West Hill is 56 homes on four streets at the very back of north Thousand Oaks, with open space on one side and Sunset Hills Country Club fairways on the other. It suits families and downsizers who want a big late 1970s home on a real lot, Weathersfield to Thousand Oaks High schools, and almost no traffic. Homes have sold for about $965K to $1.34M across 2024 through 2026, but only one or two change hands a year.
Three of West Hill's four streets are cul-de-sacs, so the only cars that come through belong to the people who live here. Mornings mean the golf course greening up beyond the back fences and open space hills going gold on the other side. It is the kind of place where a for-sale sign is an event, because in most years the neighborhood sees two sales, sometimes just one.
| Homes | 56 single-family homes on four streets |
|---|---|
| Built | Late 1970s |
| Size | 3 to 5 bedrooms, 2,193 to 2,977 sq ft |
| Price range | About $965K to $1.34M, 2024 through 2026 |
| HOA | Yes, roughly $180 to $225 per month |
| Gated | No |
| Lots | Roughly 0.18 to 0.42 acre |
| Schools | Weathersfield Elementary, Los Cerritos Middle, Thousand Oaks High |
| Views | Sunset Hills golf course and open space |
Four streets, open space and a golf course
West Hill sits about as far north in Thousand Oaks as you can live. Avenida Verano is the one through street; Corte Breve, Corte Entrada and Corte Verano are short cul-de-sacs off it. The whole neighborhood covers just over 20 acres, which works out to fewer than three homes per acre, and that spacing is what you feel walking it. Yards are real, driveways are long, and nobody is parked in front of your house who does not belong there.
One edge of the neighborhood backs to open space. The other looks toward the Sunset Hills Country Club course, and a handful of homes sit directly on it. It is the sister community to East Hill, and the two share the same tucked-away, tree-lined, back-of-town character. If you like the idea of Thousand Oaks but want to feel removed from it, this is the pocket.
The homes: late 1970s plans with room to grow
Every home here dates to the late 1970s, and the floor plans are generous for the era. Expect 3 to 5 bedrooms and roughly 2,193 to 2,977 square feet, with the larger plans offering five bedrooms, vaulted ceilings and an open living area. Lots run roughly 0.18 to 0.42 acre, which is enough room for a yard and off-street parking without feeling crowded.
Because the housing stock is nearly fifty years old, condition drives value more than square footage. Some homes have been updated; others still carry original kitchens, roofs, plumbing and electrical panels. Two homes of the same plan can be separated by a wide margin on that basis alone, so walk each one with a contractor's eye.
The HOA runs about $180 to $225 per month and the neighborhood is not gated. Exterior changes, additions, re-roofs and solar typically need both city and HOA sign-off, which is normal for a residential planned development of this kind but worth knowing if you plan to remodel.
Golf course views, not golf course access
The fairways beyond the back fences belong to Sunset Hills Country Club, an 18-hole private course built in 1966 and reworked by Ted Robinson Sr. and later Keith Foster. It has a driving range, teaching pro, short-game area, pool, clubhouse and restaurant, and plays year round on kikuyu fairways.
Living in West Hill does not include membership. The course is reserved for members and their guests, membership is by invitation, and it is a separate cost from your HOA dues. The club's Club 23 program also pairs Sunset Hills with Wood Ranch Golf Club in Simi Valley, both off Highway 23. If you buy a course-side lot, ask about errant balls, early maintenance crews and any rules on fencing and landscaping along the rear property line.
Schools: Weathersfield, Los Cerritos, Thousand Oaks High
West Hill feeds Weathersfield Elementary, Los Cerritos Middle and Thousand Oaks High in the Conejo Valley Unified School District. Weathersfield is a K through 5 school of about 440 students, rated 9 out of 10 by GreatSchools and placed in the top 12 percent of California elementaries by SchoolDigger for 2025. It runs a Gifted and Talented program and reports attendance well above the district average.
The Thousand Oaks High feeder pattern is a major reason established families move up into this part of north Thousand Oaks. Boundaries can shift and the district allows transfers, so confirm the assignment for a specific home with CVUSD before you rely on it.
Getting around and what is nearby
This is a drive-everywhere neighborhood by design. The trade for the quiet is that you are at the far end of town rather than the middle of it, so daily errands mean heading back down toward the rest of Thousand Oaks.
