CourtOpen the guide →
Westlake Canyon Oaks1978–1981 · about 230 hillside homes along Lindero Canyon Road, north of the 101Open the guide →
Westlake Trails1967–1995 · about 190 homes on large lots up Foxfield Drive, against the open spaceOpen the guide →
Triunfo West1975 · 132 single-level attached homes on Portola and Crespi lanes, with two poolsOpen the guide →
Westshore1979 · 76 attached homes on the lake’s west shore, most of them single-levelOpen the guide →
Village Glen1972 · about 136 single-level attached homes on six circles off LandsburnOpen the guide →
Village Greens1972 · 240 condominiums on Landsburn Circle, Instone Court and Kirkford WayOpen the guide →
Stoneybrook1980 · 114 townhomes on three streets, with brooks and ponds the association maintainsOpen the guide →
Summer Shores1974 · 83 condominiums on Summershore Lane, near The LandingOpen the guide →
North Ranch1970s to today · the country-club side of Westlake Village, north of the 101 in Thousand OaksOpen the guide →
Lake SherwoodA private lake from the early 1900s, a Jack Nicklaus course from 1989, and the neighborhoods around themOpen the guide →
Bridgehaven1991–1999 · about 38 large homes behind a gate next to FoxmoorOpen the guide →
Foxridge1976–1977 · about 62 homes on Silver Spring Drive, Shadow Spring Place and Knollcrest PlaceOpen the guide →
Hidden Canyon1985–1988 · about 650 condominiums and townhomes on Via ColinasOpen the guide →
Hidden Valley Estates2005–2006 · about 28 gated estate homes, most on lots of about two acres, north of FoxmoorOpen the guide →
Majestic Oaks2002–2006 · about 35 large homes behind a gate at the northwest edge of Village HomesOpen the guide →
Parkwood Estates1969–1978 · about 80 large homes on Twin Lake Ridge and Lake Pleasant Drive, above the lakeOpen the guide →
Southridge Trails1978, with custom homes to 2006 · about 79 homes on large lots on Ridgeford Drive, Canterhill Place and Glenbridge RoadOpen the guide →
Southshore1969–1975, with rebuilds · about 120 homes on the circles off the south shore of Westlake LakeOpen the guide →
Sycamore Canyon2002–2003 · about 51 large homes behind a guard gate off Kirsten Lee DriveOpen the guide →
Terrace Townhomes1973–1975 · about 62 townhomes on Saddle Mountain Drive and Meadow Oak Drive, above the south shoreOpen the guide →
The Colony1981–1987 · about 128 gated townhomes south of Agoura Road, with tennis, pickleball and a poolOpen the guide →
Watergate1971 · 74 single-level two-bedroom homes on Lake Harbor Lane and Watergate Road, near the lakeOpen the guide →
Westlake Bay1974–1975 · about 160 split-level condominiums on South Westlake Boulevard, on the lakeOpen the guide →
Westlake Cove1996 · 41 gated two-story townhomes on Bayshore, Breezeport, Shoreview and Lakeport drivesOpen the guide →
Westlake Pointe1986–1987 · about 60 gated two-story townhomes above Lindero Canyon Road, south of the lakeOpen the guide →
Westpark Condos1968 · 234 single-level condominiums at Agoura Road and Lindero Canyon RoadOpen the guide →Guides for these are being written, and this page is updated as each one is finished. The North Ranch tracts and the Lake Sherwood communities carry Westlake Village mailing addresses but sit outside the city limits — North Ranch inside Thousand Oaks, Lake Sherwood in unincorporated Ventura County — and each has an overview guide, and each of its tracts has its own guide, linked in the list above; the section on the county line below explains what that changes.
Two-thirds of what everyone calls Westlake Village is legally Thousand Oaks, in Ventura County. The other third is the City of Westlake Village, in Los Angeles County. Both use the Westlake Village mailing address.
There is almost no new construction. The area is built out, which keeps supply tight.
Attached homes are how many buyers get into Westlake Village, and where many downsizers land. Before you commit, read the dues, the reserve study, any pending special assessment, the rental rules and the association’s insurance. Gary pulls and reads these on every transaction.
Three separate bills can attach to one Westlake home, and buyers often budget for only one.
Westlake borders open space on several sides. Homes next to it have an annual brush-clearance obligation, and insurance availability and price vary by address. Get quotes during the inspection period; it is the most common late-stage surprise here and it is avoidable. Condo buyers should check the association’s master policy too.
The hard part is not selling the family home; it is finding the single-story replacement in a market with very few of them. Every one-level home for sale is on one page: single-story homes in Westlake Village. If this is you in the next year or two, start the conversation early. The advantage is all in the timing.
