West Hills, Calabasas, CA: What Buyers Should Know
Additionally, A car-dependent suburban enclave in northwest Los Angeles with strong schools, affluent families, and significant space.
About West Hills in Calabasas
West Hills is a prosperous suburban neighborhood in northwest Calabasas where family life, quality education, and personal space take priority. Additionally, the median home value sits at $981,925, reflecting the area's appeal to established households and professionals seeking quieter residential living. With 87.3% owner-occupancy and a median household income of $141,635, the neighborhood draws educated, stable families willing to embrace a fully car-dependent lifestyle in exchange for larger properties and reliable schools.
Real Estate Market in West Hills
| Median home price | $981.9k |
|---|---|
| Year over year change | +2.1% |
| Price per sq ft | $485 |
| Median rent | $3,501 |
| Typical days on market | 38 |
| Buyer competition | Moderate |
| Walk Score | 11 |
| Transit Score | 31 |
| Bike Score | 13 |
Additionally, West Hills sits at the more affordable end of the Calabasas market, reflecting its distance from downtown and reliance on cars. Homes move at a steady pace for families and investors attracted to school quality and space.
Homes in West Hills typically attract multiple family offers. Emphasize long-term intent and flexibility on closing timeline rather than competing on price alone. Strong school proximity and lot size are leverage points in your appeal.
Who Thrives in West Hills
Entry-level pricing within Calabasas makes West Hills accessible to first-time buyers with solid income and willingness to commute.
Additionally, top-rated schools, safe streets, and spacious lots make West Hills the natural choice for families prioritizing education and suburban stability.
Additionally, rental demand remains solid at $3,501 median rent, with strong owner-occupancy rates supporting long-term appreciation.
Additionally, with 21.2% of the local workforce operating from home, remote professionals find the quiet, spacious environment ideal for focused work.
Additionally, the area's car dependency and median age of 48.6 years appeal to active retirees, though public transit limitations may frustrate those avoiding driving.
Property Types in West Hills
Dominant property type; most feature 1 to 2 acres, updated kitchens, and pool-ready lots.
Concentrated near major roads; lower maintenance appeals to downsizers and investors.
Limited inventory; command premium pricing for modern systems and open floor plans.
Living in West Hills, Calabasas
Daily life in West Hills revolves around family routines, outdoor recreation, and a tight-knit suburban rhythm. Shopping clusters along Topanga Canyon Boulevard and Calabasas Road serve most everyday needs, with Trader Joe's and Pavilions anchoring grocery runs. Parks like Castle Peak Park, Mae Boyar Recreation Center, and Lazy J Ranch Park provide weekend playgrounds, while proximity to Topanga State Park offers hiking and natural escape just minutes away.
- All American BBQ (Barbecue) Smoked Ribs & Mesquite Fire Pit · 19 min walk
- Subway · 24 min walk
- Nothing Bundt Cakes · 26 min walk
- El Pollo Loco · 28 min walk
- McDonald's · 28 min walk
- The Coffee Bean & Tea Leaf · 29 min walk
- Castle Peak Park · 14 min walk
- Mae Boyar Recreation Center · 14 min walk
- 4 Oaks Park · 16 min walk
- Lazy J Ranch Park · 18 min walk
- Taxco Trails Park · 20 min walk
- Fields Market · 21 min walk
- Pavilions · 26 min walk
- Golden Rose Bakery · 29 min walk
- Trader Joe's · 34 min walk
- Konnekted · 39 min walk
- XplosiveFit · 29 min walk
- 24 Hour Fitness · 36 min walk
- Valley Girl — Party House · 12 min walk
- Encino Man — Family House · 14 min walk
- AMC Fallbrook 7 · 35 min walk
- AMC Fallbrook 7 · 35 min walk
Annual events: Calabasas Summer Concert Series, Calabasas Reads programs, community school fairs, seasonal holiday markets in downtown Calabasas
Schools Near West Hills, Calabasas
Additionally, education is a primary draw for families choosing West Hills. The neighborhood is served by several strong public and charter options, with Welby Way Charter Elementary (86 rating) and Haynes Charter for Enriched Studies (69.5 rating) leading the pack.
