The Knight Group Logo
The Knight Group Logo

Westlake Village Homes for SaleListings

Westlake Village Homes for Sale, Los Angeles

Buyers in Westlake Village should move on well-priced properties quickly; competition is consistent. The Knight Group tracks off-market inventory here and can provide early access. Typical days on market: 59.

The average home value in Westlake Village is sitting pretty at about $1,499,189. The median sold price in November 2024 was $1,427,500.

Buyers in Westlake Village should move on well-priced properties quickly; competition is consistent. The Knight Group tracks off-market inventory here.

Westlake Village Homes for Sale in Westlake Village

More about Westlake Village

Community

Community character: Where Everyone Knows Your Name (And Your Dog’s)

Let’s get one thing straight: Westlake Village isn’t just a collection of pretty houses. It’s a community, and boy, does it deliver on that front. Imagine a place where your neighbors are more likely to bring you a homemade pie than to complain about your music being too loud (although, let’s keep it reasonable, shall we?).

 

Location, Location, Location: The Goldilocks Zone of Southern California

First things first: location, location, location. Situated against the Santa Monica Mountains, Westlake Village is like that cool, laid-back cousin of Los Angeles. Close enough to the city for a night out, far enough to feel like you’re in your own little paradise.

But let’s get specific. Westlake Village is strategically located at the southeastern edge of Ventura County, straddling the line with Los Angeles County. This unique position gives residents the best of both worlds,access to the amenities and job markets of both counties, while still maintaining a distinct small-town feel.

You’re about 38 miles from downtown Los Angeles, which translates to roughly an hour’s drive (traffic permitting, of course,this is Southern California, after all). But you’re also just a stone’s throw away from some of the most beautiful beaches in the world. Malibu’s famous coastline is a mere 20-minute drive. Imagine spending your weekends surfing or sunbathing, then coming home to your peaceful Westlake Village community. It’s like having your cake and eating it too.

 

A Day in the Life: Westlake Village Edition

Now, let’s talk amenities. The Westlake Village Golf Course isn’t just a place to work on your swing,it’s a social hub. Picture yourself closing deals on the green, or simply enjoying a Sunday brunch with a view that’ll make your Instagram followers green with envy.

But it’s not all about the golf (though that’s a pretty sweet perk). The Westlake Village City Hall isn’t just a bureaucratic building,it’s the heart of community events. From summer concerts to holiday celebrations. This is where the village really comes alive.

Take the Westlake Village Summer Concerts, for example. Every year, the city puts on a series of free concerts in the park. Imagine packing a picnic, grabbing a bottle of local California wine, and settling in for an evening of music under the stars. It’s the kind of small-town charm that’s becoming increasingly rare in our fast-paced world.

And for those days when you just want to get lost in nature? The Santa Monica Mountains National Recreation Area is your personal playground. With over 500 miles of trails, you could hike a different path every weekend for years and never get bored. From easy nature walks to challenging climbs, there’s something for every fitness level. And the views? Let’s just say they’ll make your Fitbit have a meltdown and your Instagram followers question why they live anywhere else.

 

The Westlake Village Lifestyle: Work Hard, Play Harder

But Westlake Village isn’t just about leisure. It’s a place where ambition meets balance. The city is home to several major corporations, including Dole Food Company and Guitar Center. This means you could potentially live and work in the same community, kissing that soul-crushing commute goodbye.

And when it comes to shopping and dining, Westlake Village doesn’t disappoint. The Promenade at Westlake is a local favorite, offering a mix of high-end retailers and casual dining options. For a more unique experience, check out the Westlake Village Farmers Market, held every Sunday. It’s not just about fresh produce (although that’s certainly a perk),it’s a weekly community gathering where you can chat with local artisans, sample gourmet treats, and really feel like part of the neighborhood.

 

Education: Investing in the Future

But here’s the real kicker: the schools. If you’ve got kids (or are planning on some future tax deductions), you’re in luck. The Las Virgenes Unified School District is top-notch. We’re talking high test scores, stellar college prep programs, and extracurriculars that’ll have your kids actually excited about going to school. (I know, I was shocked too.)

