Southshore Hills is the hillside neighborhood that looks down on Westlake Lake from the southwest, about 250 traditional 1970s homes on roomy lots, many with pools and a lake or hill view, and a street mix that holds young families, empty nesters and retirees. It suits buyers who want the Westlake Village lifestyle and Conejo Valley schools without a gate or a big HOA bill, and who are happy to buy a remodeled home or do the remodel themselves. Homes run about $1.43M to $2.4M, with 3 to 5 bedrooms and roughly 2,000 to 3,000 square feet.
Drive up Hillsbury Road at the end of the day and you understand why people stay here for decades. The streets climb above the lake, the houses sit back on wide lots behind mature trees, and the neighborhood's quiet cul-de-sacs branch off main streets like Highgate, Glastonbury and Channelford. Southshore Hills does not try to impress you at the entrance. It wins you over slowly, with evening light on the water and a backyard that feels bigger than anything you expected this close to Westlake Lake.
| Homes | About 250 single-family homes, single-story and two-story |
|---|---|
| Built | 1970s, traditional styles, many remodeled |
| Price range | About $1.43M to $2.4M |
| Size | 3 to 5 bedrooms, roughly 2,000 to 3,000 sq ft |
| Lots | Generous for the area, roughly a quarter acre to nearly half an acre, many with pools and views |
| HOA | About $722 per year |
| Gated | No |
| Schools | Westlake Elementary, Colina Middle, Westlake High (Conejo Valley Unified) |
| Jurisdiction | City of Thousand Oaks, Ventura County, Westlake Village mailing address |
Life above the lake
Southshore Hills is quieter and more varied than many of the tracts around Westlake Lake. The homes are traditional and the streets are tree-lined, but no two blocks feel identical, and that is a big part of the appeal. Some houses have been taken down to the studs and rebuilt as modern view homes. Others are original and lovingly kept, waiting for the next owner's vision.
The neighborhood draws an unusually broad mix for this part of Westlake Village. Young families come for the schools and the yards. Retirees and empty nesters come for single-story floor plans, the views, and the chance to be close to the lake without living on top of it. Our clients here tend to describe the same thing: it is a place you settle into, not a place you pass through.
The lake is the anchor. Southshore Hills sits on the hillside southwest of Westlake Lake, so you look across the water rather than step onto it. For buyers who want a dock, the lakefront neighborhoods like Southshore and The Shores or Westshore are the better fit. For buyers who want the view, the yard and the sunset, this is the neighborhood.
The homes: 1970s bones, big lots, real views
The houses were built in the 1970s with 3 to 5 bedrooms and roughly 2,000 to 3,000 square feet. You will find both single-story and two-story plans, including two-story homes with a bedroom downstairs, which matters to multigenerational buyers. Styles are traditional, with details like brick accents and two-car garages that date the era honestly.
Lots are the quiet advantage. They are generous for the area, roughly a quarter acre to nearly half an acre depending on the street, and the hillside siting gives many homes a lake view, a hill view, or a panoramic sunset view. Pools are common, and the yards have room for them without sacrificing the lawn.
What buyers should expect:
- Remodeled or project. Many homes have been fully updated and command the top of the range. The rest are good renovation candidates, and we have helped clients buy both kinds.
- View is the value. Two similar floor plans a block apart can sell for very different numbers based on what you see from the back patio. Walk every lot at the hour the view matters most to you.
- Hillside living. Expect retaining walls, slopes and drainage to be part of the inspection conversation on many of these lots.
What homes cost here
Southshore Hills runs about $1.43M to $2.4M. The lower end buys an original or lightly updated home on an interior street. The upper end buys a thoroughly remodeled home with a strong lake or hill view, and the best of those have asked above $2.3M. Recent sales have clustered in the high $1M range, where a 4-bedroom home of roughly 2,400 square feet changes hands.
Values have climbed. Homes that traded in the mid-$1M range in 2020 and 2021 have more recently sold for noticeably more. For the broader picture of where this market sits, see our Westlake Village home values page.
Schools: Conejo Valley Unified
Southshore Hills is served by Conejo Valley Unified, the district covering Thousand Oaks and the Ventura County side of the Westlake Village area. Students attend Westlake Elementary, Colina Middle School and Westlake High School.
Westlake Elementary is a K through 5 campus on East Potrero Road with about 512 students and a Gifted and Talented program. Niche rates it an overall A and ranks it #12 among public elementary schools in Ventura County.
