First Neighborhood Neighborhood Guide | Westlake Village, CA Homes

Home / Neighborhood Guide / Westlake Village / First Neighborhood Now I have enough research to write a comprehensive, publication-ready guide. Let me compose the full HTML.

Quick Facts: First Neighborhood at a Glance

First Neighborhood is where Westlake Village began, and after nearly 60 years, it remains one of the most walkable, established, and personally-scaled communities in the entire Conejo Valley.

What Is First Neighborhood Known For?

The name is not marketing. First Neighborhood is, literally, the first planned residential tract built in Westlake Village, with construction kicking off around 1967 before most of the surrounding city even existed. That origin story matters because it shaped everything about how this community was designed: cul-de-sac streets, rolling greenbelt corridors threading between homes, and a centrally placed park and elementary school that kids can reach by pathway without ever touching a main road. When I walk Middlegate Road or cut through the greenbelt off Barronsgate Road on a showing, I'm reminded that the planners got this one right. There is a logic to the layout that most newer tracts gave up in favor of density. The mature sycamores and liquid ambars that line these streets were planted in the late 1960s, and they're fully grown now, giving the whole neighborhood an almost East Coast canopy feel in fall when the leaves turn.

The buyers I typically see competing for homes here fall into two camps. The first is the family relocating from Los Angeles or the Valley who wants a real neighborhood, by which I mean a place where their kids can ride bikes to a friend's house and they can walk to dinner without getting in a car. The second is the longtime Conejo Valley resident who has watched First Neighborhood hold value through every market cycle since 2009 and treats it accordingly. What sets this tract apart from adjacent communities like Foxmoor or Village Homes is the combination of no HOA, a central park within walking distance, and a location that puts you at the intersection of Lindero Canyon Road and Agoura Road, which is as close to the geographic heart of the city as you can get. Homes here sell on reputation as much as condition.

Floor Plans and Home Styles in First Neighborhood

First Neighborhood was developed across two builder tracts: Colony Park and Mayfair. Understanding which sub-tract a home falls into tells you a lot before you even walk through the door. The Colony Park homes tend toward a California ranch vernacular, many of them single-story with low-pitched rooflines, wide overhangs, and attached two-car garages set forward on the lot. These plans run roughly 1,800 to 2,200 square feet, with three or four bedrooms, and they are among the most sought-after single-story options in Westlake Village. Empty nesters chase them specifically because living on one level in a neighborhood this walkable is genuinely rare at this price point. Typical lot sizes in this sub-tract run around 7,000 to 9,000 square feet, with enough rear yard for a pool and still room to breathe.

The Mayfair plans skew two-story and larger, generally in the 2,400 to 3,200 square foot range, with four and five bedroom configurations. The architecture is a California-friendly take on the colonial revival style that was popular in late-1960s planned communities: gable roofs, symmetrical facade treatments, and in many cases an open courtyard or sheltered front entry that adds privacy without making the home feel closed off. The open design language with large windows and natural light was a deliberate feature of both tracts. These homes age well, particularly the ones where owners have updated the kitchen toward the rear and opened it to the backyard, which is the single most common renovation pattern I see when taking new listings here.

One thing buyers consistently underestimate about First Neighborhood floor plans: the interior flow is genuinely good. The original designers prioritized separation between common and sleeping areas in a way that many 2000s-era tract homes never achieved. The bones are solid enough that a well-renovated Mayfair two-story in good condition competes easily with homes in tracts built 20 years later. I have sold homes on both sides of the renovation spectrum here, and the ceiling on a fully updated First Neighborhood home is higher than most buyers expect when they first pull up the Zillow listing.

What Is It Like to Live in First Neighborhood?

Saturday morning in First Neighborhood has a particular rhythm. By 8 a.m. there are already dog walkers on the greenbelt paths, cutting between cul-de-sacs toward Berniece Bennett Park at the center of the community. The park has a playground, a large grassy field, a community center, and a pool, and on weekend mornings it draws a mix of toddlers with their parents, older kids kicking a soccer ball, and neighbors who have lived four doors from each other for 15 years catching up on the grass. Then by 9:30 or so the flow shifts toward Agoura Road. Novo Cafe at the Shoppes at Westlake Village is about a half mile from most First Neighborhood homes, and it pulls hard. Good coffee, patio seating, and the kind of neighborhood cafe energy where your order is started before you finish giving it because the barista already knows.

