Introduction - A Local’s Perspective
Westlake Village has always occupied a rare and enviable position in Southern California real estate. I’ve watched buyers discover it, move away, and then intentionally find their way back — because few places truly replicate the lifestyle Westlake Village offers. It’s refined without being flashy, peaceful without feeling remote, and intentionally designed in a way that prioritizes family and quality of life.
Located on the border of Los Angeles and Ventura Counties, Westlake Village sits between Malibu, Calabasas, and Thousand Oaks. That geography matters. Residents enjoy proximity to major job centers, coastal access, and top-tier schools, while still living in a city known for safety, green space, and architectural cohesion. The community was master-planned from the beginning, which is why neighborhoods feel curated rather than pieced together over time.
Westlake Village is often associated with lakefront living, golf courses, and gated communities — and while those are certainly part of the luxury appeal, they’re not the whole story. The city includes a mix of classic mid-century homes, custom Mediterranean estates, luxury townhomes, and newer gated developments, each attracting a slightly different buyer profile.
If you’re considering buying a home in Westlake Village — whether you’re relocating from out of state or Malibu/ Pacific Palisades, moving up locally or downsizing — there are a few key things you should understand before starting your search. This guide is written from a local expert’s perspective to help you decide if Westlake Village truly aligns with your lifestyle, priorities, and long-term goals.
The Lydia Gable Realty Group is the #1 real estate team in Conejo Valley, and ready to help you navigate neighborhood nuances in the current real estate market.
1. Lifestyle & Local Vibe: Polished, Private, and Intentionally Calm
The lifestyle in Westlake Village is best described as elevated but understated. This is not a nightlife-driven city or a place chasing trends. Instead, it attracts residents who value privacy, beauty, and ease of living.
You’ll find a blend of executives, entrepreneurs, professionals, retirees, and long-term homeowners who have lived here for decades. Many residents work in Los Angeles, the Conejo Valley, or remotely, and appreciate coming home to a quieter, more controlled environment.
Daily life revolves around outdoor living and wellness. Residents walk the lake, golf in the morning, meet friends for a coffee or smoothie, or take evening strolls through landscaped neighborhoods. Weekends are often spent hiking nearby trails, enjoying brunch, or hosting friends at home.
Community pride is strong, and people tend to stay once they arrive. Westlake Village doesn’t feel transient — it feels intentional. Schools are highly rated, an so is safety. That stability is a major reason buyers view it as both a lifestyle upgrade and a sound long-term real estate investment.
2. Schools & Education: A Key Factor for Home Buyers and Home Values
Schools are one of the most important factors influencing home values in Westlake Village. The city is served by the Las Virgenes Unified School District (LVUSD) and Conejo Valley Unified School District (CVUSD), both of which are award winning and highly regarded throughout Southern California.
Notable public schools associated with Westlake Village include Westlake High School, White Oak Elementary, Westlake Elementary, and Colina Middle School. These schools are known for strong academics, competitive athletics, and robust extracurricular programs.
Private school options further elevate the area’s appeal. Oaks Christian School is a nationally recognized private institution attracting families from across the region. Other well regarded private and faith-based schools are available depending on family needs.
From a real estate perspective, school district boundaries matter significantly. Two homes with similar features can have different values based solely on school assignment. Buyers — even those without children — often prioritize strong school zones because they help protect resale value and market demand over time.
3. LOCAL Real Estate Market: Neighborhood Insights Buyers Care About
Westlake Village real estate is defined by thoughtful planning, architectural consistency, and lifestyle-driven neighborhoods. Below are some of the most important areas buyers compare when deciding where to live.
Walkability and Young Families
First Neighborhood (Original Westlake Village)
This is the historic heart of Westlake Village, developed primarily in the late 1960s and 1970s. Homes here are often single-story or two-story properties with mid-century influences, generous lots, and mature landscaping. Many homes have been extensively remodeled, blending classic architecture with modern interiors.
Family comes first in First Neighborhood, with 50 cul-de-sacs surrounding the central heart of this community - White Oak Elementary School and Bernice Bennett Park.
Why buyers choose First Neighborhood:
young families seeking the most walkable neighborhood to school (like White Oak Elementary)
shopping, proximity
walkable to the lake
homeowners who value charm and larger lots with character.
Foxmoor
Foxmoor is one of the most established and approachable neighborhoods in Westlake Village, often appealing to buyers who want the Westlake lifestyle without gated-community prices. Its proximity to schools, parks, and shopping makes it a strong value play within Westlake Village.
Most homes in Foxmoor were built in the late 1960s through the 1970s, featuring classic California ranch and traditional two-story designs. Many properties have been thoughtfully renovated over the years, blending original charm with modern interiors. Lots are typically moderate in size, with usable backyards and mature landscaping. Streets are quiet and neighborhood-oriented, making it especially appealing for buyers who value walkability and a residential feel.
