Living In Westlake Village, CA

A local look at neighborhoods, schools, & the Westlake Village lifestyle.
Aerial view of a shopping center in Westlake Village with tan, tile-roofed buildings, a central fountain, blooming pink trees, and mountains in the background—highlighting the beauty of living here or considering relocation.
A tree branches over a tranquil pond with a fountain, surrounded by landscaped gardens and Mediterranean-style buildings under a clear blue sky—capturing the essence of peaceful Westlake Village living. Sunlight filters through the leaves, creating a scenic view.
A landscaped park in Westlake Village with a central fountain, ornate lamp posts, manicured hedges, and flower beds at sunset—perfect for those considering relocation or living in a beautiful, vibrant community.
A stone monument sign with a bronze sailboat sculpture reads Welcome, City of Westlake Village, set beside a road with mountains and greenery—capturing the inviting charm of Westlake Village living.
Enjoy outdoor dining in the neighborhood of Westlake Village, where string lights glow overhead and people gather under umbrellas among green trees and lively storefronts like Fresh Brothers and Barnes & Noble Café—perfect for relaxed living.
Aerial view of a Westlake Village shopping center with red-tiled roofs and a clock tower, set against green hills and clear blue sky, highlighting the vibrant neighborhood living with a wide road in the foreground.
Storefronts in an outdoor shopping center in Westlake Village, including a stone-fronted M. Fredric WOMEN & KIDS, with other shops and decorative lamp posts—perfect for those considering living or relocation to the area under a sunny sky.
A person kayaks on a calm lake in Westlake Village, surrounded by houses, green trees, and mountains under a clear blue sky, with reflections shimmering in the water—an inviting scene for those considering living or moving here.
Aerial view of a golf course with green fairways, sand bunkers, and a small pond, nestled in Westlake Village and surrounded by trees, buildings, and mountains—a picturesque setting perfect for living or real estate opportunities.
A serene evening scene in Westlake Village with a calm pond reflecting trees, palms, and a well-lit building adorned with string lights under a dusky sky—perfect for those considering relocation or peaceful living.
A person wearing a life jacket is sailing a small white sailboat on a calm lake in Westlake Village, with green grass, trees, and houses in the background on a sunny day—perfect for those considering relocation or living here.
A tranquil garden scene with a pond, rocks, lush greenery, and palm trees sets the stage for serene Westlake Village living, with a large terracotta-colored building and balconies in the background at dusk.
People sit and dine outdoors at a restaurant patio in Westlake Village in the early evening, surrounded by white buildings, string lights, heaters, and umbrellas. Pink clouds color the sky as trees line the green lawn—perfect for living or relocation.
A small white boat with a red canopy floats on a calm lake in Westlake Village, with green hills, houses, and trees in the background under a clear blue sky.
Aerial view of a small vineyard in Westlake Village with rows of grapevines, a central pathway lined with trees, a fountain in the foreground, and rustic red-roofed buildings—perfect for those considering relocation or living amidst scenic gardens.
A serene garden with manicured bushes surrounds a pond featuring fountains, offering tranquil Westlake Village living. Yellow villa-style buildings, tall trees, and lush greenery are visible under a clear blue sky.
A shopping center in Westlake Village with Mediterranean-style architecture, arched walkways, a clock tower, and red-tiled roofs, surrounded by trees and mountains under a clear blue sky—perfect for living or relocation. Cars line the street.

THE LAKE. THE WALKABILITY. A DIFFERENT KIND OF LIFESTYLE.

Westlake Village is where a lot of buyers end up when they want to be in the center of it all.

You’ve got walkable pockets near restaurants and shopping, the lake right in the middle, and a day-to-day that just feels easier than most of the Conejo Valley.

It’s not the most affordable town, but for a lot of buyers, the lifestyle makes it worth it.

WHO SHOULD CONSIDER WESTLAKE VILLAGE

Westlake Village gets a lot of love for a reason. The lake, the town centers, the overall feel – it’s just a different experience than the rest of the Conejo Valley.

It’s usually a good fit if:

  • You want one of the most walkable parts of the Conejo Valley, with a lot nearby
  • You like areas that feel a little more consistent overall
  • Being near the lake, restaurants, and everyday shopping is part of how you live
  • You’re comfortable at the higher end of the Conejo Valley’s price range
  • Schools work for you – it depends on where you are, and I’ll explain below
→ It may not be the right fit if price is a big factor, you prefer newer construction or large lots, you’d rather be a little more tucked away.

