West Hills Condos for Sale

Condos for Sale in West Hills

Condos for sale in West Hills sit in the far western San Fernando Valley, inside the City of Los Angeles right up against the Ventura county line. They are attached, individually owned homes, and they matter here for one reason: West Hills is primarily a single-family neighborhood with an overall median in the mid-$800,000s and detached homes commonly trading between roughly $700,000 and $1.8 million. A condo gets you the neighborhood, the schools, and the foothill open space at a lower entry price.

Most of the stock is townhouse or apartment-style, built in the 1970s and 1980s, arranged around pools and landscaped courtyards, with pockets near Vanowen and Valley Circle and communities like Valley Circle Townhomes and Fallbrook Place. What varies most is the association: dues, rental policy, and reserve health differ complex to complex.

Browse the active listings below, or contact The Knight Group to talk through which building and price tier fit what you are trying to do.

Where exactly is West Hills, and what are its boundaries?

West Hills occupies roughly three square miles at the western edge of the San Fernando Valley. The neighborhood is bounded by Roscoe Boulevard on the north, Woodlake Avenue, Sherman Way, and Platt Avenue on the east, Victory Boulevard on the south, and the Los Angeles and Ventura county line on the west. That western edge matters: it puts West Hills up against foothills and open space rather than more city, which is a large part of why the area reads as calmer than the central Valley.

West Hills is a relatively young name. For most of its history the area was part of Canoga Park. In 1987, residents of a three-square-mile section began a petition campaign to break off and form their own community. On January 16, 1987, Councilwoman Joy Picus accepted petitions representing 3,364 of the 4,333 households in the area, and a second section of Canoga Park was added weeks later, bringing the Fallbrook Mall and Platt Village shopping centers into the new West Hills. That history is the reason some older listings, tax records, and mapping tools still tie parts of West Hills back to Canoga Park.

For a condo buyer, the practical takeaway is that address and boundary lines can be fuzzy at the edges. If a specific unit’s school assignment, ZIP, or district designation matters to you, confirm it against the parcel, not the neighborhood label.

What does the West Hills condo market look like?

West Hills is primarily a single-family market with a smaller, older condo and townhome segment layered underneath it. Per RubyHome’s West Hills market data, the neighborhood’s overall median sits in the mid-$800,000s, with detached homes commonly trading between roughly $700,000 and $1.8 million. Condos sit below that band, which is exactly why they matter to buyers who want the ZIP code without the detached-home price.

Inventory on the condo side is thin. At any given time the neighborhood may show only a handful of condos listed, so selection is limited and the right unit can move. A West Hills area guide describes a three-bedroom, two-bath condo averaging around $675,000 plus a monthly HOA fee near $450, which is a useful reference point rather than a fixed rule: dues and pricing vary widely by complex, age, and what the association covers.

Because supply is limited, condo buyers here benefit from being ready. That means financing lined up, HOA documents reviewed quickly, and a clear read on which complexes you would actually accept. The Knight Group can set that up before a unit you want ever hits the market.

What condo and townhome communities exist in West Hills?

The attached-home stock clusters in a few pockets. There is a group of condos near the corner of Vanowen Street and Valley Circle Boulevard, and additional townhouse and apartment-style communities farther south, most of them built in the 1970s and 1980s in park-like settings with shared pools.

Valley Circle Townhomes is one of the better-known attached communities in the area, a set of 85 units with a community pool and jacuzzi, per RealtorDavid’s community profile. Fallbrook Place is another gated attached-home community in West Hills. Complexes like these are where most of the neighborhood’s condo activity happens, and each has its own HOA budget, rental policy, and reserve health that need to be read individually before you commit.

Which West Hills neighborhoods and communities should I know about?

The Knight Group covers West Hills across price tiers, from attached condos up through the gated estate enclaves. Here is how the surrounding communities we work in fit together.

For buyers moving up from a condo into detached property, start with West Hills luxury homes, which covers the upper end of the neighborhood’s single-family market. If security and a controlled entry are priorities, West Hills gated homes surveys the guard-gated and access-controlled communities across the area.

Two of those gated communities are worth knowing by name. The Estate Collection at West Hills is an upscale enclave of larger homes, commonly four to five bedrooms ranging from about 3,300 to 4,359 square feet, per RubyHome. Sterling at West Hills is a gated community built by Pulte Homes, described by RubyHome as 143 homes spread across 373 acres, typically four to five bedrooms. Both sit at the detached, higher-price end of the market and are natural next steps for a condo owner building equity toward a larger home.

At the northern reach of the West Valley foothills, The Knight Group also covers Bee Canyon Estates, a small gated pocket on the edge of the open space. If your search spans the whole West Valley rather than West Hills alone, it is a useful community to have on the list.