Why buyers choose Foxmoor:
young family and first-time Westlake Village buyers
strong schools
central, walkable location
lower HOA presence than gated communities
community-driven environment with consistent resale demand.
Westlake Hills
Westlake Hills is one of the most thoughtfully designed and family-oriented neighborhoods in Westlake Village - intentionally developed in a concentric hexagon pattern, centered around Westlake Hills Elementary School, creating a true neighborhood hub that appeals strongly to young families.
It’s similar in this way to First Neighborhood and also built in the late 1960s through the 1970s, featuring traditional California single-family designs, both single-story and two-story. Many homes have been remodeled or expanded, blending classic architecture with modern interiors.
Lot sizes are generally moderate, but the real differentiator is the walkable, circular street layout. Sidewalks, greenbelts, and short residential blocks encourage walking, biking, and neighbor interaction. Children can safely walk or bike to school, parks, and friends’ homes — a major draw for families relocating from denser urban areas.
Westlake Hills is located just blocks from the Promenade at Westlake, one of the area’s upscale lifestyle and social centers. This proximity allows residents to walk to restaurants, coffee shops, fitness studios, grocery stores, and the movie theater — a rare feature in much of the Conejo Valley and a major appeal for buyers who value social access.
Why buyers choose Westlake Hills:
Neighborhood for families prioritizing walkability to schools
Professionals who want close access to dining and social conveniences
Buyers who want the Westlake Village lifestyle without gated-community restrictions
Consistent long-term demand due to livability and layout
Three Springs
Three Springs is a newer planned community with spacious homes (larger floor plans), built primarily in the 1980s and 1990s. It offers broad sidewalks that lead to Three Springs Park (3 acres of playground and basketball court).
Architecture leans traditional, with many updated residences reflecting modern tastes. HOAs maintain common areas and community friendly amenities. Annual block parties and famed Halloween festivities reinforce the neighborhood’s closeness, “where everybody knows your name”.
Why buyers choose Three Springs:
central Westlake Village location
access to shopping and dining
refined yet modest luxury homes
professionals relocating for corporate roles
downsizing and second-home buyers who want Westlake Village prestige, but less upkeep
Lake Living and View Homes
Westlake Island & Lakefront Homes
Westlake Island is one of the most recognizable and exclusive sections of the city. Homes here are primarily from the 1970s, many with direct access to the 125 acre lake, private docks, beach access and unique architectural details. A 24-hour guard gate secures Westlake Island’s custom homes where every backyard is a boat slip for electric boats to cruise to dinner or gather for summer fireworks. Inventory is limited, and demand is consistently strong.
Southshore offers open gate access, beaches with paddleboarding, as well as private docks. Architecture of homes here range from Cape-Cod to Glass & Steel Modern.
Why buyers choose Lakefront Westlake:
buyers seeking a one-of-a-kind, lifestyle-driven waterside property with long-term value
Southshore Hills
Southshore Hills is one of Westlake Village’s most coveted hillside neighborhoods for buyers who prize panoramic lake views, sunset vistas, and a sense of serenity. With rolling terrain above Westlake Lake, this south-facing community combines beautiful scenery with convenience.
Most homes were built between the 1970s and early 1990s, with a mix of traditional and contemporary influences and multi-level designs that capture lake views, cathedral ceilings, and outdoor living spaces. Lot sizes are generally larger and more irregularly shaped to accommodate hillside topography. Sloping yards, terraced patios, and expansive decks are common features to accommodate lake and canyon views from living rooms, primary bedrooms, and outdoor terraces alike.
Southshore Hills is particularly popular among buyers relocating from coastal communities who appreciate year-round scenic living by the water, without the traffic headaches of beachside cities. Weekends include morning walks through the surrounding scenic space. Though it feels perched above the action, Southshore Hills is just minutes from the Promenade, Westlake Village Inn and Golf, recreational trails, and lakefront paths.
Why buyers choose Southshore Hills:
Lake and canyon view-driven buyers who want scenic outlooks or quieter enclaves without sacrificing proximity to everyday amenities
Larger homes on more private, hillside lots
Strong Westlake Village school assignments
Luxury Gated Estates and Country Club Lifestyle
Lake Sherwood
Lake Sherwood is an unincorporated community of several hundred luxury estates, primarily built in the 1990’s and 2000’s with custom styles from Georgian to Modern. Positioned around California’s oldest man-made lake, and the prestigious PGA-hosted golf courses of Sherwood Country Club and Sherwood Lake Club. Homes here appeal to celebrities and affluent buyers seeking spectacular views, expansive lots, and ample privacy & security. Lake Sherwood is comprised of: three electronic-gated enclaves, a guard-gated golf-club community, and lake-view homes along Lake Sherwood Drive.
