In This Article
- What is the median home price in Westlake Village in 2026?
- How does Westlake Village straddle two counties?
- Which school districts serve Westlake Village homes?
- What makes Westlake Village unique for lakeside living?
- Frequently Asked Questions About Westlake Village Real Estate
Westlake Village homes represent some of the most unique luxury real estate in Southern California, with the median sale price of a home in Westlake Village at $1.6M last month, up 26.7% since last year . This master-planned community offers something found nowhere else in the region: a lakeside lifestyle that literally spans two counties, creating distinct advantages for buyers who understand the market dynamics.
Whether you're drawn to the community that straddles the line between Los Angeles and Ventura counties or seeking the luxury amenities of North Ranch Country Club, understanding Westlake Village requires local expertise that goes beyond surface-level research. The Los Angeles County side of Westlake Village is 3,456 acres and was incorporated as the City of Westlake Village in 1981 , while the Ventura County side of Westlake Village, which is 8,544 acres, was annexed into the City of Thousand Oaks in 1968 and 1972 .
Westlake Village Home Price ComparisonRedfin$1.6MZillow$1.4MHomes.com$1.6MRealtyTrac$1.4M$1.8M$1.4M$1.0M
Source: Multiple MLS sources, April 2026
What is the median home price in Westlake Village in 2026?
Westlake Village home prices vary significantly depending on the source and methodology. As of January, 2026 the median home price in Westlake Village is $1,624,500, while the average sale price is $1,756,429 . However, the average Westlake Village home value is $1,415,067, down 4.6% over the past year and goes to pending in around 18 days according to Zillow's methodology.
Current market conditions show that homes sell in 58 days on average, with the average homes sell for about 1% below list price and go pending in around 58 days . Premium properties in gated communities like North Ranch or lakefront estates command significantly higher prices, with select lakefront estates marketed in the eight-figure range, such as a Lake Sherwood new-construction listing offered at $12.9M in late 2025 .
| Price Tier | Median Price | Average Days on Market | Typical Features |
|---|---|---|---|
| Entry Level | $1.2M - $1.6M | 45-60 days | Single-story, community amenities |
| Mid-Luxury | $1.6M - $3M | 58-75 days | Two-story, golf course proximity |
| Ultra-Luxury | $3M - $12M+ | 100+ days | Lakefront, gated, custom estates |
Market dynamics show that buyers aren't chasing aspirational prices anymore. They're chasing value, condition, and credibility . This shift has created opportunities for buyers who can identify well-positioned properties in desirable neighborhoods.
How does Westlake Village straddle two counties?
Westlake Village's unique dual-county structure creates practical implications that every buyer should understand. It truly is a diagonal boundary that stretches from just northeast of Lindero Canyon Road, south of Blackbird Avenue on the north to South Westlake Blvd at Kirsten Lee Drive on the south . This boundary affects everything from sales tax to school assignments.
The financial impact is immediate and measurable: sales taxes in the Thousand Oaks/Ventura County portion of Westlake Village are 7.25% as compared to 9.5% in the Los Angeles County based City of Westlake Village. That means if you live in the City of Westlake Village, you'll be paying $1,125 more for a $50,000 car than neighbors just across the county line.
Even Westlake Lake itself spans both counties, creating unique situations. Straddling that line and therefore the cities of Thousand Oaks and Westlake Village is Westlake Lake. The bridge that accesses Westlake Island also lies on both sides of the county line. The lane leading onto the island is in Ventura County and the lane leading off is in L.A.
For residents, between 20 and 30 percent of callers to Westlake Village city hall are not actually residents of Westlake Village but Thousand Oaks or a neighboring community, like Lake Sherwood . Understanding which side of the boundary you're purchasing on impacts municipal services, voting districts, and even emergency response protocols.
Which school districts serve Westlake Village homes?
School assignments in Westlake Village depend entirely on which county your home sits within, creating distinct educational pathways that significantly impact property values. The City of Westlake Village (LA County side) is part of Las Virgenes Unified School District (LVUSD), which assigns students to Agoura High School , while the Westlake Village Township (Ventura County side) is part of Conejo Valley Unified School District (CVUSD), which assigns students to Westlake High School .
Westlake High School consistently ranks among California's top public schools. Westlake High School has received feedback and ratings, with a Niche grade of A+ and a GreatSchools Rating of 10 out of 10. The average GPA is 3.63, the graduation rate is 99%, and average standardized test scores include an SAT score of 1350 and an ACT score of 30 .
Academic achievement is exceptional across both districts, with Westlake placing perhaps twice as many kids at top-25 colleges than other schools in the Conejo Valley . However, families with specific school preferences should carefully research which side of the county boundary their prospective home sits on, as LVUSD has a strong reputation and is often the preferred district for parents .
What makes Westlake Village unique for lakeside living?
Westlake Village offers an authentic lakeside lifestyle rarely found in Southern California's inland communities. The centerpiece is Westlake Lake itself, which provides a true waterfront lifestyle with boating, private docks, and panoramic water views . Shoreline and lake-adjacent homes sit in a distinct, higher-priced submarket because direct water access is scarce and highly desired .
Dining options reflect the community's sophisticated character. The Stonehaus, Restaurant & Vineyard in Westlake Village offers wine and pastries with relaxing environment with grapes growing all around you, waterfalls, vineyards, bocce ball and an outdoor pizza oven . For fine dining, residents enjoy access to upscale establishments like Mastro's, Coin and Candor, and Nonna Restaurant .
Recreation extends far beyond the lake. Wildwood Regional Park, just minutes away, offers 14 well-groomed hiking, biking and running trails over 1,765 acres with a hidden pool that is fed by a beautiful waterfall at Paradise Falls. The park features the 2.5-mile Mesa Trail Loop, 3-mile Lizard Rock Trail, 3-mile Paradise Falls Trail among others.
Golf enthusiasts have exceptional access, with the Westlake Golf Course and the more exclusive venues including Sherwood Country Club to the west and North Ranch Country Club to the north . These amenities create a resort-like lifestyle that attracts buyers seeking alternatives to traditional family-oriented communities in favor of luxury lakeside living.
Frequently Asked Questions About Westlake Village Real Estate
Is Westlake Village in LA County or Ventura County?
Both. The community straddles the line between Los Angeles and Ventura counties. Roughly two-thirds of the community is in the Ventura County city of Thousand Oaks , while one-third is the incorporated City of Westlake Village in Los Angeles County. Your home's county determines school districts, tax rates, and municipal services.
What income do you need to afford a home in Westlake Village?
If you put a 20% down payment of $359,000 and had a 30-year fixed mortgage with an interest rate of 6.46%, your estimated principal and interest payment would be $9,040 a month. Using the 28% rule, you would need to make at least $387K a year to afford the median home price in Westlake Village .
How competitive is the Westlake Village housing market?
Westlake Village is somewhat competitive. Some homes get multiple offers . Current market conditions show homes selling for about 1% below list price and going pending in around 58 days , though premium properties may take longer depending on pricing strategy.
What are the top luxury neighborhoods in Westlake Village?
Premium enclaves include North Ranch (gated community around the country club), lakefront properties with direct water access, and custom estates in neighborhoods like The Colony and Southshore Hills. Use this three-tier view when you evaluate value: the townwide median, premium enclaves inside town such as North Ranch or lakefront, and super-premium peer markets nearby .
Thinking About Buying or Selling in Westlake Village?
Davis Bartels and the DB Real Estate Group have helped nearly 1,000 families navigate the local market since 2009. Whether you're exploring your options or ready to make a move, reach out for a no-pressure conversation about your goals.
Contact Davis: davisbartels.com
