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Choosing the right neighborhood in Westlake Village can feel overwhelming with so many distinct communities offering different lifestyles, price points, and amenities. With median home values currently ranging from the mid-$1.5M range across the city, understanding where to focus your search is crucial. Whether you're drawn to lakefront living, family-friendly communities, or exclusive gated estates, this complete guide breaks down every major Westlake Village neighborhood to help you make an informed decision.

What Are the Main Neighborhoods in Westlake Village in 2026?

Westlake Village spans across two counties and offers distinct neighborhoods, each with its own character and appeal. Westlake Village is split by the LA County / Ventura County line. The Ventura County side feeds into CVUSD (and Westlake High). The LA County side feeds into LVUSD (and Agoura High). This geographic split significantly impacts school assignments and community amenities. The major neighborhoods include: **Family-Centric Communities:** First Neighborhood, Foxmoor, Three Springs, and Westlake Hills form the core family-friendly areas with excellent schools and community amenities. **Luxury Enclaves:** North Ranch, with its guard-gated communities and country club lifestyle, represents the pinnacle of Westlake Village luxury living. **Lake Communities:** Westlake Island, Southshore, Northshore, and Lakeshore offer unique waterfront living experiences with boat docks and lake access. **View Communities:** Southshore Hills, Foxmoor Hills, and The Trails (Westlake Trails and Southridge Trails) provide elevated living with panoramic vistas. Westlake Village's classic neighborhoods, First Neighborhood, Westlake Island, Foxmoor, and the lake communities, remain in high demand according to recent market data.

Which Westlake Village Neighborhoods Are Best for Families in 2026?

For families seeking excellent schools, safe streets, and strong community connections, four neighborhoods consistently top the list among local real estate professionals. **First Neighborhood** remains the quintessential family community. First Neighborhood, with a median home price of $1.5M , offers walkability to Westlake Village Inn and local dining. The neighborhood design encourages interaction with connected greenbelts and well-planned streets. **Foxmoor** attracts young families with its tree-lined streets and central location. Foxmoor, with a median home price of $1.475M , serves families through Foxmoor Elementary. The neighborhood connects to popular restaurants like The Stonehaus and Mastro's Steakhouse in nearby Thousand Oaks. **Three Springs** commands premium pricing for good reason. Three Springs is going to be a slightly more affluent neighborhood than the others I've mentioned, with a median home price of $1.92M . Built in the late 1980s and early 1990s, Three Springs is a "newer" community built in the late 80's and early 90's, and it appears that the builder really had families in mind when they designed the neighborhood. The homes and lots are bigger, yet still close enough that you get to know your neighbors. There's a big beautiful park in the middle of the neighborhood, and nice wide sidewalks where you'll regularly see neighbors out for a walk, run, or bike ride . **Westlake Hills** offers excellent value for families seeking top schools. Westlake Hills has a slightly lower median home price of $1.3M , with many single-story homes perfect for growing families.

Family Neighborhood Home Price Comparison

$0$500K$1M$1.5M$2M$1.5M$1.48M$1.92M$1.3MFirstFoxmoorThree SpringsWestlake Hills

Source: Local market data, February 2026

All four neighborhoods offer access to Wildwood Regional Park, which features 14 trails covering 17 miles for family recreation and outdoor activities.

What Are the Most Prestigious Luxury Neighborhoods in Westlake Village?

