Village Homes is a 1970s neighborhood of about 100 single family houses west of Westlake Boulevard, threaded by more than a mile and a quarter of private, oak-shaded greenbelt with a 25-yard pool, tennis courts and a clubhouse at its heart. It suits families and downsizers who want a walkable, unpretentious Westlake Village address with the Conejo Valley schools and a low HOA, and who would rather have greenbelt paths out the door than a guard at the front. Homes have sold recently for about $1.2M to $2.4M, with most trading near $1.46M.
Step outside in Village Homes on a summer evening and you are likely to find a lit greenbelt path under old-growth oaks, a neighbor heading to the pool with a towel over one shoulder, and kids on the mini climbing wall at Evenstar Park. That path network, privately owned and tended by the residents' own association, is the thing people mention first when they tell us why they bought here, and it is why so many of them never leave.
| Homes | About 100 single family houses, one and two story |
|---|---|
| Built | 1970s |
| Size | 3 to 5 bedrooms, roughly 1,200 to 3,000 sq ft |
| Price range | About $1.2M to $2.4M |
| HOA | $260 per quarter, pool, tennis, clubhouse and greenbelt |
| Gated | No |
| Schools | Westlake Elementary, Colina Middle, Westlake High (CVUSD) |
| Lots | Typically about 6,000 to 6,500 sq ft |
The greenbelt is the neighborhood
Most Westlake Village tracts have a pool. Village Homes has more than a mile and a quarter of private greenbelt that meanders between the streets, lit at night, maintained year round and shaded by native oaks that predate the houses. The association also looks after the surrounding hillsides and hiking trails, so the open feel does not stop at the sidewalk.
The clubhouse, 25-yard pool, separate kiddie pool and tennis courts sit on Evenstar Avenue, and Evenstar Park, a public Conejo Recreation and Park District playground with slides and a mini climbing wall, anchors the center of the neighborhood. Our clients with young children treat the park, the pool and the greenbelt as one continuous backyard.
The streets themselves, Evenstar Avenue, Rim Crest Drive and Silver Spring Drive among them, are quiet and lightly traveled. There is no gate, and the neighborhood does not feel like it needs one. Westlake Lake and the Westlake Plaza shops and restaurants are a walk away, which is rare for a house at this price in Westlake.
The homes: honest 1970s floor plans on real lots
Village Homes was built in the 1970s and it shows in the best way: solid, simple plans with three to five bedrooms, roughly 1,200 to 3,000 square feet, and lots that generally run about 6,000 to 6,500 square feet. Two-story homes with vaulted entries and soaring living rooms are common, and single-story plans also exist in the tract, which keeps downsizers interested.
Two-car garages are standard, and the lots are square enough for a real yard rather than a strip of side patio. Many homes have been through at least one round of updating, dual-pane windows, new sliders, recessed lighting and reworked kitchens, while others are still close to original and priced accordingly. The gap between the two is where value sits in this neighborhood.
If you want to see how these homes compare to other nearby neighborhoods, our Foxmoor Homes guide is a good next stop.
What homes cost and what the HOA buys you
Village Homes has sold recently for about $1.2M to $2.4M, with the typical sale landing around $1.46M. The low end is a smaller original-condition home; the top end is a fully renovated larger plan, often on one of the greenbelt-backed lots that buyers pay a premium for.
HOA dues are $260 per quarter. That funds the pool, kiddie pool, tennis courts, clubhouse and the entire greenbelt and hillside system, which is the largest single line in the association's budget at roughly a third of operating expenses. For what residents get, we consider it one of the better values in Westlake.
There is an active architectural review committee and the association does monitor compliance, so plan on approval time before exterior changes. For a wider view of pricing across the area, see our Westlake Village home values page.
Schools: the Westlake feeder path
Village Homes is in Conejo Valley Unified. The assigned schools are Westlake Elementary on East Potrero Road, which offers a gifted and talented program, Colina Middle, and Westlake High, a Marmonte League school of about 2,000 students on Lakeview Canyon Road.
Westlake Elementary and Westlake High are both a short drive. As with any Conejo Valley address, we confirm the school assignment for the specific house with the district before our clients write an offer, since boundaries do shift.