What will I pay in HOA dues, and what does the HOA cover?

Every condo and townhome in West Hills belongs to a homeowners association, and in California those associations operate under the Davis-Stirling Common Interest Development Act. That law governs how the HOA is run: budgets, reserves, meetings, assessments, and the disclosure documents you are entitled to review before closing.

Monthly dues in the area’s older condo complexes often land in the several-hundred-dollar range, and a commonly cited figure for a mid-sized West Hills condo is around $450 per month, though this varies by building. What matters more than the headline number is what the dues buy and how healthy the association is. Dues typically cover exterior maintenance, shared insurance, and common amenities like the pool, and in some complexes water or trash. The risks to check are underfunded reserves, pending special assessments, deferred roof or plumbing work, and any litigation the association is involved in.

Before you write an offer, read the HOA package: the budget, reserve study, meeting minutes, and rules. A well-run association with funded reserves is worth paying slightly higher dues for. A cheap HOA that is deferring major repairs is a future special assessment waiting to land on you. The Knight Group reviews these documents with clients as a standard step, not an afterthought.

Does Measure ULA affect buying or selling a condo in West Hills?

West Hills is inside the City of Los Angeles, so Measure ULA applies here. Measure ULA, the city’s transfer tax approved by voters in 2022 and effective April 1, 2023, adds a 4 percent tax on property sales above $5 million and 5.5 percent on sales above $10 million, with the thresholds adjusted for inflation over time.

For the overwhelming majority of West Hills condo transactions, this is not a factor: condos here trade far below the $5 million floor, so the ULA tax does not touch them. It becomes relevant only at the very top of the neighborhood’s detached and estate market, and even there most homes fall below the threshold. The reason to know about it is planning. If you are trading up from a West Hills condo toward a high-value property elsewhere in the City of Los Angeles, ULA can change the math, and it is worth modeling before you list.

Is West Hills in a fire hazard zone, and what does that mean for a condo?

Parts of West Hills fall inside a Very High Fire Hazard Severity Zone. The neighborhood’s western edge runs up against foothills and open space, and Cal Fire’s updated hazard maps have pushed the very high designation farther into this part of the San Fernando Valley. That designation carries real consequences: stricter building and defensible-space requirements, and, more immediately for buyers, tighter and more expensive property insurance.

The mapping is parcel-specific. A condo in the flatland pockets near the shopping districts may sit outside the very high zone entirely, while a home closer to the hills may sit squarely inside it. Do not assume based on the neighborhood name. Before you buy, confirm the specific parcel’s hazard designation and get an insurance quote in writing early in escrow, because a surprise on insurability or premium is one of the more common ways a Valley purchase gets derailed. The Knight Group flags this at the front of the process for any West Hills search.

Which schools serve West Hills?

School assignment in West Hills is split, and this trips up buyers who assume one district covers the whole neighborhood. Most of West Hills is served by Los Angeles Unified School District, while a western portion of the area falls within Las Virgenes Unified School District, the district headquartered in Calabasas that also serves Agoura Hills, Hidden Hills, and Westlake Village.

The line between the two does not follow the neighborhood boundary, so two condos a short distance apart can feed different schools in different districts. If schools are a priority in your search, this is one of the most important things to verify at the parcel level rather than the neighborhood level. The Knight Group will confirm the exact assignment for any specific unit before you commit.

How do I get around from West Hills?

West Hills is a car-oriented neighborhood at the far western end of the Valley. The primary freeway connection is U.S. 101, the Ventura Freeway, reached to the south, which links West Hills to the rest of the Valley, the Conejo Valley, and, eventually, the Westside and downtown. Surface arterials like Roscoe, Vanowen, Sherman Way, Victory, and Valley Circle carry most local traffic.

Be honest with yourself about the trade-off. West Hills buys quiet and open space by sitting at the edge of the map, which means longer drives to central job centers and the Westside than you would face from an eastern Valley address. For buyers whose work is in the west Valley, Warner Center, or the Conejo Valley, the location is excellent. For a daily commute to downtown or the Westside, budget the drive time before you fall for the neighborhood.

What is there to do in West Hills?

West Hills leans on open space and everyday convenience rather than nightlife. The signature amenity is Orcutt Ranch Horticultural Center on Roscoe Boulevard, a historic estate once owned by oil pioneer William Warren Orcutt, built in Spanish Colonial Revival style and surrounded by roughly 24 acres of gardens, citrus orchards, and heritage oaks. It functions as a public park and a well-known local event and wedding venue.

