Buyers searching for Lake Sherwood homes for sale will find a market with a median price of $2.67M and a median value of $821 per sqft , down from previous highs but reflecting strategic buyer opportunities in this exclusive gated community. The median sale price of $2.2M represents a 35.6% decrease from last year , a single month figure that swings widely in a community with only a few dozen sales a year. The gates, 24 hour security, and championship golf explain why buyers still pay a premium to live in Lake Sherwood.
Key Takeaways
- Lake Sherwood homes carry a median price of $2.67M and a median value of $821 per square foot as of May 2026.
- The median sale price of $2.2M reflects a 35.6% decrease from the previous year, according to Redfin data.
- Sherwood Country Club golf membership requires a $150,000 initiation fee plus $2,200 in monthly dues, limited to about 375 members.
- Lake Sherwood properties range from entry level homes at $999K to trophy estates priced above $8M, spanning 2,500 to 8,000+ square feet.
- A $2.575M Lake Sherwood home requires approximately $12,970 monthly for principal and interest alone, excluding taxes, insurance, and HOA fees.
Lake Sherwood prices get the attention, but the more useful question is why buyers keep paying them. The headline numbers are noisy right now: the May 2026 median sale price of $2.2M is down 35.6% from a year earlier, a swing that says more about how few homes trade here in any given month than about the community losing its footing. Below is what the data actually shows, what the club costs, and what you are paying for behind the gates.
What Are Current Market Conditions in Lake Sherwood?
As of May 2026, homes listed for sale in Lake Sherwood show a median asking price of $2.67M, or $821 per square foot, roughly 6% below March 2025 levels. Asking prices have softened, but only modestly for a luxury market that has been working through a slow stretch.
Redfin rates Lake Sherwood as somewhat competitive, with homes selling in about 60 days on average. That average hides a wide spread. Correctly priced homes move in a couple of months, while a handful of ambitiously priced estates can sit for a year or more, and in a community with only a few dozen sales a year those outliers distort the medians. Sellers here can usually afford to wait for the right buyer, and many do.
Lake Sherwood Market Trends 2026
Source: Redfin Data Center, May 2026
Turnover is low. Only 34 homes sold in Lake Sherwood over the trailing 12 months, which is typical of an established luxury enclave where owners stay put. Out of area interest is notable: Redfin reports that San Francisco homebuyers searched to move into Lake Sherwood more than any other metro, followed by Boston and Seattle.
Where Can You Find Lake Sherwood Homes for Sale in 2026?
Lake Sherwood homes for sale typically fall into a handful of distinct sections within the gates, each with its own character and price point. The Estates area, closest to the eighteenth fairway, tends to list the largest custom homes, often 5,000 square feet or more, while the Clubside and Lakefront pockets offer smaller, view oriented properties that turn over less frequently. At any given time, active inventory across the entire Lake Sherwood zip code, 91361, usually numbers between 8 and 15 homes, a scarcity that keeps well priced listings moving quickly even during slower stretches of the broader Southern California market.
Buyers should expect average days on market in the 45 to 75 day range for correctly priced homes, though trophy properties above $6M can linger considerably longer while waiting for the right buyer. According to National Association of Realtors research, luxury markets nationally have shown similar patterns of longer marketing times paired with resilient pricing power, a trend that mirrors what we see locally. Mortgage rate movement also plays a meaningful role in buyer urgency here; per Federal Reserve Economic Data, 30 year fixed rates have fluctuated enough over the past two years to shift monthly payments by well over a thousand dollars on a typical Lake Sherwood purchase, which helps explain some of the pricing softness noted elsewhere in this article.
It is also worth working with an agent who tracks off market and coming soon activity inside the gates, since a meaningful share of Lake Sherwood transactions never reach the open MLS before going into escrow.
| Community | Median Price | Price Per Sq Ft | Avg Days on Market | Gated Access |
|---|---|---|---|---|
| Lake Sherwood | $2.67M | $821 | 58 | Yes |
| North Ranch | $1.95M | $705 | 42 | Partial |
| Westlake Island | $3.1M | $890 | 65 | Yes |
| Hidden Valley | $2.35M | $610 | 71 | No |
| Oak Park | $1.25M | $540 | 33 | No |
How Much Does Sherwood Country Club Membership Cost?
Sherwood Country Club is the centerpiece of Lake Sherwood, and its fees are not published. The most commonly cited figures put full golf membership at a $150,000 initiation fee plus about $2,200 in monthly dues. Other sources report considerably higher numbers, with initiation in the $300,000 to $500,000 range and annual dues of $30,000 to $50,000. Treat all of these as unofficial. If club membership is part of your decision, confirm current terms directly with the club before you buy.
Cost is not the only gate. Membership is capped at roughly 375 golf members and is by invitation or member referral, which keeps the course uncrowded and means buying a home does not guarantee a spot.
For residents seeking more accessible club amenities, the Sherwood Lake Club offers a more affordable alternative with a smaller par-3 golf course, swimming, tennis, dining, and social events, requiring a $5,500 initiation fee plus $400 monthly dues, again subject to confirmation with the club.
What Do Lake Sherwood Homes Actually Cost in 2026?
No single number captures Lake Sherwood pricing, which is why you will see several medians in this article depending on the source and the time window. As a rough affordability guide, a $2,575,000 purchase implies roughly $556K in annual household income under a 28% front end ratio. That figure moves a lot with rate and down payment, so treat it as a starting point and run real numbers with a lender.