Getting around and what is nearby
Westlake Boulevard is the neighborhood's front door. Westlake Lake and Westlake Plaza are walkable, and the Thousand Oaks Promenade is about 1.2 miles away for groceries, movies and dinner. California Lutheran University is roughly 15 minutes, and the Conejo open space system the area is known for includes more than 140 miles of trails.
Because the neighborhood sits west of Westlake Boulevard, you get the Westlake lifestyle a walk from the lake rather than on top of it.
Who buys here, and what to know before you do
Village Homes draws families who want the Westlake schools and a pool and park within walking distance without paying lakefront or gated-community prices, and longtime Conejo Valley residents moving down to a single-story plan with a real yard. It is less of a fit for buyers who want a guard gate, new construction or a dock.
- It is Thousand Oaks, Ventura County. The homes are often marketed with a Westlake Village address, but they sit on the Thousand Oaks side in Ventura County. That is why you get Conejo Valley Unified schools and Ventura County property taxes.
- It is not gated. Streets are public and the park at the center is a public park. Most residents see this as a plus. If gating matters to you, Foxmoor Cove is another nearby neighborhood worth comparing.
- Near the lake is not on the lake. Village Homes is a walk from Westlake Lake, but we have not confirmed any lake rights here, so assume none unless it is documented in writing. If boating from your backyard is the goal, start with our Westshore Homes guide.
- Read the reserve study. The greenbelt, oaks and hillsides are privately owned and are the biggest cost the association carries. Tree work and slope maintenance are where future dues pressure would come from.
- Budget for a 1970s house. Unless a home has been fully renovated, inspect the sewer lateral, supply plumbing and electrical panel, and expect standard pre-1978 lead and asbestos disclosures.
- Park adjacency cuts both ways. Homes beside Evenstar Park get the view and the weekend activity. Decide which you are.
To see how Village Homes fits among the rest of the area, browse our full list of Westlake Village neighborhoods.
Owning in Village Homes
What a typical home costs to own
About $10,754/month
- Principal and interest$9,132
- Property tax (about 1.1% of price, Ventura County)$1,535
- HOA$87
Estimate for a $1.68M 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 Village Homes 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 Village Homes
Is Village Homes in Westlake Village or Thousand Oaks?
Both, in a sense. The homes are often marketed with a Westlake Village address, but the neighborhood is on the Thousand Oaks side in Ventura County, west of Westlake Boulevard. That is why residents attend Conejo Valley Unified schools and pay Ventura County property taxes rather than Los Angeles County.
How much do homes in Village Homes cost?
Recent sales have run about $1.2M to $2.4M, with the typical sale around $1.46M. Smaller original-condition homes anchor the low end. Fully renovated larger plans, especially those backing to the greenbelt, reach the top of the range.
What does the Village Homes HOA include?
Dues are $260 per quarter and cover the clubhouse, a 25-yard pool, a separate kiddie pool, tennis courts and more than a mile and a quarter of private, lit greenbelt plus the surrounding hillsides and trails. An architectural review committee approves exterior changes.
Is Village Homes gated?
No. Village Homes is an open neighborhood with public streets and a public Conejo Recreation and Park District playground, Evenstar Park, at its center. Residents generally consider the open greenbelt layout a feature. Buyers who want a gate should look at other Westlake Village tracts.
What schools serve Village Homes?
Village Homes is in Conejo Valley Unified School District. The assigned schools are Westlake Elementary, Colina Middle and Westlake High. We recommend confirming the assignment for any specific address with the district before making an offer, since boundaries can change.
Does Village Homes have lake rights on Westlake Lake?
Village Homes is a short walk from Westlake Lake, but we have not confirmed lake rights for this neighborhood, so assume there are none unless a seller documents otherwise. If you want a dock or boating from home, start with our Westshore Homes guide. Village Homes buyers are paying for the greenbelt, pool and park instead.
Thinking about Village Homes?
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
- Village Homes Property Owners Association, greenbelt
- Village Homes POA, management and clubhouse contact
- Village Homes POA, 2025 annual meeting minutes
- Conejo Recreation and Park District, parks including Evenstar Park
- Westlake Elementary School, GreatSchools
- Westlake High School
- Conejo Valley Unified School District
Facts checked October 2026.
