West Hills is the San Fernando Valley’s most accessible entry point for new-construction estate living — a far West Valley community where buyers can find 3,000 to 5,000 square foot homes on substantial lots at prices 40 to 50 percent below comparable square footage and lot size in Westside or more established Valley luxury markets. Luxury homes in West Hills range from approximately $1 million for a well-maintained tract home on a standard lot to $3.5 million and above for a fully renovated or newer-construction estate in one of the community’s gated enclaves or on one of its view-position hillside streets. For buyers whose primary criteria are new-construction quality, lot size, and privacy — and for whom Westside proximity is a secondary rather than primary priority — West Hills consistently delivers more space per dollar than any adjacent market in the greater LA area.
West Hills is a community within the City of Los Angeles, situated at the far western end of the San Fernando Valley near the Ventura County line. The neighborhood was formerly known as Canoga Park West before it was renamed West Hills in 1987, and it has developed since then as a distinctly family-oriented community with a higher proportion of newer construction than the established Valley communities to the east. The listings below represent currently available West Hills luxury inventory.
Browse all Los Angeles real estate — or explore the full Los Angeles luxury real estate market.
West Hills’ luxury residential inventory divides between its gated communities — which provide security infrastructure, community amenity access, and HOA-maintained common areas — and the non-gated luxury residential streets that offer estate-scale lots and newer construction without the HOA governance that gated community ownership involves.
The gated communities in West Hills and the adjacent Woodland Hills/Chatsworth border area (some of which are partially within West Hills boundaries) provide 24-hour or limited-access entry, community tennis courts, pools, and the security character that defines this product type in the greater Valley market. Price points in West Hills’ gated communities run from approximately $1 million to $2.5 million, with newer construction and premium lot positions reaching $3 million and above. Community-wide HOA fees are typically in the $300-$800 per month range — lower than the Calabasas gated community tier, reflecting the West Hills market’s position as an accessible entry point to gated community living.
The non-gated luxury residential streets in West Hills — particularly in the hillside areas that rise toward the Santa Susana Mountains and the Simi Valley border — provide estate-scale properties with larger lots than the valley floor, elevated positions with valley or mountain views, and newer construction that is harder to find in the more established communities to the east. Properties on these hillside streets with significant lot size, newer construction, and views run from approximately $1.5 million to $3.5 million — price points at which the space and construction quality delivered in West Hills compare very favorably with what buyers can access at the same budget in the adjacent Valley communities.
West Hills has seen more active new residential construction over the past two decades than most of the established Valley luxury communities, resulting in a higher proportion of newer homes in the existing stock. For buyers who specifically value newer construction — updated mechanical systems, current building code compliance, contemporary floor plan configurations, and energy-efficient building standards — West Hills provides a wider selection of newer-built product than comparable areas in Encino, Sherman Oaks, or Studio City, where the established housing stock is predominantly older. Buyers who are comparing renovation cost of an older home in a more established market against the purchase price of newer construction in West Hills should factor in renovation timelines, permitting costs, and the uncertainty of renovation outcome when evaluating the two approaches.
West Hills attracts a buyer profile defined primarily by space requirements and budget efficiency: families who need more bedrooms, more lot size, and more privacy than their current budget can access in the eastern Valley or the Westside. First-time luxury buyers transitioning from larger apartments or smaller tract homes are a consistent segment. Valley families who are upsizing from a first home in Sherman Oaks or Woodland Hills and want estate scale within the Valley without the premium of Calabasas or Encino are the core mid-market buyer. The Las Virgenes Unified School District’s strong academic reputation draws families who want LVUSD school access at lower price points than Calabasas proper — portions of West Hills fall within LVUSD boundaries, providing this school access at price points below the Calabasas market.
West Hills’ defining lifestyle characteristic is space — the neighborhood’s development pattern, on the former suburban frontier of the San Fernando Valley, produced larger average lot sizes and more generous setbacks than the denser patterns of the eastern Valley communities. The experience of daily life in West Hills is structured by this spatial abundance: larger yards, more private outdoor space, and the quietness that comes from lower residential density and distance from the Valley’s commercial-industrial core.
The Santa Susana Mountains and the Simi Valley open space immediately to the north and west of West Hills provide hiking and riding trail access from the neighborhood’s upper streets and from the Chatsworth Nature Preserve adjacent to the community’s northern boundary. For residents who use outdoor recreation infrastructure daily — trail running, mountain biking, or equestrian riding — West Hills’ adjacency to this open space is a genuine lifestyle differentiator from the Valley communities further east that require a drive to access comparable terrain.
