What is really happening in our neighborhood?

Is Now the Moment to Buy or Sell? Westlake Village Market Update for November 2025

If you are watching the Westlake Village real estate market November 2025, this month’s data gives us a clear picture of where things are heading. Inventory is rising, prices are softening in some segments, and interest rates are creating both uncertainty and opportunity.

Whether you are thinking about selling, buying, or simply tracking your home’s value, here is what the numbers actually mean for you.

A Balanced Westlake Village Housing Market = More Choice

In November 2025, Westlake Village had 5 months of supply. That puts us firmly in a balanced market, where 4–6 months of inventory is considered neutral between buyers and sellers.

Compare that to:

2.4 months at this time last year (a stronger seller’s market)
4.5 months just last month

As a result, buyers now have more options and a bit more leverage than they did a year ago. What is unusual is that inventory is still rising into December, a time when we typically see fewer homes available. This extra supply is one reason we are starting to see price adjustments and withdrawn listings.

Median Home Prices Are Softening in November 2025

The median sales price in Westlake Village for November 2025 was $1.625M. That means if you lined up all the homes sold last month, the middle one sold for about that amount.

This median price is:

Down 11.6% from $1.8M at this time last year
Down 13.6% from $1.88M just last month

The average price was higher at $2.24M, but averages can be skewed by one or two very high-end sales. That is why I like the median—it gives a clearer view of where the “typical” home is selling.

With more inventory on the market, buyers can be pickier. In response, some sellers are choosing to pause. About 19 homes withdrew from the market this month, which tells us that some owners are not willing to meet current buyer expectations on price—at least not yet.

List-to-Sale Price Ratio: Pricing Strategy Still Matters

The average list-to-sale price ratio in November was 99.4%. In other words, when homes sold, they sold for just under what sellers were asking.

This is up from:

96.2% last month
97.9% last year

On the surface, that sounds like sellers have the upper hand. However, this metric is heavily influenced by pricing strategy:

Some sellers underprice their home to invite multiple offers.
Others overprice and then sit on the market, eventually doing a price reduction or withdrawing the listing.

Given that days on market increased (more on that next) and some homes left the market unsold, we can reasonably say that overpricing is being punished right now.

For buyers, this means there is often room to negotiate, especially on homes that have been on the market longer or have had recent price changes. For sellers, it means that accurate pricing up front is crucial if you want activity and strong offers.

Days on Market: Properties Are Taking Longer to Sell

The median days on market (DOM) in November was 52 days. That is:

Higher than 33 days last month
Higher than 45 days this time last year

A big part of this jump is that 19 homes went unsold and left the market, which pulls the median upward. That said, it still reflects an environment where buyers are taking more time and being more selective.

However, not every price point behaves the same way. Homes around $1.5M are still moving significantly faster. That segment is seeing strong demand from buyers looking for updated, move-in-ready homes with good value.

If you are a seller in that range and your home is well-presented and on-trend, you can still expect solid activity.
If you are a buyer, you may need to be more aggressive and prepared with strong terms—especially on those well-priced $1.5M-ish homes.

Quick escrow terms and clean offers are often the deciding factor in those more competitive segments.

Interest Rates: The Wild Card for 2025

Two important principles still apply in the Westlake Village real estate market November 2025:

When interest rates fall, prices tend to rise.
Demand adjusts faster than supply.

The Federal Reserve has already dropped rates another quarter percent, and there is ongoing discussion about future cuts. At the same time, employment data has been softer, and with recent government disruptions, the data the Fed follows is less consistent than usual.

What does this mean for you?

If rates drop further, many buyers who have been on the sidelines may jump back in.
When that happens, inventory shrinks quickly and prices typically move up.

This is why buyers with flexibility sometimes try to “get ahead” of rate drops. Regardless of what the Fed does next, I always recommend shopping lenders, because different banks and mortgage brokers can offer very different programs and costs.

Key Takeaways from the Westlake Village Real Estate Market November 2025

Here are the big-picture trends:

Fewer sales: 15 closings in November, compared to 17 last month and 30 a year ago.
Longer market times: Median DOM rose from 33 to 52 days.
More negotiation power: Especially on dated or overpriced homes.
Fast-moving sweet spot: Around $1.5M, especially for well-updated properties.

Some sellers who don’t get the price they want are pulling back and “waiting for a better market,” while other sellers are adjusting to reality and negotiating. For buyers, this creates a window of opportunity—particularly if you are open to a light fixer or cosmetic upgrades.

As I always remind my clients, the headlines you hear on national news are just the backdrop. Real estate is hyper-local. In Westlake Village:

Updated, move-in-ready homes in desirable neighborhoods like First Neighborhood can still attract multiple offers.
Overpriced or mediocre listings are more likely to sit, which can make them attractive targets for buyers looking for value and potential.

If you are considering selling, putting in some strategic work before listing can pay off. Programs like Compass Concierge can even front the cost of improvements with no interest, so your home shines in photos, video, and in-person showings.

Should You Buy or Sell Now in Westlake Village?

The bottom line: your situation is unique.

A general Westlake Village real estate market November 2025 report is helpful for context, but it cannot replace a customized analysis of your home, your timeline, and your financial goals.

If you are thinking about selling, I can provide a no-obligation market evaluation that looks at your specific property, recent nearby sales, and buyer demand in your price range.
If you are thinking about buying, we can walk through where the hidden opportunities may be—in terms of price range, neighborhood, and timing around possible future rate moves.

You can book a quick call using the link with this video or simply request an updated market report tailored to your home. I’ll always give you a candid, data-driven, and neighborly opinion so you can make the decision that feels right for your family.

I’ll be back next month with the December update. In the meantime, feel free to explore my other videos and resources on the Westlake Village housing market.