Three Springs Neighborhood Guide | Westlake Village, CA Homes

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Quick Facts: Three Springs at a Glance

Three Springs is a small, non-gated enclave of approximately 55 single-family homes tucked between the Westlake Village golf course and protected open space, offering a rare combination of genuine seclusion and walkable access to the best of Westlake Village.

What Is Three Springs Known For?

If you've spent any time seriously shopping in Westlake Village, you already know that most neighborhoods here are good. Three Springs is the one that buyers keep coming back to after looking everywhere else. The defining quality isn't any single amenity or price point. It's the feeling you get when you turn off Triunfo Canyon Road onto Three Springs Drive and the noise of the city just stops. The street curves gently uphill, the lots open up, and you're suddenly looking at hillside open space on one side and mature landscaping on the other. I've shown homes along Three Springs Drive and on Barrett Drive for years, and the reaction from buyers is almost always the same: "This doesn't feel like anything else we've seen." That reaction is the product of smart planning in the late 1980s. The developer kept the tract small, roughly 55 homes, oriented the lots to preserve sightlines toward the Santa Monica Mountains, and avoided the repetitive look-alike feel of larger suburban builds from the same era.

The typical buyer here is not looking for flash. They want privacy, space, quality construction, and a neighborhood where people actually know each other. Affluent families with school-age children make up the core demographic, but you'll also find long-tenured empty nesters who bought here in the 1990s and have no intention of leaving. The architecture skews toward traditional two-story California-contemporary styling, the kind with high entry ceilings, formal living and dining rooms up front, and a family room that opens to a private rear yard. What makes Three Springs genuinely distinct from adjacent tracts is the combination of lot size, open-space adjacency, and the absence of any HOA whatsoever. No architectural committee, no monthly dues, no restrictions layered on top of city code. For a certain buyer, that freedom is worth a lot.

Floor Plans and Home Styles in Three Springs

Almost every home in Three Springs is a two-story detached single-family residence built between 1987 and 1989. The architectural vocabulary is California contemporary with traditional details: stucco exteriors, tile roofs, arched entryways, and occasional brick or stone accent work. Lot sizes vary more than you might expect in a tract this small. The more desirable lots back to open space or the golf course and can reach a third of an acre or slightly more, while interior lots tend to run in the 8,500 to 10,000 square foot range. What you won't find here is a postage-stamp yard. Even the smaller lots feel generous because the homes were sited thoughtfully.

The predominant floor plans fall into three broad categories. The entry-level plan in the tract runs approximately 2,600 to 2,800 square feet, with four bedrooms and three baths, one guest bedroom and bath on the main level, and three bedrooms plus a laundry room upstairs. These plans have a formal living room, a separate dining room, a kitchen-family room combination at the rear, and a three-car garage. The mid-size plan steps up to roughly 3,100 to 3,400 square feet, adds a larger primary suite with a sitting area or retreat, and typically includes a dedicated home office or bonus room. The largest plan in the neighborhood reaches 3,600 to 3,800 square feet and features five bedrooms, an upstairs loft or game room, and a more dramatic entry with a sweep staircase and double-height foyer.

Renovation patterns are well established at this point. Homes that have not been updated since original construction tend to show dated kitchens with white tile countertops, older HVAC systems, and original single-pane windows in secondary rooms. The most competitive listings have been through full kitchen and bath renovations, often to a transitional or modern-farmhouse aesthetic, and have added hardwood or large-format tile flooring throughout the main level. Backyard improvements are a meaningful value driver here. Pools, outdoor kitchens, and extended patios are common on the larger lots. When I'm preparing a seller in Three Springs, the first conversation is always about what the yard can do for the sale price, because buyers at this level expect resort-style outdoor space.

What Is It Like to Live in Three Springs?

Saturday morning in Three Springs has a rhythm that's hard to describe without living it. By seven o'clock there are already people with dogs walking the loop around the neighborhood, often heading down toward Three Springs Park at the end of the street. The park is a genuine neighborhood gathering place, with a lighted basketball court, a children's play area, open grass, and a fitness trail that meanders through the perimeter. Kids ride bikes there in the afternoon. On summer evenings the basketball court stays busy until the lights come on at ten. By mid-morning on a Saturday, you'll see a few cars pulling out toward the Triunfo Canyon corridor for coffee. The go-to spots within a short drive include The Stonehaus on Agoura Road, which is the kind of wine-country-meets-neighborhood-cafe experience that Westlake Village does better than almost anywhere else in the Valley, and Bonibi Coffee, which draws a younger, more espresso-forward crowd. For a proper breakfast or brunch, Brent's Deli on Townsgate Road is an institution that Three Springs families have relied on for decades.