This was the Albertson Ranch — open country used for decades as a filming location for Westerns, before anyone thought of building a town here. In 1963 the shipping magnate Daniel K. Ludwig's American-Hawaiian Steamship Company bought the 12,000-acre ranch, partnered with Prudential Insurance, and commissioned A.C. Martin and Associates to plan a new community around a man-made lake.
What went up was one of the first true master-planned communities in the western United States: neighborhoods laid out with greenbelts, a golf course, schools sited in advance, and the lake at the center of it all. The result is a town that reads as designed rather than accumulated — and it is the reason the place still feels coherent sixty years later.
The City of Westlake Village incorporated on December 11, 1981, becoming the 82nd city in Los Angeles County. Today the incorporated city covers about 5.5 square miles with roughly 8,000 residents — a small number that surprises people, because "Westlake Village" in everyday use means something considerably larger. See the county-line section below; it is the most consequential thing to understand about this market.
It depends on the address, not the neighborhood name. Confirm it for each property.
Ventura County addresses go to Westlake High (Conejo Valley Unified). Los Angeles County addresses generally go to Agoura High School (Las Virgenes Unified). Verify with the district.
Only if the property carries lake rights, and within the lake association’s rules. Verify it in writing.
Most do. Gated communities cost more, and lake rights and club membership are separate.
Almost none. The area is built out.
Buying or selling in Westlake Village?
Give Gary Jacobs an address and he will tell you the county, the school district, the lake rights and what it is really worth.
The newest Westlake Village listings, straight from the MLS.
Active$879,0002571 Northlake Circle
Active$1,499,0003203 Bayshore
Active$3,399,9993832 Mainsail Circle
Active$2,995,00032039 Canterhill Place
Active$1,549,0004334 Deerpark Court
Active$1,430,00032133 Sailview Lane
Active$935,0004695 Club View Drive
Active$2,275,0002576 Northshore Lane
Active$299,90031577 Lindero Canyon Road, 6Free Market Report
Everything in the snapshot above, in far more detail: month-by-month prices, what sells at each price point, neighborhood-by-neighborhood numbers and who lives here. Homeowners also see recent sales of homes like theirs.
Homes for sale and closed sales (no rentals) from the MLS — CSMAR and its data-share MLSs. Updated Oct 24, 2026.
Full market report
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Which schools serve Westlake Village, side by side for both counties.
Westlake Village sits in two counties, and the county line decides the school district. The City of Westlake Village is in Los Angeles County and is part of Las Virgenes Unified, where homes are typically assigned to White Oak Elementary, Lindero Canyon Middle School and Agoura High School.
Much of what people call Westlake Village, including North Ranch and the Westlake neighborhoods inside the City of Thousand Oaks, is on the Ventura County side and is part of Conejo Valley Unified. There, elementary students usually attend Westlake Elementary or Westlake Hills Elementary depending on the street, most middle schoolers go to Colina Middle School on Hillcrest Drive (a few addresses are zoned for Los Cerritos Middle School), and high schoolers attend Westlake High School.
Las Virgenes Unified · District site
Conejo Valley Unified · District site
School assignments follow the street address, and districts adjust boundaries and offer transfers, so confirm the schools for a specific home with the district before you rely on them. Ratings and test scores open on GreatSchools.
Top-rated local spots in and around Westlake Village. Tap a category.
Ratings and details from Google. Refreshed monthly.
Read helpful resources and articles related to the area.
The City of Westlake Village is in Los Angeles County — but a large area with a Westlake Village address sits in Ventura County inside the City of Thousand Oaks. The county line runs diagonally through the community, and it changes your
Fire hazard severity zones, defensible space, California’s new Zone 0 ember-resistant rules adopted August 19 2026, and how mitigation affects insurance — explained for homeowners in Westlake Village, Thousand Oaks, Newbury Park, Agoura
A candid comparison of all seven Conejo Valley golf courses plus the best options just outside: Los Robles Greens, Westlake, Lake Lindero, North Ranch, Sunset Hills, Sherwood Country Club and Sherwood Lake Club. Pros, cons, who each suits,
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Whether you are thinking about buying, selling, or just exploring your options, Gary Jacobs will provide clear guidance without any pressure or obligation.
Schedule a ConsultationThe information being provided by Conejo Simi Moorpark Association of REALTORS® (“CSMAR”) is for the visitor's personal, non-commercial use and may not be used for any purpose other than to identify prospective properties a visitor may be interested in purchasing or leasing.
Information relating to properties referenced on this web site may originate from the Internet Data Exchange (IDX) program of CSMAR. This web site may reference real estate listing(s) held by a brokerage firm other than the broker and/or agent who owns this web site.
Any information originating from CSMAR, relating to a property, regardless of source, including but not limited to square footages and lot sizes, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals.
Listing data originating from CSMAR is copyrighted by CSMAR and is protected by all applicable copyright laws. Any dissemination of this information is in violation of copyright laws and is strictly prohibited.