The open space behind the neighborhood is the amenity that matters most to the people who live here. Buyers who want a similar back-of-town feel with a different price point or home age should also look at East Hill and Fountainwood, and our full list of Thousand Oaks neighborhoods covers the rest of the north side.
Who West Hill suits, and what to know before you buy
West Hill fits a buyer who values privacy, a real yard and a view over a new kitchen. Move-up families with kids headed to Thousand Oaks High and empty-nesters trading a bigger property for a quiet street both land here. It is not the right fit if you need to see five options before choosing, or if you want walkable shops and restaurants.
- Inventory is the whole game. With 56 homes and one or two sales a year, you may wait a long time for the right one. Decide what you will pay before it lists, not after.
- Price off condition, not the range. Sales from 2024 through 2026 ran about $965K to $1.34M, but that is a handful of transactions. Recent north Thousand Oaks comps and our Thousand Oaks home values page tell you more than this tiny sample does.
- Confirm the dues in escrow. Published figures range from $180 to $225 per month. Get the current budget and what it covers from the management company.
- Budget for age. Late 1970s construction means original sewer laterals, supply lines, panels, HVAC and roofs unless they have been replaced. Pull permits on any additions.
- Get insurance quotes early. As with any Conejo home backing open space, have a bindable quote in hand during your contingency period.
- Check the street, not just the address. Avenida Verano continues well past West Hill, where 1980s homes are marketed as Sunset Hills rather than West Hill. Confirm which community and which HOA a home sits in before you write an offer.
We sell across north Thousand Oaks and the neighborhoods that surround this one. If West Hill is on your list, tell us now, because by the time a home here hits the market the clock is already running.
Owning in West Hill
What a typical home costs to own
About $7,345/month
- Principal and interest$6,133
- Property tax (about 1.1% of price, Ventura County)$1,031
- HOA$180
Estimate for a $1.13M 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.
Thousand Oaks market, latest data
- Median sale price$1.13M
- Change over 12 months-5.0%
- Typical days on market34
Citywide, three months ending May 2026. Thousand Oaks home values
Our experience here
We sell across this part of the Conejo Valley, including the neighborhoods around West Hill, and are glad to talk through how it compares.
Thousand Oaks home prices, the last five years
Questions people ask about West Hill
How much do homes in West Hill, Thousand Oaks cost?
Homes in West Hill sold for about $965K to $1.34M across 2024 through 2026. With only one or two sales a year, the range is a rough guide at best. Condition, lot size and whether the home sits on the golf course move the price far more than square footage does.
Is West Hill a gated community?
No. West Hill is a non-gated neighborhood with a homeowners association. Dues run roughly $180 to $225 per month, and the exact figure and what it covers should be confirmed with the management company during escrow. Three of the four streets are cul-de-sacs, so through traffic is minimal even without a gate.
What schools serve West Hill?
West Hill feeds Weathersfield Elementary, Los Cerritos Middle and Thousand Oaks High in Conejo Valley Unified. Weathersfield is rated 9 out of 10 by GreatSchools and offers a Gifted and Talented program. Confirm the assignment for a specific home with the district, since boundaries can change and transfers are allowed.
Does living in West Hill include Sunset Hills Country Club?
No. West Hill homes have views of the Sunset Hills course, and some back directly onto it, but club membership is separate, invitation-based and not part of the HOA. Full golf, junior executive, racquet sports and social memberships are offered, and Club 23 links Sunset Hills with Wood Ranch Golf Club in Simi Valley.
How big are West Hill homes?
Homes run 3 to 5 bedrooms and roughly 2,193 to 2,977 square feet, all built in the late 1970s. Lots are generous for Thousand Oaks at about 0.18 to 0.42 acre. The largest plans have five bedrooms, vaulted ceilings and an open living area.
What is the difference between West Hill and East Hill?
They are sister communities at the back of north Thousand Oaks with tree-lined streets, open space and views. West Hill has 56 homes and golf course views toward Sunset Hills Country Club. Both are served by Thousand Oaks High, and both see very few sales each year, so neither shows up often in buyer searches.
Thinking about West Hill?
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 Thousand Oaks HOA registry
- Conejo Valley Unified School District attendance boundaries
- Sunset Hills Country Club membership
- Sunset Hills Country Club: Club 23
- GolfPass: Sunset Hills Country Club
- GreatSchools: Weathersfield Elementary
- SchoolDigger: Weathersfield Elementary
Facts checked October 2026.