 

Let’s break it down:

  • Westlake High School has a 9/10 rating on GreatSchools.org. It offers a wide range of AP classes and has a strong focus on STEM education.
  • Westlake Elementary School also scores high, with an 8/10 rating. It’s known for its strong parent involvement and diverse extracurricular activities.
  • For those interested in alternative education, the district also offers Sumac Elementary, a K-5 school with a focus on global studies and language immersion.

But it’s not just about test scores. The Las Virgenes Unified School District is known for its innovative programs. For example. They offer a School to Career program that partners with local businesses to provide students with real-world work experience. It’s this kind of forward-thinking approach that sets Westlake Village apart.

 

The People: The Heart of Westlake Village

At the end of the day. What really makes a community special is its people. And Westlake Village? It’s got some of the best. From young families to retirees, tech entrepreneurs to artists, the population here is diverse and welcoming.

Take the annual Westlake Village City Celebration, for instance. This event brings together residents of all ages for a day of food, music, and fun. It’s the kind of event where you might start chatting with a neighbor and end up making a lifelong friend.

Or consider the Westlake Village Community Foundation, a non-profit organization dedicated to enhancing the quality of life in the community. Through various programs and initiatives. They foster a spirit of giving and community involvement that’s truly inspiring.

So, when you’re looking at those Westlake Village homes for sale, remember: you’re not just buying a house. You’re buying into a lifestyle. A community. A place where neighbor isn’t just a word,it’s a way of life.

In the next section, we’ll dive into the nitty-gritty of market trends. Because while the community is important, we know you’re also here to make a smart investment. And trust me, Westlake Village has plenty to offer on that front too.

The due diligence process for Westlake Village properties should account for the city’s position at the boundary of Los Angeles and Ventura counties and the specific community characteristics of the neighborhood under consideration. Buyers evaluating lakeside communities such as Westlake Island, Southshore, and Lakeshore should review dock rights, HOA dock maintenance policies, lake rules regarding boat type and size, and the insurance implications of lakefront ownership. Buyers evaluating gated communities including North Ranch, Hidden Canyon, and Westlake Island should review HOA financials, reserve fund levels, guard staffing costs, and any pending or recent special assessments that affect the monthly cost of ownership.

Property tax rates in Westlake Village reflect the incorporated city’s LA County base rate of 1% plus Mello-Roos assessments and other special assessments that vary by specific parcel and development. The Conejo Valley Unified School District bond obligations add to the total effective tax rate for most Westlake Village parcels. Buyers should request a current property tax bill and a preliminary title report as part of standard due diligence to understand the full tax obligation for any specific property before closing.

The homeowner insurance market for Westlake Village properties, particularly those in hillside or canyon-adjacent settings, has tightened since the 2020-2021 wildfire seasons. Buyers evaluating North Ranch, Hidden Canyon, and other canyon-adjacent properties should obtain insurance quotes as part of their due diligence and confirm coverage availability before removing contingencies. Lakeside properties carry their own specific insurance considerations, including flood zone designations and dock liability. Working with an insurance broker who is familiar with the Westlake Village and Conejo Valley market before making an offer is a practical step for buyers in any of these community types.

The Knight Group works with buyers and sellers across all Westlake Village communities and across the broader western Los Angeles County and Conejo Valley market. Our representation is provided at no cost to buyers. Contact our office to discuss your criteria, schedule property tours, and begin identifying listings across the Westlake Village communities that match your priorities for lifestyle, community type, and price point.

Area Details

The Westlake Village Real Estate Rundown: More Than Just Pretty Facades

Picture this: You’re cruising down Westlake Boulevard, the California sun warming your face through the windshield. To your left, manicured lawns roll out like green carpets. To your right, architectural marvels peek out from behind privacy hedges, each one more impressive than the last. Welcome to Westlake Village, where the term right property gets a whole new meaning.

Now, I know what you’re thinking. Sure, it looks great, but can I afford it? Let’s break it down. The average home value in Westlake Village is sitting pretty at about $1,499,189. Before you choke on your kombucha, hear me out. This number’s up 4.9% from last year, which means if you buy now, you’re potentially sitting on a gold mine.

But here’s where it gets interesting. The median sold price in November 2024 was $1,427,500. That’s a 4.4% increase from the previous year. Translation? The market’s hot, but not so hot that it’s out of reach. It’s like finding that perfect avocado at Whole Foods,ripe, but not overripe.

