North Ranch Village is the quietest way into North Ranch: 50 three bedroom townhomes from 1989 on East Hillcrest Drive, where patios look out at trees and hills and the whole community shares one pool, spa and barbecue. It suits first time Conejo Valley buyers, downsizers and families who want Westlake Hills, Colina and Westlake High without a custom home budget. Homes sold for about $650K to $870K in 2024 through 2026, with dues around $650 to $750 a month that cover the roof, front landscaping and earthquake insurance.
Turn off Westlake Boulevard onto East Hillcrest and the scale changes fast. The sprawling North Ranch lots give way to a tidy row of two story townhomes, each with its own attached garage, a patio under the trees, and in a few end units, open space behind the fence. Fifty homes on about eight and a half acres is small enough to feel like one street, and close enough to Westlake Boulevard that you are on the main road before your coffee cools.
| Homes | 50 townhomes |
|---|---|
| Built | 1989 |
| Plans | 3 bedrooms, 1,547 or 1,773 sq ft, attached 2 car garage |
| Price range | About $650K to $870K (2024 through 2026) |
| HOA | About $650 to $750 a month, covers roof, front landscaping and earthquake insurance |
| Gated | No |
| Amenities | Pool, spa and barbecue area |
| Schools | Westlake Hills Elementary, Colina Middle, Westlake High |
A small enclave on the edge of North Ranch
Fifty homes on about eight and a half acres is a very different experience from the big gated North Ranch enclaves. There is no gate and no guardhouse, just a pool, spa and barbecue shared by a small group of neighbors. The words that come up again and again about this community are quiet and convenient, and that is the honest read.
The address says Westlake Village, but the homes sit inside the City of Thousand Oaks, in Ventura County. That means Thousand Oaks permits, city services and city elections, with Westlake Village on the mail. It surprises people, and it is worth knowing before you call the city about anything.
East Hillcrest is a through street and Westlake Boulevard is a block away, so if a particular unit faces the road, walk it at commute hours before you decide. The end units with hills, canyon or open space behind them are the ones that feel most removed from everything.
Two floor plans, both three bedrooms
Every home here is a three bedroom, so the real choice is between a 1,547 square foot plan and a 1,773 square foot plan. Both are two stories with all the bedrooms upstairs, two and a half baths and an attached two car garage. The larger plan has been marketed with a separate formal dining room, a primary suite with a walk in closet, two fireplaces, a skylight and tall ceilings. Central air shows up in the homes we have seen come to market.
Outdoor space is a private patio, and on some plans a small fenced yard. Do not read anything into the lot sizes you see listed. These are condo style parcels with no separate lot area recorded, so any land figure is essentially the building footprint. What matters is the exposure: some patios look at the courtyard, others at the hills, and the end units that back to open space are the ones buyers pay up for.
The homes date to 1989, so condition and updates vary unit to unit, and that drives price as much as the floor plan does. Recent sales ran about $650K to $870K in 2024 through 2026, with the middle of the range near $790K. The larger plan generally outsells the smaller one, and the lowest sale in that stretch came from a home that lingered through several price cuts, so it is not a fair read of value. Sales going back to 2021 have landed roughly between $700K and $870K. For how that sits against the wider market, see our Westlake Village home values page.
What the dues actually buy
Dues have run about $650 to $750 a month on recent sales. For a 1989 community that is in line with the townhome enclaves we work around Westlake Village, and here the coverage is unusually broad: the roof, the front landscaping and the earthquake insurance are all reported to be inside the association budget. Earthquake coverage in the dues is rare and genuinely valuable, but ask for the policy limits and the deductible, because association policies often leave a gap you will still want to cover with your own walls in policy.
The pool, spa and barbecue are the shared amenities, and it is worth confirming the full amenity list in the association documents. Pets have been allowed on homes we have seen offered, but the count and size limits live in the CC&Rs. The association is North Ranch Village HOA, managed by Ross Morgan & Company out of Calabasas. During your contingency period order the full package, budget, reserve study, a year of minutes and any rental restriction, so you know how the roofs are being funded and whether an assessment is on the horizon.
