Westlake Village is split by the LA/Ventura County line, which runs diagonally through Westlake Lake. The Los Angeles County side, 3,456 acres, incorporated as the City of Westlake Village in 1981 and is served by Las Virgenes Unified; the Ventura County side, 8,544 acres, was annexed into Thousand Oaks in 1968 and 1972 and is served by Conejo Valley Unified. Both halves share ZIP codes 91361 and 91362, and the citywide median sale price hit $1,634,182 in July 2026.
Key Takeaways
- The Los Angeles/Ventura county line runs diagonally through Westlake Lake, splitting the community into a 3,456 acre LA County city and an 8,544 acre Ventura County section annexed into Thousand Oaks in 1968 and 1972.
- The LA County side is served by Las Virgenes Unified School District, while the Ventura County side is served by Conejo Valley Unified, regardless of shared ZIP codes.
- ZIP codes 91361 and 91362 each span both counties, with 91361 carrying a median asking price of $1,663,500 versus $1,475,000 in 91362 as of mid 2026.
- Citywide median sale price reached $1,634,182 in July 2026, up 16.1 percent year over year, while North Ranch alone posted a median of $1,748,125.
- Law enforcement differs by county: Ventura County side homes are patrolled by the Ventura County Sheriff under contract with Thousand Oaks, while LA County side homes fall under the LA County Sheriff's Malibu/Lost Hills station.
Last updated: July 2026. Westlake Village, CA is one of the few places in Southern California where two houses on opposite shores of the same lake can sit in different counties, different school districts, and different property tax rolls while putting the same city and ZIP code on their mail. That is not trivia. It is a pricing variable. Westlake Village posted a median sale price of $1,634,182 in July 2026, up 16.1 percent year over year according to Redfin, while Zillow's home value index for the same market read $1,589,837 with homes going pending in roughly 20 days. Buyers who understand the boundaries capture value. Buyers who assume the ZIP code tells them the school district do not.
Is Westlake Village in LA County or Ventura County?
Both. The original master planned community was platted across the county line, and the line cuts diagonally through the lake itself. California law prevents a single city from spanning two counties, so the LA County third became the City of Westlake Village, the 82nd municipality in Los Angeles County, with a 2020 population of 8,029 per US Census Bureau QuickFacts. The larger Ventura County portion is legally part of Thousand Oaks, though residents there almost universally write "Westlake Village" on their mail.
The practical consequences show up in three places: your school district, your assessor of record (Ventura County Assessor versus LA County Assessor), and your law enforcement agency. Ventura County side homes are patrolled by the Ventura County Sheriff under contract with Thousand Oaks; LA County side homes fall under the LA County Sheriff's Malibu/Lost Hills station. Special assessments, Mello Roos style districts, and direct levies also vary by parcel and by county, which is why two homes listed at the same price can carry meaningfully different annual tax bills. Pull the current tax bill on any parcel you are serious about rather than estimating from the list price.
What are the Westlake Village neighborhoods, and which county, ZIP, and schools does each get?
There are roughly a dozen distinct Westlake Village neighborhoods, and they behave like separate submarkets. North Ranch alone spans 4,700 acres of hillside above the 101 with a median sale price of $1,748,125 and roughly $715 per square foot, while First Neighborhood trades in the $1.25M to $2M band with quarterly HOA dues near $235. If you are weighing hillside acreage against walkable greenbelts, the lake life versus hillside luxury tradeoff deserves its own comparison before you tour anything.