WESTLAKE VILLAGE | AT A GLANCE

  • County: Split — Ventura County and Los Angeles County (County line runs through Westlake Lake)
  • Population: ~8,000 (city) + Township
  • School Districts: Las Virgenes Unified (LVUSD) and Conejo Valley Unified (CVUSD) — depends on which side of town
  • Housing Era: 1960s through today
  • Primary Property Types: Single-Family Homes (~$1.2M-2.5M+), Townhomes & Condos (~$700k-$1.5M), Luxury Estates ($3M+)
  • Most walkable and polished overall feel in the Conejo Valley
  • Borders: Agoura Hills, Oak Park, Thousand Oaks

Westlake Village has a distinct identity in the Conejo Valley. Most towns here are suburban. Westlake Village just feels more put together than the other towns.

WHAT IT’S LIKE TO LIVE IN WESTLAKE VILLAGE

Stone monument sign with a bronze sailboat sculpture and the text: Welcome City of Westlake Village, perfect for those considering relocation or living in this scenic community surrounded by trees and hills.

Westlake Village was built around the lake in the 1960s, and it still defines the area today. The lakeside areas have some of the best restaurants in the Conejo Valley, shopping you can walk to, and people out and about walking, jogging, grabbing coffee. It’s one of the few places in the Conejo Valley that doesn’t feel purely suburban.

Even if you don’t live in Westlake Village, you’ll probably find yourself here. It’s where a lot of us go when we want a nicer dinner or a night out.

North Ranch is a completely different experience. More hillside, more space, more privacy. You’re giving up some walkability, but you’re getting views and a quieter setting. It’s also home to some of our largest estates.

That split is really what defines Westlake Village. Most buyers end up deciding between the lake area lifestyle and North Ranch. Both are great. They just appeal to different people.

In my experience, people don’t just end up in Westlake Village. If it fits, it’s usually because they were looking for it.

Westlake Village…

Where the rest of the Conejo Valley goes when they want something a little nicer.

WHERE WESTLAKE VILLAGE IS LOCATED

Westlake Village sits in the southeastern corner of the Conejo Valley, bordered by Agoura Hills, Oak Park, and Thousand Oaks.

One thing that surprises people: Westlake Village is split between two counties. The incorporated city is in LA County, while the Westlake Village “township” sits on the Ventura County side and is technically part of Thousand Oaks. It’s one of the few places in the valley where you can cross a street and be in a different county.

There’s a small difference in sales tax between the two, but property taxes are roughly the same. Where it does matter more is schools (more on that below). Day-to-day, though, most people don’t notice much of a difference.

THE 5 TOWNS THAT MAKE UP THE CONEJO VALLEY:

From Westlake Village you’re about 60 to 90 minutes to Los Angeles (traffic dependent), roughly 20 minutes to Malibu, 15-20 minutes to the San Fernando Valley and an hour from Santa Barbara.

PROPERTY TYPES IN WESTLAKE VILLAGE

Single Family Homes | $1.2M-2.5M+

The dominant property type on both sides of town. Wide range in style, age, and price. From updated lake area homes in the $1.2M-2.5M+ range to North Ranch estates well above $2.5M-5M+.

Browse Westlake Village single-family neighborhoods

Townhomes & Condos | $700k-$1.5M

More affordable entry points into the Westlake Village lifestyle and school district access. Westlake Village offers a wide range of options – more than most buyers think, both in the lakeside area and North Ranch.

See Westlake Village townhome & condo communities

Luxury Homes | $3M+

North Ranch is where you find the most significant luxury properties in the Conejo Valley. Custom builds, gated enclaves, and estate-level homes. Lakefront homes offer a completely different lifestyle experience with your own private boat dock.