Because the county line runs right past the neighborhood, homes a short distance south in Three Springs are in Los Angeles County and may feed differently. We confirm school assignment for every address before our clients write an offer.
Two associations, light dues, no gate
There is no gate and no guard, which keeps the feel open and the dues low. HOA costs are about $722 per year.
Two associations cover the neighborhood, Southshore Hills Property Owners Association and Southshore Hills West Homeowners Association. Which one applies depends on the street, and the documents and budgets are not interchangeable. Before you commit, we pull the correct association's rules, budget and reserves so you know exactly what the dues cover and what they do not. With dues this low, plan on confirming what the association maintains rather than assuming it handles slopes and landscaping.
One question we always ask on behalf of view-home buyers: does the association have any rule on tree height or view protection? In a neighborhood where the view drives the price, the answer is worth real money.
Before you buy: what we tell our clients
- You are in Thousand Oaks. The mailing address says Westlake Village, but the home sits in the City of Thousand Oaks in Ventura County. That shapes your tax bill, permits, police and fire service, and voting. Comparing a Southshore Hills home to a Los Angeles County home across the line is comparing two different cities and two different tax rolls.
- Lake rights are not automatic. Westlake Lake is privately managed by the Westlake Lake Management Association, and access generally belongs to owners whose title carries lake rights. Do not assume a Southshore Hills home includes them. Confirm in writing what, if anything, transfers with the deed.
- Buy the lot and the view, then the house. A 1970s home can be updated. The lot size, the slope and the sightline cannot. We steer clients toward the streets and cul-de-sacs, such as Brooksfall, Goldenrod, Bowcliff and Bayside, where the setting justifies the price.
- Budget for a 1970s home. Even a remodeled house of this age deserves a thorough inspection of systems and drainage, and an original one needs a realistic renovation number before you make an offer.
If Southshore Hills is close but not quite right, the neighboring lake communities are worth a look. Windward Shores offers a different relationship to the water, and our full Westlake Village neighborhoods guide lays out how each one compares on price, HOA and feel.
Owning in Southshore Hills
What a typical home costs to own
About $11,683/month
- Principal and interest$9,950
- Property tax (about 1.1% of price, Ventura County)$1,673
- HOA$60
Estimate for a $1.82M 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 have sold homes in Southshore Hills and work in the neighborhood regularly. We are glad to share what we are seeing on the ground.
Westlake Village home prices, the last five years
Questions people ask about Southshore Hills
Is Southshore Hills in Westlake Village or Thousand Oaks?
Both, in a sense. The mailing address is Westlake Village 91361, but the neighborhood is inside the City of Thousand Oaks in Ventura County, on the southwest side of Westlake Lake. Los Angeles County begins just to the south at Three Springs.
How much do homes in Southshore Hills cost?
About $1.43M to $2.4M. Original or lightly updated homes sit at the lower end, while fully remodeled homes with strong lake or hill views reach the top. Recent sales have clustered in the high $1M range for a 4-bedroom home of roughly 2,400 square feet.
Do Southshore Hills homes have lake access?
The homes are hillside view lots above Westlake Lake, not lakefront. Lake access is controlled by the Westlake Lake Management Association and generally belongs to owners whose title includes lake rights, so it is not automatic here. Verify any lake rights in writing before relying on them.
Is Southshore Hills gated, and what is the HOA fee?
No, Southshore Hills is not gated. Dues are about $722 per year. Two associations cover the neighborhood, Southshore Hills Property Owners Association and Southshore Hills West Homeowners Association, and which one applies depends on the street. Review the correct association's documents and budget during escrow.
What schools serve Southshore Hills?
Conejo Valley Unified School District, with Westlake Elementary, Colina Middle School and Westlake High School. Westlake Elementary is a K through 5 school with a Gifted and Talented program and an A rating from Niche. Confirm the assignment for your specific address, since the county line runs close by.
Who tends to live in Southshore Hills?
A broader mix than many nearby tracts. Young families come for the schools, yards and pools, while retirees and empty nesters are drawn to single-story floor plans, the views and the quiet streets. The housing stock ranges from fully remodeled homes to original ones ready for renovation.
Thinking about Southshore Hills?
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 map layer
- Ventura County school boundary data via City of Thousand Oaks
- U.S. Census Geocoder
- Westlake Yacht Club: About the lake
- Niche: Westlake Elementary School
- GreatSchools: Westlake Elementary School
- Homes.com: Southshore Hills neighborhood
- Lakefront living in Westlake Village: what to know
Facts checked October 2026.