The neighborhood has a pronounced family character without feeling like a subdivision. There are enough long-time residents who have watched kids grow up and move out that there's real texture to the social fabric. Halloween is locally famous. Multiple neighbors coordinate lighting, decorations, and candy distribution in a way that draws families from adjacent streets. It's the kind of organic tradition that emerges in a neighborhood with genuine community investment, not something manufactured by an HOA events committee. You don't need a committee here because people actually like each other.

Traffic is a genuine non-issue inside the neighborhood. Three Springs Drive does not connect through to anything, so the only cars on the street are residents, guests, and the occasional delivery. That dead-end character is what keeps it quiet. There is no cut-through traffic from Lindero Canyon or Triunfo Canyon. The tree canopy along the street is mature, and the open-space border on the south and west sides means you will never wake up to a new development going in next door. That permanence matters to buyers at this price point, and it's one of the things I always lead with when I'm showing the neighborhood.

For daily errands the closest grocery is Vons on Agoura Road, roughly 1.3 miles away, and a Ralphs anchors the Lindero Canyon shopping center about 1.5 miles northeast. The Promenade at Westlake on Russell Ranch Road is a short drive and offers a full complement of dining, fitness, and retail options. Lure Fish House at the Promenade is the neighborhood dinner choice when you want something reliably excellent without driving to Calabasas. Zin Bistro on Lindero Canyon handles the lakeside special-occasion dinner. The net effect is that Three Springs sits close enough to everything without feeling like it's on top of anything.

Three Springs Market Snapshot

Three Springs operates on a thin inventory cycle. With only approximately 55 homes in the tract, the market can feel entirely frozen for months and then produce three or four transactions in a single quarter. That low turnover is both a challenge and a protection for values. Because comparable sales are scarce, each transaction carries significant weight in any appraisal. Well-presented, fully renovated homes have pushed past $2.5 million with regularity, while original-condition homes that are priced to move tend to settle in the $1.75 to $1.9 million range. The spread between updated and unrenovated is wider here than in larger tracts because buyers at this price point have strong opinions about finishes.

Recent transaction data confirms that prices have moved meaningfully upward. The average sale price in Three Springs is currently running approximately $2.14 million, up roughly 8 percent year over year, with price per square foot approaching $608. Days on market fluctuate considerably given the small sample size, but well-priced homes in good condition have been selling in under 30 days, while overpriced or deferred-maintenance listings can sit for two months or more before sellers adjust.

This is firmly a seller's market in Three Springs, though with important nuance. Because sales are infrequent and appraisers have limited local comps to work with, buyers using financing sometimes run into appraisal gaps on the upper end of the price range. Sellers who price aggressively above the last sold comp need to be prepared to negotiate on the appraisal or accept a buyer who will make up the difference in cash. In my experience, the most successful sales in this neighborhood are those where the listing agent has done the comp homework in advance and can walk an appraiser through the value story clearly. The broader Westlake Village market median sits around $1.65 million, meaning Three Springs trades at a meaningful premium to the city average, a premium that has held up consistently over the past decade.

Who Should Look in Three Springs?

Move-up families coming from a smaller Westlake or Thousand Oaks home. This is the core buyer. You've been in a 2,200-square-foot home for five years, you have two kids in CVUSD schools, and you're ready for a primary suite with an actual retreat, a yard where the kids can have a pool, and a neighborhood that functions like a neighborhood. Three Springs delivers all of that without dropping you into a 500-home development where you never learn your neighbors' names. The school pipeline directly to Colina Middle and Westlake High is a significant pull for families timing a move around their children's school years.

Buyers relocating from Los Angeles or the South Bay. I work with this profile regularly. You've sold a smaller home in Santa Monica or Culver City, you've got equity to deploy, and you want real space without sacrificing proximity to the city. Three Springs gives you roughly 35 miles to downtown LA via the 101, a proper detached home on a real lot, and a community that feels nothing like the suburb you feared you were buying into. The commute is real but manageable, and the lifestyle offset is substantial.