The street-level feel of this neighborhood is noticeably calmer than most of Westlake Village. Because the entry points all terminate at cul-de-sacs, there is virtually no cut-through traffic. Knightsgate Road, Greengate Road, Watergate Road, Middlegate Road, and Barronsgate Road are the main entry corridors in from the perimeter, and none of them invite commuter traffic. The result is a quiet interior. You hear birds, sprinklers, kids. You do not hear the 101 Freeway, which sits far enough away that freeway noise is a non-issue on all but the most sensitive lots near Lindero Canyon. Halloween is a genuine event in this neighborhood. The greenbelt-connected layout means kids cover a lot of ground, and the families who have been here for years lean into it. I have shown homes the week after Halloween and had sellers tell me they counted over 200 trick-or-treaters. That tells you something about the density of young families and the social temperature of the community.

The restaurant and dining access is exceptional by suburban standards. The Landing Grill and Sushi Bar at the lake is a 10-minute walk from most of the neighborhood, and the lakeside setting makes it the kind of spot First Neighborhood residents use for everything from Tuesday night sushi to anniversary dinners. The Stonehaus on Agoura Road is the neighborhood wine bar by default, a converted estate with outdoor seating and a rotating food menu that draws a crowd on Friday evenings. For a more casual night, Los Agaves at the Russell Ranch retail center is under two miles away and consistently one of the most popular tables in the city.

The demographic mix here skews toward established families and long-term owners, with a meaningful contingent of empty nesters who sold a larger home elsewhere in the Valley and chose First Neighborhood specifically for walkability and the no-HOA structure. Dog ownership is high. The greenbelt paths function as a de facto dog park for most of the day, and it is not unusual to pass six or eight dogs on a 20-minute walk through the interior of the neighborhood. If you are the type of buyer who wants to know your neighbors, this is a neighborhood that tends to make that happen organically.

First Neighborhood Market Snapshot

First Neighborhood commands a slight premium over comparable non-HOA tracts in Westlake Village, and that premium has proven durable across market cycles. The combination of central location, no monthly HOA fees, strong school assignments, and the overall scarcity of inventory in a tract of only around 180 homes creates consistent upward pressure on prices. When something comes to market here in strong condition, it does not sit. Multiple offer situations on move-in-ready homes are standard, not exceptional, and buyers who are shopping this neighborhood for the first time routinely get their first offer rejected before adjusting expectations.

Appraisals have generally kept pace with market activity here because there is enough comparable sales volume, given the tract size and turnover, for appraisers to support well-priced listings. That said, on heavily renovated homes approaching the top of the range, appraisal gaps are a real risk and buyers should be prepared to discuss that scenario in advance with their lender.

First Neighborhood sits right at the citywide median for Westlake Village, which currently runs around $1,650,000, but the no-HOA structure means your effective monthly cost of ownership is lower than in comparable HOA communities at the same price point. In practice this is a seller's market for well-maintained homes and a negotiable market for properties that need significant work. Buyers who want a discount need to find a home with genuine deferred maintenance and be prepared to manage a renovation, because cosmetically updated homes here rarely leave room to negotiate. The negotiation dynamic shifts considerably on homes that have been sitting over 30 days, which does happen when sellers overprice relative to condition. Those situations are where patient buyers find value.

Who Should Look in First Neighborhood?

Move-up families coming from smaller Conejo Valley homes. If you are in a townhome or a smaller single-family in Thousand Oaks and your kids are approaching school age, First Neighborhood makes a strong case. The school assignments are excellent, the park and greenbelt system gives kids genuine independence, and the no-HOA structure means you are not managing a monthly fee on top of a mortgage. The single-story Colony Park plans in particular are hard to find at this price point anywhere in Westlake Village, and families who buy them rarely leave voluntarily.

Relocating professionals moving out of Los Angeles. I have placed more than a few clients in First Neighborhood who were coming out of Silver Lake, Brentwood, or the Hollywood Hills. What draws them is the combination of a walkable, character-filled neighborhood with freeway access that makes the commute back to the city manageable when needed. The 101 is less than two miles away, which means a first call meeting in Century City is a genuine possibility without an overnight. These buyers tend to be highly comparative shoppers, and once they see First Neighborhood alongside newer tract options, the mature trees and established layout usually win.

Empty nesters downsizing from larger North Ranch or Westlake Trails homes. The single-story plans in Colony Park are a natural landing spot for buyers who have sold a 4,000 square foot estate and want something manageable without sacrificing location quality or neighborhood prestige. No HOA means no board approval for the pergola they want to build in the backyard. Walking distance to dinner means the second car becomes optional. I see this profile regularly, and these buyers tend to pay strong prices because they have the equity and they know exactly what they want.

