A Lifestyle to Cherish
Luxury Homes for Sale | Lakefront Living
Nestled in the serene Santa Monica Mountains, Westlake Village perfectly blends nature’s beauty with upscale living. With sparkling lakes, rolling hills, and lush landscapes, it’s a haven for those who seek tranquility without sacrificing the conveniences of city life. Whether enjoying a peaceful walk by the lake or exploring nearby beaches and mountains, every day here is an invitation to unwind and connect with nature.
Beyond its breathtaking scenery, Westlake Village offers an unparalleled lifestyle. Elegant homes, gourmet dining, designer shopping, and world-class golf courses create a setting where luxury meets comfort. But what truly sets this community apart is its warmth and charm—a place where neighbors become friends and every moment feels extraordinary.
If you considering a move to Westlake Village, The Christie Realty Group is a top-producing team that commands more than 36 years of local expertise and an unmatched track record of over 5,000 homes sold, 4,700 families served, over 300 five star reviews, and $4.5 billion in career sales volume. We are excited to guide you through the home buying or selling process in the beautiful neighborhoods of Westlake Village .
WHAT MAKES WESTLAKE VILLAGE DIFFERENT
Westlake Village didn't happen organically. In 1963, the American-Hawaiian Steamship Company purchased a 12,000-acre ranch for $32 million and, in partnership with Prudential Insurance Company, commissioned architectural and planning firm A.C. Martin and Associates to design a "city in the country." The result became nationally acclaimed as one of America's most successful examples of planned community development — a model studied by city planners across the country.
The centerpiece was always the lake. Westlake Lake — a private, man-made lake constructed as the focal point of the community — sits at the heart of the city and remains one of the most distinctive residential amenities in all of Southern California. The community's 20 individual neighborhoods were designed with interconnected greenbelts preserving hundreds of mature oak trees, and every homeowners' association maintains the architectural standards that have kept the city's character consistent for over five decades.
The incorporated City of Westlake Village — 5.4 square miles in Los Angeles County with a population of approximately 8,378 — is distinctly small and deliberately exclusive. Development of this lakeside community began in 1966, and the Los Angeles County portion was incorporated as its own city on December 11, 1981. The Ventura County portion (roughly two-thirds of the original community) was annexed into the City of Thousand Oaks in 1968 and 1972, which is why "Westlake Village" as a community extends beyond city limits.
A Private Lake at the Center
Westlake Lake is a private, man-made lake that defines the community's identity and creates a lakefront property tier unlike anything else in the Conejo Valley. Boating, waterfront dining, and lake-adjacent living command significant premiums — and genuine lifestyle value that buyers don't find elsewhere at this proximity to LA.
Four Seasons as a Community Anchor
The Four Seasons Hotel Westlake Village — with its Center for Health & Wellbeing, five dining venues including Coin & Candor and The Cove, and one of the largest Four Seasons spas — functions as both a destination and a community amenity. Residents treat it as their extended living room. Very few suburban communities anywhere can claim this.
Two Counties — One Decision
Westlake Village straddles the LA and Ventura County line — and that boundary shapes school district assignment, property tax structures, and wildfire insurance availability. Understanding which side of the line a specific address falls on is essential before making an offer. Christie Realty Group's two-county expertise removes the guesswork.
The Two-County Reality: What Buyers Must Know
The single most important thing to understand about Westlake Village is that "Westlake Village" refers to both an incorporated city in Los Angeles County and a broader community that extends into Ventura County (as part of Thousand Oaks). The implications are significant and affect every buyer's decision:
City of Westlake Village (Incorporated 1981)
- Most addresses served by Las Virgenes Unified School District (LVUSD) — Agoura High School, Lindero Canyon Middle, White Oak Elementary
- Small southern portion in Santa Monica–Malibu Unified School District
- LA County property tax structure
- Wildfire insurance — carrier availability significantly more challenged in LA County hillside areas
- Westlake Lake, Westlake Island, Foxmoor, Southshore Hills primarily on this side
Westlake Village Community in Ventura County
- Served by Conejo Valley Unified School District (CVUSD) — Westlake High School is a major draw for this side
- Ventura County property tax structure — generally slightly lower than LA County
- Wildfire insurance — carrier availability somewhat more accessible than LA County side
- North Ranch, Three Springs, and Ventura-side neighborhoods in this zone
The Neighborhoods: What Buyers Should Know
The City of Westlake Village contains 20 individual neighborhoods, each with its own HOA, architectural standards, and character. Across both the LA and Ventura County sides of the broader Westlake community, buyers will find everything from lakefront condos to multi-million-dollar custom estates. Here are the most consequential neighborhoods to understand.
North Ranch
Westlake's most prestigious neighborhood on the Ventura County side, with a median sold price around $3.4M and properties ranging from $1M townhomes to a $15M 17,000 sq ft Italian villa on 12 acres. A guard-gated enclave sits within North Ranch for additional privacy. Served by CVUSD / Westlake High School. Christie Realty Group's luxury listing approach is designed for properties of this scale and complexity.
