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If you're considering moving from Sherman Oaks to Conejo Valley, the timing might be perfect. The median sale price of a home in Westlake Village was $1.6M last month, up 26.7% since last year, according to market data, yet this still offers compelling value compared to many Valley neighborhoods. With excellent schools, lower crime rates, abundant outdoor recreation, and a family-friendly environment, the Conejo Valley represents a significant lifestyle upgrade from urban Valley living. Families who make the move consistently report improved quality of life and no regrets about leaving LA.

What is the median home price in Westlake Village in 2026?

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, while the median sale price of a home in Westlake Village was $1.6M last month, up 26.7% since last year . This variation reflects the diverse nature of Westlake Village's housing market, from townhomes and condos starting around $1.2M to luxury lakefront estates reaching into the eight-figure range.

Westlake Village townwide medians have tracked near the mid $1.5M range in early 2026 snapshots, with premium enclaves well above that . The market shows strong fundamentals with homes in Westlake Village selling after 70 days on the market compared to 27 days last year , indicating a more balanced market that favors informed buyers.

Sherman Oaks$1.5MEncino$1.3MWestlake Village$1.6MMedian Home Prices by Neighborhood

Source: Redfin, Zillow, March 2026

How do Westlake Village home prices compare to Sherman Oaks and Encino?

The pricing comparison reveals interesting dynamics for families considering the move. The median sale price of a home in Sherman Oaks was $1.5M last month, up 7.4% since last year , while the median sale price of a home in Encino was $1.3M last month, down 25.0% since last year . Westlake Village's current median of $1.6M represents a premium, but one that delivers substantial value.

The key difference lies in what you receive for your investment. Sherman Oaks properties often feature smaller lots, older construction, and urban challenges like traffic and density. In contrast, Westlake Village offers newer construction, larger lots, resort-style amenities, and immediate access to outdoor recreation.

Neighborhood Median Price Price Per Sq Ft Days on Market Year-over-Year Change
Sherman Oaks $1.5M $698 74 days +7.4%
Encino $1.3M $663 78.5 days -25.0%
Westlake Village $1.6M $600 70 days +26.7%

For families moving from apartments or condos in the Valley, this represents an opportunity to secure a detached home with a yard, often in gated communities with amenities like The Stonehaus wine bar and vineyard, or access to lake communities around Westlake Lake. Whether to sell before buying in the Conejo Valley market depends on your specific financial situation and current equity position.

What school districts serve Westlake Village and how do they rank?

Education quality represents one of the strongest arguments for moving to the Conejo Valley. Conejo Valley Unified School District serves 15,724 students across 28 schools, while Las Virgenes Unified School District serves 9,767 students across 17 schools . Both districts consistently rank among California's top performers.

Westlake High School is performing above average compared to public and charter schools in California with the same grade levels and holds a Niche grade of A+ and a GreatSchools Rating of 10 out of 10, according to GreatSchools. The school boasts a 99% graduation rate and average standardized test scores including an SAT score of 1350 and an ACT score of 30 . For comprehensive rankings of Conejo Valley high schools, Westlake consistently ranks at the top.

Westlake Village schools are highly regarded and highly sought after. The Thousand Oaks side has excellent schools too, but not all . This gives families flexibility in choosing neighborhoods while maintaining access to top-tier education.

For families currently dealing with LAUSD's challenges, this represents a dramatic improvement in educational resources, smaller class sizes, and stronger community involvement. The difference is particularly notable for families with college-bound students, as students from Westlake High School commonly attend UC Los Angeles (492 students) and UC Santa Barbara (408 students) .

What lifestyle benefits does the Conejo Valley offer over the San Fernando Valley?

The lifestyle transformation from Valley urban living to Conejo Valley suburban living cannot be overstated. The area offers immediate access to hiking trails, including Paradise Falls, located in southern California in the Conejo Valley, a beautiful waterfall that plunges into a pool at the end of the North Fork of the Arroyo Conejo , and Wildwood Regional Park with over 27 miles of hiking trails .

The dining and entertainment scene provides sophisticated options without urban congestion. The Stonehaus offers a winery bar and vineyard experience in Westlake Village with coffee, wine, and pastries in a setting that feels like a mini vacation, with live music in the afternoon and weekends, set among grape vines . The Westlake Village Inn complex provides resort-style amenities including the new Louie's outdoor lounge with lake and golf course views. Families with children will find numerous recreational opportunities, from activities for kids in Thousand Oaks to lake sports and community events.

Safety represents another significant advantage. The average violent crime rate in the nation is 399 per 100,000 people, while the Thousand Oaks rate is 59 in 100,000, based on national statistics. This creates an environment where families can enjoy outdoor activities, evening walks, and community events without urban safety concerns.

The commute factor, often cited as a concern, has become less relevant with remote work flexibility. For those requiring Los Angeles access, the area provides reasonable freeway connections while offering a true escape from urban density and stress.

What does the 2026 market outlook show for Westlake Village real estate?

The 2026 market data suggests a maturing market with opportunities for informed buyers. On average, homes in Westlake Village sell after 70 days on the market compared to 27 days last year. There were 11 homes sold in October this year, up from 8 last year . This indicates increased inventory and more balanced negotiations.

Recent data shows a sale-to-list ratio of about 99 percent, with inventory in late February at roughly 111 active listings and median days to pending at about 58 days . For families moving from competitive Valley markets, this represents a more manageable buying process. First-time buyers in the Conejo Valley should understand the critical questions to ask before making an offer in this evolved market.

The luxury market shows particular stability. Well-priced, well-presented Westlake Village luxury listings can close near list price , while full lake frontage with dock rights sits at the top premium tier, followed by large-lot golf-adjacent estates and view homes, with shoreline and lake-adjacent homes in a distinct, higher-priced submarket .

For families considering the move, this market timing allows for thorough property evaluation and negotiation without the frenzied competition that characterized recent years.

Frequently Asked Questions About Moving from Sherman Oaks to Conejo Valley

How much more expensive is Westlake Village compared to Sherman Oaks?

Based on current market data, Westlake Village homes average about $100,000 more than Sherman Oaks, but offer significantly larger lots, newer construction, resort-style amenities, and superior schools. The premium often pays for itself through better quality of life and stronger long-term appreciation potential.

What are the best neighborhoods for families moving to Westlake Village?

North Ranch offers luxury estates and golf course living, while lakefront communities provide unique waterfront lifestyles. For value-conscious buyers, areas near Wildwood Regional Park provide excellent access to outdoor recreation with more moderate pricing. Gated communities throughout the area offer security and maintenance-free living.

How does the commute to Los Angeles compare from Westlake Village versus Sherman Oaks?

While Westlake Village adds 15-20 minutes to most LA commutes, the trade-off includes avoiding Valley traffic congestion for local errands, superior air quality, and access to outdoor recreation. Many families find the improved quality of life worth the modest commute increase, especially with increased remote work flexibility.

Are there good restaurants and entertainment options in Westlake Village?

Yes, the area offers sophisticated dining including The Stonehaus winery and cafe, multiple restaurants at the Westlake Village Inn, and proximity to Malibu and Santa Barbara wine regions. The entertainment scene includes live music venues, the lake community, and extensive outdoor recreation that provides year-round activities.

Thinking About Buying or Selling in Westlake Village?

Davis Bartels and the DB Real Estate Group have helped nearly 1,000 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