Empty nesters who want to right-size without leaving the neighborhood. Three Springs has long-tenured residents who are occasionally ready to transition to something smaller, but who are not ready to leave the neighborhood. I've had situations where a seller in Three Springs turned around and bought in an adjacent Westlake community rather than leave the immediate area. If you're on the other end of that transaction, a buyer who wants a single-story or a more manageable floor plan, the occasional single-level opportunity in Three Springs is worth watching for specifically. They don't come often but they generate real demand when they do.

Investors and second-home buyers looking for appreciating Westlake Village assets. Three Springs does not produce significant rental inventory, and buying here purely for yield is not the play. But as a hold-and-appreciate strategy or a second home for a family with Southern California ties, the combination of low HOA burden, strong school district, and constrained supply makes this a sensible long-term position. You are not buying into a commodity. You are buying into a tract with roughly 55 homes that very rarely turns over, and that scarcity has its own value.

Pros and Cons of Three Springs

Pros

• No HOA means no monthly dues, no architectural committee approval for renovations, and no CC&R enforcement headaches
• Borders protected open space on multiple sides, eliminating future development risk on adjacent parcels
• Low internal traffic due to the non-through-street layout; quiet even on weekends
• Generous lot sizes by Westlake Village standards, with select lots approaching a third of an acre
• Direct pipeline to three well-regarded CVUSD schools: Westlake Elementary, Colina Middle, and Westlake High
• Three Springs Park is within walking distance and includes a lighted basketball court, playground, open field, and fitness trail
• Strong price appreciation history with limited supply acting as a consistent floor on values
• Close proximity to Triunfo Creek Park and the Pentachaeta and Westlake View trail systems for outdoor recreation

Cons

• Most homes are now 35 to 38 years old; buyers should budget for systems-level updates including roof, HVAC, windows, and plumbing on unrenovated properties
• No walkability for daily errands; a car is required for groceries and most services
• Very low inventory means you may wait months for the right home to become available, and competition is real when one does surface
• The price premium over the broader Westlake Village median is significant; buyers stretching to get into the neighborhood can find themselves thin on renovation budget after closing

Schools Serving Three Springs

• Westlake Elementary School (Kindergarten through Grade 5) — Primary feeder for Three Springs families
• White Oak Elementary School (Kindergarten through Grade 5) — Alternative option within CVUSD boundaries
• Lang Ranch Elementary School (Kindergarten through Grade 5) — Additional CVUSD elementary option
• Colina Middle School (Grades 6 through 8)
• Westlake High School (Grades 9 through 12)
• School District: Conejo Valley Unified School District (CVUSD)

CVUSD is the primary reason many families first look at this part of Westlake Village. Westlake High is consistently recognized at the local, state, and national levels for academic excellence, with an active AP program, a state-of-the-art STEM building, and strong extracurricular depth in athletics, the arts, and competitive academics. Parents of students currently enrolled will tell you that the school culture genuinely matches the reputation. The district has also invested significantly in facility modernization across all campuses in recent years. For families seeking private alternatives, Oaks Christian School in Westlake Village and Viewpoint School in Calabasas are both within reasonable driving distance and serve portions of the Three Springs buyer demographic, particularly for high school.

Nearby Amenities and Local Favorites

Grocery

• Vons (Agoura Road at Kanan) — approximately 1.3 miles; everyday anchor for Three Springs households
• Ralphs (Lindero Canyon Road) — approximately 1.5 miles northeast; larger store with full pharmacy
• Whole Foods Market (Thousand Oaks) — approximately 4.5 miles; preferred for organic and specialty items

Coffee and Cafes

• The Stonehaus (32039 Agoura Road) — approximately 1.8 miles; the most atmospheric coffee and wine experience in Westlake Village, set in a converted stone building with an outdoor terrace
• Bonibi Coffee (Westlake Village) — approximately 1.5 miles; excellent espresso program with a neighborhood-cafe feel
• JOi Cafe (2855 Agoura Road) — approximately 1.6 miles; plant-forward menu with quality organic coffee

Restaurants

• Lure Fish House (30970 Russell Ranch Road) — approximately 2.0 miles; the go-to for quality seafood and a reliable happy hour
• Brent's Deli (2799 Townsgate Road) — approximately 1.8 miles; a Westlake institution for breakfast and lunch, family-run and genuinely beloved
• Zin Bistro Americana (32131 Lindero Canyon Road) — approximately 1.5 miles; lakeside dining with a strong wine program and live music on weekends
• Boccaccio's (32123 Lindero Canyon Road) — approximately 1.5 miles; classic Italian on the lake, a neighborhood staple for special occasions

