If you own in the Conejo Valley or the hills just east of it, Westlake Village vs Calabasas is more than a neighborhood preference when it comes time to sell. In early 2026 the median sale price of a home in Westlake Village was about $1.6M, and the median in Calabasas was about $1.8M (full figures in the table below). But the final number in your bank account depends on far more than sale price alone.
Property taxes, transaction costs, and market dynamics differ between Los Angeles County and Ventura County, and Hidden Hills plays in a different league altogether (Zillow's typical home value estimate sits near $4.9M, while recent median sale prices run higher). Those differences can mean tens of thousands of dollars more, or less, in your pocket when you sell.
Source: Redfin, Zillow, March 2026
Key Takeaways
- Westlake Village median home prices reached $1.625 million in 2026, while Calabasas hit $1.775 million and Hidden Hills reached $7.8 million.
- Published average effective property tax rates are 0.59% in Ventura County versus 1.21% in Los Angeles County. On a $1.6 million home that gap illustrates as much as $13,760 a year, though actual bills depend on assessed value and local bonds.
- Hidden Hills homes take 193 days to sell compared to 45 days in Westlake Village and 40 days in Calabasas.
- Westlake Village homes on the Ventura County side can net sellers more despite lower sale prices, since lower property taxes trim holding costs and are a selling point with buyers.
- Calabasas shows a 96% sale to list price ratio, but inventory has grown to 93 active listings and conditions look more balanced.
Westlake Village, particularly the Ventura County side, often nets sellers more than Calabasas or Hidden Hills despite lower sale prices. In early 2026, median prices were $1,625,000 in Westlake Village, $1,775,000 in Calabasas, and $7,800,000 in Hidden Hills. Ventura County's published 0.59% average effective property tax rate, versus 1.21% in Los Angeles County, illustrates a gap of up to $13,760 a year on a $1.6 million home, though actual bills depend on assessed value and local bonds.
What Are the Current Median Home Prices in Westlake Village, Calabasas, and Hidden Hills in 2026?
These three communities sit in three different price tiers, and they attract different buyers.
Westlake Village leads the accessible luxury segment. As of January 2026 the median home price was $1,624,500 and the average sale price $1,756,429, according to Redfin. The lake, and the option of a Ventura County address, keep demand steady: homes sold after about 45 days on market versus a national average of 53.
Calabasas carries the higher median of the two. The Calabasas median sold price was $1,775,000, but inventory is building: 93 active listings, 36 new listings, and 15 homes sold in a recent 30 day stretch. That points to more balanced conditions for buyers and sellers.
Hidden Hills is an ultra luxury market of its own. The median sale price in early 2026 was $7.8M, up 3.7% year over year, but homes took about 193 days to sell, a far slower pace than the neighboring communities.
| Market | Median Sale Price | Days on Market | Year over Year Change | Active Inventory |
|---|---|---|---|---|
| Westlake Village | $1,625,000 | 45 days | +26.7% | 48 homes |
| Calabasas | $1,775,000 | 40 days | +25.8% | 93 homes |
| Hidden Hills | $7,800,000 | 193 days | +3.7% | 42 homes |
How Do Property Taxes Differ Between Los Angeles County vs Ventura County for Home Sellers?
Property taxes are one of the most overlooked factors in this comparison. The county line runs through the Westlake Village area, so nearly identical homes can sit under two different tax structures.
Los Angeles County Tax Structure: Property tax in Los Angeles County averages $5,332 a year, with a median effective rate of 1.21%, according to the Los Angeles County Assessor. Total rates typically run 1.21% to 1.45%: the 1% base rate plus voter approved bonds and assessments.
Ventura County Tax Structure: The commonly cited median property tax in Ventura County is $3,372 a year on a median home value of $568,700, or about 0.59% of value, according to the Ventura County Assessor. Note that both counties start from the same 1% base rate, and effective rates like these reflect assessed values that often sit well below market value for long held homes. They are not the rate a new buyer pays after a sale resets the assessment.