North Ranch stands as Westlake Village's premier luxury destination, offering multiple guard-gated communities and country club amenities. In North Ranch this past year, homes were listed or sold from anywhere between $1M for a townhome to $15M for a 17,000 sqft Italian Villa on 12 acres with sweeping views of Westlake Village … with the median sold price being $3.4M . **North Ranch Country Club Estates** represents the pinnacle of luxury living, featuring North Ranch and its guard‑gated enclaves are premium micro‑markets within Westlake Village. Large lots, custom estates, and adjacency to private club facilities support pricing far above the town median. Recent years have seen custom properties and guard‑gated estates close in the multi‑million range . The North Ranch Country Club provides residents with championship golf, tennis courts, and fine dining facilities. North Ranch Country Club: featuring 27 holes golf course, tennis courts, fine and casual dining . **Oak Place Homes** offers a more intimate gated experience. ($2M , $3M+) Oak Place Homes is a gated community in North Ranch in Westlake Village. It's a small and beautiful affluent community with gorgeous homes overlooking a golf course . When considering luxury enclave options, many buyers also explore Lake Sherwood as an alternative. In Lake Sherwood this past year, homes were listed or sold from anywhere between $1.2M for a 700sq ft 2 bed 1 bath, to $10.7M for a 9400sq ft lakefront estate.The median sold home price in Lake Sherwood was $4.3M .

Which Westlake Village Neighborhoods Offer True Lake Living?

The lake communities surrounding Westlake Lake offer a unique Southern California lifestyle that combines waterfront living with suburban convenience. **Westlake Island** provides the most exclusive lake experience. Westlake Island is going to be the higher-end gated community for those who have "made it" but want something more unique than the typical Westlake home . This 24-hour guard-gated community offers boat docks and unobstructed water views. **Southshore** delivers similar amenities without gating. Southshore or "The Shores" will be similar to Westlake Island but without the gate. These homes will also have boat docks. The median home price here is $2.3M . Residents enjoy direct lake access and can walk to popular restaurants like Boccaccio's Restaurant and Zin Bistro Americana, both offering lakefront dining experiences. **Northshore** provides more affordable lake access. If you want to live on the lake but aren't in the $2M pricepoint, you might consider Northshore. The homes here are single family attached homes , similar to a townhouse or condo. The median home price is only $670K, but many of these homes are under 1000 sqft. The homes right on the lake will be around $1.5-$2M and the ones that back up to Agoura Rd will be in the $600K's . **Lakeshore** offers the most variety in lake living options. On the north/east side of the lake, this neighborhood has a range of home prices depending on the location and condition of the home. You'll find both single family homes and townhomes in here. Home prices will range between about the $800K's for a small townhome to upwards of $2M for a nicely remodeled waterfront property .

Lake Community Price Range Home Style Key Features
Westlake Island $2M - $6M+ Single Family 24-hour gated, private docks
Southshore $1.8M - $3M Single Family Waterfront, boat docks
Northshore $600K - $2M Attached Homes Lake views, varied pricing
Lakeshore $800K - $2M+ Mixed Townhomes to estates

How Do Westlake Village School Districts Compare by Neighborhood?

Understanding school assignments is crucial since The City of Westlake Village (LA County) is part of Las Virgenes Unified School District (LVUSD), which assigns students to Agoura High School. The Westlake Village Township (Ventura County side) is part of Conejo Valley Unified School District (CVUSD), which assigns students to Westlake High School . **Las Virgenes Unified School District (LVUSD)** serves the Los Angeles County portion. According to PublicSchoolReview, LVUSD ranks in the top 10% of all California school districts for combined math and reading proficiency, with a graduation rate around 96% . Las Virgenes Unified School District is ranked #185 out of 1,907 school districts in California (top 10%) based off of combined math and reading proficiency testing data for the 2022-2023 school year . **Conejo Valley Unified School District (CVUSD)** serves the Ventura County portion and includes the highly sought-after Westlake High School. CVUSD is home to Westlake High School, which most local parents and agents consider the best overall high school in the Conejo Valley . Key elementary schools include: **Westlake Hills Elementary** serves neighborhoods like Westlake Hills and parts of North Ranch. Westlake Hills Elementary consistently ranks in the top 15% of California elementary schools, with a statewide ranking between 302 and 894 over the past 10 years. The school's performance on Smarter Balanced Assessments is significantly higher than the Conejo Valley Unified School District and the state of California averages . **Foxmoor Elementary** serves the central Westlake Village area. Overall 9/10 | Test Scores 10/10 serves central Westlake Village neighborhoods including popular communities like Foxmoor Homes and Westlake Bay Townhomes . **White Oak Elementary** serves the Los Angeles County side. White Oak Elementary in the Las Virgenes Unified district stands out as the top elementary school, particularly in mathematics, while Westlake High in the Conejo Valley Unified district boasts an exceptional 97.5% graduation rate . Many families specifically target neighborhoods based on school assignments. For those considering first-time home purchases, understanding school boundaries becomes particularly important for long-term planning.

