Calabasas vs Westlake Village

Median prices: Redfin Data Center, zip codes 91302 and n/a, March to May 2026. Zip codes don't match neighborhood borders exactly.

The homes

Much of Calabasas is master-planned and gated. The Oaks, developed in the 2000s, has large Mediterranean, Tuscan and contemporary estates behind guarded gates, and Calabasas Park Estates wraps around Calabasas Lake and the country club golf course, with traditional and Mediterranean homes on hillside lots. Mulwood is older and ungated, the canyons off Old Topanga Canyon Road and Mulholland Highway hold cabins, ranch houses and custom homes on rugged lots, and townhome communities line the 101.

Westlake Village began as one master-planned community in the 1960s, laid out around a man-made lake. Lakefront homes, many with private docks, line Westlake Lake and its islands and peninsulas. Most other streets have 1960s to 1980s ranch and traditional homes on generous lots, with greenbelts and wide boulevards from the original plan. Gated hillside communities and North Ranch, on the Ventura County side, hold larger custom homes.

Prices

The price figures on this page use 91302 for Calabasas, which also covers Hidden Hills and nearby unincorporated canyon areas, so its medians blend very different homes. There are no zip figures shown for Westlake Village, partly because the area's zips cross the county line into Thousand Oaks. In both, gated estates, lakefront homes, ranch houses and townhomes trade at very different levels, so recent comparable sales on the specific street tell you much more than any median.

The feel

Calabasas has two centers. The Commons at Calabasas is an open-air town square with a clock tower, fountains, shops and restaurants, and a new phase of shops, restaurants and apartments broke ground there in February 2026. Old Town along Calabasas Road keeps a Western character, with the Leonis Adobe museum and its 19th-century ranch house. Malibu Creek State Park, just south, has rock pools, oak meadows and miles of trails.

Westlake Village centers on the lake, with sailboats and electric boats on the water and restaurants along parts of the shore. The Promenade at Westlake has open-air shops and restaurants, the Westlake Village Inn adds a spa, restaurants and a small vineyard, and the Four Seasons has restaurants and a wellness center on landscaped grounds. Santa Monica Mountains trails sit just south of both towns.

Getting around

Both are driving towns on the 101, with no rail service, and they sit about 10 minutes apart. Calabasas is closer to the rest of LA: Woodland Hills and Warner Center are minutes away, Sherman Oaks often 20 to 25 minutes off-peak, and Santa Monica or Century City often 35 to 50 minutes via the 405. From Westlake Village, Warner Center is about 15 minutes and the Westside often 45 minutes to an hour. Each has its own road over the mountains to the coast: Malibu Canyon Road and Mulholland Highway from Calabasas, Westlake Boulevard (Decker Canyon) and Kanan Road from Westlake.

City and rules

Both are their own cities, not part of the City of Los Angeles. Calabasas, incorporated in 1991, has its own planning rules, design review and environmental ordinances, and some nearby canyon addresses are in unincorporated LA County instead. The City of Westlake Village, incorporated in 1981, covers only about a third of the original community; the rest is in Thousand Oaks, Ventura County, where permits, fees and transfer taxes differ. In both, most neighborhoods have HOAs with dues and architectural review, and Westlake lake lots add lake association dues and rules on docks and boats. Homes near the hills and open space in both can fall in very high fire hazard severity zones, so check the address on CAL FIRE maps and get insurance quotes early.

Weather

The weather is close. Both sit inland behind the Santa Monica Mountains, so summers are warm to hot and dry, warmer than the coast, and winter nights get cooler than in the city. Shade, good AC and a pool are worth looking at on any home in either town.