Browse all Los Angeles real estate — or explore the full Los Angeles luxury real estate market.
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Homes for sale in West Hills sit on the far western edge of the San Fernando Valley, inside the City of Los Angeles and the 91307 ZIP code, bordered by Canoga Park to the east, Woodland Hills to the south, and Bell Canyon to the west. The median list price runs around $1,045,000, with June 2025 closed sales near $1,095,000, which puts the neighborhood a tier below Hidden Hills and Calabasas next door. Downtown Los Angeles is roughly 30 minutes out when traffic cooperates.
The housing stock splits into two eras: mid-century ranch homes, mostly single-story on generous lots built through the 1950s and 1960s, and larger two-story houses from the 1980s and 1990s, some in planned tracts closer to the hills. Lot size, story count, and whether a property falls inside the Very High Fire Hazard Severity Zone move the price and the cost of ownership more than the headline median does.
The listings below cover the pocket communities and tracts inside West Hills. Browse them, or contact The Knight Group to talk through which part of the neighborhood fits how you actually live.
West Hills housing stock splits into two broad eras. The older core is classic mid-century ranch: single-story homes on generous lots, many built through the 1950s and 1960s on land that was farm and dairy acreage a generation earlier. The newer inventory came in the 1980s and 1990s: larger two-story houses, some in planned tracts closer to the hills.
That mix matters when you shop. A mid-century ranch on a flat interior street is a different purchase from a 1990s hillside home with canyon exposure. Lot size, single-story versus two-story, and proximity to the Very High Fire Hazard Severity Zone all move the price and the ownership cost. West Hills rewards buyers who know which trade-offs they are making rather than shopping on curb appeal alone.
West Hills sits in the seven-figure range. The median list price was about $1,045,000, up roughly 3.5% year over year, per Movoto and Realtytrac market data in 2025. Closed sales ran in a similar band: the median sale price was about $1,095,000 in June 2025 per Rocket and Redfin market reports, and 91307 ZIP-level data put the median near $1,098,000.
Treat those as neighborhood averages, not a valuation of any specific home. A remodeled ranch on a large flat lot, a dated single-story needing work, and a newer two-story near the trails can all trade well outside that median. Price per square foot and lot size do more to explain a West Hills number than the headline median. If you want a defensible read on a particular street or tract, ask The Knight Group for recent comparable sales rather than relying on a portal estimate.
The land has a long documented past. From 1797 to 1846 the West Hills area belonged to Mission San Fernando Rey de España. After Mexican independence it became part of Rancho Ex-Mission San Fernando. In 1912 George Platt acquired acreage here and established a dairy operation known as the Platt Ranch and Cloverdale Dairy, which is why Platt Avenue still anchors the eastern side of the neighborhood.
Two ranch properties carry Los Angeles Historic-Cultural Monument status. Orcutt Ranch Estate preserves gardens, citrus groves, and a 1920s adobe-style home. Shadow Ranch, whose ranch house was built between 1869 and 1872, survives as a public park. Both give West Hills a documented agricultural lineage that most Valley neighborhoods cannot claim, and both are open to residents today.
Open space is a defining feature. Bell Canyon Park is the neighborhood’s largest, with about 26 miles of dirt trails winding through the hills. One route loops around Castle Peak, and another connects into the Upper Las Virgenes Canyon Open Space Preserve, a large protected stretch of the Simi Hills. El Escorpión Park sits at the western end of the Valley floor near the base of Castle Peak.
For buyers who want daily trail access, the western edge of West Hills is one of the few places in the Valley where you can walk from a residential street straight into protected hill country. That same proximity is why fire risk deserves attention, covered further below.
West Hills falls within the Los Angeles Unified School District, and its charter and magnet options are a real draw for families. Schools associated with the area include Chatsworth Charter High School, Nevada Avenue Elementary School, and Enadia Way Technology Charter School. Charter and magnet enrollment often runs on application and boundary rules that change, so confirm current assignment and admission specifics with the schools directly before you buy on the strength of a particular campus.