Parks and Trails

• Three Springs Park (3022 Three Springs Drive) — on-site within walking distance; basketball court, playground, open field, fitness trail, open until 10 p.m. nightly
• Triunfo Creek Park and Pentachaeta Trail (32100 Triunfo Canyon Road) — approximately 0.8 miles; access to approximately six miles of combined trail through open space with Santa Monica Mountains views
• Westlake Village Dog Park — approximately 2.0 miles; off-leash area maintained by the City of Westlake Village

Fitness

• Equinox Westlake Village (The Promenade) — approximately 2.2 miles; full-service club with group fitness, pool, and spa amenities
• Planet Fitness (Thousand Oaks Boulevard corridor) — approximately 3.5 miles; value option for households with multiple gym users

Medical

• Los Robles Regional Medical Center (Thousand Oaks) — approximately 5.5 miles; the primary regional hospital serving the Conejo Valley

What to Expect When Buying in Three Springs

The first thing I tell buyers who are serious about Three Springs is that you need to be ready to move. Because only a handful of homes trade in any given year, the good ones rarely sit long. When a properly priced, well-presented home hits the market in this neighborhood, it is not unusual to see multiple offers within the first weekend. I have seen clean, updated homes in the $2 to $2.3 million range generate three to five offers, with buyers waiving contingencies or offering lease-back terms to get the deal. If you are financing, get fully underwritten before you start looking, not just pre-approved. The difference between a pre-approval letter and a full underwriting approval is the difference between a seller taking your offer seriously and moving on to the next buyer.

Inspection considerations for late-1980s construction are predictable but worth understanding in advance. Roofs on original homes are often at or past their useful life. HVAC systems from this era, even if maintained, are approaching 35 years old. Single-pane windows are still found in a subset of homes that have not been fully updated. Galvanized water supply lines and aluminum branch wiring are less common in this price point than in older Westlake construction, but they are not unheard of and a thorough inspection is non-negotiable. The absence of an HOA is a genuine buyer benefit but it also means there is no reserve fund backstopping deferred maintenance on common areas. Everything is on the individual homeowner.

On the appraisal side, buyers and their agents need to be aware that Three Springs has very limited internal comps. An appraiser working a transaction here will typically pull from adjacent tracts and make adjustments for lot size, open-space adjacency, and renovation level. If you are paying above the last sold comp, which in a multiple-offer scenario you likely will be, your agent needs to be proactive about appraiser communication and have a strong comp package ready. Closing costs in California run approximately 1 to 1.5 percent of purchase price for the buyer after the earnest money is credited. Seller net costs including commission and transfer taxes typically land in the 6 to 7 percent range. These are not negotiating points I see many sellers winning back in a market like this, but knowing the numbers before you're in contract removes surprises.

Frequently Asked Questions About Three Springs

Is Three Springs a good investment?

Yes, with the appropriate time horizon. The combination of constrained supply, no HOA burden, a strong school district, and permanent open-space borders has produced consistent appreciation over the past decade. Three Springs is not a speculative flip market. It is a hold-and-appreciate play for buyers who plan to be in the home for five or more years and want a neighborhood with real scarcity value.

What are the HOA fees in Three Springs?

There is no HOA in Three Springs. This is one of the meaningful differentiators from comparable Westlake Village tracts at similar price points. The only assessments that apply are standard Westlake Village city assessments, including a modest landscaping district assessment for median maintenance on Three Springs Drive. There are no monthly HOA dues, no architectural committee, and no common-area reserve fund.

How are the schools in Three Springs?

The schools are excellent. Three Springs feeds into Westlake Elementary, Colina Middle School, and Westlake High School, all part of the Conejo Valley Unified School District. Westlake High is consistently recognized for academic achievement at the state and national level and offers a deep AP curriculum along with strong programs in STEM, the arts, and athletics. CVUSD regularly produces National Merit Scholarship semifinalists. The schools are a primary driver of demand in this neighborhood.

Is Three Springs family-friendly?

