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Home Buying in Westlake Village : Real Estate Advice

  • All45
  • Local Info7
  • Home Buying11
  • Home Selling1
  • Market Conditions1

Activity 11
Mon Jun 8, 2015
Sheryl Arndt answered:
Hello Andre, the purchase in Westlake Village start from 259k for 2bd 1ba condo as the inventory is quite low currently which is as low as $1,300 down payment with a minimum 580 fico score @259k.

If you figure out what cities/zip codes you are considering, minimum number of bedrooms and the maximum payment/price you are looking to achieve you can be emailed listings to fit your search criteria. Your email address is needed to set you up for the automatic daily updates.

You will need to be pre-approved if you decide to buy and to be able to meet an agent to view and submit offers on any homes of your choice. Your qualifications will be determined by your credit profile, debt to income ratios, fico scores, loan program and how much you want to invest into the down payment and closing costs.

You may qualify FHA from fico scores between 500-579 with 10% down or minimum 580 fico score may qualify FHA 3.5% down or as low as .5% half percent down payment program up to 417k. You may consider 3% down conventional from a minimum 620 fico score or even 5% down conventional with NO Mortgage insurance (Lender paid MI) up to 417k.

It only takes a few dozen questions to qualify, go over your options and email you listings to study and compare. Here are some links to study as well as web reference links to many loan program pages offered...

Sheryl Arndt, Real Estate Broker - Sr. Loan Officer CA only
Veteran & VA/CalVet Loan Specialist
REO & Short Sale Specialist
Credit Repair At No Cost
ALL Loan Programs Available
22+ Years Experience
BRE# 01140252
NMLS# 297251
9am till 5pm by phone Monday thru Saturday, Sundays by appt., EMAIL ANYTIME 24/7 or

If my response was helpful, consider clicking Thank, Link or Best Answer.
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Wed Aug 7, 2013
Chrystal & David Schoenbrun answered:
Hi Latte-

This home is located in the highly sought after gated Colony community in Westlake Village. It looks like your questions were answered by the agents preceding me. The Colonys are in a fantastic location and the community boasts a community pool, spa, and tennis courts. It is still available so feel free to reach out to us if you would like to see it or similar available homes.

Good luck on your home search!

Warmest Regards,


Chrystal and David Schoenbrun
Broker Realtor Team
Keller Williams Westlake Village
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Mon May 27, 2013
Todd Kaufman answered:
Hi Latte,

I hope you are enjoying the holiday weekend. Unfortunately there is not such a model in this community. If I may be of any further assistance, please do not hesitate to call or visit my website for full access to the MLS.

Best Regards,

Todd Kaufman
Keller Williams Exclusive Properties
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Wed Apr 25, 2012
Steve A Lender answered:
Hi Annie, if you haven't talked with a mortgage professional about the benfits of buying vs. renting, feel free to give me a call and see how easy it can be to get into a place of your own instead of paying someone else's mortgage. Even if you have rented already, you should talk with someone who will help you layout a game plan towards homeownership.

Steve Alender
24 Year Mortgage Professional
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Sat Feb 18, 2012
So why don't you want to have the agent who did the work get paid? I would use the agent to write the offer to the bank. If you don't like that agent, you should use some agent. Banks are ruthless to deal with. Get an agent. I would say use the one who did the work. It is right thing to do. ... more
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Sat Feb 18, 2012
David Chiles answered:
Thank you for your question about Foreclosure Listings. Having cash is the first step in finding the right foreclosure. There are many more steps you have to take and the process requires more time than purchasing a traditional home.

My website provides an in depth explanation of the foreclosure process. There is no better explanation. I explained the process to callers in a call center environment. I know what I am talking about. Read the entire page and you will get a feel for the process.