Now, let’s talk strategy. In November 2024, 65.1% of homes sold below asking price. That’s right, below. Suddenly, that right property with the infinity pool and home theater is looking a lot more attainable, isn’t it?

But homes are taking longer to sell compared to last year. We’re talking an average of 59 days on the market, up 68.2% from the previous year. For you, dear buyer. This is like finding out your favorite designer is having a flash sale. You’ve got time to make moves, to really consider your options without feeling like you’re in a real estate version of The Hunger Games.

 

Diving Deeper into the Market Dynamics

Let’s peel back another layer of this real estate onion. According to Redfin, the Westlake Village housing market is somewhat competitive. What does this mean for you? Well, some homes receive multiple offers, but don’t panic,we’re not talking about all-out bidding wars for every property.

Here’s a nugget of information that might make your ears perk up: hot homes can sell for about 1% above list price and go pending in around 27 days. But remember, that’s for the cream of the crop. Your average home is spending about 59 days on the market, giving you plenty of time to mull over your decision.

Now, let’s talk about what you’re getting for your money. The median sale price per square foot in Westlake Village is around $619. To put that into perspective, that’s like paying $619 for every square foot of your right property. Is it cheap? No. But is it worth it? Well, that depends on how much you value waking up to California sunshine and living in a community that feels like a permanent vacation.

 

The Price Breakdown: From Starter Homes to Luxury Estates

You might be wondering, Okay, but what can I actually get for my money? Let’s break it down by bedroom count:

  • 1 bedroom homes: These saw a whopping 16.5% increase from November 2023 to November 2024. It seems the tiny living trend has hit Westlake Village hard.
  • 2 bedroom homes: A more modest 1.9% increase. Perfect for those empty nesters or young couples not ready for the full suburban sprawl.
  • 3 bedroom homes: Interestingly, no change. Stability can be a good thing, right?
  • 4 bedroom homes: A slight 0.2% bump. Nothing to write home about, but hey, at least it’s not going down.
  • 5+ bedroom homes: An 8.1% increase. Looks like the more is more crowd is winning.

This breakdown gives you a clearer picture of where the market is heading. It seems that both ends of the spectrum,smaller homes and luxury properties,are seeing the most growth. This could be a reflection of changing demographics in the area, with both young professionals and wealthy families finding their niche in Westlake Village.

 

The Inventory Situation: A Delicate Balance

Now, let’s talk about inventory. As of November 2024, there were 140 homes for sale in Westlake Village. That’s a 10.3% decrease from October. At first glance. This might seem like bad news for buyers. Fewer homes on the market often means more competition, right?

But here’s where it gets interesting. Despite the decrease in inventory, 43 homes sold in November, which is actually up 10.3% from the previous month. This tells us that while there might be fewer homes on the market, the ones that are listed are selling.

What does this mean for you? It means you need to be prepared. When you find a home you love, you might need to act fast. But don’t let that pressure you into making a hasty decision. Remember, homes are still taking an average of 59 days to sell. You’ve got time to make an informed decision, but when you do decide, be ready to move.

 

The Bigger Picture: Westlake Village in the Southern California Context

To truly understand the Westlake Village market, we need to zoom out and look at the broader Southern California context. According to a report from The Real Deal, Southern California home prices have been on a general upward trend, with some fluctuations.

Westlake Village, with its 4.9% year-over-year increase in home values, is actually outperforming some other areas in the region. This suggests that Westlake Village is holding its value well and could be a solid investment for the future.

But it’s not just about the numbers. Westlake Village offers a unique blend of suburban tranquility and urban amenities that’s hard to find elsewhere in Southern California. You’re getting the best of both worlds,a peaceful community with easy access to the excitement of Los Angeles.

So. What does all this mean for you? It means opportunity. It means that Westlake Village isn’t just a playground for the ultra-wealthy (although, let’s be real, they’re definitely here). It’s a place where smart buyers can make smart moves. Where your money goes further, and where luxury isn’t just a buzzword,it’s a way of life.

In the next section, we’ll dive into what really makes Westlake Village special,its community. Because at the end of the day, you’re not just buying a house. You’re buying into a lifestyle. And trust me. It’s a lifestyle you’re going to want to be a part of.