Investors and value-add buyers. The no-HOA status means renovation projects here are not subject to architectural committee approvals, which lowers friction for buyers who want to buy a cosmetically dated home and bring it up to current standards. The ceiling on a fully renovated First Neighborhood home is well north of $2 million on the larger Mayfair plans, and the floor, meaning entry-level pricing on a home that needs work, creates a spread that is actionable for experienced buyers. Rental demand in this zip code is also strong if plans change and you need to hold rather than flip.

Pros and Cons of First Neighborhood

• No HOA fees. Zero monthly dues, no architectural committee, no CC&R restrictions on routine improvements. This is genuinely rare in Westlake Village.
• Central location. Positioned at the intersection of Lindero Canyon Road and Agoura Road, you are within walking distance of the lake, restaurants, and the main retail corridor.
• Greenbelt and path system. The internal pedestrian network connects cul-de-sacs to Berniece Bennett Park and White Oak Elementary without requiring residents to use main roads.
• Mature tree canopy. Six-decade-old trees provide genuine shade, seasonal color, and a sense of permanence that newer tracts cannot replicate.
• Top-tier school assignments. Westlake Elementary, White Oak Elementary, Colina Middle, and Westlake High are all well-regarded within CVUSD, and Westlake High consistently draws buyers into the district on its own merits.
• Cul-de-sac layout. Minimal through traffic makes interior streets quiet and safe for children and pedestrians.
• Diverse floor plan options. Single-story ranch plans and larger two-story layouts coexist in the same neighborhood, giving buyers options at different price points and life stages.
• Strong resale history. Values in this tract have held or appreciated through every market cycle I have tracked since 2009.
• Older home systems. Homes built in the late 1960s may have original or early-generation plumbing, electrical panels, and roofing. Budget for a thorough inspection and be prepared for deferred maintenance on homes that have not been updated recently.
• Limited inventory. With roughly 180 homes, turnover is infrequent. Buyers who are not already pre-approved and engaged with a local agent often miss the good ones.
• Lindero Canyon Road noise on perimeter lots. Homes whose rear yards back to Lindero Canyon Road or Agoura Road experience more street noise than interior cul-de-sac homes. Worth checking lot position before you fall in love with a listing.
• Dated finishes on unrenovated homes. Original kitchens and bathrooms from the late 1960s and early 1970s are not rare here. The price reflects it, but first-time buyers sometimes underestimate the total renovation budget on a cosmetically original home.

Schools Serving First Neighborhood

• Westlake Elementary School (Grades K–5) | CVUSD
• White Oak Elementary School (Grades K–5) | CVUSD
• Lang Ranch Elementary School (Grades K–5) | CVUSD
• Colina Middle School (Grades 6–8) | CVUSD
• Westlake High School (Grades 9–12) | CVUSD

All schools listed above fall under the Conejo Valley Unified School District. Specific school assignment within First Neighborhood depends on your street address, and I always recommend verifying directly with CVUSD before making a purchase decision. That said, the Westlake Village schools within CVUSD are consistently among the strongest in the district. Westlake High in particular is a major driver of buyer demand in this part of the city. The school offers AP courses, an International Baccalaureate program, strong athletics, and performing arts programs that parents consistently cite when explaining why they chose this end of the Valley. What I hear most from parents who have been through the CVUSD pipeline in First Neighborhood is that the combination of a walkable elementary experience and a well-resourced high school creates a continuity from kindergarten through graduation that is hard to find elsewhere in the Conejo Valley at this price point. Families interested in private options sometimes look at nearby Viewpoint School in Calabasas or Conejo Valley Christian, both within a reasonable drive.

Nearby Amenities and Local Favorites

Grocery

• Pavilions (Lindero Canyon Road) – Approximately 0.5 miles. The closest full-service grocery to most First Neighborhood homes, and walkable for those on the Lindero Canyon side of the tract.
• Whole Foods Market (Thousand Oaks Blvd area) – Approximately 1.5 miles. The go-to for organics and prepared foods among the neighborhood's health-conscious demographic.

Coffee & Cafes

• Novo Cafe (30770 Russell Ranch Rd) – Approximately 0.6 miles. Neighborhood cafe with patio seating, breakfast, and specialty coffee. A genuine local institution.
• Toastique (30760 Russell Ranch Rd) – Approximately 0.6 miles. Gourmet toasts, smoothie bowls, cold-pressed juice, and espresso. Popular with the post-hike crowd on weekend mornings.