The Westlake Village market has shown interesting dynamics in early 2026. In February 2026, Westlake Village homes were listed to buy for a median price of $1.58M , while The average Westlake Village home value is $1,415,067, down 4.6% over the past year and goes to pending in around 18 days according to different data sources. Market conditions vary significantly by price range and preparation. On average, homes in Westlake Village sell after 70 days on the market compared to 27 days last year. The average homes sell for about 1% below list price and go pending in around 58 days . However, Buyers aren't chasing aspirational prices anymore. They're chasing value, condition, and credibility. Even in the $2M, $3M range, and even in Sherwood, North Ranch, and lake-adjacent neighborhoods, buyers are writing strong offers when the home makes sense . Recent inventory data shows With 131 active listings, 40 properties in escrow, and 30 homes sold this month, the data tells a story that every homeowner, downsizer, investor, and preparing-to-sell family should pay close attention to as we head toward early 2026 . The market rewards preparation and accurate pricing. Sellers who adjust early are being rewarded ✔ Buyers recognize value and move quickly on it ✔ Overpriced listings are becoming stale inventory ✔ Condos and townhomes under $1M are moving fast ✔ Updated or well-presented homes consistently outperform the market . For sellers considering listing their Westlake Village home, understanding these neighborhood-specific trends becomes crucial for successful outcomes. **View Communities Command Premiums:** The median home price is currently about $1.6M and HOA's will run you around $700/year in Southshore Hills, while Most homes are in that 2500sqft range and the median home price in Foxmoor Hills is $1.62M .

Frequently Asked Questions About Westlake Village Neighborhoods

Which Westlake Village neighborhood offers the best value for families?

Westlake Hills consistently offers excellent value with a median home price of $1.3M, high-rated schools, and low HOAs around $40 per year. The neighborhood features many single-story homes perfect for families with young children, plus easy access to parks and top-rated Westlake Hills Elementary School.

What is the most exclusive neighborhood in Westlake Village?

North Ranch Country Club Estates represents the most exclusive area, with guard-gated access, custom estates on large lots, and direct adjacency to the private country club. Recent sales have ranged from $2M to $15M, with many properties offering golf course views and club membership opportunities.

Can you live on the lake without paying $2M+?

Yes, Northshore offers lake-area living starting around $600K for attached homes, though lakefront properties still command $1.5M to $2M. Lakeshore also provides options from $800K for smaller townhomes up to $2M+ for renovated waterfront properties. These communities offer lake access without the premium pricing of Westlake Island or Southshore.

How do I determine which school district a Westlake Village home feeds into?

The Los Angeles County/Ventura County line determines school assignments. LA County portions attend Las Virgenes USD schools (feeding to Agoura High), while Ventura County portions attend Conejo Valley USD schools (feeding to Westlake High). Since this boundary runs through neighborhoods, always verify the specific address with school district tools before making decisions.

Understanding Westlake Village neighborhoods requires considering your lifestyle priorities, budget, and long-term plans. Whether you're drawn to the family-friendly atmosphere of Three Springs, the luxury of North Ranch, the unique character of lake living, or the value proposition of Westlake Hills, each community offers distinct advantages. The key is matching your specific needs with the right neighborhood's offerings, school assignments, and market positioning.

Thinking About Buying or Selling in Westlake Village (all neighborhoods)?

Davis Bartels and the DB Real Estate Group have helped 500+ 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