Elementary Schools
School Score 86 with 85% math and 87% reading proficiency
Proximitii 2026School Score 69.5 with 67% math and 72% reading proficiency
Proximitii 2026School Score 67 with 62% math and 72% reading proficiency
Proximitii 2026School Score 61.5 with 55% math and 68% reading proficiency
Proximitii 2026High Schools
School Score 35.5 with 26% math and 45% reading proficiency
Proximitii 2026Private Schools Nearby
- Hill Point Montessori Preparatory School (PK-6) — 28-minute walk
- De Toldeo High School (9-12) — 14-minute walk
- Chaminade College Preparatory High School (9-12) — 18-minute walk
Feeder pattern: Elementary students typically feed to middle schools within the Calabasas Unified School District before branching to high schools like Ivy Academia and Chaminade College Preparatory.
Source: Proximitii 2026
Commute from West Hills
Additionally, West Hills is unquestionably car-dependent; public transit is minimal and rarely practical for commuting. Most residents drive to work, school, and services, with the neighborhood's isolation a trade-off for quietness and space.
Additionally, bus stops near Vanowen and Peterson serve limited local routes; most residents rely entirely on personal vehicles.
Neighborhoods Near West Hills
Not sure West Hills is the right fit? Compare these nearby neighborhoods.
Frequently Asked Questions about West Hills
What is the average home price in West Hills, Calabasas?
The median home value in West Hills is $981,925, making it the more affordable entry point within Calabasas proper. Single-family homes typically range from $750,000 to $1.6 million, depending on lot size, age, and amenities. Additionally, newer construction commands premiums near $1.1 million to $1.8 million. The neighborhood's lower price relative to central Calabasas reflects its distance from downtown and car-dependent character.
Is West Hills a good place to live for families?
Yes, especially if you prioritize schools and space. Additionally, with 30.2% of the population living with children, strong school ratings across Welby Way and Haynes charters, and spacious lots ideal for outdoor play, West Hills is purpose-built for family life. The trade-off is car dependency; there is no walkable downtown or meaningful transit.
What are the top schools in West Hills?
Welby Way Charter Elementary (rating 86, K-5) is the standout, offering a gifted-and-high-ability magnet program. Additionally, haynes Charter for Enriched Studies (69.5 rating) is another strong public option. For high school, Chaminade College Preparatory High School serves the area with a college-prep curriculum. Private options like De Toldeo High School are also available for families seeking alternative approaches.
How safe is West Hills, Calabasas?
West Hills is a safe, affluent neighborhood with low crime rates typical of Calabasas. Additionally, the community has strong police presence, active neighborhood associations, and engaged residents. Moreover, the poverty rate is just 3.2%, and 63.1% of households are married couples, contributing to neighborhood stability. Like most car-dependent suburbs, street-level activity is minimal, which reinforces the quiet, secure feel.
Who is West Hills best suited for?
West Hills is ideal for families seeking top-rated schools, space, and suburban stability. Affluent first-time buyers with strong incomes and remote workers also thrive here. The neighborhood is less suitable for urban professionals relying on transit, young singles seeking walkable nightlife, or those uncomfortable driving 10+ minutes for groceries and entertainment.
What are dining and shopping options near West Hills?
Daily shopping is served by Trader Joe's, Pavilions, and Fields Market along Topanga Canyon Boulevard. For dining, All American BBQ, El Pollo Loco, and The Coffee Bean & Tea Leaf provide casual options. More diverse restaurants and shopping clusters are available a 10-minute drive away in central Calabasas or the nearby Warner Center area, but most residents plan trips rather than walk to dinner.
Where this West Hills data comes from
Numbers throughout this guide come from public, authoritative sources. Additionally, walk and transit scores come from Walk Score, neighborhood boundaries and POI data from OpenStreetMap and Proximitii, and parent-city demographics from the U.S. Census Bureau.
Find Your Home in West Hills
Additionally, ready to explore family-focused living in Calabasas? Connect with a local agent today to tour homes and understand the West Hills market.
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