| Neighborhood | County | ZIP | HOA / Gates | Typical 2026 Price Band | Typical Lot | Elementary / Middle / High |
|---|---|---|---|---|---|---|
| North Ranch | Ventura | 91362 | HOA $40 to $995/mo; several guard gated enclaves | $1.6M to $6M+ (custom estates to $13M+) | 0.25 to 2+ acres | Westlake Hills or Lang Ranch / Los Cerritos / Westlake |
| First Neighborhood | Los Angeles | 91361 | HOA approx. $235/qtr; no gates | $1.25M to $2.1M | 6,000 to 10,000 sq ft | White Oak / A.E. Wright / Agoura |
| Three Springs | Los Angeles | 91361 | HOA; 481 homes, three entries, no gates | $1.3M to $2.2M | 7,000 to 12,000 sq ft | White Oak / A.E. Wright / Agoura |
| Westlake Island | Los Angeles | 91361 | HOA plus WLMA lake dues; gated causeway | $2.6M to $7M+ | 7,500 to 14,000 sq ft | White Oak / A.E. Wright / Agoura |
| Southshore | Los Angeles | 91361 | HOA with lake rights district | $1.5M to $3M | 6,500 to 11,000 sq ft | White Oak / A.E. Wright / Agoura |
| Foxmoor | Los Angeles | 91361 | HOA; ungated | $1.2M to $1.9M | 5,500 to 9,000 sq ft | White Oak / A.E. Wright / Agoura |
| Whitehawk | Los Angeles | 91361 | HOA; gated | $1.9M to $3.3M | 10,000 to 20,000 sq ft | White Oak / A.E. Wright / Agoura |
| Bridgehaven | Los Angeles | 91361 | HOA; gated, approx. 40 homes | $2.2M to $3.6M | 12,000 to 20,000 sq ft | White Oak / A.E. Wright / Agoura |
| Westlake Trails | Ventura | 91362 | HOA; ungated | $1.3M to $2.1M | 6,000 to 10,000 sq ft | Westlake Hills / Los Cerritos / Westlake |
| Lake Sherwood adjacent | Ventura | 91361 | HOA; guard gated at Sherwood | $1.8M to $4.5M (Sherwood median approx. $2.2M) | 0.3 to 1.5 acres | Westlake Hills / Los Cerritos / Westlake |
School assignments are parcel specific and must be verified against current Conejo Valley Unified and Las Virgenes Unified boundary maps before you write an offer. Boundaries split mid tract in several Westlake Village neighborhoods.
Westlake Village Price Benchmarks, July 2026
Source: Redfin market data for Westlake Village and ZIP level listings, plus North Ranch closed sale medians, July 2026
What is the difference between 91361 and 91362?
Less than buyers assume. Both ZIP codes are shared between the City of Westlake Village and the City of Thousand Oaks, and both straddle the county line, so a 91361 address can be in Ventura County (Lake Sherwood) or Los Angeles County (Westlake Island, First Neighborhood). In inventory terms, 91361 listings carried a median asking price of $1,663,500 in mid 2026 versus $1,475,000 in 91362, a spread driven by lakefront and Sherwood product rather than by any district boundary.
Broadly, 91361 leans lake, Sherwood, and the older village core, while 91362 leans North Ranch, the Ventura County hillsides, and the newer tracts east of Westlake Boulevard. Never use the ZIP as a proxy for county, district, or tax rate. If you are weighing the guard gated tiers against one another, the three premium enclaves compare very differently on dues and dock access, and the Sherwood premium is easier to justify once you see what the membership structure includes.
Which Westlake Village homes feed into Westlake High School?
Only the Ventura County side. Westlake High School at 100 Lakeview Canyon Road, enrollment roughly 2,010, is a Conejo Valley Unified campus, so it draws from North Ranch, Westlake Trails, the Lake Sherwood corridor, and the Ventura County tracts that mail as Westlake Village. Homes inside the incorporated City of Westlake Village on the LA County side attend Las Virgenes Unified, which serves approximately 10,000 students across 15 schools and sends Westlake Village students to Agoura High School, not Westlake High.