Explore Lakefront Neighborhoods

Explore Luxury communities

WHAT YOU'LL NOTICE TOURING HOMES IN WESTLAKE VILLAGE

  • LAKE AREA HOMES HAVE MORE CHARACTER THAN MOST OF THE CONEJO VALLEY
    Mostly built in the ’60s and ’70s close to the lake, with more individuality, larger lots, and a stronger neighborhood feel. It’s the more walkable side, closer to restaurants and shopping. The tradeoff is that some need updating, and the floor plans can feel more traditional — kitchens separated from family rooms, lower ceilings in some cases.
  • NORTH RANCH HAS A COMPLETELY DIFFERENT FEEL
    More hillside, more privacy, and some of the best views in the Conejo Valley. Custom homes and estate properties, with prices to match. It’s less walkable, but you’re getting space and a quieter setting. Condition and location vary a lot, so two homes at similar prices can feel very different.
  • THE SCHOOL DISTRICTS CAN GET CONFUSING
    Which district you’re in depends on which side of Westlake Village you’re on. LA County feeds into LVUSD and the Ventura County side feeds into CVUSD. It’s one of the more nuanced school situations in the Conejo Valley, and it affects value in ways buyers don’t always anticipate.
  • PRICE POINTS ARE THE HIGHEST IN THE CONEJO VALLEY
    A lot of that comes down to the setting, the lake, the walkability, and just the overall feel. That’s not a surprise to most buyers who end up here. But the range within Westlake Village is wider than people expect.
  • IT’S NOT JUST HIGH-END HOMES
    Townhomes throughout Westlake Village offer a way in at a lower price point, often with the same walkability to shopping, dining, and the lake that draws people here in the first place.

These little details don’t always show up in listing descriptions, but they’re part of what shapes the everyday feel of living here.

NEIGHBORHOOD HIGHLIGHTS

Aerial view of Westlake Village, showcasing suburban living with houses, winding streets, and trees encircling a lake, all nestled among green hills beneath a blue sky with scattered clouds—an ideal spot for relocation.

LAKESIDE AREA

These communities sit close to the lake and within walking distance of the best dining and retail in the valley. This is the part of Westlake Village most people picture.

Most Walkable Neighborhoods in Westlake Village

A tan, two-story suburban house with a red tile roof is nestled in Westlake Village, CA. Surrounded by tall palm trees and green lawns in walkable neighborhoods, it features a white double garage door on the right under a clear blue sky.

First Neighborhood | $1.25M-$2.3M

Rolling greenbelts and paths weave their way throughout the many cul-de-sacs here. Kids walk or ride a bike to the elementary school without ever leaving the neighborhood. When it comes to walkability, it’s tough to beat First Neighborhood.

First Neighborhood

Two-story suburban house in First Neighborhood with ivy climbing the walls, three white garage doors, a red front door, and a U.S. flag out front. The yard features green grass, trees, and bushes lining the walkway.

Three Springs Homes | $1.75M-$3M

Three Springs was designed with families in mind and has that true neighborhood feel. It’s private, with a park right in the middle, and close to everything. What really stands out is the community. This is the go-to neighborhood for Halloween.

Three Springs Neighborhood

Explore All Westlake Village Neighborhoods

Aerial view of a suburban neighborhood in Conejo Valley with red-roofed houses, green golf course, rolling hills, and mountains in the distance under a clear blue sky.

NORTH RANCH

North Ranch The exclusive hillside section. Custom homes, estate properties, country club access, and views.

Experience Westlake Village living in this stunning two-story house with a red tile roof, cream-colored walls, and three-car garage, surrounded by tall palm trees and a lush green lawn under a clear blue sky.

Braemar Homes | $1.5M-$1.8M

Braemar stands out for its curb appeal. Palm trees line the streets that gives the neighborhood a different feel. Mountain views, parks, and everyday conveniences are all close by

Braemar Neighborhood

Charming two-story suburban house in Westlake Village with a white and beige exterior, brick chimney, attached three-car garage—perfect for comfortable living. Manicured bushes, green grass, and a paved driveway greet you in this desirable real estate.

Whitehawk Homes | $2M-$4M

Whitehawk is one of my favorites in North Ranch. The homes are custom, so you get more individuality from house to house, and it really shows in the curb appeal.

Whitehawk Neighborhood

Explore all North Ranch Neighborhoods

Westlake Village Real Estate Market Snapshot

Westlake Village is usually on the higher end of the price spectrum. That’s not a surprise to most.

