Five streets: Pathfinder Avenue and Smokey Ridge Avenue run up the hill with Falling Star Avenue, Grey Feather Court and Little Fawn Court off them. Each carries one of the five sales. The lots run from about 20,500 to 54,400 square feet, median about 21,900, and the view lots at the top of the hill and the largest lots at the ends of the courts are the top of the record.

The record shows three plans, all two story. A 3,615-square-foot five-bedroom, which sold for $2,350,000 on Pathfinder Avenue in August 2023. A 4,170- to 4,888-square-foot plan, four or five bedrooms, the most common, which holds both the bottom of the record at $2,300,000 on Little Fawn Court in April 2024 and the top at $2,900,000 on Falling Star Avenue in July 2024. And a 6,604-square-foot five-bedroom, the largest, which sold for $2,850,000 on Grey Feather Court in April 2020 on the largest lot in the record, 54,450 square feet, before the run-up.

No plan sheet for Whitehawk is in the Conejo Simi Moorpark Association of Realtors archive that this guide series draws on, so there is no drawing to reproduce. The sale record shows homes of 3,615 to 6,604 square feet, median 4,488, with five bedrooms in three of the five, four in two, and every recorded sale is two story.

The first reason is the lot: half an acre at the median, the largest of any production tract in North Ranch, with the hillside behind. The second is the house, 4,500 square feet at the median with five bedrooms in most. The third is the fee, about $100 a quarter. The fourth is value against the custom streets for a house and lot of the same size.

Listings report the fee at $90–$107 a quarter (most recently $107 in 2024) and $35 a month; a 2025 listing reported $310 without stating the billing period. The fee carries the common landscaping and an architectural review of exteriors.

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.

North Ranch is inside the City of Thousand Oaks and the Conejo Valley Unified district: Westlake Hills Elementary, Colina Middle School and Westlake High School are the assignments listings give for these streets. Confirm the exact address with the district locator, since the elementary boundary is not the tract boundary.

The open-space trails begin above the tract, and the North Ranch Center at Kanan Road and Lindero Canyon Road is a few minutes down the hill for groceries and errands. North Ranch is the country-club side of Westlake Village: the North Ranch Country Club and its courses in the middle, the North Ranch Center shopping at Kanan Road and Lindero Canyon Road for groceries, coffee and errands, the open-space trails up the hillsides behind the tracts, and the lake, the Landing and the Westlake Village Inn ten minutes down Westlake Boulevard or Lindero Canyon Road. The Ventura Freeway is ten minutes from most streets by either road, and the drive to the Westside is the same forty minutes to ninety it is from anywhere in the Conejo Valley.

Kanan Road runs south to the Ventura Freeway at the Agoura Hills interchange in about ten minutes. Errands are at the North Ranch Center or in Oak Park; the Westside is forty minutes on a good day and ninety on a bad one.

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 April 2025, one home in the tract sold through the MLS: a 3,545-square-foot five-bedroom on Pathfinder Avenue at $1,850,000, about $522 a square foot. Before that, five sales from April 2020 through July 2024 ran from $2,300,000 to $2,900,000 with a median of $2,750,000. The top of the record is $2,900,000 on Falling Star Avenue in July 2024 for a 4,888-square-foot five-bedroom; $2,850,000 on Grey Feather Court in April 2020 for a 6,604-square-foot five-bedroom. The bottom is $2,350,000 on Pathfinder Avenue in August 2023; $2,300,000 on Little Fawn Court in April 2024.

Five sales in six years is a range rather than a trend. What the record supports is a band of $2,300,000 to $2,900,000 for the 4,170- to 4,888-square-foot plan on half an acre, with the 2020 sale of the largest house on the largest lot, at $2,850,000, showing what the top of the tract was worth before the run-up and therefore what it would command now. Gary Jacobs keeps the full sale-by-sale history and can say where a given house sits in it.

No lease is recorded in the MLS sources this guide draws on, so it does not quote a rent for Whitehawk; a current figure should come from the leasing agents who work these streets. Each association’s leasing rules — minimum terms, caps, pet rules — should be read before buying as an investment.

These homes date from 1988 to 1989, and the inspection carries the 1980s list: original furnaces and condensers at end of life, tile-roof underlayment nearing the end of its span, failed dual-pane seals, and for 1985 to 1989 the possibility of polybutylene supply lines, which a plumber should be asked about by name. Slope lots add drainage and retaining-wall questions that a general inspector will flag but a geotechnical engineer should answer; 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 a 1980s 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, on the right lot, the pool. What does not return its cost is the addition that pushes the house past what the street will support; the record shows the top sales are renovated versions of the original plans on the better lots, not the biggest houses.

The comparison is the late-1980s tracts at this end of North Ranch and the custom streets. Crescent Oaks, 1988 and 1989 below, is 2,839- to 3,330-square-foot houses on a third of an acre at a median of $2,559,000 with the same fee. Braemar, the same years, is 2,137- to 3,560-square-foot houses on smaller lots at a median of $1,650,000. North Ranch Custom, the individually built houses, trades at a median of $3,000,000 on half an acre across a much wider range. Whitehawk is the top of the production tracts and trades just below the custom median, with a house and a lot of the same size.

Start with the lot, because size, slope and view separate the sales: a geotechnical engineer on any hillside lot, and the drainage and retaining walls checked. Then the plan, three of them, and the renovation, since the top sale is the finished house. Then the house, with the inspector briefed on 1988 and 1989 and asked about polybutylene supply lines by name; pools of this age often have original equipment. Then the association package, small as it is, for the fee and the architectural rules.

Families first, for the five-bedroom houses on half an acre in the Conejo Valley district. Owners moving up second, from Crescent Oaks, Braemar and the townhome tracts. Buyers relocating third, for whom a large late-1980s house on a large lot is easy to understand from a distance.

For a buyer, read the plan off the square footage and the level, take the association package from the disclosures before the inspection, and brief the inspector for the 1980s. Pull the permit history of any addition, pool or converted garage from the county. Confirm the school assignment for the exact address.

For a seller, the comparable is the same plan, and the top of the record — $2,900,000 — is the renovated house on the better lot. Price to the record for the plan, say the association fee and the school assignment in the first lines of the listing, and let the condition argue for the top of the band.

Whitehawk was built in 1988 and 1989, in the second wave of North Ranch, on the hillside off Kanan Road where the community’s later tracts went in together: Crescent Oaks below it, Braemar and Kensington Park toward Lindero Canyon Road. Its streets carry the North Ranch naming of the period, Pathfinder and Smokey Ridge and Falling Star, and its lots are the largest of any production tract in North Ranch, half an acre at the median.

The developer is not confirmed in any source Gary Jacobs has been able to verify. What the record shows is a tract of about 205 houses of 3,615 to 6,604 square feet, four and five bedrooms, on lots of 20,500 to 54,400 square feet, with a fee that listings report at $90 to $107 a quarter.