WESTLAKE VILLAGE MARKET REPORT: The Story the Numbers Are Telling (and What Sellers Need to Hear Before 2026) November 17, 2025 update

The last 30 days in Westlake Village have revealed a market that is shifting—but in a way that rewards preparation, accurate pricing, and strategic guidance more than ever. With 131 active listings, 40 properties in escrow, and 30 homes sold this month, the data tells a story that every homeowner, downsizer, investor, and preparing-to-sell family should pay close attention to as we head toward early 2026.

This is a facts-first market.
And the facts couldn’t be clearer.

A Market That Rewards Strategy—Not Aspirational Pricing

Active Listings: 131

• Average list price: $3,536,918

• Average price per sq ft: $836.68

• Average days on market: 94–128 days

That number of active homes—especially this late in the year—is unusually high for Westlake Village, North Ranch, and Lake Sherwood.

And here’s what that means:

Homes priced “high just to try” are sitting.

Some listings have been on the market 200–500+ days, particularly in the luxury and ultra-luxury price ranges. Buyers aren’t chasing aspirational prices anymore. They’re chasing value, condition, and credibility.

The Pendings Tell a Different Story

40 homes are in escrow (17 Active Under Contract + 23 Pending)

• Average price: $2,806,341

• Average price per sq ft: $771.99

• Median days on market: 57 days

And this is the important part:

Homes priced correctly and prepared correctly are moving in 30–60 days.

Even in the $2M–$3M range—and even in Sherwood, North Ranch, and lake-adjacent neighborhoods—buyers are writing strong offers when the home makes sense.

This reflects a very real shift:
Buyers are careful, selective, and more informed than ever.

Closed Sales Confirm the Pattern

30 homes sold in the last 30 days

• Average sold price: $1,661,820

• Average sold price per sq ft: $709.62

• Sold-to-list ratio: 97%

This is one of the most important numbers for sellers:

Homes are selling very close to the list price—when the list price is right.

The closed properties tell us:

✔ Sellers who adjust early are being rewarded
✔ Buyers recognize value and move quickly on it
✔ Overpriced listings are becoming stale inventory
✔ Condos and townhomes under $1M are moving fast
✔ Updated or well-presented homes consistently outperform the market

Sherwood continues to show strength, and Westlake Village’s classic neighborhoods—First Neighborhood, Westlake Island, Foxmoor, and the lake communities—remain in high demand.

Why Some Homes Are Selling and Others Are Not: The Truth No One Tells Sellers Honestly

Many homeowners hear advice like:

• “We sold our home and didn’t have to do anything!”

• “You don’t need updates—buyers will do it.”

• “List high. You can always come down.”

• “We got multiple offers without touching a thing.”

These comments often come from well-meaning friends, neighbors, or relatives…
but they are not selling in today’s market.

Today’s buyers are smarter, more selective, and value-driven.

They compare price per square foot.
They watch DOM.
They analyze presentation and condition.
And they have endless online data at their fingertips.

Gone are the days when a seller could skip preparation, price high, toss the home online, and have it instantly sell.

The data shows it.
The days-on-market confirm it.
The sold-to-list ratio proves it.

Our Listings Tell the Real Story: Strategy Beats “Let’s See” Every Time

One of the biggest differences in our results at Avant ONE Real Estate is simple:

We don’t take a “list and hope” approach. We take an advisory approach.

We tell our clients the truth—even when other agents won’t.
We prepare their homes intentionally.
We price using market logic, not market fantasy.
We position their listings at the level today’s buyers expect.

This is why our listings move in a market where others are accumulating days and losing buyer attention.

Our clients are:

• Downsizing after decades of ownership

• Preparing inherited homes for sale

• Remodeling now to sell in Q1 or Q2 2026

• Moving within the Conejo Valley

• Transitioning from Westlake Island or lakefront property

• Selling luxury estates in Sherwood or North Ranch

• Repositioning homes that didn’t sell the first time

And in every scenario, the strategy remains the same:

Preparation + Accurate Pricing + Full Exposure = Stronger Outcomes.

For Sellers Planning to List in Early 2026: Your Window Is Now

The strongest selling season will begin late January and peak between February and June, but the homes that win early 2026 are being prepared right now.

This is the season for:

• Pre-inspection

• Selective improvements

• Repairs

• Staging

• Light renovation

• Pre-marketing

• Pricing strategy

• Photography and lifestyle prep

• Advisory planning

If you plan to sell between January and June 2026, starting now will yield a dramatically higher return.

And if your home is currently sitting on the market, the data is telling you something important:
It may be time for a new strategy.

FINAL TAKEAWAY: This Is Not a “Wait and See” Market—This Is a “Prepare and Win” Market

The facts are clear:
✔ More inventory
✔ Longer days on market for overpriced homes
✔ Strong demand for accurately priced homes
✔ Buyers who expect—and pay for—value
✔ A market that rewards preparation
✔ A market that punishes hesitation

If you want the best outcome in 2026, don’t wait for the market to shape your results—shape them now.

At Avant ONE Real Estate, we guide, advise, and prepare you for success with a level of strategy that removes uncertainty and positions your home to win.**

Whether you're selling, preparing to buy and sell, navigating a remodel, handling an inherited home, or simply need honest clarity before making a decision, your next step is simple:

Let’s talk.

Not a sales pitch.
Not a “list now” conversation.
A strategy conversation rooted in 37+ years of Westlake Village expertise…
powered by data, transparency, and results.

Because in today’s market, the sellers who succeed aren’t the ones who wait.
They’re the ones who prepare.
And preparation starts today.