In general, most buyers see pricing fall somewhere in these ranges, but within Westlake Village the spread is wide, especially depending on lakeside area vs North Ranch and how updated the home is:

In general, Westlake Village pricing looks roughly like this:

  • Single-Family Homes: $1.2M-2.5M+
  • Townhomes & Condos: $700k-$1.5M
  • Luxury Estates: $3M+

If you’re trying to understand the bigger picture, it helps to look at the Conejo Valley overall:

Conejo Valley Real Estate Snapshot as of May 1st:

  • Median Home Price: $1,178,500 down 1.3%
  • Homes for Sale: 495 homes vs 535 last year
  • Average Days on Market: 28 vs 27 last year
  • 30 Year Mortgage: 6.3% vs 6.7% last year

→ Read the Full Monthly Market Update HERE

If you want a clearer picture of what’s happening right now and how it affects you, start with my advice for buying and selling:

Buying a Home This Year  Selling a Home This Year

SCHOOLS IN WESTLAKE VILLAGE

This is one of the areas where Westlake Village gets a little more nuanced.

The LA/Ventura County line runs right through the middle of Westlake lake and determines which school district you’re in.

LAS VIRGENES UNIFIED SCHOOL DISTRICT | LA COUNTY

The LA County side of Westlake Village feeds into Las Virgenes Unified (LVUSD), which it shares with Agoura Hills and Calabasas. It’s one of the stronger districts in Southern California.

 

  • White Oak Elementary
  • Lindero Middle
  • Agoura High

Logo for Las Virgenes Unified School District, serving areas like Thousand Oaks, depicts three blue human figures holding hands with LVUSD in the background; one figure wears a graduation cap and holds a bird.

Las Virgenes Unified | What to know before buying

CONEJO VALLEY UNIFIED SCHOOL DISTRICT | VENTURA COUNTY

The Ventura County side feeds into Conejo Valley Unified (CVUSD), which it shares with Thousand Oaks and Newbury Park and is home to our highest rated high school – Westlake High.

 

  • Westlake Elementary
  • Westlake Hills Elementary
  • Colina Middle
  • Westlake High

Logo of Conejo Valley Unified School District with a large tree, the words “Conejo Valley Unified School District” above, and “Academics • Activities • Safety CVUSD” below in blue and green on a beige background, representing Thousand Oaks.

Conejo Valley Unified | What to know before buying

Both are well-regarded districts. But the boundary matters, and it’s one of the first things worth mapping out when you’re looking at specific homes.

Shops & Outdoor Activities

A cyclist wearing a helmet and hoodie performs an aerial trick on a mountain bike in Thousand Oaks, lifting both legs off one side of the bike against a backdrop of trees and distant mountains.

Westlake Village has a lot of the places people end up using all the time – good restaurants, easy shopping, and a few solid hangout spots. And of course, the lake.

 

Curious what daily life looks like here?
What it’s like to live in Westlake Village

A collage shows a cozy winery restaurant in Westlake Village, a musician playing guitar outdoors, an aerial view of vineyards and rustic buildings, and two people sharing wine and snacks—capturing the charm of living here or considering relocation.

How Westlake Village Compares to Other Conejo Valley Towns

Westlake Village is one of five neighboring towns that make up the Conejo Valley.

Here’s a quick snapshot of how they compare.

Town General Vibe Typical Price Range School District
Single Family Condo/Townhome
Westlake Village Upscale, polished, with some walkable pockets near shopping and dining $1.2M-2.5M+ $700k-$1.5M LVUSD/CVUSD
Oak Park Quiet, family-oriented, residential, and known for highly regarded schools $900K-$2M $600k-$1M OPUSD
Agoura Hills Scenic foothill setting with a mix of suburban and semi-rural feel $900k-$2M $500k-$1M LVUSD
Thousand Oaks Largest city, widest mix of neighborhoods, housing types, and price points $750k-$1.5M $600k-$900K CVUSD
Newbury Park More space, mountain views, and often a little more house for the money $700k-$1.5M $500k-$900k CVUSD


Text graphic that says HI! I'm Michael—with HI! in gray block letters and I'm Michael in large brown cursive script. Perfect for anyone interested in buying a house, set on a light background for a welcoming, professional touch.

I’m a local Realtor and the creator of ConejoValleyGuy.com. I’ve been helping buyers and sellers in the Conejo Valley for over 25 years.