The feeder pattern on the Ventura side typically runs Westlake Hills or Lang Ranch Elementary into Los Cerritos Middle School, a California Blue Ribbon campus, then Westlake High. On the LA side it runs White Oak Elementary into A.E. Wright Middle School, then Agoura High. One notable wrinkle: Lang Ranch, which carries a Thousand Oaks mailing address rather than a Westlake Village one, also feeds Westlake High, which is why the street by street North Ranch boundary detail matters so much to families shopping the $1.5M to $2.5M range. Verify every assignment on the district boundary map and confirm current ratings on GreatSchools, because both districts adjust attendance areas periodically.
What is daily life like living in Westlake Village, CA?
The lake anchors everything, and it is private. Westlake Lake is owned and operated by the Westlake Lake Management Association, a nonprofit with roughly 1,300 member properties organized into seven residential districts plus one commercial district, governed by a 33 member Board of Representatives. Under the current WLMA rules and regulations, docks, boat slips, and watercraft registration are issued as revocable licenses, not as automatic property rights, so a listing that advertises a dock still requires document review in escrow. In my experience that single distinction stalls more lakefront escrows here than any inspection issue, and it is worth understanding before you price a lake rights home.
Off the water, the rhythm is walkable village plus open space. Residents gather at The Stonehaus on Russell Ranch Road, the vineyard courtyard attached to the Westlake Village Inn, and Mastro's Steakhouse handles the celebration dinners a few minutes west on Thousand Oaks Boulevard. Weekend hiking runs from the Los Robles Trail system into the Santa Monica Mountains National Recreation Area, with Wildwood Regional Park and its 1,700 acres of trails about 15 minutes away in Thousand Oaks. City services, permits, and public safety commission agendas run through the City of Westlake Village for LA County residents and through Thousand Oaks for everyone else.
Why Westlake Village Appreciation Numbers Disagree (Year Over Year, 2026)
Source: Redfin Westlake Village market data and Zillow Home Value Index, 2026. Median sale price swings with which enclaves close in a given month; the value index smooths that out.
Frequently Asked Questions About Living in Westlake Village, CA
Is Westlake Village expensive compared to the rest of the Conejo Valley?
Yes. At a $1,634,182 median sale price and roughly $699 per square foot in 2026 (price per square foot up 7.3 percent year over year), Westlake Village prices above Thousand Oaks, Newbury Park, and Simi Valley. Redfin shows homes selling in about 39 days on average at roughly 2 percent under list, while Zillow puts time to pending closer to 20 days.
Do all Westlake Village homes have lake access?
No. Lake use rights belong to properties inside the seven WLMA residential districts, and dock privileges are separate revocable licenses on top of membership. Homes in North Ranch, Westlake Trails, and most hillside tracts have no lake rights at all, which is a common and expensive misunderstanding.
Which Westlake Village neighborhood is best for families who want top schools?
It depends on which district you prefer. Ventura County side buyers targeting Westlake High School gravitate to North Ranch, Westlake Trails, and Lang Ranch, while LA County side buyers land in White Oak Elementary's footprint across First Neighborhood, Three Springs, and Foxmoor, then continue to A.E. Wright Middle and Agoura High. For hillside buyers, the day to day realities of North Ranch living often settle the decision faster than any ranking chart.
Are North Ranch homes gated?
Some are. North Ranch spans 4,700 acres with a mix of open tracts and guard gated enclaves, and HOA dues range from about $40 to $995 per month depending on the association. Home sizes run from roughly 1,547 to more than 17,000 square feet, with custom estate closings recorded as high as $13 million.
Not sure which side of the county line, or which school boundary, a particular home falls on? Send me the address and I will reply with the county, ZIP, assigned CVUSD or LVUSD schools, HOA and lake rights status, and recent comparable sales on that street. If it is useful, I can also send the Westlake Village Neighborhood and School Boundary Map (PDF).
Thinking About Buying or Selling in Westlake Village?
If any of this applies to a home you own or one you are considering, on either side of the county line, I am happy to talk it through. No pressure.
Contact Davis: davisbartels.com or (805) 341-6125