Market Trends

Market Trends: Reading the Tea Leaves (Or, You Know, Actual Data)

Alright, let’s get down to the nitty-gritty. I know you didn’t come here just for the pretty pictures and community feel-good stories. You want the data. The data that’s going to help you make one of the biggest decisions of your life. Well, buckle up, because we’re about to dive deep into the Westlake Village market trends.

 

Price Changes: A Tale of Five Bedrooms

First up: price changes. Remember when I mentioned that average home value of $1,499,189? Well, let’s break that down by bedroom count, because not all homes are created equal:

  • 1 bedroom homes: Up 16.5% from last year. Apparently, tiny living is having a moment. This could be due to an influx of young professionals or retirees looking to downsize.
  • 2 bedroom homes: A modest 1.9% increase. Perfect for those empty nesters or young couples not ready for the full suburban sprawl.
  • 3 bedroom homes: No change. Stability can be sexy, folks. This could indicate a balanced supply and demand for family-sized homes.
  • 4 bedroom homes: A slight 0.2% bump. Nothing to write home about, but hey, at least it’s not going down.
  • 5+ bedroom homes: An 8.1% increase. Looks like the more is more crowd is winning. This could be driven by wealthy buyers looking for spacious luxury homes.

These price changes tell us a story about the Westlake Village market. The significant increase in 1-bedroom homes suggests a growing demand for smaller, more affordable properties. This could be driven by first-time homebuyers or investors looking for rental properties.

On the other hand, the substantial increase in 5+ bedroom homes indicates a strong luxury market. Westlake Village has always been known for its high-end properties, and this trend suggests that the luxury segment is still going strong.

 

Inventory: The Ebb and Flow of Available Homes

Now, let’s talk inventory. As of November 2024, there were 140 homes for sale in Westlake Village. That’s a 10.3% decrease from October. Translation? The market’s tightening up a bit. But here’s where it gets interesting: 43 homes sold in November, up 10.3% from the previous month. People are buying, folks.

But wait, there’s more. We’re looking at about 2.4 months of supply. In real estate speak, that’s still a seller’s market, but it’s up from 1.6 months last year. What does this mean for you? It means you’ve got a bit more breathing room, a bit more negotiating power. It’s like finding out the popular kid in school is actually kind of nice,suddenly, everything seems more approachable.

To put this in perspective, a balanced market typically has about 6 months of supply. So while Westlake Village is still tilted in favor of sellers. It’s moving towards a more balanced state. This could be good news for buyers who have been waiting for the right moment to enter the market.

 

Days on Market: The Patience Game

Remember when I mentioned that homes are taking longer to sell compared to last year? Let’s dig into that a bit more. The average days on market in Westlake Village is now 59 days, up 68.2% from the previous year. This is a significant change and tells us a few things:

  1. Buyers are being more cautious and taking their time to make decisions.
  2. Sellers might be pricing their homes a bit high initially, leading to longer selling times.
  3. The market is becoming more balanced, giving buyers more options and time to consider their choices.

However. It’s important to note that this is an average. Some homes, particularly those in the most desirable locations or those priced competitively, are still selling quickly. According to Redfin, hot homes can go pending in about 27 days.

 

Sale-to-List Price Ratio: Negotiation Power

Here’s another interesting tidbit: the sale-to-list price ratio. In November 2024, 65.1% of homes sold below the asking price. This is a significant shift from the multiple offers over asking frenzy we saw in many markets in recent years.

On average, homes are selling for about 1-2% below list price. This gives you, as a buyer, some negotiating power. But don’t get too excited,remember, 35% of homes are still selling at or above list price. The key is to work with a knowledgeable local agent who can help you identify which properties might have room for negotiation.

 

Market Competitiveness: A Balanced Playing Field

Now, let’s talk competitiveness. Westlake Village is what we in the biz call somewhat competitive. Some homes are getting multiple offers, but don’t panic,we’re not talking The Bachelor levels of competition here. Hot homes might sell for around list price and go pending in about 27 days. But remember that average of 59 days on market I mentioned earlier? That’s your sweet spot. That’s where the deals are hiding.

According to Rocket Homes, the Westlake Village housing market is less competitive than other nearby areas. This means you have a better chance of getting your offer accepted without getting into a bidding war.

 

The Bigger Picture: Westlake Village in the SoCal Context

To truly understand the Westlake Village market, we need to zoom out and look at the broader Southern California context. According to a report from The Real Deal, Southern California home prices have been on a general upward trend, with some fluctuations.

