The name Westlake Village covers a planned community that straddles two counties, and only the eastern part is the incorporated City of Westlake Village in Los Angeles County. Which side of the line a house sits on changes the city hall, the school district and the property tax bill, so it is the first thing to settle when reviewing Westlake Village homes for sale. Aimee Ghafouri of 951 Properties can help you sort listings by jurisdiction at (951) 331-8453.
One Community, Two Counties
Westlake was laid out in the 1960s as a single master plan around a man-made lake. The Los Angeles County portion incorporated as the City of Westlake Village in 1981. The western portion lies in Ventura County and is part of the City of Thousand Oaks, though many addresses there also carry the Westlake Village name. On the Los Angeles County side, the city contracts with the Los Angeles County Sheriff’s Department and the Los Angeles County Fire Department, public schools belong to the Las Virgenes Unified School District, and water comes from the Las Virgenes Municipal Water District. The 101 freeway runs through the middle, with Lindero Canyon Road and Westlake Boulevard as the main interchanges, and Agoura Hills borders the city on the east.
Westlake Village Real Estate by Neighborhood
- First Neighborhood: the earliest tract, mostly single-story houses from the late 1960s on a grid of short streets, with an association that maintains shared recreation facilities.
- Lakeshore and Westlake Island: waterfront houses and townhomes with private docks. The Island is reached by a bridge and has its own association.
- Three Springs: a later hillside tract south of the freeway with larger floor plans and a neighborhood park.
- Westlake Trails: lots sized for horse-keeping, with riding paths and an equestrian facility.
- Condominiums and townhomes: several attached complexes near the lake and the commercial centers.
Owning on Westlake Lake
The lake is private. It is operated by a lake management association funded by the waterfront owners and surrounding associations, and it sets rules on boat types, motors, dock construction and fishing. A buyer of a lakefront home should ask for the dock permit history, the condition of the seawall or bulkhead at the water’s edge, the current lake assessment on top of regular dues, and any pending capital projects. Because the lake crosses the county line, two lakefront houses a few minutes apart may answer to different cities for building permits.
Association Documents to Read
Nearly every tract in the city has a homeowners association, and some properties belong to two. During the review period, look at:
- Architectural rules: exterior colors, roofing, fencing, solar placement and additions usually need committee approval.
- Financial health: the reserve study, the operating budget and any special assessment under discussion.
- Use limits: rental terms, parking of boats and recreational vehicles, and rules on accessory structures.
- Insurance: what the master policy covers in attached housing and what the owner must insure separately.
Wildfire, Insurance and the Hills
The city backs onto the Santa Monica Mountains and open ranch land, and the Woolsey Fire of November 2018 burned through the surrounding hills and forced evacuations. Parcels near the open space are mapped in fire hazard severity zones, which bring defensible-space requirements and a state disclosure at sale. Obtain insurance quotes during the inspection period, not after, since some carriers limit new policies in mapped zones and a buyer may need the California FAIR Plan with a supplemental policy. Ask the seller about ember-resistant vents, roof class and cleared vegetation, and confirm current brush clearance rules with the county fire department.
Selling a Home in Westlake Village
State the jurisdiction clearly in the listing so buyers searching by school district or city find the right homes. Order association resale documents at the start, because two associations can mean two sets of fees and two waiting periods. Sellers of houses for sale in Westlake Village near open space should have the defensible-space inspection documentation ready, and lakefront sellers should gather dock and seawall records. Mid-century single-story plans draw steady interest, so floor plan drawings and permit history for any enclosure or addition are worth including.
Choosing a Westlake Village Real Estate Agent
Aimee Ghafouri is licensed across California (CAL DRE #02193341) and is based in Temecula. She grew up in Murrieta, earned a business degree and has spent more than 15 years in sales and marketing. She represents buyers, sellers and investors, and her approach centers on communication, dedication and serving others. If you are interviewing a Westlake Village real estate agent, reach her through the contact page or at (951) 331-8453.
Nearby Communities
- Agoura Hills, the adjoining city to the east on the 101.
- Calabasas, farther east in the same school district.
- Hidden Hills, a gated equestrian city at the edge of the San Fernando Valley.
- Malibu, over the mountains by way of Kanan Road or Decker Canyon.
- Woodland Hills, the nearest City of Los Angeles neighborhood along the 101.
Frequently Asked Questions
Is Westlake Village in Los Angeles County or Ventura County?
Both. The incorporated City of Westlake Village is in Los Angeles County, while the western part of the community is in Ventura County within the City of Thousand Oaks. Check the parcel’s county and city before comparing listings.
Who can use Westlake Lake?
The lake is private and managed by an association. Use is generally tied to ownership in the lakefront and participating neighborhoods, under rules that cover boats, docks and fishing.
Which school district serves the City of Westlake Village?
The Las Virgenes Unified School District serves the Los Angeles County side. Homes on the Ventura County side are in a different district, so verify by address.
Will I be able to insure a home near the open space?
Usually yes, but the carrier and cost depend on the parcel’s fire zone and the home’s construction. Request quotes early in escrow and ask about the California FAIR Plan if standard carriers decline.
How do I start looking at Westlake Village homes for sale?
Call or text Aimee Ghafouri at (951) 331-8453. Tell her whether you need the Los Angeles County side specifically, whether lake access matters, and what level of association dues fits your budget.
Buying or Selling in Westlake Village?
Aimee Ghafouri is a real estate agent based in Temecula who grew up in Murrieta. She is licensed to work anywhere in California and represents buyers, sellers and investors.
Aimee Ghafouri, 951 Properties, CAL DRE #02193341. This page is general information, not legal, tax or financial advice. Equal Housing Opportunity.