West Hills sits between the 101 and 118 freeways, which is the practical reason the neighborhood works for Valley and Westside commuters. Topanga Canyon Boulevard runs through the area and connects south through Topanga Canyon toward the Pacific Coast Highway and north to State Route 118 in Chatsworth, giving drivers a second option when the freeways bog down.
Being on the far western edge of the Valley is the trade-off. You are farther from the 405 and from Downtown than neighborhoods to the east, so factor the drive honestly if your work sits over the hill or on the Westside. For errands and daily needs, the Westfield Topanga mall, the adjacent open-air Village, Costco, and Target sit a short drive east, which shortens the trips that actually happen every week.
Yes, and it is worth understanding before you write an offer. Parts of West Hills fall within the City of Los Angeles Very High Fire Hazard Severity Zone, a consequence of the hillside and canyon terrain along the western and northern edges. The Los Angeles Fire Department directs residents to the state Fire Hazard Severity Zone map to check a specific parcel, and a property inside the zone can carry brush-clearance and vegetation-management obligations plus effects on insurance availability and cost.
This is a real and location-specific factor, not a formality. Two homes a few streets apart can sit on opposite sides of the line. Before committing, verify the parcel’s zone status and get an insurance quote in writing. The Knight Group can flag which listings sit in or near the zone so the conversation happens early rather than in escrow.
West Hills is inside the City of Los Angeles, so the city’s Measure ULA transfer tax applies to sales here. The tax is tiered and starts at property sale values in the multimillion-dollar range, above the price band where most West Hills homes trade. For the typical West Hills sale it will not come into play, but on higher-value estate transactions it can, and the threshold amounts are set by the city and worth confirming at the time of sale. If you are buying or selling near that level, ask The Knight Group to model the cost into net proceeds up front.
West Hills reads as one neighborhood but shops as a set of distinct pockets, each with its own street pattern, era, and price behavior. The listings below are organized by those pockets so you can move straight to the part of West Hills that fits.
For a full view of everything on the market across the neighborhood, start with West Hills homes for sale. From there, the western hillside pockets sit closest to the trails and open space: Castle Peak Estates homes for sale takes its name from the peak that anchors the Bell Canyon trail loop, and Country Hills Estates homes for sale and Monte Vista homes for sale sit among the rolling terrain on the neighborhood’s edge.
Buyers drawn to water-adjacent and lake-themed enclaves should look at Hidden Lake homes for sale and Lakeside Park homes for sale. The planned and newer-built pockets include Stonegate homes for sale, Sterling at West Hills homes for sale, and The Estate Collection at West Hills homes for sale, the last of which points toward the larger-lot, higher-end end of the neighborhood.
Closer to the established interior streets, Windsor Park West homes for sale and Valley West homes for sale capture much of the classic ranch-era inventory, and Brock Springfield homes for sale covers another of the neighborhood’s residential pockets. Finally, the corridor tracts follow the main east-west arteries: Sherman Way homes for sale traces the major boulevard that runs the length of the Valley. Tell The Knight Group how you want to live and we will point you at the two or three pockets worth your weekend, rather than all thirteen.
West Hills is easiest to understand next to what surrounds it. Immediately southwest sit Hidden Hills and Calabasas, both known for gated, higher-priced estate inventory. West Hills gives you similar western-Valley terrain and open-space access without the same price tier, which is the core reason buyers priced out of those two look here. To the east, Canoga Park and Winnetka are denser and generally cheaper, with smaller lots and older multifamily mixed in, so West Hills reads as the quieter, larger-lot step up.
Woodland Hills to the south is the closest comparison on lifestyle and price, with its own hillside tracts and the Warner Center job and retail hub. Chatsworth to the north shares the ranch history and trail access. Against all of them, West Hills competes on a specific combination: single-family character, documented ranch heritage, real hillside recreation, and a price band that still starts near seven figures rather than deep into estate territory. Where it loses is walkability and commute time, both of which favor more central and eastern Valley neighborhoods.