Westlake Village, with its 4.9% year-over-year increase in home values, is actually outperforming some other areas in the region. This suggests that Westlake Village is holding its value well and could be a solid investment for the future.

 

Looking Ahead: Future Trends and Predictions

While no one has a crystal ball, we can make some educated guesses about where the Westlake Village market might be heading:

  1. Continued Demand for Luxury Homes: Given the 8.1% increase in 5+ bedroom homes. It’s likely that Westlake Village will continue to be a desirable location for high-end buyers.
  2. Potential for More Balanced Market: With days on market increasing and more homes selling below list price, we might see a shift towards a more balanced market in the coming year.
  3. Impact of Remote Work: As more companies embrace remote work, we could see increased demand from buyers looking to escape more urban areas without completely disconnecting from Los Angeles.
  4. Interest Rates: Keep an eye on interest rates. Any significant changes could impact buying power and market dynamics.

So, what’s the takeaway here? Westlake Village is a market in flux. It’s not the Wild West of bidding wars and all-cash offers over asking price. But it’s not a buyer’s playground either. It’s… balanced. And in the world of real estate, balance is beautiful. It means opportunity for those who know where to look.

And trust me, you’re looking in the right place. In the next section, we’ll address some of the most common questions about buying in Westlake Village. Because knowledge is power, especially when it comes to making one of the biggest investments of your life.

Verify current figures per MLS before making pricing decisions.

FAQs

FAQs: Because You’ve Got Questions, and We’ve Got Answers

 

Alright,. You’ve got questions burning a hole in your pocket, and I’ve got answers that are hotter than a freshly baked California pizza. Let’s dive in, shall we?

 

Q. What are the average home prices in Westlake Village?

A., if I had a nickel for every time I heard this question, I’d be buying up half of Westlake Village myself. But let’s get real: as of our latest data, the average home value in Westlake Village is sitting pretty at $1,499,189. Now, before you start hyperventilating into a paper bag, remember: this is an average. It’s like saying the average person has one ovary and one testicle,technically true, but not super helpful.

In reality, you’ve got options ranging from cozy condos to sprawling estates. We’re talking anywhere from the mid $500,000s for a starter home to over $10 million for those MTV Cribs style mansions. It’s a buffet of real estate options, and trust me, there’s something for every appetite (and budget).

 

Let’s break it down further:

  • Condos and Townhomes: These typically start around $500,000 and can go up to about $1 million for luxury units.
  • Single-Family Homes: Expect to pay anywhere from $800,000 to $3 million for a standard single-family home, depending on size, location, and amenities.
  • Luxury Estates: For those ideal homes with all the bells and whistles, prices can range from $3 million to over $10 million.

According to Zillow, the median home value in Westlake Village is $1,499,189. This is up 4.9% over the past year, indicating a steady appreciation in home values.

 

Q. How often are new listings updated?

A. Ah, the eternal question of the eager house hunter. Here’s the deal: in Westlake Village, new listings pop up faster than avocado toast spots in Silver Lake. We’re talking daily updates, people. It’s like Instagram for houses, minus the filters (although some of these properties are so gorgeous. They really don’t need them).

But here’s a pro tip: don’t just rely on the big real estate sites. Get yourself a local agent (ahem, like yours truly) who’s got their ear to the ground. We often know about listings before they hit the market. It’s like being in a secret real estate club, minus the silly handshakes.

 

To give you a more concrete answer:

  • Major Real Estate Websites: Sites like Zillow, Redfin, and Realtor.com typically update their listings every 24-48 hours.
  • MLS (Multiple Listing Service): This is the database that real estate professionals use, and it’s updated in real-time. As soon as a listing is added or changed, it appears in the MLS.
  • Local Real Estate Agencies: Many local agencies in Westlake Village update their websites daily with new listings.

According to Rocket Homes, there were 140 homes for sale in Westlake Village as of November 2024. This number fluctuates regularly, so it’s worth checking frequently if you’re in the market.

 

Q. What should I know about HOA fees in Westlake Village?

A. Ah, HOA fees. The hidden veggie in the lasagna of home buying. In Westlake Village, HOA fees can range from as low as $19 to over $883 per month. Now, before you start clutching your pearls, remember: these fees often cover things like landscaping, security, and amenities that would make a five-star resort jealous.