Emphatically yes. Families with school-age children are the dominant demographic in Three Springs, and the neighborhood has a genuine community culture to show for it. The annual Halloween tradition, the proximity to Three Springs Park, and the walkable residential streets with no cut-through traffic make it a natural fit for households with kids. The neighbors tend to know each other, and that social fabric is self-reinforcing over time.

How close is Three Springs to the 101 freeway?

Three Springs is approximately 1.5 to 2 miles from the US 101 freeway, accessible via either Lindero Canyon Road or Kanan Road. Both access points are lightly trafficked relative to other Conejo Valley on-ramps. The 101 connection makes regional commuting feasible in a way that more remote parts of Westlake Village cannot match.

What is the commute to Los Angeles from Three Springs?

Under normal conditions the drive from Three Springs to the Westside of Los Angeles runs approximately 40 to 50 minutes via the 101 to the 405 or the 101 directly through the Valley. Rush-hour commutes, particularly westbound in the morning, can stretch to 60 to 75 minutes. Many Three Springs residents manage the commute by working from home two or three days per week or using the mid-day off-peak window to their advantage. Metrolink service is available from the Thousand Oaks area but requires a drive to the station and is generally not the primary mode for this neighborhood.

Does Three Springs have a pool or community amenities?

There is no community pool, clubhouse, or shared amenity structure in Three Springs. The neighborhood has no HOA and therefore no common facilities. What it does have is Three Springs Park immediately adjacent to the neighborhood, which provides basketball courts, playground equipment, a fitness trail, and open field space maintained by the City of Westlake Village. Individual homes with pools are common among the renovated properties in the tract.

How does Three Springs compare to the rest of Westlake Village on price?

Three Springs trades at a meaningful premium to the Westlake Village citywide median, which sits around $1.65 million. The typical Three Springs sale closes between $1.85 and $2.5 million depending on condition and lot, with the upper tier of renovated, open-space-adjacent homes pushing toward and occasionally past $3 million. That premium reflects lot size, the no-HOA status, the open-space border, and the neighborhood's established reputation for community cohesion.

Similar Communities to Three Springs

Three Springs occupies a specific position in the Westlake Village market: non-gated, no HOA, late-1980s construction, roughly 55 homes, and a genuine sense of neighborhood. If you love what Three Springs offers but want to explore how adjacent tracts compare on size, price, or lifestyle, the communities below are all worth understanding. Some offer lower price entry, some offer gated security, and some offer lakefront access that Three Springs does not. I cover all of them regularly and am happy to walk you through the distinctions in person.

• Southshore / The Shores — Similar because it shares Westlake Village's upper-tier pricing and large lots, but adds direct lake frontage and a significantly higher price ceiling ($2M to $5M+).
• North Pointe — Similar because it competes directly with Three Springs on price ($2M to $3M) and offers a comparable family-buyer demographic, though it is a gated community.
• Southshore Hills — Similar because it targets the same move-up family buyer in the $1.5M to $2.5M range and shares Westlake Village's strong school access.
• First Neighborhood — Similar because it is one of Westlake Village's foundational residential tracts with a wide price range ($1.25M to $2.3M) and strong neighborhood character.
• Foxmoor Cove — Similar because it offers detached single-family homes in Westlake Village with a slightly lower price entry ($1.25M to $2M) and comparable school access.
• Triunfo West Townhomes — Worth considering for buyers who want a Westlake Village address and CVUSD schools at a more accessible price point ($800K to $1.1M) in an attached-home format.
• Village Glen Townhomes — Similar for buyers stepping into the Westlake market at $750K to $860K who want to build equity before moving up to a detached home like those in Three Springs.
• Renaissance Homes — Similar for buyers in the $850K to $1M range who are earlier in the move-up cycle and want to establish themselves in a Westlake Village community.
• Braemar Townhomes — Worth comparing for buyers who want low-maintenance living in the $900K to $1.3M range within the same school district pipeline.
• Northgate Townhomes — Similar for buyers at the $800K to $1.1M entry point who want Westlake Village quality and CVUSD schools in a townhome format before stepping up to a detached home.

About Davis Bartels

Davis Bartels is the founder of the DB Real Estate Group with Pinnacle Estate Properties (CA DRE #00905345). He has personally closed nearly 1,000 transactions in the Conejo Valley since 2009 and consults on residential sales, investment purchases, 1031 exchanges, and estate-level real estate strategy. DRE #01933814.

Last updated: 2026-04-17

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