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When comparing Calabasas vs Westlake Village homes, you're looking at two of the most desirable luxury communities in Los Angeles and Ventura counties. Calabasas showed a median sale price around $1.37M in a January 2026 Redfin snapshot, while Zillow's broader value index placed typical values in the low $1.6M range. Both areas represent the pinnacle of upscale Southern California living, but they offer distinctly different experiences for homebuyers.

The choice between these two communities often comes down to lifestyle priorities: Calabasas delivers hillside privacy with celebrity cache and gated estate living, while Westlake Village centers around lakefront luxury with resort-style amenities. For families relocating from urban LA or first-time buyers seeking the quintessential Southern California lifestyle, understanding these differences is crucial for making the right investment decision.

Median Home Prices: Calabasas vs Westlake VillageCalabasasWestlake Village$1.37M - $1.6M$1.53M - $1.6M$1.0M$1.5M$2.0M

Source: Redfin, Zillow, Local MLS Data, February 2026

Quick Answer

Both Calabasas and Westlake Village offer luxury living with median home prices ranging $1.37M to $1.6M as of 2026. Calabasas features hillside privacy and gated estates, while Westlake Village provides lakefront luxury with resort amenities. Both markets are somewhat competitive with homes selling slightly below list price.

Key Takeaways

  • Calabasas median home prices range from $1.37M to $1.77M in 2026, while Westlake Village homes sell for $1.55M to $1.6M median.
  • Both markets are somewhat competitive with homes selling 1% to 3% below list price and averaging 58 to 98 days pending.
  • Calabasas High School earns a 9/10 GreatSchools rating with 95% graduation rate and average SAT scores of 1330.
  • Calabasas offers hillside privacy with gated estates and celebrity cache, while Westlake Village features lakefront luxury with resort style amenities.

Quick Answer

Both Calabasas and Westlake Village offer luxury living with median home prices ranging $1.37M to $1.6M as of 2026. Calabasas features hillside privacy and gated estates, while Westlake Village provides lakefront luxury with resort amenities. Both markets are somewhat competitive with homes selling slightly below list price.

What Are The Current Median Home Prices In Calabasas vs Westlake Village In 2026?

The average Calabasas home value is $1,638,927, down 2.9% over the past year. However, pricing varies significantly based on the data source and timeframe. In November 2025, Calabasas home prices were up 25.8% compared to last year, selling for a median price of $1.4M. More recent snapshots show Calabasas Median Sold Price: $1,775,000 · Calabasas Median New Listing Price: $2,410,000 · Calabasas Active Median Price: $2,699,000

Westlake Village presents similar complexity in pricing data. The median sale price of a home in Westlake Village was $1.6M last month, up 26.7% since last year. Meanwhile, The average Westlake Village home value is $1,415,067, down 4.6% over the past year and goes to pending in around 18 days. Recent portal snapshots for February 2026 place Westlake Village's median sale price around 1.6M, with one source reporting about $1.605M and another showing a typical value near $1.55M.

The variation in reported prices reflects different data methodologies and the luxury nature of both markets. Small monthly sales counts can create significant swings in median pricing, particularly in Westlake Village's boutique market.

Metric Calabasas Westlake Village
Median Sale Price (Recent) $1.37M - $1.77M $1.55M - $1.6M
Price Per Square Foot $633 $600
Days On Market 71 days (40 days recent) 70 days
Sale-to-List Ratio 96% 99%

Both markets are currently experiencing a more balanced environment after years of rapid appreciation. The median list price for Calabasas, CA is $3,285,000, with the Market Action Index (MAI) at 30, reflecting a slight seller's advantage. Inventory has increased to 104 homes, suggesting rising supply may be impacting market momentum.

The Calabasas housing market is somewhat competitive. The average homes sell for about 3% below list price and go pending in around 98 days. In contrast, Hot homes can sell for around list price and go pending in around 45 days.

Westlake Village shows similar competitive dynamics. The Westlake Village housing market is somewhat competitive. The average homes sell for about 1% below list price and go pending in around 58 days. The Westlake Village housing market is currently somewhat competitive. Homes typically sell within 49 days on average, with some attracting multiple offers.

Inventory levels remain controlled in both markets. Inventory remained controlled in Calabasas, with 93 active listings, 36 new listings, and 15 homes sold over the last 30 days. Currently, Westlake Village has about 134 active listings, down from 179 in the previous month.

Both communities show strong buyer interest from outside areas. In Oct '25 - Dec '25, 22% of Calabasas homebuyers searched to move out of Calabasas, while 78% looked to stay within the metropolitan area... San Francisco homebuyers searched to move into Calabasas more than any other metro followed by Boston and Seattle. For sellers looking to capitalize on this strong buyer interest, market conditions and timing can significantly impact which market nets you the most money between these premium communities.

Which Area Has Better Schools For Families?

School quality represents a major consideration for family buyers in both markets. Calabasas is within Las Virgenes Unified School District. Westlake Village addresses can fall within Conejo Valley Unified on the Thousand Oaks side or LVUSD on the LA County side.

Calabasas High School is a public school for students in grades 9-12 located at 22855 Mulholland Hwy in Calabasas, CA. Served by the Las Virgenes Unified School District, it is rated A on Niche and has a 9/10 GreatSchools Rating. The average GPA is 3.68, the graduation rate is 95%, and average standardized test scores include an SAT score of 1330 and an ACT score of 30.

