Three Springs is the neighborhood families in Westlake Village pick when they want a real yard, a park they can walk to, and streets where kids still ride bikes to each other's houses. The homes are late 1980s houses with three to five bedrooms on lots that often run a quarter acre or more, feeding White Oak, Lindero Canyon and Agoura High. Expect to pay about $1.5M to $2.9M, with the best remodeled homes at the top of that range.
Drive in through one of the three entrances off the hills south of Westlake Lake and the pace drops almost immediately. Three Springs Park sits right in the middle of the neighborhood, so Saturday mornings here look like a lit basketball court in use, strollers on the fitness path and a birthday bounce house on the grass. This is one of the few places in Westlake Village where the lots are big enough for a pool, a side yard and a trampoline.
| Homes | About 300 detached single-family homes |
|---|---|
| Built | Late 1980s |
| Price range | About $1.5M to $2.9M |
| Size | 3 to 5 bedrooms, roughly 2,300 to 4,700 sq ft |
| Lots | Often a quarter acre or more, a few approaching an acre or larger |
| HOA | About $270 a year |
| Gated | No, three open entrances |
| Schools | White Oak Elementary, Lindero Canyon Middle, Agoura High (Las Virgenes Unified) |
| Getting around | Minutes to Westlake Lake, local dining and the 101 |
Life in Three Springs: a park in the middle and room to breathe
The whole neighborhood is organized around Three Springs Park, a three-acre city park with a lighted basketball court, playground, fitness trail, picnic tables and barbecues. It opens at 6 am and closes at 10 pm, and it is one of only five parks in Westlake Village where the city allows bounce houses, which tells you how many kid parties happen here.
Streets like Three Springs Drive, Kirsten Lee Drive, Grandoaks Drive and Ranchgrove Drive curve up and around the hill, with cul-de-sacs branching off to quieter pockets. Because there are only three ways in, through traffic is minimal and most cars you see belong to someone who lives here.
The homeowners association is active without being overbearing. It rebuilt the original 30-year-old entrance to the neighborhood in 2018 after two years of planning, maintains the common landscaping, and has pursued license plate cameras at the entrances. In practical terms the neighborhood walks well: you can get to the park, a neighbor's house or a dog-walking loop without ever needing the car.
The homes: late 1980s houses on lots that are hard to find elsewhere
Three Springs was built out in 1988 and 1989, which puts it a generation newer than the original lake tracts: three to five bedrooms, roughly 2,300 to 4,700 square feet, on detached single-family lots. There are single-story homes in the mix, which matters for downsizers who want to stay in Westlake Village without giving up a yard.
The lots are the real story. Many sit at a quarter acre or more, some run three-quarters of an acre on the upper streets, and a handful exceed an acre. That is why you see so many pools and outdoor rooms here, and why a few owners have added private gates to their own driveways.
Pricing runs about $1.5M to $2.9M. Original-condition homes on standard lots sit toward the lower end, while fully remodeled homes with view lots and resort yards sell near the top. For context on how this compares across the city, see our Westlake Village home values page.
Schools: White Oak, Lindero Canyon and Agoura High
Three Springs is on the Los Angeles County side of Westlake Village, so it is served by Las Virgenes Unified rather than Conejo Valley Unified. Children attend White Oak Elementary in Westlake Village, Lindero Canyon Middle School in Agoura Hills, roughly three miles away, and Agoura High School.
Because Westlake Village straddles two counties and two districts, we always recommend running the exact address through the Las Virgenes Unified school locator before you write an offer. Every Three Springs home we have worked with has mapped to the three schools above.
Getting around and what is nearby
Westlake Lake, the Westlake Swim and Tennis Club, local restaurants and wine tasting are all close by, and the 101 is a quick drive for commuters heading toward Calabasas and the Valley. Hiking trails in the surrounding hills are near enough that many residents start their weekend on foot.
