Quiet Streets, Connected Living.
Westlake Hills
Westlake Hills is one of the most recognizable neighborhoods in Westlake Village, and much of its identity begins with its unusual layout. Rather than following a traditional street grid, the neighborhood’s roads curve into an hexagonal pattern around Westlake Hills Elementary School and the community park.
This thoughtful design gives Westlake Hills a quiet, self-contained atmosphere with very little through traffic. Flat, walkable streets, a school and park at the center, and a genuine neighborhood feel have made it a place where residents often put down roots and stay for years.
Classic Homes with Lasting Appeal
neighborhood Overview
Westlake Hills was developed in the early 1970s by Bren Homes and The Larwin Company, two builders associated with some of Southern California’s most influential residential communities. The neighborhood includes both single-story and two-story floor plans, giving buyers options that many nearby communities cannot offer. Single-story homes are especially sought after by buyers who want to avoid stairs or remain in their home long-term. Two-story properties generally offer more square footage, additional bedrooms, and the flexibility growing households often need.
Westlake Hills is not a traditional hillside or panoramic-view community, although many streets offer beautiful glimpses of the surrounding mountains. Its real appeal lies elsewhere: level and walkable streets, a strong sense of community, a highly regarded elementary school at its center, and the Westlake Promenade close enough for an easy trip to dinner, coffee, shopping, or a movie.
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Walkability, community, and convenience come together in one of Westlake Village’s most established neighborhoods.
A Layout That Keeps It Quiet
The neighborhood’s distinctive octagonal layout limits cut-through traffic and helps maintain a quieter atmosphere. It’s the kind of place where children ride bikes, neighbors recognize one another, and the streets feel like part of the community.
Single-Story and Two-Story Options
Not every Westlake Village neighborhood offers a meaningful selection of both single-story and two-story homes. Westlake Hills does, appealing to a wider buyer pool of those who prioritize stair-free living as well as households that need more bedrooms and space.
Usable Lots and Larger Homes
Westlake Hills offers comfortable, mostly flat lots along with homes that can provide substantial square footage; especially those that have been expanded or remodeled. It’s room to spread out without leaving town.
The lake, trails, restaurants, shopping, and freeway access are all just minutes away. Westlake Hills puts residents close to nearly everything that makes Westlake Village such a desirable place to live.
Westlake Village at Your Doorstep
School & Park at the Center
Westlake Hills Elementary and the neighborhood park sit right in the middle of the community. For many families, that central location is a major reason they choose the neighborhood, put down roots, and stay for decades.
Proximity
The Westlake Promenade is just a short walk or drive away, making it easy to grab coffee, enjoy dinner, catch a movie, or run a quick errand. True walkability can be hard to find in the Conejo Valley, but in Westlake Hills, it can be part of everyday life.
Neighborhood Appeal
The Westlake Hills
Real Estate Market
Most homes in Westlake Hills were built during the 1970s and offer three to five bedrooms in a mix of single-story, two-story, and split-level floor plans. Two factors influence value here more than almost anything else: layout and condition.
Single-story homes are limited in supply and consistently attract strong demand, allowing them to command a premium. Condition can be just as important. A fully remodeled property and a largely original home may sit on the same street yet sell at very different price points. Understanding where a property falls between those two extremes is essential when determining its true market value.
Los Angeles Buyers Seeking More Space
Buyers relocating from Los Angeles are often looking for more room, quieter surroundings, and a slower pace without feeling disconnected from the city. Westlake Hills delivers a genuine neighborhood atmosphere, walkable streets, and convenient freeway access that keeps Los Angeles within reach.
Buyers Prioritizing the school district
Westlake Hills is served by some of the Conejo Valley’s most sought-after schools, with Westlake Hills Elementary located right in the center of the neighborhood. For buyers placing a high priority on school access, that combination can make homes here especially competitive.
Downsizers Looking for Simpler Living
Many have owned larger homes elsewhere in the Conejo Valley and are ready for something easier to maintain. Westlake Hills offers sought-after single-story options, a walkable layout, and a more manageable footprint without requiring buyers to leave the area they already know and love.
Through years of working in the area, we’ve seen three types of buyers drawn to Westlake Hills again and again, each attracted by a different combination of location, lifestyle, and long-term livability.