Westlake Village schools show similarly impressive ratings. Westlake High School is a public school for students in grades 9-12 located at 100 N Lakeview Canyon Rd in Westlake Village, CA. Served by the Conejo Valley Unified School District, it is rated A+ on Niche and has a 10/10 GreatSchools Rating. The average GPA is 3.63, the graduation rate is 99%, and average standardized test scores include an SAT score of 1350 and an ACT score of 30.

Both districts offer strong elementary and middle school options. Las Virgenes Unified School District serves students across 17 schools. A larger number of schools in this district are rated above average in school quality. Conejo Valley Unified has 17 elementary schools, 5 middle schools, and 3 high schools. Most schools are very good to excellent, but with 17 elementary schools you can imagine that scores range depending on the neighborhood.

Westlake Village schools are highly regarded and highly sought after. LVUSD has a strong reputation and is often the preferred district for parents. The choice often depends on specific neighborhood assignments and program preferences rather than overall district quality.

What Lifestyle And Entertainment Options Does Each Community Offer?

Calabasas centers around The Commons at Calabasas, its premier shopping and dining destination. Your favorite restaurants at The Commons at Calabasas are serving up seasonal and all-time favorites. Notable dining includes King's Fish House, Calabasas' choice for seafood. Located at The Commons off Calabasas Rd., King's Fish House features a large selection of oysters, seasonal catches, sushi and live shellfish and Agostino Sciandri's authentic Italian restaurant located at The Commons in Calabasas.

For entertainment, Sagebrush Cantina offers live music and events. Experience 50 years of vibrant dining at Sagebrush Cantina in Calabasas, CA... Unforgettable solo acoustic performers live music, killer DJ sets, and crowd-favorite karaoke nights in the heart of Calabasas.

Westlake Village revolves around its namesake lake and resort amenities. Signature restaurants include Boccaccio's Restaurant, a charming Italian eatery set on the shores of Westlake Village Lake, offering panoramic views and a delightful dining atmosphere. The menu features a variety of classic Italian dishes, including house-made pasta, fresh seafood, and tender steaks.

The Westlake Village Inn provides multiple dining options. Stonehaus is a unique, European-inspired café and wine bar located on the grounds of the Westlake Village Inn... The café transforms into a lively wine bar in the evenings, with an extensive list of fine wines and craft beers.

For outdoor recreation, both communities offer excellent hiking access. These trails include Chesebro Canyon, Pentachaeta, Malibu Creek State Park, and Wildwood Park. Wildwood Regional Park is home to over 27 miles (43 km) of hiking trails... Among the most popular hiking trails are the 2.5-mile Mesa Trail Loop, 3-mile Lizard Rock Trail, 3-mile Moonridge Trail, 3-mile Paradise Falls Trail

Calabasas offers closer access to the Santa Monica Mountains and Malibu Creek State Park, which offers hiking, biking, and easy access to trails. Westlake Village provides a charming, affluent community in Southern California. The area boasts a diverse array of restaurants that serve a variety of cuisines, from casual eateries to fine dining establishments.

Frequently Asked Questions About Calabasas vs Westlake Village Homes

Which community offers better value for luxury home buyers?

Both markets offer different value propositions. Westlake Village generally tracks around the mid‑$1.5M townwide median, Calabasas is similar to slightly higher by neighborhood... Westlake Village: townwide medians have tracked near the mid‑$1.5M range in early 2026 snapshots, with premium enclaves well above that. Calabasas may offer slightly more space and privacy for the money, while Westlake Village provides resort-style amenities and lake access in its luxury enclaves.

What are the commute differences between the two areas?

American Community Survey estimates show a mean commute time of about 34.1 minutes for Calabasas and about 25.2 minutes for Westlake Village... The difference reflects local job centers and traffic patterns. Westlake Village residents often work in the Conejo Valley, which can shorten daily commute times significantly.

Which area has stronger HOA communities and amenities?

In Calabasas, The Oaks stands out for security and prestige, with some double-gated pockets and large estate lots. In Westlake Village, look to North Ranch and surrounding country club enclaves for multi-acre estates and guarded entries. Westlake Village often features multiple HOAs plus lake management associations, while Calabasas offers prestigious gated communities with comprehensive security and amenities.

How do wildfire risks compare between the communities?

Both areas face significant wildfire exposure due to their Santa Monica Mountains location. 100% of properties are at risk of wildfire over the next 30 years · Calabasas has a severe risk of wildfire. There are 7,328 properties in Calabasas that have some risk of being affected by wildfire over the next 30 years. 99% of properties are at risk of wildfire over the next 30 years · Westlake Village has a major risk of wildfire. There are 2,955 properties in Westlake Village that have some risk of being affected by wildfire over the next 30 years. Both communities have established defensible space requirements and emergency preparedness protocols.

Thinking About Buying or Selling in Calabasas or Westlake Village?

Davis Bartels and the DB Real Estate Group have helped 500+ families navigate the local market since 2009. Whether you're exploring your options or ready to make a move, reach out for a no-pressure conversation about your goals.

Contact Davis: davisbartels.com