But here’s the real tea: not all HOAs are created equal. Some are like that overzealous hall monitor from high school, while others are more laid-back than a yoga instructor on vacation. Do your homework. Ask questions. And for the love of all that is holy, read the CC&Rs (Covenants, Conditions & Restrictions). It’s not exactly beach reading, but it’ll save you from nasty surprises down the road.

 

Here’s a breakdown of what you might expect:

  • Low-End HOA Fees: $19-$200 per month. These typically cover basic maintenance of common areas and maybe some shared utilities.
  • Mid-Range HOA Fees: $200-$500 per month. At this level, you might get amenities like a community pool, gym, or security services.
  • High-End HOA Fees: $500-$883+ per month. These often come with luxury amenities like concierge services, private golf courses, or extensive landscaping.

According to Redfin, the median HOA fee in Westlake Village is around $350 per month. However. This can vary widely depending on the specific community and amenities offered.

 

Q. What’s the job market like in Westlake Village?

A. Great question! While Westlake Village is often thought of as a residential community. It’s actually home to several major corporations and has a active job market. Here’s the scoop:

  • Major Employers: Westlake Village is home to the headquarters of several large companies, including Dole Food Company, Guitar Center, and K-Swiss.
  • Industries: The area has a strong presence in technology, healthcare, and financial services.
  • Commute Options: For those working in Los Angeles or other nearby cities, Westlake Village offers a reasonable commute. It’s about an hour to downtown LA, traffic permitting.

According to Data USA, the median household income in Westlake Village is $141,979, which is significantly higher than the national average. The most common industries for residents are Professional, Scientific, & Technical Services, Finance & Insurance, and Health Care & Social Assistance.

 

Q. How are the schools in Westlake Village?

A. If you’ve got kids (or are planning on some future tax deductions), you’re in luck. The Las Virgenes Unified School District, which serves Westlake Village, is top-notch. We’re talking high test scores, stellar college prep programs, and extracurriculars that’ll have your kids actually excited about going to school. (I know, I was shocked too.)

 

Here’s a quick rundown:

  • Westlake High School: Rated 9/10 on GreatSchools.org. Known for its strong AP program and high college admission rates.
  • Westlake Elementary School: Rated 8/10 on GreatSchools.org. Offers a diverse curriculum and strong parent involvement.
  • Colina Middle School: Also rated 8/10, known for its innovative STEM programs.

Plus, for those interested in private education, there are several highly-rated private schools in the area, including Oaks Christian School and La Reina High School.

 

Q. What’s the weather like in Westlake Village?

A. Ah, the weather. It’s one of the reasons people flock to Southern California, and Westlake Village doesn’t disappoint. Here’s what you can expect:

  • Summers: Warm and dry, with average highs in the mid-80s (°F).
  • Winters: Mild, with average lows in the mid-40s (°F). Snow? Forget about it.
  • Rainfall: Westlake Village gets about 16 inches of rain per year, mostly between November and April.
  • Sunshine: Expect about 284 sunny days per year. That’s a lot of vitamin D, folks.

According to BestPlaces, Westlake Village scores an 8.7 out of 10 on the BestPlaces Comfort Index for climate. That’s pretty darn comfortable if you ask me.

 

Q. Is Westlake Village safe?

A. Safety is always a top concern when considering a new home, and I’ve got good news for you. Westlake Village is consistently rated as one of the safest cities in California. Here are some stats to back that up:

  • According to NeighborhoodScout, Westlake Village is safer than 67% of U.S. cities.
  • The crime rate in Westlake Village is 11.85 per 1,000 residents, which is lower than the national average.
  • Violent crime rates are particularly low, at just 0.72 per 1,000 residents.

Remember, folks: in Westlake Village, you’re not just buying a home. You’re buying into a lifestyle. A community. A little slice of California heaven. And with the right information and a kick-ass agent by your side (wink, wink), you’ll be sipping margaritas by your new pool before you know it.

So. What are you waiting for? Westlake Village is calling, and trust me, you want to pick up that call.

Explore More

Explore more Westlake Village neighborhoods:

Hey, You ALMOST MISSED IT!

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.

get alerts

[showcaseidx_contact]