If you are weighing Three Springs against its neighbors, the closest comparisons are Southshore Hills, Parkwood Estates and Southshore and The Shores, where you trade yard size for life closer to the water. Our full map of Westlake Village neighborhoods puts them side by side.
Who it suits, and what to know before you buy
Three Springs fits families who want space, a walkable park and Las Virgenes schools without a gate or a high monthly fee. It also works for move-up buyers from the older lake tracts who want a bigger yard, and for single-story buyers who refuse to leave the city.
A few things our clients learn during escrow:
- The HOA is modest but real. Dues are about $270 a year. There is an architectural review committee, so exterior changes, additions and major landscaping go through approval. Ask for the current amended CC&Rs, not an old resale packet.
- Lot splits are a live issue. The association has balloted owners on an amendment to prohibit lot splitting under state law. On lots this size, that affects both what you can do and what your neighbor can do.
- Street lighting is a city assessment. Three Springs has been inside the city's Landscape and Lighting District since 1988, so a line item appears on the property tax bill. Confirm the full tax breakdown for the specific home.
- Proximity to the lake is not lake membership. Lake and dock rights are governed by a separate lake association tied to specific tracts, so confirm directly with that association before assuming access.
- Entrance cameras. The HOA has sought license plate readers at the entrances, subject to city approval. Buyers who are privacy-sensitive should know it has been on the table.
We have sold homes in Three Springs and show it regularly. The homes that hold value best here are the ones where the lot has been used well, so when we walk a property with clients we spend as much time in the backyard as inside.
Owning in Three Springs
What a typical home costs to own
About $13,249/month
- Principal and interest$11,177
- Property tax (about 1.2% of price, LA County)$2,050
- HOA$23
Estimate for a $2.05M 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 Three Springs 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 Three Springs
Is Three Springs in Westlake Village a gated community?
No. Three Springs has three open entrances with landscaped monuments maintained by the homeowners association, which rebuilt the entrance in 2018. A few individual owners have added private gates to their own driveways, but the neighborhood itself is not gated. The HOA has pursued license plate cameras at the entrances for added security.
How much are HOA dues in Three Springs?
Dues run about $270 a year. The association handles the entrance monuments, common landscaping, architectural review and community security initiatives. Street lighting is handled by a city assessment district rather than the HOA, so it shows up on the property tax bill instead. Ask for current documents during escrow.
What schools serve Three Springs?
Three Springs is on the Los Angeles County side of Westlake Village and is served by Las Virgenes Unified. Students attend White Oak Elementary, Lindero Canyon Middle School in Agoura Hills and Agoura High School. Always confirm the exact address with the district's school locator, since Westlake Village spans two school districts.
What do homes in Three Springs cost?
Expect roughly $1.5M to $2.9M. Original-condition houses on standard lots sit toward the lower end, and remodeled homes on view or near-acre lots reach the top. Square footage generally runs from about 2,300 to 4,700, with three to five bedrooms, so price tracks closely with size and lot.
Do Three Springs homeowners get Westlake Lake access?
Not automatically. Three Springs sits south of the lake and is close to it, but lake and dock rights are tied to specific tracts under a separate lake association. Buyers who want boating or a dock should confirm directly with that association or look at the lakefront neighborhoods instead.
Are there single-story homes in Three Springs?
Yes. Single-story floor plans do come up in the neighborhood, including four-bedroom examples, alongside the two-story majority. They appeal to downsizers who want to stay in Westlake Village and keep a large yard. Because they are a smaller share of the roughly 300 homes here, availability is limited at any given time.
Thinking about Three Springs?
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 Westlake Village: Three Springs Park
- City of Westlake Village: City Parks
- City of Westlake Village: Landscape and Lighting District history
- Three Springs Homeowners Association
- The Acorn: A Three Springs makeover
- The Acorn: Neighborhood keeps eyes open
- Wikipedia: Westlake Village, California
- Redfin: Three Springs housing market
Facts checked October 2026.