Lake Sherwood
Westlake's most exclusive lakefront enclave on the LA County side — a private, gated community with a median sold price around $4.3M and properties ranging from a $1.2M 2-bed home to a $10.7M+ lakefront estate. A rare and irreplaceable inventory. Select Lake Sherwood new-construction estates have been listed at $12.9M. Minimal turnover and concentrated high-net-worth demand make this a market that rewards patient buyers and strategically positioned sellers.
Westlake Island & Lake Communities
Westlake Island is one of the most coveted addresses in the entire Conejo Valley — a private island community accessible by bridge with lakefront homes, docks, and water access. Median listing prices on Westlake Island hover around $4.5M. The surrounding lake communities — First Neighborhood, Westlake Trails, and Southridge Trails — offer lake-adjacent living and custom homes with some of the best views in the city. These neighborhoods remain in consistent high demand even in slower markets.
Foxmoor, Southshore Hills & Westlake Hills
The most family-oriented tier of the Westlake Village market. Foxmoor is known for young families and a strong community feel; Foxmoor Hills adds elevated views at a median around $1.62M. Southshore Hills sits just south of the lake with sweeping views and a median around $1.6M. Westlake Hills offers a central, upscale feel without full estate overhead. All are served by LVUSD. For buyers entering the Westlake market, these neighborhoods offer the most approachable price points with the strongest school access.
The Trails (Westlake & Southridge)
A small, distinctive pocket of custom homes with some of the most impressive views in Westlake Village — a mid-luxury tier above the core family neighborhoods but below full estate pricing. The Trails is the kind of neighborhood where buyers who have done their homework consistently land. Limited inventory and strong word-of-mouth demand keep this enclave quietly competitive.
Hidden Canyon & Westlake Village Condos
Hidden Canyon represents Westlake Village's most accessible entry point — with median listing prices around $669K. Westlake Village condos and townhomes offer LVUSD school access and the Westlake Village lifestyle at a lower price threshold than single-family homes, with many complexes featuring resort-style amenities. For first-time buyers, investors, or downsizers, this tier is worth a careful look in what is otherwise a predominantly luxury market.
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Schools: Two Districts, One Market
Westlake Village is the only community in this series served by two different school districts depending on which side of the county line your address falls on. Most homes within the incorporated City of Westlake Village (LA County) are served by the Las Virgenes Unified School District (LVUSD) — the same district as Agoura Hills and Calabasas. Homes on the Ventura County side (within Thousand Oaks city limits) are served by the Conejo Valley Unified School District (CVUSD), where Westlake High School is the primary draw. A small southern portion of the city feeds into the Santa Monica-Malibu Unified School District.
Both LVUSD and CVUSD are strong, well-regarded school districts with multiple Blue Ribbon and Distinguished School honors. The difference matters most at the high school level: LVUSD students from this area typically attend Agoura High School, while CVUSD students attend Westlake High School — widely considered the top comprehensive high school in the Conejo Valley.
LVUSD PUBLIC SCHOOLS — LA COUNTY SIDE
CVUSD PUBLIC SCHOOLS — VENTURA COUNTY SIDE
PRIVATE SCHOOLS SERVING THE WESTLAKE VILLAGE AREA
LVUSD — Multiple Blue Ribbon Schools
Westlake High — 5-Star · ≥99% Grad Rate
Oaks Christian — 99% College Admission
⚠ School boundary lines in Westlake Village are address-specific and can change between adjacent streets. Always verify the exact school assignment for any property at lvusd.org (LA County) or conejousd.org (Ventura County) before making a purchase decision. Christie Realty Group can help you navigate this as part of your due diligence.
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Local Life: What Westlake Village Residents Love
Westlake Village operates at a consistently elevated lifestyle level — a lakeside setting, a Four Seasons as the social hub, a dining and retail scene that rivals much larger communities, and outdoor access that runs all the way to the Malibu coastline. This is a community where the quality of daily life is genuinely high across the board.
Dining & Hospitality
The Four Seasons anchors the dining scene with Coin & Candor (California brasserie, wood-fired cooking), ONYX (Japanese/sushi), The Cove (Mediterranean open-air), and Prosperous Penny (craft cocktail bar). Beyond the Four Seasons, Mediterraneo at the Westlake Village Inn — on a 17-acre lakeside estate with a working vineyard — is a Zagat-recognized dining destination. The Promenade at Westlake and Westlake Plaza add boutique dining and retail at a walkable scale.
The Lake & Water Life
Westlake Lake is a private, man-made lake that sets the tone for the entire community. Boating, sailing, and lakeside recreation are part of daily life for residents with lake access or dock rights. The lake's central position — surrounded by commercial, dining, and residential areas — creates a walkable lakeside environment unlike anything else in the Conejo Valley. This is the feature that most consistently separates Westlake Village from its neighbors.