Applying those published averages to a $1.6 million Westlake Village home gives a rough illustration. The real gap for a reassessed buyer will likely be narrower, so confirm with your CPA or the county assessor before relying on it:
- Los Angeles County side: $19,360 to $23,200 annually
- Ventura County side: $9,440 annually
- Illustrative annual difference on the Ventura County side: $9,920 to $13,760
Calabasas and Hidden Hills are both in Los Angeles County, so sellers there have no choice in the matter. In the Westlake Village area, which county and city a home sits in affects its tax bill, and that gives Ventura County side properties a talking point with buyers.
Which Market Actually Nets You More Money After All Costs and Taxes?
Net proceeds come down to sale price, transaction costs, carrying costs while you wait for a buyer, and how much leverage you have at the negotiating table. Here is how each market stacks up:
Westlake Village Advantage: Despite a lower median sale price than Calabasas, Westlake Village often comes out ahead for sellers, as our luxury home market analysis found. Properties on the Ventura County side carry lower ongoing property taxes, which trims your holding costs while the home is listed and gives buyers one more reason to choose your house. Keep in mind that property tax is an annual cost, not a closing cost, so it reaches your net through carrying costs and buyer demand rather than the settlement statement.
Calabasas Calculation: A 96% sale to list price ratio means sellers are landing close to asking, but growing inventory means more carrying cost if your home is not priced right out of the gate. Buyers have more room to negotiate than they did, so competitive pricing is essential.
Hidden Hills Reality: Gross sale prices are far higher, but ultra luxury dynamics change the equation. With so few closings, the median swings widely from month to month (one February 2026 snapshot showed about $5.15M against the $7.8M figure above), and with the median list price closer to $9.35M, meaningful price adjustments are common before a deal comes together.
Popular local restaurants like The Stonehaus in Westlake Village, La Paz Mexican Seafood in Calabasas, and Coin & Candor at the Four Seasons reflect each area's distinct character and appeal to different buyer demographics.
What Are the Current Market Conditions and Selling Times in Each Area?
Buyer behavior and inventory look different in each of the three communities.
Westlake Village is the most balanced of the three. The typical home sells for about 1% below list and goes pending in roughly 45 to 58 days depending on the data source, while well presented homes can sell at list and go pending in around 34 days. The lake and the county line option keep drawing buyers, including relocators from denser urban areas and investors looking for rentals.
Calabasas is shifting. Buyer activity has cooled slightly from prior months while luxury pricing holds, and sellers are seeing more deliberate negotiations. Well positioned, well priced properties still draw strong interest.
Hidden Hills runs on its own clock. Buyer competition for any single listing is thin, and the long selling periods call for different strategies and expectations. The upside: fewer competing sellers.
Frequently Asked Questions About Selling in These Three Markets
Should I choose Westlake Village over Calabasas based on property taxes alone?
No. Property taxes matter but they are not the only factor. A Westlake Village home on the Ventura County side carries a lower tax bill than a comparable Los Angeles County home, and that is a real selling point, but weigh it against sale price, days on market, and how your specific property shows. Run the numbers for your own situation with your CPA before letting taxes drive the decision.
How long should I expect my home to take to sell in each market?
Westlake Village averages about 45 days, Calabasas around 40 days for well priced homes, and Hidden Hills roughly 193 days. Conditions this year reward homes priced correctly from day one. In Calabasas, inventory has grown to 93 active listings, which gives buyers more negotiating room and means overpriced homes can sit.
Is Hidden Hills worth the much higher sale price despite longer selling times?
Hidden Hills commands premium prices but demands patience. Recent median sales have landed well below the median list price (one monthly snapshot showed about $5.15M sold versus roughly $9.35M listed), so meaningful price adjustments are common, and a 193 day average sale time means real carrying costs. It works best for sellers who are not time sensitive and can wait for the right buyer.
Which market gives sellers the most negotiating power in 2026?
Westlake Village currently offers the best balance of sale price and market conditions. In Calabasas, rising inventory and a growing share of listings taking price reductions have handed buyers more leverage. Hidden Hills is a niche where the right property can still command a premium, but patience is essential.
Thinking About Buying or Selling in the Conejo Valley?
Davis Bartels and DB Real Estate Group have closed 500+ transactions in the local market since 2009. If this comparison applies to your situation, Davis is happy to talk it through, no pressure.
Contact Davis: davisbartels.com