Who Westlake Hills Appeals To
Approx. # of Homes
630
HOA
$40/yr
Year Built
1970 - 1978
Home Size
1,414 - 3,200 sq.ft.
Bedrooms
3-5
Typical Price Range
$1.05M - $1.7M
At a Glance
23
46
39
$1,160,000
$1,135,000
$935,000
$1,699,000
$1,690,000
$1,635,000
$1,457,375
$1,415,977
$1,250,166
12
22
24
2025
Average Days on Market
If you're thinking about selling...
2023
2024
Number of Sales
Average Sales Price
Highest Sales Price
Lowest Sales Price
When it comes to selling a home, results speak louder than promises. Here are a few Westlake Hills properties we’ve represented, and the stories behind each successful sale.
Some of Our Sold Homes in Westlake Hills
What Made This Work: Getting ahead of the market. We pre marketed the property to thousands of homeowners in the immediate area so buyers knew it was coming before it even hit the MLS, paired with professional staging, social and print exposure, and strategic pricing. We also reached directly into our pool of agents and buyers who were the right fit for this home, so it found its buyer fast instead of sitting and waiting.
35 days on market
2813 E appalachian ct
Listed: $1,474,999 sold $1,456,250
Listed: $1,474,999 // sold $1,456,250
The Story: These clients came to us as investors, not sure where to put their money to get the best return. We walked them through the numbers on Appalachian and helped them see the upside other buyers were missing. Once they closed, we stayed in their corner through the entire remodel, helping them make decisions that would actually pay off at resale instead of just looking nice.
When it hit the market, our marketing gave it the exposure it needed to find the right buyer fast. The home ended up selling for the highest price per square foot in Westlake Hills in 2026, proof that the right guidance from purchase to sale can make all the difference.
What Made This Work: Understanding the seller's real motivation, a strong agent relationship, and a fast, reliable close won our buyers the home for well below asking, even against multiple competing offers.
5 days on market
3079 E Sierra Dr
Listed: $1,474,999
sold $1,456,250
Listed: $1,,200,000 // Purchased $1,156,000
The Story: The buyers needed to win a home in a multiple offer situation without overpaying just to get the deal. We identified what the seller actually was looking for beyond price and structured an offer that worked for both sides. Our relationship with the listing agent and our trusted team were able to deliver a 12-day close & make sure everyone was happy!
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value report
What Is Your Westlake Hills Home Actually Worth?
Here’s the problem with online home estimates in a neighborhood like Westlake Hills: the algorithm sees a 1970s home with a certain square footage and bedroom count. What it can’t recognize is whether the home is original or remodeled, the quality of its upgrades, its floor plan and condition, where the lot sits, or which neighborhood ring it’s located on.
When a renovated home and an original property can differ in value by hundreds of thousands of dollars, those details matter. We price Westlake Hills homes based on how they actually sell; by carefully evaluating the home’s improvements, lot, floor plan, condition, specific location within the neighborhood, and the most relevant recent comparable sales. Not a generic online estimate or national average.
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Notes for the Team!
What Is Your Westlake Hills Home Actually Worth?
We appreciate you reaching out! We’ll do a little homework on your property and the surrounding market, then connect with you to learn more about the home itself.
That gives us the context needed to provide a thoughtful valuation based on your actual home, not just the information attached to its address.
Your Home Deserves More Than an Algorithm
Schools & Education
Westlake Hills Elementary sits at the center of the neighborhood and is part of the highly sought-after Conejo Valley Unified School District, making local school access one of the area’s strongest draws.
Connected to the Region
Quick access to the 101 Freeway makes it easy to reach nearby communities, Los Angeles, and destinations along the coast; all while living away from major traffic.
Everything Within Reach
Westlake Hills is conveniently located near Thousand Oaks, Agoura Hills, Calabasas, and the rest of Westlake Village, keeping the Conejo Valley’s best shopping, dining, recreation, and everyday conveniences close to home.
Shopping & Dining
The Westlake Promenade is close enough to walk or reach within minutes. With restaurants, coffee shops, shopping, and a movie theater, it works just as well for a quick dinner as it does for a night out.