Most of that time is spent helping people figure out which town and neighborhood actually fits them. Not just which one looks good online. Westlake Village comes up a lot in those conversations.

If you’re thinking about making a move, I’m happy to help you sort through it.

Let’s Discuss

 

IS WESTLAKE VILLAGE THE RIGHT FIT...OR WORTH THE PREMIUM?

Westlake Promenade in Westlake Village with a clock tower and blooming trees is reflected in a pond with a small fountain. Text over the image reads: How to Choose Between All 5 Conejo Valley towns when choosing a town in this beautiful region.Most buyers looking here end up comparing it closely with the surrounding towns before making a decision.

Once we narrow those down, your search gets a lot easier.

How to Choose Between All 5 Conejo Valley Towns

THINKING ABOUT BUYING OR SELLING IN WESTLAKE VILLAGE?

Whether you’re relocating to the Conejo Valley or thinking about selling, Westlake Village has its own price ranges and tends to attract a certain type of buyer.

 

FOR BUYERS

Explore Westlake Village Neighborhoods

Buying in the Conejo Valley

FOR SELLERS

Calculate Your Net Proceeds

Selling Your Conejo Valley Home

Let’s Discuss

WESTLAKE VILLAGE FREQUENTLY ASKED QUESTIONS

Both. The incorporated city of Westlake Village is in LA County. The “township” (the unincorporated area on the other side of the lake) sits in Ventura County and is technically part of Thousand Oaks.

The county line runs right through the middle of the lake. Day-to-day, most people don’t notice much difference, but it does affect which school district you’re in.

The Nuances of Westlake Village and Thousand Oaks

It depends on where you buy.

  • The LA County side feeds into Las Virgenes Unified (LVUSD), which also serves Agoura Hills and Calabasas.
  • The Ventura County side feeds into Conejo Valley Unified (CVUSD), which includes Westlake High School.

Both are strong districts, but the boundary matters, It’s one of the first things we map out when you start looking at specific homes.

Las Virgenes Unified School District | What Parents Should Know

Conejo Valley Unified School District | What Parents Should Know

For the right buyer, yes.

You’re paying for the lake, the walkability, and the overall feel. If those things matter to how you live, it tends to make sense.

If you’d rather have more space or newer construction at a lower price point, one of the other towns may be a better fit.

What it’s like to live in Westlake Village

They feel like two different areas.

  • The Lake side is more walkable, closer to dining and shopping, with older homes that have more character.
  • North Ranch is hillside, more private, with custom homes, larger lots, and some of the best views in the Conejo Valley.

Most buyers end up narrowing it down pretty quickly once they’ve seen both.

Explore North Ranch Neighborhoods

Explore Lakefront Neighborhoods

More than most buyers expect.

Townhomes and condos throughout Westlake Village offer a lower entry point, many still close to the lake, shopping, and restaurants.

It’s the most common way buyers get into the area.

Explore Westlake Village Townhomes & Condos

The lake area, especially around First Neighborhood and Stoneybrook.

You can walk to restaurants, coffee, shopping, and the lake itself without getting in the car. It’s one of the few places in the Conejo Valley where that’s actually realistic.

Most Walkable Neighborhoods in Westlake Village, CA

For a lot of families, yes. The schools are strong on both sides of the county line, the neighborhoods are established, and day-to-day life is just easy here.

It really comes down to whether the lake area lifestyle fits better, or whether you’d rather have the space and privacy of North Ranch.

How to Choose Between All 5 Conejo Valley Towns

EXPLORE MORE OF THE CONEJO VALLEY

WESTLAKE VILLAGE AGOURA HILLS OAK PARK THOUSAND OAKS NEWBURY PARK

POPULAR COMMUNITIES

Lang Ranch Lakefront Gated North Ranch Dos Vientos

CONEJO VALLEY ON THE MAP

Click to Explore Neighborhoods

STEP 1:

FIRST MEETING

We’ll talk through your plans and what buying looks like in the Conejo Valley.

STEP 2:

AREA & HOME TOURS

You’ll get a feel for how the towns connect and which ones feel right to you.

STEP 3:

OFFERS → CLOSING

I’ll guide you through offers, negotiations, and all the way to closing.

See How the Buying Process Works