To answer your question directly, it will take about six months with the right agent because you have cash. Many banks have streamlined their processes.
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Mon Nov 14, 2011
No you do not have to remove the contingencies. I The sellers were given a copy, either they lost them or they are hiding something.
Do not release the contingencies until the homeowners association ia approved by your lender. Otherswise the deal could go south, and you will have fight like mad to get your deposit back. Call your lender and make sure they do not wait until the last minute to order the Condo cert. as most of the lenders out there so often do.
If the association does not get approved, the loan will not go through. It is clear you do not want to wait to the last minute to find out this information.
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Mon Nov 14, 2011
If you did not use the CAR form, California State law gives you 3 days. It is good to know the CAR Deposit reciept gives you 5 thank you Steve for the good information.
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Fri Sep 9, 2011
Carol Lee answered:
Hi Venakt! Guess I haven't been on Trulia for awhile! The lender below was correct, if you haven't already done so, you MUST be pre-aproved before making an offer. The really good properties tend to sell quickly, and if you aren't pre-approved and ready to go, you may miss the perfect home!

I have lived and worked out here in the Conejo Valley (which consists of the communities of Westlake, Agoura, Oak Park, Thousand Oaks, and Newbury Park) for ovetr 20 years, and would be glad to help you out, if you haven't already found your home. (And if you haven't it is out there- it just hasn't come up yet!) You can also do a property search on my website,, and get a feel for the area, and for how I work.

Best of luck, and welcome home!
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Sat Oct 9, 2010
James Ebert answered:
In my 20 years of experience as a Realtor and Appraiser, I have found that the current market has no average that you can use from neighborhood to neighborhood. The homes that are ready to move in, and priced "to attract interest" will sell for more than asking.

And with today's on line data, dozens of buyers are watching each new listing carefully. The homes that are priced "Old School", a little bit above their market value, may take 30-60 days or more to find a buyer and close. Can you afford to wait that long, to sell? The smart sellers are taking their agent's advise, hitting the market strong with a lean competitive price, & spending their next week-end, with several offers at market value, or higher, deciding which offer to accept.

My experience as an appraiser has been enormously helpful to clients, as we evaluate the market and its future trending. James Ebert
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Fri Sep 18, 2009
Ted Mackel answered:
I wanted to give you more detail, but it takes time to really break it down and present the information. The AVG days on market number the Multiple Listing Service provided on our standard reports is a very unreliable number, especially in certain price ranges and and home types. It is pretty easy to go the MLS type in all homes sold between dates ______ & _______ and hit enter. The problem with this approach is that Condo Town homes should never be mixed with single family detached. Also the lower end of the markets in East Ventura county are behaving much the same and the upper end of the markets are reacting far differently than the low end. A one size fits all answer is inaccurate.

Here is a quick snap shot for Westlake. I took the last four months as this really can show better the trendiing than just one month.

Single Family Detached Sold in Westlake Village CA between 5/22/09 and 9/20/09

Between 500k - 600k CDOM=39 DOM=39 Sale Price to List Price 94.15%

Between 600k - 700k CDOM=84 DOM=84 Sale Price to List Price 93.15%

Between 700k - 800k CDOM=127 DOM=128 Sale Price to List Price 92.92%

Between 800k - 1 mil CDOM=109 DOM=109 Sale Price to List Price 91.32%

Over 1 million CDOM=178 DOM=131 Sale Price to List Price 87.02%

Single Family Attached Sold in Westlake Village CA between 5/22/09 and 9/20/09

Under 200k CDOM=186 DOM=186 Sale Price to List Price 104.25%

Between 200k - 400k CDOM=123 DOM=123 Sale Price to List Price 91.77%

Between 400k - 600k CDOM=113 DOM=113 Sale Price to List Price 93.87%

Between 600k - 900k CDOM=93 DOM=93 Sale Price to List Price 92.43%

I wrote a blog post on the trouble of the these numbers to better explain why there is never a quick answer to this question in this market. The difference between CDOM and DOM is broken down.

You can click on the graphic and it will enlarge so you can print it and look at the closings in Westlake Village. That report is for Single Family detached.
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