Westlake Village is one of the more unusual luxury markets in Southern California. Redfin put the median sale price at $1.6M in early 2026, up 26.7% from a year earlier, a figure that deserves a closer look below. It is a master-planned community built around a lake, and it sits in two counties, which has real consequences for taxes, schools and city services.
Start with the geography. The Los Angeles County side, 3,456 acres, was incorporated as the City of Westlake Village in 1981. The Ventura County side, 8,544 acres, was annexed into the City of Thousand Oaks in 1968 and 1972. Those two pieces, plus enclaves like North Ranch, are what most people mean when they say Westlake Village.
Source: Redfin, Zillow, Homes.com and RealtyTrac, April 2026
Key Takeaways
- Redfin put the Westlake Village median sale price at $1.6 million in early 2026, up 26.7% year over year, though Zillow's estimate is lower and sources disagree.
- The community spans two counties with Los Angeles County side covering 3,456 acres and Ventura County side covering 8,544 acres.
- Sales tax differs significantly between counties: 7.25% in Ventura County versus 9.5% in Los Angeles County portions.
- School districts vary by county with LA County homes assigned to Las Virgenes Unified and Ventura County homes to Conejo Valley Unified.
- Westlake High School achieves exceptional performance with a 99% graduation rate, average SAT score of 1350, and 10/10 GreatSchools rating.
Westlake Village is a master planned community straddling Los Angeles and Ventura counties, with a median home price of $1.6 million as of early 2026, up 26.7% year over year. The Los Angeles County portion, 3,456 acres, was incorporated in 1981; the Ventura County portion, 8,544 acres, was annexed into Thousand Oaks in 1968 and 1972.
What is the median home price in Westlake Village in 2026?
Published price figures for Westlake Village vary a lot by source and methodology. As of January 2026, one widely cited figure put the median sale price at $1,624,500 and the average sale price at $1,756,429. Zillow's model, by contrast, put the typical home value at $1,415,067, down 4.6% over the past year, with homes going pending in around 18 days. A gap like that is normal in a small, high-priced market where a handful of sales can swing the median, so treat any single headline number, including that 26.7% jump, with caution.
Homes have been selling for about 1% below list price and going pending in around 58 days. Premium properties in gated enclaves like North Ranch and lakefront estates command far higher prices, and the top of the nearby luxury market reaches eight figures: a Lake Sherwood new-construction listing was offered at $12.9M in late 2025, though Lake Sherwood is a separate community rather than Westlake Village proper.
| 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 |
Buyers aren't chasing aspirational prices anymore. They're chasing value, condition, and credibility. That shift creates opportunities for buyers who can identify well-positioned properties in desirable neighborhoods.
How does Westlake Village straddle two counties?
The county line runs diagonally through the community, from just northeast of Lindero Canyon Road south of Blackbird Avenue at the north end to South Westlake Boulevard at Kirsten Lee Drive at the south end. Which side of it your home sits on 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% compared to 9.5% in the Los Angeles County city of Westlake Village. Rates change, so verify current figures before you count on the savings. 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 sits in both counties, and therefore in both the City of Thousand Oaks and the City of Westlake Village. 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.
The confusion is common: by one estimate, between 20 and 30 percent of callers to Westlake Village city hall actually live in 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 depend on which side of the county line your home sits on. The City of Westlake Village (LA County) is served by Las Virgenes Unified School District (LVUSD), which assigns students to Agoura High School, while the Thousand Oaks portion (Ventura County) is served by Conejo Valley Unified School District (CVUSD), which assigns students to Westlake High School. Confirm the assignment for any specific address before you buy, since attendance boundaries can change.
Westlake High School consistently ranks among California's top public schools. Westlake High School holds a Niche grade of A+ and a GreatSchools rating of 10 out of 10. As of this writing, the average GPA is 3.63, the graduation rate is 99%, and average test scores include an SAT of 1350 and an ACT of 30.
Both districts are strong, which is part of why families pay a premium to live here. Westlake High gets most of the attention locally, but LVUSD has its own strong reputation and is the preferred district for some parents. If a particular school matters to you, verify which side of the county line a prospective home sits on before you fall in love with it.
What makes Westlake Village unique for lakeside living?
Westlake Village offers a genuine lakeside lifestyle, something rare among Southern California's inland communities. The centerpiece is Westlake Lake, with boating, private docks, and water views. Shoreline and lake-adjacent homes form a distinct, higher-priced submarket because direct water access is scarce.
Dining is a real strength. The Stonehaus in Westlake Village serves wine and pastries among its own vines, with waterfalls, bocce ball and an outdoor pizza oven on the grounds. For a nicer night out, options include Mastro's, Coin and Candor, and Nonna.
Recreation extends well beyond the lake. Wildwood Regional Park, a short drive away, offers 14 hiking, biking and running trails across 1,765 acres, including the 2.5-mile Mesa Trail Loop, the 3-mile Lizard Rock Trail and the 3-mile Paradise Falls Trail, which leads to a pool fed by the waterfall at Paradise Falls.
Golfers have Westlake Golf Course plus the private Sherwood Country Club and North Ranch Country Club nearby. Together these amenities give the community a resort-like feel, a different proposition from newer family-oriented communities elsewhere in the region.
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?
Run the numbers on a purchase of roughly $1.8 million: with a 20% down payment of $359,000 and a 30-year fixed mortgage at 6.46%, the estimated principal and interest payment is about $9,040 a month. Using the 28% rule, that implies household income of at least $387K a year, before property taxes, insurance and any HOA dues. Rates and prices move, so run current figures with a lender.
How competitive is the Westlake Village housing market?
Somewhat competitive. Some homes draw multiple offers, but recent data shows homes selling for about 1% below list price and going pending in around 58 days. Premium properties may take longer, and pricing strategy matters more at the top end.
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. When you evaluate value, think in three tiers: the townwide median, premium enclaves inside town such as North Ranch or the lakefront, and super-premium peer markets nearby such as Lake Sherwood.
Thinking About Buying or Selling in Westlake Village?
Davis Bartels and DB Real Estate Group have worked with 500+ families in this market since 2009. If any of this applies to your situation, happy to talk it through. No pressure either way.
Contact Davis: davisbartels.com
