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Choosing between North Ranch vs Lake Sherwood is one of the bigger luxury decisions a buyer makes in the Westlake Village area. North Ranch's median home price lands around $3.4M, while Lake Sherwood's median sold price this past year was $4.3M. Both offer championship golf, strong schools and country club living, but they have different personalities. Here is how they compare on price, schools, community culture and resale.

Quick Answer

North Ranch and Lake Sherwood are luxury communities in Westlake Village with differing price points. North Ranch's median home price is about $3.4M ($628.89 per square foot), while Lake Sherwood's median sold price is $4.3M ($1,396.40 per square foot). Both share access to Westlake High School, rated A+ with a 98% graduation rate.

Key Takeaways

  • North Ranch's median home price is around $3.4M, compared to Lake Sherwood's median sold price of $4.3M over the past year.
  • Lake Sherwood commands $1,396.40 per square foot versus North Ranch's $628.89 per square foot, reflecting a premium for lakefront properties.
  • Both communities share Westlake High School, rated 10/10 on GreatSchools with a 98% graduation rate and 24:1 student teacher ratio.
  • North Ranch Country Club offers a more inclusive, relaxed atmosphere, while Sherwood Country Club charges $150,000 plus $2,200 monthly dues for full golf membership.
  • North Ranch has 3 listed properties averaging 107 days on market, while Lake Sherwood has 14 listings averaging 157 days on market.

What Are the Current Home Prices in North Ranch vs Lake Sherwood?

The gap between these two communities goes beyond the median. North Ranch home prices run from about $1 million for a townhome to $15M for an Italian villa on 12 acres, with the median around $3.4M. Homes range from 2,000 to 10,000+ square feet, with a median around 4,500. Lake Sherwood prices currently run from $1.2M for a 700 square foot 2 bed, 1 bath to $10.7M for a 9,400 square foot lakefront estate, with a median sold price this past year of $4.3M. One caution on reading Lake Sherwood numbers: the sample is small, so a single month can swing hard. The median sale price there was $2.2M last month, down 35.6% from a year earlier, with the median price per square foot at $743, down 39.8%. Treat that as a reflection of which homes happened to close, not a reset in values.

Source: Local MLS data and real estate reports, March 2026

As of March 2026, North Ranch had 3 active listings averaging 107 days on market with a median list price of $3,000,000. Lake Sherwood had 14 active listings averaging 157 days on market with a median list price of $6,397,475. On a trailing basis, North Ranch sits at $628.89 per square foot, while Lake Sherwood commands $1,396.40 per square foot, reflecting the premium for lakefront and water-adjacent properties. Per square foot figures move a lot in Lake Sherwood depending on the time window and whether lakefront sales are in the mix, which is why the $743 figure above and this one can both be true.

Which Community Offers Better School Districts and Educational Opportunities?

Both North Ranch and Lake Sherwood feed into Westlake High School, which makes this comparison simpler than it looks. Westlake High, at 100 N Lakeview Canyon Rd, is rated A+ on Niche and 10/10 on GreatSchools, with 2,010 students in grades 9 through 12 and a 24 to 1 student teacher ratio. Test scores show 46% of students at least proficient in math and 63% in reading. Newsweek ranked it #15 in California and #119 nationally, and the graduation rate is 98%, with 59% of graduates heading to a 4 year college and 35% to a 2 year college. One boundary note for anyone shopping the wider Westlake Village area: school assignment follows the county line, with the Los Angeles County side served by LVUSD and the Ventura County side by CVUSD. Confirm the assigned schools for a specific address before you write an offer. Both communities are also close to private school options and tutoring resources, and The Promenade at Westlake is a short drive from either.

Educational Metric North Ranch Lake Sherwood
Primary High School Westlake High School Westlake High School
GreatSchools Rating 10/10 10/10
Student-Teacher Ratio 24:1 24:1
College Readiness AP participation 63% AP participation 63%
Graduation Rate 98% 98%

What Are the Key Lifestyle and Community Differences?

The shorthand locals use is old money versus new money, and it mostly holds up. North Ranch is one of the area's most expensive neighborhoods, but it has a laid-back, friendly feel, and you will see modest cars parked next to luxury ones. Lake Sherwood is flashier and more exclusive, the address people aim for when they want it known they have arrived. The clubs differ in character and cost as well. North Ranch Country Club is more inclusive and relaxed than Sherwood, with a 27 hole golf course, tennis and pickleball, 3 pools, clubhouse dining and a modern gym with fitness classes. Sherwood Country Club is probably the most sought-after club in the area: a Georgian style clubhouse, a course with a history of hosting PGA Tour events, and a 2024 initiation of $150,000 plus $2,200 a month in dues for full golf membership. Those figures change, so confirm current numbers with the club. Dining is a wash. Both are close to Marmalade Cafe, Paul Martin's American Grill, and numerous options at The Promenade. Zin Bistro Americana, on Westlake Village Lake, is the pick when you want a view with dinner.

The two communities are not moving in lockstep. In late February 2026, the wider Westlake Village area had roughly 111 active listings with median days to pending around 58. That inventory level was unusually high for Westlake Village, North Ranch and Lake Sherwood, with some listings sitting 200 to 500+ days, mostly at the luxury and ultra-luxury end. Buyers have stopped chasing aspirational prices and are focused on value, condition and credibility. That said, in the $2M to $3M range in Sherwood, North Ranch and the lake-adjacent neighborhoods, well-priced homes are still drawing strong offers. On long-term value, fairway frontage in North Ranch acts as an equity stabilizer: the course is a protected view corridor, so the odds of new construction appearing behind your yard are low. Select lakefront estates in Lake Sherwood have been marketed in the eight-figure range, such as a Lake Sherwood new-construction listing offered at $12.9M in late 2025, showing how location on the water plus new construction places a property in a different pricing tier . One sales velocity report put Lake Sherwood homes at 60 days to sell versus 71 for Westlake Village overall. Set that against the 14 active listings averaging 157 days on market and the picture is clear: correctly priced homes move, overpriced ones sit.

Frequently Asked Questions About North Ranch vs Lake Sherwood

What's the average property tax difference between North Ranch and Lake Sherwood?

Both communities carry similar effective rates, roughly 1.25% of assessed value plus any Mello-Roos or special assessments tied to a specific parcel. The real variable is the individual property, so pull the actual tax bill for any home you are serious about and have your CPA review it.

Can you access both country clubs if you live in either community?

Membership at either club is generally independent of where you live. North Ranch Country Club offers full golf membership with 27 hole access, and Sherwood Country Club's 2024 full golf initiation was $150,000. Tiers and any resident preferences change, so check directly with each club.

Which community offers better resale value potential?

Lake Sherwood's lakefront premium and celebrity cachet support higher peak prices, with a median of $4.3M in recent sales, but the swings are bigger too. North Ranch tends toward steadier, more predictable values thanks to its established appeal and protected golf course frontage. Both hold resale demand because of the schools and the clubs.

How do commute times compare from each community?

Both have good 101 freeway access. Lake Sherwood sits a bit further off the freeway, which adds a few minutes to most commutes in exchange for more privacy. North Ranch provides more direct access to local amenities and The Promenade at Westlake, making it slightly more convenient for daily errands and dining.

Thinking About North Ranch or Lake Sherwood?

Davis Bartels and DB Real Estate Group have closed more than 500 transactions in the Conejo Valley since 2009. If you are weighing these two communities, happy to walk through the tradeoffs for your situation. No pressure.

Contact Davis: davisbartels.com