The foothills and open space at the western edge give residents quick access to hiking, including trails connecting toward the Upper Las Virgenes Canyon Open Space Preserve and the broader Topanga Canyon corridor. For day-to-day needs, the Fallbrook Center shopping district and the Platt Village centers cover retail, groceries, and dining without leaving the neighborhood. For a condo buyer, this mix, open space at the edge and full retail in the middle, is a big part of why the area holds value.

Who is a West Hills condo right for?

A West Hills condo fits a few clear profiles. First-time buyers who want a foothold in a strong west Valley ZIP without a detached-home price. Downsizers who want to stay in the area but shed the maintenance of a house and yard. Investors targeting steady rental demand near schools, shopping, and freeway access. And equity builders who intend to use a condo as a stepping stone toward a detached West Hills home later.

It is a weaker fit if you need a large yard, a downtown or Westside commute you are unwilling to lengthen, or a large, deep pool of condo inventory to choose from. West Hills is a house neighborhood with a modest condo segment, so patience and readiness matter more here than in a condo-heavy market. If that trade sounds right, the next step is a conversation about your budget, timeline, and which complexes clear your bar.

Frequently Asked Questions About west hills Condos for Sale

Are there many condos for sale in West Hills?

No. West Hills is predominantly a single-family neighborhood with a smaller condo and townhome segment, so inventory is limited and the right unit can sell quickly. Being pre-approved and ready to review HOA documents fast is a real advantage here.

What do West Hills condos typically cost?

Condos trade below the neighborhood’s detached-home median, which RubyHome data places in the mid-$800,000s. A West Hills area guide references a three-bed, two-bath condo averaging around $675,000, though pricing varies widely by complex, size, and condition.

How much are HOA dues in West Hills?

Dues vary by building. A commonly cited figure for a mid-sized West Hills condo is around $450 per month, but the number that matters is what the dues cover and whether the association’s reserves are funded. Always review the HOA budget and reserve study before making an offer.

Is West Hills a good area for schools?

West Hills has a strong reputation for schools, but assignment is split between Los Angeles Unified and, for a western portion of the area, Las Virgenes Unified. Because the line does not follow the neighborhood boundary, confirm the exact school assignment for the specific unit you are considering.

Is West Hills at risk from wildfire?

Parts of West Hills, especially near the western foothills, sit inside a Very High Fire Hazard Severity Zone under Cal Fire’s maps. That affects building requirements and, more immediately, insurance cost and availability. Check the specific parcel’s designation and get an insurance quote early.

Does the Los Angeles mansion tax apply to West Hills condos?

Measure ULA applies in West Hills because it is inside the City of Los Angeles, but it only affects sales above $5 million. Condos here trade well below that threshold, so ULA does not apply to typical condo transactions. It becomes relevant only at the top of the estate market or if you trade up to a high-value property.

Why do some records list West Hills as Canoga Park?

West Hills was carved out of Canoga Park through a resident petition campaign in 1987. Because the name is comparatively recent, some older records, tax documents, and mapping tools still associate parts of the area with Canoga Park. Always verify boundary-sensitive details against the parcel.

Can I rent out a West Hills condo I buy?

Often yes, but it depends entirely on the individual HOA. Some associations cap the number of rentals or impose minimum lease terms. If you are buying as an investment, the rental policy in the CC&Rs is one of the first documents to read, and The Knight Group will pull it before you commit.

How does The Knight Group work in the West Hills market?

The Knight Group covers West Hills across the full range, from attached condos through gated estates, so the same team can take you from a first condo purchase to a detached home years later. Because condo inventory here is thin, our value is often in preparation: getting your financing and criteria set before the right unit lists, and moving quickly when it does.

On every West Hills condo, we treat three things as required steps, not extras. We read the full HOA package, budget, reserves, minutes, and rental rules, and flag any association that is deferring major work. We confirm the parcel’s fire hazard designation and push for an insurance quote early in escrow. And we verify the exact school assignment for the specific unit, given the district split across the neighborhood. The goal is precision on the details that actually decide whether a West Hills condo is a good buy.

Browse the West Hills listings below, and when you want a direct read on a specific building or price tier, contact The Knight Group.

What are Condos For Sale In West Hills like as a place to buy?