For buyers, the two variables that most change a West Hills purchase are fire-zone status and lot. Confirm the parcel against the state map, price insurance before you are emotionally committed, and weigh a flat interior lot against a hillside parcel with canyon exposure honestly. Then look at price per square foot rather than the sticker, because a remodeled ranch and a tired one can carry similar list prices for very different value. Inventory in the neighborhood is not large, so when the right pocket and lot line up, moving decisively matters more than in a high-turnover market.
For sellers, positioning is everything given the pocket-by-pocket variation. A home in a hillside estate tract competes against different comparables than a mid-century ranch on the flats a mile away, and pricing off the wrong set costs real money. Presentation of lot size, single-story living, updated systems, and school access tends to move West Hills buyers, who skew settled and family-oriented. On higher-value sales, build any Measure ULA transfer-tax exposure into the net-proceeds math from the start rather than discovering it late.
West Hills fits buyers who want space, quiet, and hillside access over walkability and nightlife. The share of residents 35 and older is among the highest in Los Angeles County, and the neighborhood profiles as settled and family-oriented, with a median household income around $115,042 per neighborhood data. If your priorities are a large lot, a garage you can actually use, trail access out the door, and schools you can plan around, the neighborhood delivers.
It is a weaker fit if you want to walk to restaurants and transit or need to be close to the Westside every day. The western-Valley location that buys the space also lengthens the commute. Name that trade-off honestly before you fall for a specific house.
West Hills is a neighborhood within the City of Los Angeles, on the western edge of the San Fernando Valley. It is represented by Los Angeles City Council District 12 and uses the 91307 ZIP code. It is not an independent city, which distinguishes it from neighbors like Hidden Hills and Calabasas.
The neighborhood sits in the seven-figure range. Median list and sale prices clustered around $1,045,000 to $1,098,000 in 2025 per Movoto, Realtytrac, Rocket, and Redfin market data, with list prices up about 3.5% year over year. Any individual home can trade well above or below that depending on lot, condition, and location.
Yes. Orcutt Ranch Estate and Shadow Ranch are both Los Angeles Historic-Cultural Monuments and are open as public sites. Shadow Ranch’s ranch house dates to 1869 to 1872, and the broader area traces back through Rancho Ex-Mission San Fernando to the Platt Ranch dairy established in 1912.
West Hills is served by the Los Angeles Unified School District and by several well-regarded charter and magnet schools, including Chatsworth Charter High School, Nevada Avenue Elementary School, and Enadia Way Technology Charter School. Because charter and magnet boundaries and admissions change, confirm current assignment with the schools before buying for a specific campus.
Parts of it are. Sections of West Hills fall within the City of Los Angeles Very High Fire Hazard Severity Zone along the hillside and canyon edges. Check any specific parcel against the state Fire Hazard Severity Zone map, and get an insurance quote in writing, because zone status affects brush-clearance rules and insurance cost.
The neighborhood sits between the 101 and 118 freeways, with Topanga Canyon Boulevard as an additional north-south route toward the coast or Chatsworth. Access around the Valley is convenient, but the far-western location means longer drives to the 405, Downtown, and the Westside than more central Valley neighborhoods.
Outdoor recreation centers on Bell Canyon Park’s roughly 26 miles of trails, El Escorpión Park, and the Upper Las Virgenes Canyon Open Space Preserve. For shopping and dining, the Westfield Topanga mall, the open-air Village, Costco, and Target sit a short drive east in the Canoga Park and Woodland Hills area.
The Knight Group covers West Hills as one of many western-Valley neighborhoods, and the value is in the specifics rather than the sales pitch. We tell you which pocket a listing sits in, whether the parcel falls in the Very High Fire Hazard Severity Zone, what recent comparable sales actually support on price, and where the school and commute trade-offs land for how you live.
If you are buying, we narrow thirteen pockets down to the two or three worth your time and pull real comps before you write. If you are selling, we position the home against the right slice of the market and model net proceeds, including any transfer-tax exposure on higher-value sales. Browse the West Hills listings above, then contact The Knight Group to turn a portal search into a plan.
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