Westlake Village Real Estate Market Update – The Last 30 Days (September 18, 2025)

The Westlake Village real estate market over the past 30 days has shown a steady rhythm. While some homes are moving quickly, especially in the $1M–$2M price range, others—particularly high-end estates—are sitting on the market longer. What does this mean for homeowners and buyers? Let’s break it down.

Key Numbers at a Glance

• 31 homes sold in the past 30 days
• 41 homes are currently in escrow (pending + under contract)
• 118 homes remain active on the market
• 2 homes coming soon

Average sold price: $1.57M
Median sold price: $1.25M
Average price per square foot: $676

What’s Selling Right Now

The most active price band is between $1M and $2M, where well-prepared homes are selling in about a month.

• Condos and townhomes under $800K are also moving quickly, showing strong demand for entry-level properties.
• A handful of homes above $3M have sold, including one over $3.8M, but most luxury estates remain on the market longer.

Notably, one home in the $1.7M–$2M range attracted multiple offers and sold nearly 20% over asking price, proving that buyers are still aggressive when a property is priced right and presented beautifully.

What’s in Escrow

A wide variety of homes are in escrow:

• Condos starting around $400K
• Single-family homes in the $1.2M–$2.5M range
• Luxury estates above $5M

The strongest absorption is again in the mid-tier range ($1.2M–$2.5M). Buyers here are confident and active, while luxury buyers remain more selective.

What’s Still Sitting on the Market

There are currently 118 active listings, ranging from a condo under $600K to estates priced up to $30M.

• High-end luxury ($8M–$30M) is building days on market, showing buyer hesitation at the very top.
• Homes priced appropriately under $2M are seeing more consistent showings and offers.

Average days on market for active listings: 115 days — indicating that many homes are overpriced for today’s cautious buyer.

Is the Market Flat, Rising, or Declining?

Right now, the market appears flat with slight softening:

• Homes priced right are still selling near asking.
• Overpriced homes are sitting longer, leading to reductions.
• Buyers remain active, but they’re more discerning than ever.

What This Means for Sellers

1. Price it right from the start. The strongest sales are happening when homes are positioned accurately in the market.
2. Presentation matters. The homes that sold fast were well-prepared, staged, and marketed fully.
3. Luxury takes patience. Estates above $5M require time, world-class marketing, and strategic pricing.
4. Exposure is everything. Off-market sales or “quiet listings” often leave money on the table. Full exposure brings stronger competition and better results.

What This Means for Buyers

• Opportunities exist in the higher price bands, where sellers may become more negotiable.
• Competition is strongest under $2M, so be ready to act quickly and present a strong offer when the right home appears.
• Well-prepped homes sell fast. Don’t hesitate if you see one that checks your boxes.

Final Thoughts

The Westlake Village market is not in free fall, nor is it skyrocketing—it’s steady but selective. Buyers are willing to pay premium prices for the right home, but they won’t overpay for properties that aren’t aligned with today’s market realities.

At Avant ONE Real Estate, we do things differently. We live, work, and contribute here in Westlake Village and the surrounding Conejo Valley. Our approach is client-first:

• Transparent market guidance
• Full-market exposure (no pocket listings)
• Professional preparation and marketing
• Strong negotiation that protects your equity

Whether you’re thinking of selling, downsizing, or simply curious about your home’s place in today’s market, let’s have a conversation. You deserve representation that puts you first.