Outdoor Recreation
Beyond the park at the center of the neighborhood, residents are minutes from Westlake Village’s community spaces, recreational opportunities, and the Westlake Lake.
Trails & Open Space
Westlake Hills is surrounded by the trails and open spaces that define the Conejo Valley. Nearby paths and the Santa Monica Mountains provide plenty of opportunities to hike, bike, and explore.
Local Amenities & Lifestyle
One of the greatest advantages of living in Westlake Hills is how much of Westlake Village is within easy reach. Restaurants, shopping, recreation, schools, trails, and neighboring communities are all close by, giving residents a lifestyle that feels relaxed and residential without feeling removed from everything.
Get answers to the most common questions about Westlake Hills, from its homes and schools to the neighborhood lifestyle and real estate market.
Is there an HOA?
Why do home prices vary so much?
How's the market in Westlake Hills right now?
What is the neighborhood atmosphere like?
What schools serve Westlake Hills?
Are there single-story homes in Westlake Hills?
What types of homes are found in Westlake Hills?
Does Westlake Hills have view lots?
Westlake Hills primarily features single-family homes built in the 1970s, typically with three to five bedrooms and a mix of single-story, two-story, and split-level floor plans. Many include vaulted ceilings and living-room fireplaces, with everything from well-preserved originals to fully remodeled homes found throughout the neighborhood.
What types of homes are found in Westlake Hills?
Westlake Hills is a relatively flat neighborhood rather than a traditional hillside-view community, although some properties enjoy beautiful views of the surrounding mountains. Its main appeal comes from usable lots, quiet streets, and a distinctive octagonal layout centered around the neighborhood park and elementary school.
Does Westlake Hills have view lots?
Yes, and they are among the neighborhood’s most sought-after properties. Because single-story homes are limited in supply and appeal to a wide range of buyers, they tend to sell quickly and often with competition.
Are there single-story homes in Westlake Hills?
Westlake Hills Elementary is located within the neighborhood and is part of the highly sought-after Conejo Valley Unified School District, which is regularly ranked among the best districts in the state. Westlake Hills' location makes convenient school access one of the community’s strongest draws.
What schools serve Westlake Hills?
With a park and elementary school at its center, flat streets, and a layout that limits cut-through traffic, Westlake Hills has a quiet and connected neighborhood feel. Residents tend to stay for the long term, with the average homeowner remaining for approximately 16.6 years.
What is the neighborhood atmosphere like?
Demand remains steady because Westlake Hills offers a combination of location, walkability, and neighborhood appeal that is difficult to replicate. Condition and pricing still matter, though, and well-prepared homes positioned correctly for the market tend to stand out.
How's the market in Westlake Hills right now?
Layout, condition, upgrades, lot characteristics, and location within the neighborhood all influence value. A fully remodeled home and an original 1970s property can sit on the same street yet sell at very different prices, making a detailed, property-specific analysis essential.
Why do home prices vary so much in the neighborhood?
Westlake Hills has a neighborhood association with a modest annual fee, currently reported at approximately $40 per year.
Is there an HOA?
The Minkow Team Advantage
Your Westlake Hills Real Estate Experts
We don’t know Westlake Hills from a market report; we grew up here. We understand the differences between its floor plans, neighborhood rings, lot locations, and levels of renovation, along with the details buyers notice and online estimates often miss.
That firsthand knowledge shapes every part of our approach, from determining the right price and preparing a home for market to highlighting the features that make it stand out. Our sale at 2813 E. Appalachian Court achieved the highest price per square foot recorded in Westlake Hills so far in 2026 a result that reflects what focused preparation, strategic marketing, and true neighborhood expertise can accomplish.
Let’s Talk About Your Westlake Hills Move
Whether you’re preparing to sell or deciding if Westlake Hills is the right fit, it helps to speak with someone who truly knows the neighborhood. We grew up here, and we’re always happy to share what we know, answer your questions, and see if we’re the right team to help with your next move.
Let’s Talk About Your Westlake Hills Move
full name*
phone number*
email address*
Street Address*
Zip code*
state*
Notes for the Team!
We appreciate you reaching out! We’ll do a little homework on your property, and then connect with you to learn more about the home itself.
That gives us the context needed to provide a thoughtful valuation based on your actual home, not just the information attached to its address.