• Condos For Sale In West Hills sit in the far western San Fernando Valley, inside the City of Los Angeles against the Ventura county line.
• Attached, individually owned homes make up the condo segment layered underneath a neighborhood that is primarily single-family in character.
• Condos For Sale In West Hills offer the same neighborhood, schools, and foothill open space that detached houses do, at a lower entry price.
• Townhouse and apartment-style stock dominates the attached inventory, arranged around pools and landscaped courtyards in park-like settings.
• Vanowen Street and Valley Circle Boulevard mark one of the pockets where attached homes cluster in the neighborhood.
• Valley Circle Townhomes ranks among the better-known attached communities, offering a community pool and jacuzzi for residents.
• Fallbrook Place is a gated attached-home community, adding a controlled-access option to the local condo landscape.
• Homeowners associations vary the most from complex to complex, differing in dues, rental policy, and reserve health.
• Condos For Sale In West Hills appeal to buyers who want the ZIP code without paying detached-home prices in the same area.
• Roscoe Boulevard forms the northern boundary, with Woodlake Avenue, Sherman Way, and Platt Avenue marking the eastern edge.
• Victory Boulevard bounds the southern edge, while the Los Angeles and Ventura county line closes the western side.
• Foothills and open space, rather than more city, sit along the western edge, a large part of why the area reads calmer than the central Valley.
• Canoga Park was the original parent community, until residents petitioned to break off and form their own neighborhood.
• Address and boundary lines can be fuzzy at the edges, so school assignment, ZIP, and district designation deserve parcel-level confirmation.
• The Knight Group can line up financing, review HOA documents quickly, and clarify which complexes a buyer would actually accept.

What should buyers know before purchasing Condos For Sale In West Hills?

• Measure ULA applies to Condos For Sale In West Hills because the neighborhood sits inside the City of Los Angeles.
• Los Angeles voters approved the city transfer tax, which adds a tax on high-value property sales with thresholds adjusted for inflation over time.
• Condo transactions in the neighborhood trade far below the transfer tax floor, so the ULA tax does not touch them.
• Trading up from a local condo toward a high-value property elsewhere in the City of Los Angeles can change the math worth modeling before listing.
• Very High Fire Hazard Severity Zone designations reach parts of the neighborhood where the western edge runs against foothills and open space.
• Cal Fire hazard maps have pushed the very high designation farther into this part of the San Fernando Valley.
• Stricter building and defensible-space requirements follow the very high designation, along with tighter and more expensive property insurance.
• Fire hazard mapping is parcel-specific, so flatland units near the shopping districts may sit outside the very high zone entirely.
• Insurance quotes in writing early in escrow protect buyers, because a surprise on insurability or premium commonly derails a Valley purchase.
• School assignment for Condos For Sale In West Hills is split, which trips up buyers who assume one district covers everything.
• Los Angeles Unified School District serves most of the neighborhood, while a western portion falls within Las Virgenes Unified School District.
• Las Virgenes Unified is headquartered in Calabasas and also serves Agoura Hills, Hidden Hills, and Westlake Village.
• Condos For Sale In West Hills sit in a car-oriented neighborhood, with the Ventura Freeway reached to the south as the primary connection.
• Roscoe, Vanowen, Sherman Way, Victory, and Valley Circle carry most local traffic as the neighborhood’s surface arterials.
• Orcutt Ranch Horticultural Center on Roscoe Boulevard is the signature amenity, a Spanish Colonial Revival estate with gardens, citrus orchards, and heritage oaks.

What questions do buyers ask most about Condos For Sale In West Hills?

• Inventory of Condos For Sale In West Hills is limited, because the neighborhood is predominantly single-family with a smaller condo and townhome segment.
• Pre-approval and readiness to review HOA documents quickly give buyers a real advantage where the right unit can sell fast.
• Condos trade below the neighborhood’s detached-home median, with pricing varying widely by complex, size, and condition.
• Homeowners association dues vary by building, and what those dues cover matters more than the headline monthly figure.
• Reserve funding is the number that counts, so reviewing the HOA budget and reserve study belongs before any offer.
• Schools carry a strong reputation locally, though assignment splits between Los Angeles Unified and Las Virgenes Unified for a western portion.
• District lines do not follow the neighborhood boundary, so exact school assignment deserves confirmation for the specific unit under consideration.
• Wildfire risk reaches parts of the area near the western foothills, which sit inside a Very High Fire Hazard Severity Zone under Cal Fire maps.
• Fire designation affects building requirements and, more immediately, insurance cost and availability for buyers.
• Measure ULA applies in the neighborhood as part of the City of Los Angeles, but only affects sales far above typical condo pricing.
• Older records, tax documents, and mapping tools still associate parts of the area with Canoga Park, from which the neighborhood was carved.
• Rental policies for Condos For Sale In West Hills depend entirely on the individual association, since some cap rentals or impose minimum lease terms.
• Investment buyers should read the rental policy in the CC&Rs first, a document The Knight Group pulls before any commitment.
• The Knight Group covers Condos For Sale In West Hills across the full range, from attached units through gated estates.
• Reading the full HOA package, confirming the parcel’s fire hazard designation, and verifying school assignment are treated as required steps rather than extras.