Westlake Village Home Values: 2026 Prices and Trends

A home in Westlake Village is worth about $1,546,279 as of August 2026, according to Zillow's typical home value, which is up 4.5% from a year earlier. Redfin, which measures closed sales instead of all homes, puts the median sale price at $1,670,000 for the three months ending May 2026, up 14.9% year over year and roughly $714 per square foot.

Those two numbers are both correct, and the gap between them is the single most useful thing a homeowner here can understand. Westlake Village is a small, varied market where a First Neighborhood single story, a Westlake Island waterfront and a North Ranch estate all sit inside the same city or ZIP conversation. The pages below walk through what the current data says, what actually moves value address by address, and how to translate a general estimate into a defensible list price for your specific home.

What the Numbers Say Right Now

Two reliable public sources track this market, and they answer slightly different questions.

• Zillow typical home value: $1,546,279 in August 2026, up 4.5% year over year and up 23.7% since September 2021. This is a modeled value across all homes, sold or not.
• Redfin median sale price: $1,670,000 for the three months ending May 2026, up 14.9% year over year, at about $714 per square foot.
• Median days on market: 45 days, compared with 40 days a year earlier.

Read together, the picture is a market that has continued to appreciate at a steady pace while taking slightly longer to transact. A median sale price rising faster than the typical home value usually means larger or better located properties made up more of recent closings, which is common in a city where the top of the market includes lake frontage and North Ranch acreage.

One caution before you compare yourself to a neighbor: the city of Westlake Village sits in Los Angeles County, while much of the 91361 and 91362 area on the Ventura County side is technically Thousand Oaks. That boundary affects which comparable sales belong in your analysis. The guide to Westlake Village schools, ZIPs and the county line explains exactly where the split falls.

What Moves Value in Westlake Village

At roughly $714 per square foot citywide, the spread around that average is wide. These are the factors that move a Westlake Village home above or below the middle of the market.

• Location within the city. North Ranch, First Neighborhood, Three Springs, Foxmoor and Westlake Island each trade on their own logic. Lot sizes, architecture and buyer pools differ enough that a citywide average rarely fits any one of them.
• Lake rights. Westlake Lake membership attaches to specific parcels. A home with lake rights, a dock or true water frontage is valued against other lake parcels, not against the general market.
• Schools and the county line. Depending on which side of the boundary you sit, homes feed Las Virgenes or Conejo Valley schools. Buyers shop by district, and that shapes which comparables matter.
• Views, lot and usable space. Hillside views, flat usable yards and privacy carry real premiums here.
• Condition. Updated kitchens, baths and systems close the gap to new construction faster than almost any other improvement.
• HOA. Dues, rules and amenities vary widely by tract and factor into what a buyer will pay.

For a neighborhood by neighborhood comparison, see the Westlake Village neighborhoods guide and the broader Westlake Village resource library.

How to Estimate Your Own Home's Value, and Why Online Estimates Miss

Start with the two public anchors. Zillow's $1,546,279 typical value tells you what the broad middle of Westlake Village housing looks like. Redfin's $1,670,000 median sale price tells you what actually closed recently. Your home is not the median, so the real work is adjusting from there.

A practical sequence:

• Multiply your livable square footage by the $714 citywide figure to get a rough starting range.
• Replace that citywide number with price per square foot from three to five recent sales in your own tract, on your own side of the county line.
• Adjust for lot size, view, lake rights, HOA and condition relative to those specific sales.
• Sanity check the result against homes currently active, since those are your competition.

Automated estimates miss in Westlake Village for predictable reasons. They often blend Los Angeles County and Ventura County data, treat a Westlake Island waterfront parcel like an interior lot, and have no way to see a 2019 kitchen remodel, a dated roof or an HOA that restricts rentals. Property tax treatment differs across the county line as well, which is covered in the Los Angeles County versus Ventura County tax guide. Use the algorithms as a floor for your research, not as a conclusion.

Timing a Sale in Westlake Village

The clearest timing signal in the current data is pace. The median Westlake Village home took 45 days to sell, compared with 40 days a year earlier. That is a modest cooling in speed, not a reversal, and it sits alongside prices that are still rising on both measures.

What this means in practice is that the market still rewards sellers, but it no longer forgives an aggressive list price. When homes moved in 40 days, a stretch price often corrected itself within a few weeks. At 45 days, an overpriced listing risks a price reduction and the loss of the first impression that generates the strongest offers. Plan for a listing window measured in weeks rather than days, and build that into your move timeline.

Five year context helps too. Zillow shows values up 23.7% since September 2021. Owners who bought before that period are generally sitting on meaningful equity and have flexibility in how they time a move.

If your next home might be in a neighboring market, it is worth comparing net outcomes before you list. The analysis of where sellers net more across Westlake Village, Calabasas and Hidden Hills covers how pricing, buyer pools and carrying costs differ across those three markets.

What to Do Before You List

Preparation in Westlake Village is less about dramatic renovation and more about removing buyer hesitation. A short, disciplined list usually produces the best return.

• Gather HOA documents early. Dues, rules, reserves and any lake membership paperwork should be ready before the first showing. Delays here cost momentum.
• Address deferred maintenance. Roof, HVAC, water heater and exterior paint are the items buyers price aggressively when they are visibly aged.
• Consider a pre-listing inspection. Knowing what a buyer's inspector will find lets you decide what to repair and what to disclose, rather than negotiating under pressure.
• Focus cosmetic spending on kitchens, baths, flooring and landscaping. In a market averaging $714 per square foot, presentation directly influences the price per foot you achieve.
• Model your net, not just your price. Commissions, county transfer costs, escrow and repairs all affect what you actually keep. The breakdown of what it costs to sell a Westlake Village home in 2026 walks through the line items.

When you want a figure specific to your address rather than a citywide average, request a free private home valuation. It uses comparable sales from your own tract and side of the county line, with adjustments for lot, view, condition and HOA.

Frequently asked questions about Westlake Village home values