Golf & Country Clubs
Westlake Village and its immediate surroundings have an unusually high concentration of premier golf and country club options: Westlake Golf Course, North Ranch Country Club, and Sherwood Country Club (one of the most exclusive private clubs in all of Southern California). This golf culture is woven into the social fabric of many neighborhoods — particularly North Ranch and Sherwood.
Community & Wellness
The Four Seasons' Center for Health & Wellbeing is described as the first of its kind — a luxury wellness destination integrated into a hotel. Active HOAs across the city's 20 neighborhoods maintain architectural standards, parks, and community programming. Youth sports, community events, and a genuinely engaged resident population create the kind of neighborhood cohesion that most suburban communities aspire to.
Getting Around: Connectivity & Commute
Westlake Village sits on the 101 Freeway at the western edge of Los Angeles County, with Westlake Boulevard also making its way south toward the coast, eventually connecting to Decker Road and PCH near Malibu. The commute to central LA runs approximately 45–60 minutes in moderate traffic. Many residents work in Thousand Oaks, the San Fernando Valley's West Hills/Woodland Hills corridor, or in entertainment and professional services industries throughout the LA basin.
101 Freeway — Prime Position
Direct 101 access at the LA/Ventura County border. Thousand Oaks and Agoura Hills 10–15 minutes. Calabasas 15 minutes east. Lighter traffic than the San Fernando Valley proper.
Malibu & the Coast
Approximately 20 minutes via Westlake Boulevard to Decker Road to PCH. One of the best coast-to-community ratios anywhere along the 101 corridor — premium beaches within easy reach without premium coastal pricing.
Los Angeles
Approximately 35–45 miles from central LA. Realistic commute 45–65 minutes in moderate traffic via the 101. West Hills, Woodland Hills, and Century City are primary employment corridors for Westlake Village residents.
Airport Access
Hollywood Burbank Airport approximately 35–45 minutes via 101 East. Los Angeles International (LAX) approximately 50–65 minutes depending on traffic. Four Seasons Hotel provides private travel services for residents requiring premium transit.
Healthcare
Los Robles Regional Medical Center in Thousand Oaks is the primary regional facility. The Four Seasons' Center for Health & Wellbeing offers one of the most comprehensive wellness programs in Southern California for residents who prioritize integrated health services.
Trails & Recreation
The Santa Monica Mountains National Recreation Area is accessible from multiple Westlake trailheads, with over 500 miles of trails connecting to the Malibu coast. Westlake Golf Course, North Ranch Country Club, and Sherwood Country Club provide additional recreational options.
Frequently Asked Questions
What county is Westlake Village in?
This is genuinely complicated, and it matters. The incorporated City of Westlake Village is in Los Angeles County. However, the broader "Westlake Village" community extends into Ventura County as part of the City of Thousand Oaks — this includes North Ranch and several other neighborhoods. The county line runs diagonally through the original master-planned community, which was designed as a unified whole before California law required it to incorporate as a single-county city. The practical impact: your county determines your school district, property tax structure, and wildfire insurance landscape. Always verify the county of any specific address before making a purchase decision.
What are the most expensive neighborhoods in Westlake Village?
Lake Sherwood and North Ranch consistently represent the most expensive neighborhoods, with medians around $4.3M and $3.4M respectively. Westlake Island commands similar premiums for its lakefront and dock-access properties (median listing ~$4.5M). The Trails, Southshore Hills, and Foxmoor Hills represent the next tier in the $1.5M–$2M+ range. Entry points exist through Hidden Canyon condos (~$669K median) and other Westlake Village condo complexes. The range is genuinely broad — from first-time buyer territory to some of the most exclusive residential properties in the Conejo Valley.
Which school district serves Westlake Village?
It depends on the specific address. Most of the incorporated City of Westlake Village (LA County) is in the Las Virgenes Unified School District — with students attending White Oak Elementary, Lindero Canyon Middle, and Agoura High School. The Ventura County portion (North Ranch and surrounding areas, part of Thousand Oaks) is in the Conejo Valley Unified School District, feeding into Westlake High School. A small southern sliver falls under Santa Monica-Malibu Unified. School boundary verification is essential — and this is one of the most common due diligence gaps we see buyers miss.
Is Westlake Village a good real estate investment?
The Westlake Village market has demonstrated consistent long-term appreciation driven by planning, limited supply, high-quality community maintenance, and persistent buyer demand from high-income households. Lakefront and lake-adjacent properties have the most durable value profile given their irreplaceable nature. Trust sales, probate, and estate opportunities periodically create entry points — we actively track these for qualified buyers. The two-county complexity also means that well-positioned sellers who understand both markets can capture meaningful premiums that a single-county specialist might miss.
What is the wildfire risk in Westlake Village?
Wildfire risk is a real consideration across Westlake Village, particularly for hillside and canyon-adjacent properties. Insurance carrier availability has changed significantly across both LA and Ventura County sides in recent years, with LA County generally presenting a more difficult insurance landscape than Ventura County. Buyers should engage a licensed insurance broker during due diligence before committing to any property — and should specifically ask about current admitted carrier options. This is one of the most consequential due diligence questions in this market right now.
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