What a local Westlake Village agent helps you decide
Westlake Village is a small city: 5.51 square miles and 8,029 residents at the 2020 Census, on the Los Angeles County side of the Ventura County line. The wider Westlake community is larger than the city, and roughly two-thirds of it sits in Thousand Oaks. That split is the first thing a local agent sorts out with you, because a Westlake Village mailing address can belong to either county, either school district and either set of tax rates.
The second decision is price band. Zillow's typical home value for the city was $1,577,382 in September 2026, a record high and 4.2% above a year earlier. Redfin's median sale price for the three months to September 2026 was $1,720,181, but only 35 homes sold in that window, so a few large sales move the figure a lot. ZIP 91361, which covers much of the city, had a Zillow typical value of $1,553,864, while 91362, mostly on the Thousand Oaks side, was $1,183,426.
The third is home type. The 2024 American Community Survey counts 3,131 homes in the city: 2,232 detached houses, 483 attached townhouses, about 220 units in buildings of two or more homes and 196 mobile homes. Most were built between 1960 and 1999, so age, permits and updates matter as much as location.
Buying a home in Westlake Village
Homes in the city are expensive and turn over slowly. Redfin counted a median of 62 days on market and an average sale at 97.6% of list price in the three months to September 2026, with 20.6% of homes selling above list. Buyers usually have room to negotiate, but the best-placed homes still move fast.
Westlake Village buyer step 1: price the loan, not just the house
At Freddie Mac's 30-year average of 7.24% (week of October 29, 2026), a buyer putting 20% down ($344,036) on Redfin's $1,720,181 median borrows about $1.38 million and pays about $9,378 a month in principal and interest. Add about $1,433 a month for the 1% base property tax before any voter-approved bonds or the school parcel tax. A loan this size is usually a jumbo loan, so ask lenders about reserves and rate differences early.
Westlake Village buyer step 2: confirm the county and district
Check the parcel's county on the tax bill or the county assessor's map. On the Los Angeles County side most homes are in Las Virgenes Unified; on the Ventura County side they are in Conejo Valley Unified. Our Westlake Village schools guide shows each district's Dashboard results and how to check an address, and our Westlake Village ZIP code guide compares 91361 and 91362.
Westlake Village buyer step 3: read the HOA documents
A large share of homes here, including the lake communities and most townhomes, belong to homeowners' associations. Ask for the budget, reserve study, minutes and any special assessment notices before you remove contingencies. Our California HOA laws guide lists what the association must give you.
Westlake Village buyer step 4: inspect for age and fire exposure
About 61% of the city's homes were built before 1980, according to the ACS. Plan for a sewer-lateral scope, roof and electrical panel checks, and a review of permits for past additions. The 2018 Woolsey Fire burned through the area, so look up the fire hazard zone and get insurance quotes in the first days of escrow. Our guide to buying a house in California covers the contract steps.
Selling a home in Westlake Village
Sellers face a thin market. Redfin recorded 37 new listings and 40 homes for sale in the city in the three months to September 2026, about 3.6 months of supply. Only 21.2% of homes went under contract within two weeks. Pricing and presentation decide whether a listing sells in the first month or sits.
Westlake Village seller step 1: pick comparables from the same side of the line
A lakefront home in a gated community and a townhouse off Lindero Canyon Road are different markets. Redfin's median price per square foot in the city was $668.06 over the three months to September 2026, but condos in 91361 sold for a median $572.04 a square foot and detached homes for $702.56. Ask for a market analysis built from sales in your own association or street.
Westlake Village seller step 2: order disclosures and the HOA packet early
California sellers give buyers a Transfer Disclosure Statement and a Natural Hazard Disclosure, and HOA sellers must supply the association's documents. Ordering them before listing avoids delays in escrow. See our California seller disclosure guide.
Westlake Village seller step 3: estimate the net
Westlake Village is its own city, not part of the City of Los Angeles, so Los Angeles's Measure ULA transfer tax does not apply. The county lists only five cities with their own higher rates (Culver City, Los Angeles, Pomona, Redondo Beach and Santa Monica), so a sale here pays the standard $1.10 per $1,000, about $1,892 on a $1,720,181 sale. Escrow, title, any commission you agree to and capital gains tax on a large gain come on top. Our California closing costs guide and capital gains guide go through each item.
