Torn between Calabasas and Westlake Village? You are not alone. Both offer luxury living, strong community services, and a relaxed SoCal pace, but the day-to-day feel can be very different. In this guide, you will get a clear, side-by-side view of pricing, housing styles and HOAs, commutes, schools, lifestyle, and safety so you can focus your search with confidence. Let’s dive in.
Quick snapshot: what changes your day-to-day
- Pricing and value signals
- Calabasas recent medians have hovered around the low to mid $1 millions, with some sources placing the citywide value index near the mid $1 millions at year end 2025. Westlake Village shows wider month-to-month swings, with reported medians ranging roughly from the low $1 millions to well above $2 million, depending on time frame and which neighborhoods closed that month. Small monthly sales counts can make Westlake’s median volatile.
- Population and scale
- Calabasas has about 22,000 residents. Westlake Village has about 7,600 residents, which creates a more intimate scale and a different civic feel. You can review each city’s QuickFacts for context on size and incomes through the U.S. Census for Calabasas and for Westlake Village.
- Commute pattern
- Average travel time to work is about 34 minutes for Calabasas and about 25 minutes for Westlake Village, based on recent Census estimates. Actual drive times vary by your route and destination, but this difference is meaningful.
- Lifestyle headline
- Calabasas leans hillside privacy, gated enclaves, and a defined retail hub at The Commons. Westlake Village centers on the lake, resort-style amenities, and easy access to the Conejo Valley job base.
Housing types, neighborhoods, and what drives price
Calabasas homes: privacy, views, and gated options
You will find a mix of hillside estates, gated subdivisions, and well-kept single-family tracts. Architecture skews Mediterranean and contemporary reinterpretations, often with strong indoor-outdoor flow. Several prominent gated communities concentrate luxury inventory, which can pull citywide medians upward.
Westlake Village homes: planned, lake-centered living
Westlake Village is a master-planned environment with lakefront properties, single-family neighborhoods, and golf-adjacent enclaves. Lakefront homes command premiums for location, views, and lake privileges. Even off the water, you will see tidy streetscapes, trail access, and a resort-like feel.
HOA and lake governance
Expect HOAs in both cities, with important differences. Many Westlake lakefront tracts have multiple HOAs plus a lake management association. Rules can cover docks, boats, and shoreline use, and there may be separate fees or assessments. In Calabasas, guard-gated communities often include private roads, patrol, and architectural guidelines that can mean higher dues. These governance items affect your monthly costs, remodel plans, resale, and even some insurance considerations. Ask for full CC&Rs, recent budgets, and reserve studies before you write an offer.
Inventory, pace, and negotiating leverage
Both markets can see longer days on market in certain price bands, while pristine, well-priced listings still draw attention. The ultra-luxury tier tends to hold value, and the middle ranges can be more sensitive to interest rate shifts. For true pricing power, compare 6 to 12 months of closed sales in the specific micro-neighborhood you are targeting and account for condition, lot, and views.
Schools and education options
Both cities are known for strong public school options. Calabasas sits primarily in the Las Virgenes Unified School District, which includes multiple well-regarded campuses. You can explore district context on the Las Virgenes Unified page at GreatSchools. Westlake Village is largely served by Conejo Valley Unified and interfaces with Thousand Oaks campuses. The City of Westlake Village maintains a handy list of local public schools and resources.
Private schools are another draw. Near Calabasas, families often look at Viewpoint School. In the Conejo Valley corridor, Oaks Christian draws regional applicants. Admission, transportation, and tuition vary, so factor location and daily logistics into your search.
Important note: school assignments are address dependent and can cross city lines. Always verify a specific property’s school of residence with the district before you rely on third-party maps or ratings.
Commute and transportation
Both Calabasas and Westlake Village are car dependent, with limited regional bus service. Recent Census data shows average commute times of about 34 minutes in Calabasas and about 25 minutes in Westlake Village. If your top priority is a shorter daily drive to Thousand Oaks or the Conejo Valley, Westlake Village often has the edge. If you are headed to the Westside or Studio City via canyon routes or the 101, test the trip from each candidate neighborhood.
The City of Calabasas provides local service information and dial-a-ride details on its city services and transit page. No matter your destination, the best move is to drive your actual commute at peak times, morning and evening, before you commit.