Restaurants

• The Landing Grill and Sushi Bar (32123 Lindero Canyon Rd, Ste 109) – Approximately 0.8 miles. Lakeside dining, consistently one of the most-used restaurants by First Neighborhood residents.
• The Stonehaus (32039 Agoura Rd) – Approximately 0.5 miles. Wine bar and gastropub set on a winery estate. The Friday evening crowd includes a high percentage of Westlake Village neighbors.
• Los Agaves (30750 Russell Ranch Rd) – Approximately 1.1 miles. Family-owned Mexican restaurant, one of the best-regarded in the area.
• Lure Fish House (30970 Russell Ranch Rd) – Approximately 1.2 miles. Upscale seafood with a local following and a strong happy hour.

Parks & Trails

• Berniece Bennett Park – Located at the center of First Neighborhood. Playground, large grass field, picnic area, community center, and pool. Walking distance from virtually every home in the tract.
• City of Westlake Village Parks and Recreation – The city and Conejo Recreation and Parks District partner on programs, trails, and community activities throughout the year.
• Westlake Lake – Approximately 0.8 miles. Walking paths circle the lake, and the waterfront restaurants make it a natural destination for an evening stroll.

Fitness

• Equinox Westlake Village (Promenade at Westlake) – Approximately 1.8 miles. Full-service gym with classes, training, and spa amenities.
• F45 Training Westlake Village – Approximately 1.5 miles. High-intensity group training with a strong following among the neighborhood's active demographic.

Shopping

• The Shoppes at Westlake Village (Russell Ranch Road) – Approximately 0.7 miles. Outdoor retail center with dining, boutiques, and daily essentials.
• Westlake Promenade (Lindero Canyon Road at Thousand Oaks Blvd) – Approximately 1.5 miles. Larger retail center with Target, Trader Joe's, a movie theater, and additional dining.

What to Expect When Buying in First Neighborhood

The first thing I tell buyers who are serious about First Neighborhood is to get fully underwritten before they start touring. Inventory in a tract of 180 homes is thin by definition, and the window between a new listing hitting the MLS and offers being reviewed can be as short as five to seven days on a well-priced home in current market conditions. Being conditionally pre-approved rather than fully underwritten is a meaningful competitive disadvantage when you are competing against multiple buyers, some of whom may be paying cash. I have watched buyers lose homes in this neighborhood not because their offer was weaker on price, but because the seller's agent had questions about their loan and the competing buyer had a clean approval letter.

On the inspection side, expect the realities of late-1960s construction. Galvanized steel supply lines were common in this era and have a finite useful life, particularly in areas with harder water. Original electrical panels in homes that have not been updated may be undersized for current household demand. Roofs on unrenovated homes are worth scrutinizing carefully. None of these are deal-killers on their own, but they factor into your negotiation and your renovation budget planning. I always recommend that buyers in this neighborhood get a full sewer scope in addition to a standard home inspection. It adds about $300 to the inspection cost and has saved my clients significant money more than once. Homes that have been thoughtfully updated typically clear inspections with minor findings, but the unrenovated ones deserve careful due diligence.

Because there is no HOA in First Neighborhood, there is no HOA document review requirement, which simplifies the escrow process considerably compared to buying in a managed community. Closing costs in California for buyers typically run 1 to 2 percent of purchase price, covering title insurance, escrow fees, and lender charges. Seller closing costs including commission typically run 5 to 6 percent. On a $1,600,000 home, budget accordingly. The negotiation dynamic in this tract rewards buyers who are specific about what they are asking for in a counter. Sellers here tend to be long-term owners with significant equity who respond better to clean, well-documented requests than to aggressive blanket credits. Come in with inspection reports, contractor bids, and specific numbers. Vague asks go nowhere.

Frequently Asked Questions About First Neighborhood

Is First Neighborhood a good investment?

In my experience tracking this market since 2009, First Neighborhood has held value and appreciated through every cycle, including the 2011 to 2012 bottom and the post-pandemic correction. The no-HOA structure, central Westlake Village location, and top school assignments create sustained demand with limited supply, which is the fundamental driver of long-term appreciation. For buyers with a five-plus-year horizon, this is one of the more defensible positions in the Conejo Valley.

What are the HOA fees in First Neighborhood?

There is no HOA in First Neighborhood. None. This is one of the tract's defining features and a meaningful advantage over many comparable communities in Westlake Village where HOA fees can run $200 to $500 per month. You own the home outright without a governing board, architectural committee, or monthly assessment.