Westlake Village areas at a glance
Zillow does not publish neighborhood values inside the city, so the figures below are by ZIP. Area names come from local association and listing records; check each property's county before you compare.
Westlake Lake communities
The city is named after Westlake Lake, which lies on the county line. Seven communities front the water: Westshore, Northshore, Westlake Bay, Lakeshore, Windward Shores, Southshore and the gated Westlake Island. Most date from the late 1960s and 1970s. Several are on the Thousand Oaks side, so confirm the county and the HOA rules on boats and docks.
Lindero Canyon Road and Agoura Road
The southern half of the city, along Lindero Canyon Road and Agoura Road near City Hall at 31200 Oak Crest Drive, has several of its condo and townhome complexes, including Westpark on Lindero Canyon Road and Westlake Colony on Lexington Way. Our Westlake Village condos guide covers these complexes.
Parks and hillside streets in the city
The city runs Berniece Bennett, Canyon Oaks, Foxfield, Russell Ranch, Three Springs and Triunfo Creek parks plus the Westlake Village Community Park and dog park. Detached homes on the hillside streets around them back onto the Santa Monica Mountains National Recreation Area, which brings views and trail access but also higher fire exposure.
The Thousand Oaks side of Westlake: 91362
North of the Ventura Freeway, the Westlake neighborhoods in Thousand Oaks have the same mailing name but Ventura County taxes, Conejo Valley schools and Thousand Oaks city services. Zillow's typical value in 91362 was $1,183,426 in September 2026, up 1.0% in a year.
Local property checks before you buy in Westlake Village
- Fire hazard zone. Look up the address on CAL FIRE's Fire Hazard Severity Zone map. Hillside streets near the national recreation area are the ones to check most closely, since a high or very high zone brings defensible-space rules and affects insurance. See our California wildfire zones guide.
- Insurance. Ask for two or three homeowners quotes before removing contingencies. If carriers decline, the California FAIR Plan is the fallback, and our homeowners insurance guide explains the options.
- Flood and lake. Check the FEMA Flood Map Service Center for the parcel, especially near the lake and Triunfo Creek.
- Taxes and assessments. Read a recent tax bill for voter-approved bonds and the Las Virgenes Unified Measure E parcel tax, which offers senior and disability exemptions. Our Los Angeles County property tax guide and Ventura County property tax guide explain each line, and Prop 19 covers moving a tax base.
- Water. The city is served by the Las Virgenes Municipal Water District, which is building its Pure Water Project; ask the seller about recent water bills and any irrigation limits.
How to choose a real estate agent in Westlake Village
Pick an agent who has closed sales on both sides of the county line, knows the main associations, and can show you that record. Questions worth asking:
- How many homes did you sell in 91361 and 91362 in the last 12 months, and in which associations?
- Can you pull the HOA's reserve study and recent minutes before I offer?
- Which lenders do your buyers use for jumbo loans?
- How will you price my home when only a handful of similar homes sold this year?
Commission is negotiable. Since August 17, 2024, buyers sign a written agreement with their agent before touring, and that agreement states how the agent is paid. Our California real estate commission guide explains the options. Always check the license on the DRE public lookup. If you want a starting point, read about our featured local agent and compare with at least two others.
Westlake Village home prices over time
| Measure (Zillow, September 2026) | Westlake Village |
|---|---|
| Typical home value | $1,577,382 |
| Change in 1 year | +4.2% |
| Change in 5 years | +24.2% |
| Change in 10 years | +76.3% |
| Typical rent (observed rent index) | $4,242 a month, +4.1% in a year |
The Census Bureau's 2024 five-year survey puts the city's median household income at $179,954 and its median owner-estimated home value at $1,331,400; 2,390 of 2,967 occupied homes were owner-occupied. For the wider county, Redfin's Los Angeles County median sale price was $912,957 in September 2026 (a monthly figure that may be revised).