Westlake Village Neighborhoods Guide: Where to Live in 2026

Choosing a neighborhood in Westlake Village is harder than it looks. The city has many distinct communities, and the gap between a Northshore condo and a North Ranch estate is measured in millions. With the citywide median list price around $1.58M as of February 2026, it pays to know which pockets fit your budget and your life before you start touring. This guide breaks down every major neighborhood by price, schools, and character.

What Are the Main Neighborhoods in Westlake Village in 2026?

Westlake Village straddles the LA County / Ventura County line, and that line matters more than most newcomers expect. 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 fall into four groups. Family communities: First Neighborhood, Foxmoor, Three Springs, and Westlake Hills form the core family areas with strong schools and neighborhood amenities. Luxury enclaves: North Ranch, with its guard-gated communities and country club lifestyle, sits at the top of the Westlake Village market. Lake communities: Westlake Island, Southshore, Northshore, and Lakeshore offer waterfront living with boat docks and lake access. View communities: Southshore Hills, Foxmoor Hills, and The Trails (Westlake Trails and Southridge Trails) sit on the hillsides with wide views. The classic neighborhoods (First Neighborhood, Westlake Island, Foxmoor, and the lake communities) remain in steady demand.

Which Westlake Village Neighborhoods Are Best for Families in 2026?

For buyers prioritizing schools, parks, and a neighborly feel, four communities come up again and again. First Neighborhood is the one most people picture when they think of Westlake Village. With a median home price of $1.5M, it offers walkability to the Westlake Village Inn and local dining. The neighborhood design encourages interaction with connected greenbelts and well-planned streets. Foxmoor draws buyers with its tree-lined streets and central location. Median price is $1.475M, and the neighborhood is served by Foxmoor Elementary. It is also a short drive to restaurants like The Stonehaus and Mastro's Steakhouse in nearby Thousand Oaks. Three Springs commands a premium, and it earns it. With a median home price of $1.92M, it is the most expensive of the four. Built in the late 1980s and early 1990s, it is the "newer" community of the group, and the builder clearly had families in mind. Homes and lots are bigger, yet close enough that you get to know your neighbors. A large park anchors the center of the neighborhood, and the wide sidewalks are busy with walkers, runners, and kids on bikes. Westlake Hills is the value play of the four. The median home price is $1.3M, the schools are strong, and the mix includes many single-story homes.

All four neighborhoods offer access to Wildwood Regional Park, with 14 trails covering 17 miles.

What Are the Most Prestigious Luxury Neighborhoods in Westlake Village?

North Ranch is Westlake Village's premier luxury address, with several guard-gated communities and a country club at its center. Over the past year, North Ranch homes were listed or sold anywhere from $1M for a townhome to $15M for a 17,000 square foot Italian villa on 12 acres with sweeping views, and the median sold price was $3.4M. North Ranch Country Club Estates is the top tier. Large lots, custom estates, and adjacency to the private club support pricing far above the citywide median, and the guard-gated enclaves here function as their own micro-market. The North Ranch Country Club offers 27 holes of golf, tennis, and both fine and casual dining. Oak Place Homes is the more intimate option: a small gated community within North Ranch, with homes generally in the $2M to $3M+ range overlooking the golf course. When considering luxury enclave options, many buyers also explore Lake Sherwood as an alternative. Over the past year, Lake Sherwood homes were listed or sold anywhere from $1.2M for a 700 square foot two bedroom to $10.7M for a 9,400 square foot lakefront estate, with a median sold price of $4.3M.

Which Westlake Village Neighborhoods Offer True Lake Living?

The communities around Westlake Lake combine waterfront living with suburban convenience, which is rare in Southern California. Westlake Island is the most exclusive of them: a 24-hour guard-gated community with boat docks and unobstructed water views, for buyers who want something more distinctive than the typical Westlake home. Southshore, also called "The Shores," is similar to Westlake Island without the gate. These homes also have boat docks, and the median home price is $2.3M. Residents enjoy direct lake access and can walk to popular restaurants like Boccaccio's Restaurant and Zin Bistro Americana, both on the water. Northshore is the more attainable way onto the lake. If you want lake living but not a $2M price point, start here. The homes are attached, similar to a townhouse or condo. The median price is $670K, but many of these homes are under 1,000 square feet. Homes right on the water run around $1.5M to $2M, while the ones backing up to Agoura Road sit in the $600Ks. Lakeshore, on the north and east side of the lake, offers the widest range. You'll find both single family homes and townhomes, with prices from about the $800Ks for a small townhome to upwards of $2M for a nicely remodeled waterfront property.

How Do Westlake Village School Districts Compare by Neighborhood?

School assignment follows the county line. The City of Westlake Village (LA County) is part of Las Virgenes Unified School District (LVUSD), which feeds Agoura High School. The Ventura County side, which carries Westlake Village addresses but sits within the City of Thousand Oaks, is part of Conejo Valley Unified School District (CVUSD), which feeds Westlake High School. Las Virgenes Unified School District (LVUSD) serves the Los Angeles County portion. According to Public School Review, LVUSD ranked #185 of 1,907 California districts (top 10%) for combined math and reading proficiency in the 2022-2023 school year, with a graduation rate around 96%. Conejo Valley Unified School District (CVUSD) serves the Ventura County portion and includes Westlake High School, which many local parents and agents regard as the strongest overall high school in the Conejo Valley, with a graduation rate around 97.5%. Key elementary schools: Westlake Hills Elementary serves Westlake Hills and parts of North Ranch. It consistently ranks in the top 15% of California elementary schools, with a statewide ranking between 302 and 894 over the past 10 years. Its Smarter Balanced Assessment results run well above both the CVUSD and California averages. Foxmoor Elementary (rated 9/10 overall and 10/10 for test scores) serves central Westlake Village, including Foxmoor Homes and Westlake Bay Townhomes. White Oak Elementary serves the Los Angeles County side and is among the strongest elementary schools in LVUSD, particularly in mathematics. Many buyers target neighborhoods by school assignment, and since the county line runs through some neighborhoods, verify the specific address with the district before you write an offer. If this is your first home purchase, that step matters even more.

What Are Current Market Trends and Home Prices in Westlake Village Neighborhoods?

Early 2026 data painted a mixed picture. In February 2026, the median list price in Westlake Village was $1.58M, while one valuation model put the average home value at $1,415,067, down 4.6% over the past year. Days on market figures depend heavily on the source and the price point: estimates ranged from under three weeks to around 70 days, versus roughly 27 days a year earlier, and homes sold for about 1% below list price on average. The consistent thread is that conditions vary sharply by price range and by how well a home is prepared. 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 . The inventory snapshot at that time (131 active listings, 40 in escrow, 30 sold in the month) pointed to a market that rewards preparation and accurate pricing. Sellers who adjusted early were rewarded, buyers recognized value and moved quickly on it, overpriced listings went stale, condos and townhomes under $1M moved fast, and updated or well-presented homes consistently outperformed. For sellers considering listing their Westlake Village home, these neighborhood-level differences matter more than the citywide headline. View communities: Southshore Hills has a median home price of about $1.6M with HOA dues around $700 per year, while Foxmoor Hills, where most homes are in the 2,500 square foot range, has a median of $1.62M.

Frequently Asked Questions About Westlake Village Neighborhoods

The short version: pick the school district first, then the budget, then the lifestyle. Those three filters will narrow a dozen neighborhoods down to two or three worth touring, and that is where the real decision gets made.