How are the schools in First Neighborhood?

School assignments in First Neighborhood fall under the Conejo Valley Unified School District, feeding to Westlake Elementary or White Oak Elementary at the K-5 level, Colina Middle School for grades 6-8, and Westlake High School for grades 9-12. Westlake High is widely regarded as one of the most well-rounded high schools in the Conejo Valley, with strong academics, athletics, and performing arts. Verify your specific school assignment at conejousd.org before closing.

Is First Neighborhood family-friendly?

It is one of the most family-oriented tracts in Westlake Village. The internal greenbelt path system allows kids to move around the neighborhood independently, the park and school sit at the center of the community, and the cul-de-sac layout keeps traffic out. The Halloween turnout alone tells you everything you need to know about the density of young families here.

How close is First Neighborhood to the 101 Freeway?

The US-101 is approximately 1.5 to 2 miles from most First Neighborhood homes via Lindero Canyon Road. Access is straightforward, and the freeway on-ramp does not require navigating any significant surface street congestion during typical commute windows. This is one of the better freeway access positions in Westlake Village without being close enough to generate noise impact inside the neighborhood.

What's the commute to Los Angeles from First Neighborhood?

Under light traffic conditions, downtown Los Angeles is roughly 35 to 40 miles and about 35 to 45 minutes via the 101. During peak westbound traffic in the evening, plan for 60 to 90 minutes. Many First Neighborhood residents who commute to the city work hybrid schedules or commute in off-peak windows and find it manageable. A number of buyers I have placed here came specifically from neighborhoods like Brentwood and Silver Lake to escape the reverse commute situation entirely while remaining close enough to the city when needed.

What is the difference between the two tracts inside First Neighborhood, Colony Park and Mayfair?

Colony Park homes tend to be single-story ranch-style plans in the 1,800 to 2,200 square foot range, while Mayfair homes are typically larger two-story plans running 2,400 to 3,200 square feet. Both tracts were built between the late 1960s and early 1970s and share the same greenbelt and cul-de-sac infrastructure. Colony Park single-story plans command a premium per square foot because of limited single-story inventory in this price range across Westlake Village.

Are there any upcoming development or infrastructure changes affecting First Neighborhood?

As of early 2026, I am not aware of any major development projects directly adjacent to First Neighborhood that would materially change its character. Westlake Village is a largely built-out city with limited vacant land, which is part of what protects the neighborhood's established feel. As always, I recommend reviewing the City of Westlake Village's planning portal at wlv.org for any pending permits or zoning actions near a specific address before closing.

Similar Communities to First Neighborhood

If First Neighborhood is appealing but does not quite fit your budget, bedroom count, or lifestyle preference, the surrounding Westlake Village area offers several tracts worth comparing. Some offer gated security or HOA amenities that First Neighborhood does not have. Others come in at a higher or lower price point while sharing the same school district and general location. Here is how the closest alternatives stack up.

• Village Homes – Similar because it offers non-HOA single-family homes in the heart of Westlake Village at a comparable price range, with strong walkability to the same retail and dining corridor.
• Westlake Trails – Similar because it is a non-gated Westlake Village single-family tract, but steps up significantly in price and lot size for buyers with larger budgets looking for a more estate-like setting.
• The Masters Series – Similar because it falls in a comparable price band and offers spacious single-family homes within CVUSD, appealing to the same move-up family profile.
• Foxmoor Homes – Similar because it is one of the other original Westlake Village tracts with mature landscaping and a central location close to the lake and main retail, at an overlapping price point.
• Lakeshore Homes – Similar because it offers non-HOA single-family homes in Westlake Village with strong school assignments, at a price range that begins below First Neighborhood and extends up to a comparable ceiling.
• Windward Shores – Similar in the sense that it shares the Westlake Village lakeside location and single-family character, but steps up in price for buyers who want to be closer to the water.
• Meadow Oaks Townhomes – A natural stepping stone for buyers who are not quite at the First Neighborhood price point but want to establish themselves in Westlake Village within CVUSD.
• Kensington Park Townhomes – Similar because it offers Westlake Village attached housing for buyers who want the school district and location but need a lower entry price than detached homes in First Neighborhood.
• Hidden Canyon Townhomes – An alternative entry point for buyers priced out of the First Neighborhood detached market who still want Westlake Village and CVUSD schools.
• North Ranch Custom Estates – Similar in the sense that it targets the same