In This Article

North Ranch HOA fees typically range from $350 to $400 per month , making this community one of Westlake Village's most exclusive areas for buyers seeking luxury living with professional management. Whether you're considering the gated Country Club Estates section or the non-gated family neighborhoods, understanding the cost structure and community rules is essential before making an offer.

As of February 2025, home prices in North Ranch were selling for a median of $3.3 million , reflecting this area's status as one of Southern California's premier residential communities. Beyond the impressive real estate values, the HOA fees cover extensive amenities including shared landscaping and greenbelts, pools or clubhouses, private streets or gates, lighting, and in some neighborhoods, access to beaches or docks .

What Are Current North Ranch HOA Fees in 2026?

North Ranch HOA fees typically average $350 to $400 per month citywide, though exact figures depend on each association's budget and amenities . For context, North Ranch Country Club membership requires a $57,000 initiation fee plus $1,500 monthly dues for full access, while athletic membership costs $17,500 to join with $535 monthly dues .

The specific HOA communities in North Ranch include several distinct areas:

  • Country Club Estates: The guard-gated section with approximately 160 homes on multi-acre lots
  • High Country North Ranch: Covers landscaping, regular maintenance, management fees, clubhouse amenities including pool, spa, workout facilities, and common area utilities
  • Multiple smaller HOA sections throughout the broader North Ranch community in Ventura County

North Ranch vs Area HOA Fees (Monthly)$350-400North Ranch$300-500Westlake Village$150-250Thousand Oaks$500$300$200$100

Source: Local MLS data and HOA management companies, April 2026

Which Areas of North Ranch Are Gated and What Are the Rules?

North Ranch consists of both gated and non-gated sections, each with distinct characteristics and regulations. The guard-gated section is called Country Club Estates, containing approximately 160 homes, and this is typically what people compare to Lake Sherwood when discussing guard-gated communities .

North Ranch has various sections, including a non-gated area with a true neighborhood feel where homes are close enough to meet neighbors and streets are conducive for walking . The gated Country Club Estates section has less of a community feel as homes are spread out on multi-acre lots, making it less suitable for neighborhood walks .

Key regulations for gated areas include:

  • All guests must be registered in advance by a North Ranch Country Club member
  • A dress code is maintained for the country club areas at all times, with different requirements for various club sections
  • The club is fully gated with 24/7 security monitoring
  • Architectural review requirements for any home modifications or improvements

The contrast between sections is notable: During holidays, the non-gated North Ranch has a festive feel with beautifully decorated homes, featuring gorgeous custom homes on large lots with top-notch curb appeal .

What Are Home Prices in North Ranch Right Now?

North Ranch represents the luxury end of the Westlake Village market. In February 2025, North Ranch home prices were selling for a median of $3.3 million, down 9.89% compared to the previous year . However, the median sale price per square foot was $932, up 61.8% since last year , indicating strong underlying demand for quality properties.

Property Type Price Range Typical Size Key Features
Gated Estates $3.5M - $8M+ 5,000-8,000+ sq ft Multi-acre lots, golf course views
Custom Homes $2.5M - $5M 3,500-5,500 sq ft Premium finishes, private lots
Townhomes $1.5M - $2.5M 2,500-3,500 sq ft Golf course access, gated entry

For comparison, Westlake Village overall had a median home price of $1.6 million in October 2025, up 26.7% year-over-year, with homes selling after an average of 70 days on market . North Ranch's premium pricing reflects its multi-million dollar estate properties with views of the world-class private golf club, tucked away from noise but still close to all Westlake Village amenities .

One unique opportunity currently available is detached Westlake Village homes under $2 million offering over 2,500 square feet with move-in ready designer finishes , though these represent rare finds in this exclusive market.

What Schools and Local Amenities Should You Know About?

North Ranch families benefit from access to excellent schools and world-class local amenities. Westlake Hills Elementary School serves the area as a highly rated public school with 410 students in grades K-5, maintaining a 20:1 student-teacher ratio, with 62% of students proficient in math and 70% in reading . The school ranks #714 among California elementary schools .

For additional context, Westlake Hills Elementary shows 67% of students scoring proficient in math and 75% in reading, performing better than both district and state averages . This gives families confidence in the educational foundation their children will receive.

Local dining and recreation options include:

The crown jewel for outdoor enthusiasts is Paradise Falls, located in the Conejo Valley featuring a beautiful waterfall, with multiple access routes and nearby sites like Indian Creek, Indian Cave, and Lizard Rock, with free parking at the Wildwood Regional Park trailhead .

North Ranch Country Club offers a celebrated 27-hole championship golf course and serves as a vibrant community hub where families unite for social events, tennis, and gatherings . Full club membership benefits include the golf course, tennis and pickleball programs, three swimming pools, clubhouse dining, modern gym with fitness classes, and various social activities .

Frequently Asked Questions About North Ranch HOA and Gated Communities

Are there different HOA fees for gated vs non-gated areas?

HOA dues vary by neighborhood and amenity level, with smaller communities charging in the low $100s per month while lake-adjacent or amenity-rich communities running several hundred dollars, averaging $350-400 monthly citywide . Gated sections typically command higher fees due to security costs and enhanced amenities.

What's included in North Ranch HOA fees?

Dues typically cover shared landscaping and greenbelts, pools or clubhouses, private streets or gates, lighting, and in some neighborhoods, access to beaches or docks . Monthly costs usually include landscaping, regular maintenance, management fees, clubhouse amenities such as pool, spa, workout facilities, and common area electricity .

How does crime in North Ranch compare to Los Angeles County?

North Ranch benefits from Ventura County's lower crime rates compared to LA County. The City of Los Angeles recorded approximately 3,115 total crimes per 100,000 residents in 2024, roughly 30% higher than national averages , while the Conejo Valley consistently ranks among California's safest communities. The gated sections provide additional security layers beyond county-wide statistics.

What should I know about buying in Country Club Estates?

Country Club Estates represents the ultimate trophy estate area in guard-gated North Ranch, featuring contemporary showplaces on privately gated acres with complete privacy and explosive unobstructed views . Buyers should expect extensive architectural review processes, higher HOA fees, and country club membership requirements or recommendations.

Thinking About Buying or Selling in North Ranch?

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