If you own a home in Westlake Village, you have likely heard the chatter about prices climbing fast this year. The number behind the chatter is real: as of August 2026, the median sale price in Westlake Village is $2.08M, up 22.0% year over year on a three-month average basis. That is one of the sharpest moves of any community in the Conejo Valley right now.
But a 22% headline is easy to misread. It does not mean every home in Westlake Village gained 22% in value, and it does not mean you should price your home based on a neighbor's listing from last spring. Here is how to read this market correctly, and how to find out what your specific property is worth today.
What the Westlake Village Numbers Actually Show
Beyond the headline median, the supporting data tells a consistent story of a tight, seller-favorable market. Consider the full picture as of August 2026:
- Median sale price: $2.08M, up 22.0% year over year
- Luxury tier value: $2.84M, up 4.7% year over year
- Entry tier value: $1.00M, up 3.1% year over year
- Sale-to-list ratio: 100.1%, meaning homes are selling slightly above asking price
- Median days on market: just 36 days
- Months of supply: 4.5, a relatively lean inventory level
- Homes sold per month: 6
A sale-to-list ratio above 100% paired with a 36-day median and 4.5 months of supply is a classic signature of a market where well-priced homes attract multiple interested buyers quickly. Six closings a month keeps this a low-volume, high-value market, so each individual sale can move the median meaningfully.
Why the 22% Figure Can Mislead Individual Owners
The 22% jump reflects the mix of homes that actually sold in the past year, not a uniform rise across every street or every square foot. Westlake Village includes everything from lakefront estates to golf-course properties to smaller single-story homes, and the luxury tier here (up 4.7%) moved far more modestly than the overall median.
That gap matters. If a disproportionate share of recent sales skewed toward larger, higher-end homes, the median rises even if typical appreciation across the broad market is closer to the 4.7% to 5% range seen in the luxury and entry tiers. This is exactly the kind of nuance that a generic online estimate cannot capture.
For context, this kind of local divergence is also showing up elsewhere in the Conejo Valley and West San Fernando Valley corridor. Nearby Agoura Hills posted a steadier 7.7% median gain with 4.5 months of supply, while Woodland Hills actually saw its typical value dip 0.6% over the same period. Pricing a home correctly requires knowing which pattern your specific street and property type fall into.
How Do I Find Out What My Home Is Worth in Westlake Village?
The only reliable way to translate a community-wide median into a number for your property is to look at comparable sales on your street, your lot size, your view corridor, and your home's condition and updates. That is precisely what a proper valuation does, and it is why we built a free, instant tool for it.
Our What's My Home Worth report pulls current local data, factors in your home's specifics, and gives you a grounded estimate in minutes, not a generic algorithm guess. In a market moving 22% in twelve months, a number that is even six months stale can be significantly off in either direction.
If you are weighing whether now is the right moment to list, it also helps to understand how buyers are currently negotiating in this part of the market. Our recent breakdown on how to price a luxury home when buyers have leverage is worth reading alongside your valuation, since pricing strategy and timing go hand in hand.
Should You Sell Now or Wait?
With only 4.5 months of supply and homes selling at 100.1% of list in 36 days, Westlake Village currently favors sellers who present their home well and price it to the comparable data, not to last year's headlines. That window will not stay open indefinitely, especially with the 30-year fixed mortgage rate at 7.4% as of October 8, 2026, continuing to shape buyer budgets.
If you are preparing to list, our Seller's Playbook walks through staging, timing, and presentation specifically for high-end Conejo Valley homes, and pairs well with the valuation report as your first two steps.
Get Your Number
Community medians tell you the trend. Only your home's own comparables tell you the value. Start with a free, accurate estimate through our instant home valuation tool, and if your situation involves an estate, a relocation, or a sale you would rather handle discreetly, reach out directly through our contact page to set up a private consultation with Stephen.