Commercial infrastructure in West Hills is centered on the Promenade shopping center at Topanga Canyon and Victory Boulevard — which includes Whole Foods, Target, a significant restaurant cluster, and the full range of services that family daily life requires — and the adjacent Westfield Topanga and Village at Westfield Topanga malls, which together form one of the most complete retail destinations in the Valley. This commercial infrastructure provides West Hills residents with major retail access that many Valley communities further from these centers lack.
West Hills’ far Valley position makes it one of the more commute-sensitive communities in the Valley for buyers who work in Downtown LA, the Westside, or the South Bay. The 101 freeway (east) and the 118 (east toward the 405 and 5) are the primary freeway connections, with the 101 connecting to the 405 interchange at Sherman Oaks. Commute times from West Hills to Century City or the Westside typically run 45-70 minutes under normal morning conditions, which is on the longer end of the Valley-to-Westside range. Buyers who work remotely or whose employers are in the western Valley (Thousand Oaks, Agoura Hills, Moorpark) or Ventura County will find West Hills’ western position an advantage rather than a limitation.
West Hills’ luxury market is defined by its value-per-square-foot proposition relative to other Valley luxury markets. A $1.5-2 million budget in West Hills accesses a significantly larger home and lot than the same budget in Studio City, Sherman Oaks, or Encino — and the gap between West Hills’ pricing and those markets reflects the combination of distance from the Valley’s commercial and production core, lower address recognition, and a somewhat longer commute profile rather than any deficiency in the residential quality at the luxury tier.
The entry tier — $1 million to $1.5 million — provides well-maintained tract homes with pool access in gated or standard residential streets, at price points that represent the most affordable entry to the Valley luxury market with meaningful amenity access. This tier sees consistent activity from families whose budget constrains their options in more established Valley communities but who want the lifestyle qualities (outdoor space, good schools, community infrastructure) that the West Hills market delivers.
The mid-tier — $1.5 million to $2.5 million — encompasses the better-positioned gated community homes and the non-gated luxury homes on standard lots with full outdoor amenity build-out. This tier represents West Hills’ primary luxury transaction market and is where the value proposition relative to adjacent markets is clearest.
The upper tier — above $2.5 million — represents West Hills’ estate-scale properties: significant newer construction on large lots, hillside properties with views, and the best gated community positions. The buyer pool at this tier is more specialized — buyers who specifically want West Hills at this price point are making a deliberate choice to prioritize space and newer construction over address recognition.
West Hills luxury homes range from approximately $1 million for a well-maintained tract home in a gated community to $3.5 million and above for a significant estate on a view lot or in a premium gated position. The most active tier runs from approximately $1.2 million to $2.5 million, where the value-per-square-foot proposition is most compelling relative to comparable homes in adjacent Valley luxury markets.
West Hills and Woodland Hills are adjacent communities that share some boundaries and comparable residential character, with West Hills generally at the western edge. Calabasas — just over the Ventura County line to the west — has significantly higher name recognition, higher prices, and the guard-gated community infrastructure that defines The Oaks. West Hills offers the opportunity to access similar lot sizes, newer construction quality, and in some portions of the community the same LVUSD school district as Calabasas, at price points 20-35% below Calabasas. For buyers who want the LVUSD schools and estate scale without the Calabasas premium, the West Hills portions of the LVUSD boundary are worth evaluating specifically.
Las Virgenes Unified School District serves portions of West Hills — specifically the areas west and northwest of the boundary that follows De Soto Avenue and the Ventura County line. Buyers who specifically target LVUSD access in West Hills should confirm the LVUSD boundary for any specific address before purchase, as the district boundary runs through the community and some West Hills addresses are in LAUSD rather than LVUSD. The LVUSD boundary map is available from the district and should be verified before making a school-motivated purchase decision.
West Hills has a higher proportion of post-1990 construction than most comparable Valley communities, and newer construction products at the 2000-2020 vintage are available at price points from approximately $1 million to $2.5 million for well-maintained examples. Buyers who specifically want new or near-new construction — with current mechanical systems, updated electrical, modern floor plans, and reduced near-term renovation obligation — will find West Hills’ stock of newer homes wider than Encino, Sherman Oaks, or Studio City at comparable price points. True new construction (completed within the past 5 years) is available on a more limited basis, typically in the $2-3.5 million range on the upper-tier lots and hillside positions.
Explore more Luxury neighborhoods:
Lucky for you we’re looking out.
Subscribe to this Custom Search to be alerted when new properties hit the market in the area.
Choose the frequency that works for you.