The spread is wide. Current listings run from $999,000 to $8,499,000 at a median list price of $821 per square foot. Most of the market trades between $2 million and $6 million, and the rare trophy estate can exceed $10 million.
| Property Type | Price Range | Typical Size | Price Per Sq Ft |
|---|---|---|---|
| Entry Level Homes | $999K - $2M | 2,500 - 3,500 sq ft | $750 - $850 |
| Mid-Tier Luxury | $2M - $4M | 3,500 - 5,000 sq ft | $800 - $900 |
| Premium Estates | $4M - $8M | 5,000 - 8,000 sq ft | $850 - $1,000 |
| Trophy Properties | $8M+ | 8,000+ sq ft | $1,000+ |
The longer view is steadier than the monthly headline. Over the trailing 12 months the median sale price is $2,500,000, up 3% from the prior 12 months, even though the single month figure for May showed a steep drop. Marketing times are reasonable for the price point: one dataset shows homes going under contract after 49 days on market, against a national average of 55. With roughly three dozen sales a year, expect these figures to jump around from month to month.
Schools factor into pricing as well. Students typically attend Westlake Elementary School, which carries a Niche grade of A and a GreatSchools rating of 8 out of 10, before moving on to Westlake High School, one of the top rated high schools in the Conejo Valley. Confirm school assignment for any specific address with the district, since boundaries can change.
Why Do Buyers Pay a Premium for Lake Sherwood Living?
The premium buys something concrete. Lake Sherwood sits in Ventura County's stretch of the Santa Monica Mountains, and the combination of a private lake, a championship course, and real privacy has drawn entertainers, executives, and families for decades.
Security is a big part of it. Lake Sherwood has guard gated access and 24/7 patrols, and its tucked away location in the mountains adds a layer of seclusion that most gated communities in the area cannot match.
Then there is the lake. Beyond the Sherwood Country Club and its Jack Nicklaus designed course, residents have access to Lake Sherwood itself, originally known as Potrero Lake and one of the oldest man made lakes in California. Kayaking, fishing, and lake club dining are part of the appeal.
Off the lake, the restaurants of Westlake Village and Thousand Oaks, Mastro's Steakhouse among them, are a short drive away.
One honest caveat: wildfire. Lake Sherwood carries a severe wildfire risk rating, with 1,014 properties (99% of the community) facing some risk over the next 30 years. Budget for insurance accordingly, ask about any home's defensible space and hardening, and confirm coverage options with an insurance broker before you remove contingencies.
Scale matters too. With a population of around 1,500, Lake Sherwood is small enough that neighbors know each other, and it sits within reasonable reach of both Los Angeles and the rest of Ventura County. For many buyers that mix of privacy and proximity is the whole point.
If you are weighing Lake Sherwood against North Ranch or Westlake Island, our luxury home buyer's guide for the Westlake Village area compares the three side by side.
Frequently Asked Questions About Lake Sherwood Homes
What makes Lake Sherwood homes so expensive compared to other Westlake Village neighborhoods?
Lake Sherwood prices above the rest of the Westlake Village area because it combines things few neighborhoods offer together: guard gated security with 24 hour patrols, a private lake, a championship golf club, and very limited inventory. Roughly three dozen homes change hands in a typical year, so buyers who want in compete for a small pool of listings.
Are Lake Sherwood home prices expected to continue declining?
Nobody can promise a direction, but the 35.6% drop to a $2.2M median is a single month figure in a community with very few monthly sales, and the trailing 12 month median is actually up 3%. Read the monthly number as noise rather than a trend. Limited supply and high barriers to entry have historically supported prices here, though a slow luxury market and higher mortgage rates can keep marketing times long.
Do all Lake Sherwood residents get automatic access to Sherwood Country Club?
No. Buying a home in Lake Sherwood does not come with club membership. Full golf membership is commonly reported at a $150,000 initiation fee plus $2,200 in monthly dues, with the roster limited to roughly 375 golf members admitted by invitation or member referral. The club does not publish its fee schedule, so confirm directly. Residents who want something more accessible can look at the Sherwood Lake Club as an alternative.
What are the annual costs of owning a home in Lake Sherwood beyond the purchase price?
Carrying costs are substantial: property taxes on a multi million dollar assessment, HOA dues that fund the gates and patrols, club dues if you join, wildfire exposed insurance premiums, and the upkeep that comes with a large property. On a $2.575M purchase, principal and interest alone run roughly $12,970 a month under the rate and down payment assumptions in the underlying data, before taxes, HOA, insurance, and utilities. All in, annual carrying costs can exceed $200,000. Your CPA can walk you through the property tax and deductibility specifics for your situation.
How many Lake Sherwood homes for sale are typically on the market at once?
Active inventory of Lake Sherwood homes for sale usually ranges from about 8 to 15 listings at any given time within the guard gated community, reflecting its limited number of total parcels and low turnover rate. Buyers interested in a specific section, such as The Estates or Lakefront, should work with a local agent who can flag new listings immediately and surface off market opportunities before they reach the public MLS.
Thinking About Buying or Selling in Lake Sherwood?
Davis Bartels and the DB Real Estate Group have closed 500+ transactions across the Conejo Valley and Westlake Village area since 2009. If Lake Sherwood is on your list, or you own there and are weighing a sale, happy to walk through what the numbers mean for your situation.
Contact Davis: davisbartels.com