Lifestyle, parks, shopping, and dining
Calabasas: mountain trails and a village center
If you love hiking and open space, Calabasas gives you quick access to the Santa Monica Mountains, including King Gillette Ranch, Malibu Creek State Park, and MRCA trail networks. Daily errands and dinners out are easy around The Commons, the city’s signature retail hub with restaurants, cafes, and boutique shopping. For a quick look at the venue’s role in local life, see this overview of The Commons at Calabasas.
Westlake Village: lake life and resort energy
Westlake Village centers around the lake, with lakeside paths, paddle-friendly waters, and community events. The broader area includes golf and spa amenities, plus well-known destinations like the Westlake Village Inn. Even if you do not live on the water, many neighborhoods offer easy access to the lake, parks, and trails.
Safety, risk, and insurance considerations
Both cities report relatively low violent crime compared with large metro averages. Crime data can vary by source and year, and small populations can create noticeable percentage swings. For a high-level look at recent trends, you can review a summary for Calabasas on CrimeExplorer and consult local city or sheriff resources for the most current reports.
Wildfire and hillside terrain are a part of Southern California living. Brush clearance, hardening the home, and insurance underwriting all matter, especially for canyon or ridgeline properties and for Westlake’s lakefront considerations. Stay informed with community alerts and park updates through the MRCA’s press and advisory page, and speak with your insurance advisor early in the process.
Calabasas vs Westlake Village: which is right for you?
- If you want privacy and gated living
- Calabasas often delivers with multiple guard-gated enclaves, hillside views, and estate lots that feel set apart.
- If you want a daily lake-and-trails rhythm
- Westlake Village fits, especially if you value lakeside walks, paddle time, or golf-adjacent neighborhoods.
- If your top filter is commute time
- Westlake Village averages a shorter commute, particularly for Conejo Valley jobs. For Westside or Studio City, test both cities at rush hour.
- If schools are central to your decision
- Both areas offer strong public options and respected privates nearby. Verify any specific address with the district and consider daily logistics, not just ratings.
- If you are investment minded
- Treat citywide medians as direction only. Westlake’s small sales counts can swing medians, and Calabasas has a significant luxury segment that skews averages. Use micro-neighborhood comps and condition-adjusted analysis.
Your 10-minute shortlist checklist
- Confirm school assignment for any target address with the relevant district, and use the city’s local public schools page as a quick starting point for Westlake Village.
- Request full HOA documents early, including CC&Rs, budgets, reserve studies, architectural guidelines, and, for lake properties, any dock or boat rules.
- Run a 6 to 12 month comp analysis by tract, then adjust for lot, view, and condition rather than relying on citywide medians.
- Drive your actual commute from each neighborhood at peak times, and review local service details on the City of Calabasas site.
- Review recent crime summaries and speak with the local sheriff station. For wildfire and trail advisories, check MRCA press updates, then discuss insurance implications with your carrier.
Ready to compare homes on the ground and shorten your shortlist with confidence? Work with a team that combines deep Calabasas and Conejo Valley knowledge, concierge-level service, and strong negotiation. Connect with Valerie Punwar to plan a private tour, review micro-market comps, and see on and off-market opportunities tailored to you.
FAQs
What are typical home prices in Calabasas vs Westlake Village?
- Recent reports show Calabasas medians around the low to mid $1 millions, while Westlake Village medians vary widely, roughly from the low $1 millions to above $2 million depending on time frame and monthly sales mix.
How do HOAs and lake rules in Westlake Village affect ownership?
- Many lake-area tracts have multiple HOAs plus a lake association, so confirm dues, dock and boat rules, and any special assessments before you bid because they impact monthly costs and resale.
Are the public schools comparable between the two cities?
- Both are served by highly regarded districts, Las Virgenes Unified for most of Calabasas and Conejo Valley Unified for Westlake Village, but you should verify the exact school of residence by property address with the district.
How do commutes differ between Calabasas and Westlake Village?
- Census data shows average commutes of about 34 minutes for Calabasas and 25 minutes for Westlake Village, but test your specific route at peak times to confirm.
What local hazards should I plan for as a buyer?
- Expect standard Southern California considerations such as wildfire risk in hills and canyons, plus lake-related factors in Westlake Village, and review insurance, brush clearance, and local advisories early in due diligence.