Westlake Hills, Colina and Westlake High
The whole community feeds Westlake Hills Elementary, Colina Middle School and Westlake High School in the Conejo Valley Unified School District. Westlake Hills is a small campus of about 360 students on Medicine Bow Court, rated 9 out of 10 on GreatSchools with regular attendance well above the state average, and it is the reason a lot of families look at this price point in the first place. Boundaries can shift and the district offers open enrollment, so confirm the assignment for your specific address when you write an offer.
Who it suits, and what to check before you buy
This is for buyers who want a North Ranch setting, Conejo Valley Unified schools and a real two car garage for under $900K, and who would rather have a pool they use than a gate they wait at. It works as a first home in the Conejo Valley, as a downsize from a larger Westlake or Thousand Oaks house, and for a family willing to trade yard for location and schools.
If you are weighing it against other attached communities nearby, we have written guides to Northgate Townhomes, Village Glen Townhomes and Hidden Canyon Townhomes, and the full list lives on our Westlake Village neighborhoods page.
- Insurance: the setting is lovely, but some units sit at an open space edge. Get a fire insurance quote on the specific unit early, not the week before closing.
- Taxes: pull a sample tax bill to confirm there are no special taxes layered on top of the base rate.
- Plan and position: expect the 1,773 square foot plan and the open space end units to sit at the top of the range, and price a street facing unit accordingly.
- City records: permits and association filings go through Thousand Oaks, not Westlake Village, despite the address.
Owning in North Ranch Village Townhomes
What a typical home costs to own
About $5,426/month
- Principal and interest$4,089
- Property tax (about 1.1% of price, Ventura County)$688
- HOA$650
Estimate for a $750K home, near the middle of the recent range here, with 20% down at 7.24% (30 year fixed, Freddie Mac, October 29, 2026). Homeowners insurance is extra and varies with fire zone, so get a quote early. Your lender's figures will differ.
Westlake Village market, latest data
- Median sale price$1.67M
- Change over 12 months+14.9%
- Typical days on market45
Citywide, three months ending May 2026. Westlake Village home values
Our experience here
We sell across this part of the Conejo Valley, including the neighborhoods around North Ranch Village Townhomes, and are glad to talk through how it compares.
Westlake Village home prices, the last five years
Questions people ask about North Ranch Village Townhomes
Is North Ranch Village gated?
No. No gate appears in anything we reviewed for this community. The 50 townhomes sit openly along East Hillcrest Drive just west of Westlake Boulevard, and the shared amenities are a pool, spa and barbecue area rather than a guardhouse. That sets it apart from the gated enclaves elsewhere in North Ranch.
How much do North Ranch Village townhomes cost?
Homes sold for about $650K to $870K in 2024 through 2026, with the middle of the range near $790K. The larger 1,773 square foot plan and end units backing to open space command the top of the range. Dues add roughly $650 to $750 a month on top of the purchase price.
What do the HOA dues cover?
Dues of about $650 to $750 a month are reported to cover the roof, front landscaping and earthquake insurance, plus the pool, spa and barbecue area. The association is North Ranch Village HOA, managed by Ross Morgan & Company. Confirm the exact coverage, policy limits and reserves in the HOA documents during your contingency period.
Is North Ranch Village in Thousand Oaks or Westlake Village?
Both, in a sense. All 50 homes are inside the City of Thousand Oaks in Ventura County, so permits, services and city elections run through Thousand Oaks. The postal address is Westlake Village, 91362, which is why the community shows up under either city name.
What schools serve North Ranch Village Townhomes?
The community is assigned to Westlake Hills Elementary, Colina Middle School and Westlake High School in the Conejo Valley Unified School District. Westlake Hills is a small, highly rated campus of about 360 students. Boundaries can change and the district offers open enrollment, so verify the assignment for your address before you buy.
Thinking about North Ranch Village Townhomes?
Whether you are weighing a move here or wondering what your home would bring, Davis and the team are happy to talk it through, street by street. No obligation.
Sources
- City of Thousand Oaks HOA registry (North Ranch Village HOA)
- City of Thousand Oaks public parcel layer
- Conejo Valley USD elementary attendance boundaries
- Conejo Valley USD middle school attendance boundaries
- Conejo Valley USD high school attendance boundaries
- California Department of Education, Westlake Hills Elementary profile
- GreatSchools, Westlake Hills Elementary
- Redfin public sold export (North Ranch area)
- North Ranch Village townhome listing (amenities and HOA coverage)
- SRAR Conejo Valley tract codes
Facts checked October 2026.