Lake Sherwood is technically located within the City of Thousand Oaks but is most often associated with the Westlake Village community due to its school assignments, lifestyle, and proximity. School-aged children attend Westlake Elementary and Westlake High School.
Why buyers choose Lake Sherwood:
expansive luxury estates
gated privacy
golfing and country club lifestyle
custom architecture
North Ranch
North Ranch offers large homes, newer construction relative to central Westlake Village, golf courses, and open space framed by oak tree-lined hills. One of the many amenities of the neighborhood is North Ranch Country Club with its 27-hole golf course, multiple tennis courts and 3 pools.
Homes are typically from the 1980s–1990s, ranging from contemporary to classic Mediterranean, with larger square footage and three-car garages.
Why buyers choose North Ranch:
luxury lifestyle
move-up buyers and executives prioritizing space
views and
proximity to country club golfing
Condos and Townhomes
Westlake Village also offers upscale condos and townhomes, often gated and close to shopping and dining - like the coveted Northshore area with access to lakeside beaches. These properties appeal to downsizers, second-home buyers, and professionals looking for low-maintenance living without sacrificing location and security.
Why buyers choose Northshore:
buyers seeking convenience, security, and refined community amenities
4. Commute & Connectivity: Central, Strategic, and Business-Friendly
Westlake Village offers exceptional access to both Ventura County and Los Angeles County job centers. The 101 Freeway provides direct routes to Calabasas, Woodland Hills, San Fernando Valley, and downtown Los Angeles.
Many residents commute locally or work remotely, which makes the city’s calm environment even more appealing. Hollywood Burbank Airport (30 miles) and Los Angeles International Airport (40 miles) are both within reach, depending on travel needs.
If you’re considering relocation to Westlake Village for its corporate presence, this is home to several notable headquarters, including Dole Food Company, PennyMac, and Guitar Center, along with other strong professional opportunities nearby like Amgen. Buyers relocating for corporate roles often prioritize neighborhoods that offer privacy, strong schools, and short commute times — all of which Westlake Village consistently delivers.
Healthcare access is excellent, with nearby facilities including Los Robles Regional Medical Center, Kaiser Permanente, and a wide range of specialty providers throughout the city.
Shopping and daily errands are easily accessible, with more upscale options compared to surrounding Conejo Valley areas. Popular grocery options in Westlake Village include Whole Foods Market, Gelson’s, Sprouts, Erewhon, Costco and Target. There are several shopping areas with the most popular being the upscale Promenade at Westlake, central Westlake Plaza and Westlake Commons, and the expansive Shoppes at Westlake Village. Read the next section for more details on local hot spots!…
5. Local Hot Spots
Westlake Village may be quiet, but it is far from dull. Residents enjoy a refined dining and social scene that reflects the area’s luxury lifestyle. And with easy access to Malibu Beach and Calabasas, there are a wide range of experiences to be had.
Coffee Shops & Everyday Favorites
Locals frequently gather at LaLa Land, Stonehaus, Bonibi on the lake, Stir at Four Seasons, Joi Cafe, and other independent cafés that consistently earn strong community support and local recognition. More than great coffee, these spots serve as high ambiance or informal meeting places for professionals, parents, and longtime residents.
Restaurants & Dining
Popular upscale dining destinations include Coin & Candor (Four Seasons Hotel), Boccaccio’s (on the Lake), Mediterraneo, Red O, and Stonehaus Winery, all of which have strong or award winning reputations. These restaurants reflect the area’s preference for quality and atmosphere over trend-driven concepts. Favorite local hotspots for lunch or a quick bite are Mendecino Farms, The Stand, Neighborly, Moody Rooster, Bacio de Latte and so many more!
Golf, Wellness & Outdoor Living
Westlake Village is surrounded by golf courses, country clubs, and wellness-oriented amenities. Residents enjoy easy access to Westlake Golf, Westlake Athletic Club, tennis, pickleball, and scenic walking paths around the lake and nearby open spaces. Community events, seasonal gatherings, yacht clubs, and lakeside activities reinforce the sense of connection that keeps residents engaged locally.
Closing: Is Westlake Village the Right Fit for You?
Westlake Village appeals to buyers who value refinement, stability, and intentional living. It’s a city where homes hold their value, neighbors know one another, and lifestyle comes first.
If you’re looking for strong schools, architectural consistency, corporate proximity, and a smartly developed peaceful environment that still feels connected to luxury amenities, Westlake Village is one of Southern California’s most compelling places to call home.
Lydia Gable is a longtime resident and business owner in Westlake Village. Ready to explore what life in Westlake Village could look like? Connect with Lydia Gable Realty Group, the #1 real estate team in Conejo Valley and your local real estate experts who know every neighborhood, school boundary, and lifestyle nuance that makes Westlake Village so special.
