Three Springs
Three Springs is a neighborhood of about 480 single-family homes in the southwest corner of the City of Westlake Village, just east of Westlake Boulevard and southwest of Westlake Lake. The Pacifica Corporation filed its two Los Angeles County tract maps in 1981. The houses went up between 1987 and 1991, most of them in 1988 and 1989.
Updated · Sources at the bottom of the page · Corrections: send a correction
Three Springs quick facts
| Also called | Three Springs Community |
|---|---|
| Where | Southwest corner of the City of Westlake Village, southwest of Westlake Lake and just east of Westlake Boulevard (Hwy 23). The entrance is Three Springs Drive off Triunfo Canyon Road. To the west and north, across the Los Angeles–Ventura county line, are the Thousand Oaks neighborhoods of Westlake. Westlake Vista Open Space lies to the south. |
| City / jurisdiction | City of Westlake Village (Los Angeles County) · ZIP 91361 |
| Built | 1987–1991 (mostly 1988–1989) |
| Homes | About 480 |
| Home types | Single-family detached homes, mostly four and five bedrooms and roughly 2,300–4,900 sq ft, plus one larger custom house |
| Gates | Not gated |
| HOA | Three Springs Homeowner Association — This is the name used in sale listings. A local agent's guide calls it Three Springs Homes HOA. Dues are reported at about $270 a year. Both 1981 tract maps approved the community as a residential planned development, with common areas owned by an association that every lot belongs to. Separately, the City of Westlake Village pays for median, parkway and cul-de-sac landscaping through Landscape District Zone 4, the 'Three Springs Community' (481 assessed homes). The zone began as Los Angeles County's Three Springs Local Landscape Assessment District No. 14, moved to the city in 1990 and was folded into the citywide district in 1991. |
| Tracts | 2 named tracts and sub-neighborhoods (list) |
| Parks nearby | Three Springs Park (City of Westlake Village, about 3 acres, 3000 Three Springs Dr), Westlake Vista Open Space (Mountains Recreation and Conservation Authority, to the south) |
| School district | Las Virgenes Unified School District (City of Westlake Village side), Conejo Valley Unified School District (Thousand Oaks side) |
Pins are approximate centers. Outlines are recorded tract maps from county GIS; tap one for its guide.
Living in Three Springs
Most homes have four or five bedrooms and about 2,300 to 4,900 square feet. Lots typically run 9,000 to 40,000 square feet, and the largest sit along the hillside edges. The tract maps set the community up as a planned development with a homeowners association, and dues are reported at about $270 a year. Colonnade Homes appears to have been one of the builders: original floor plans shared by a local agent carry its name, and some sale listings use it too.
Three Springs Drive comes in from Triunfo Canyon Road and passes Three Springs Park. The three-acre city park, with a playground, a lighted basketball court and a fitness trail, sits on land the 1981 map set aside for park use. A city landscape zone named for the community pays for the median and cul-de-sac plantings, and the MRCA's Westlake Vista Open Space rises to the south. Three Springs borders Thousand Oaks across the county line, but it is in Los Angeles County and the Las Virgenes Unified School District. Neighbors know it for a lively annual Halloween party.
The lay of the land
Family neighborhood of late-1980s four- and five-bedroom homes around a city park, with open hillside to the south
Sycamore Canyon Estates, the gated enclave reached from Westlake Boulevard just to the southwest, is a separate and later subdivision (Los Angeles County Tract 47962, recorded 1999–2000). It is not part of Three Springs. The same goes for the handful of homes on Country Ranch Road to the southwest, which use Westlake Village 91361 addresses but sit in unincorporated Los Angeles County.
Tracts & sub-neighborhoods of Three Springs
The named tracts, villages and gated enclaves residents, HOAs and the MLS use inside the neighborhood, each with its own page.
Missing a tract? Tell us its name and we'll research it.
Schools near Three Springs
School attendance areas
Las Virgenes Unified School District
On LVUSD's attendance-boundary map (updated October 22, 2025), the recorded tract outlines in this guide fall in:
- Elementary: White Oak Elementary School (1 tract); 1 tract spans more than one area
- Middle: Lindero Canyon Middle School (1 tract); 1 tract spans more than one area
- High: Agoura High School (1 tract); 1 tract spans more than one area
These come from the district's own data, not from this site; each tract page has its own answer. Assignment goes by address. Confirm with LVUSD Find Your School, or check an address here.
Public schools nearby
- White Oak Elementary (LVUSD)
- Lindero Canyon Middle (LVUSD)
- Agoura High (LVUSD)
Being nearby doesn't mean a school is assigned. Attendance goes by address and boundaries change; confirm with the district.
- Las Virgenes Unified School District (City of Westlake Village side): find the assigned schools for an address
- Conejo Valley Unified School District (Thousand Oaks side): find the assigned schools for an address
Services, representation & fire safety
These are Westlake Village's area-wide providers; some vary by street.
| Police (City of Westlake Village) | Los Angeles County Sheriff's Department, Malibu/Lost Hills Station (818) 878-1808 · The city contracts with the Sheriff's Department. The station is at 27050 Agoura Rd., Agoura Hills. |
|---|---|
| Police (Thousand Oaks side) | Thousand Oaks Police Department (Ventura County Sheriff's Office contract) Thousand Oaks has contracted with the Sheriff's Office for police service since the department was formed in 1965. |
| Fire (City of Westlake Village) | Los Angeles County Fire Department Fire Station 144, 31981 Foxfield Dr. |
| Fire (Thousand Oaks side) | Ventura County Fire Department Includes Station 37 in North Ranch, opened in 2001 |
| Water (City of Westlake Village) | Las Virgenes Municipal Water District (818) 251-2100 · Owns and operates the city's water system and sets its rates |
| Water (Thousand Oaks side) | California Water Service (Cal Water), Westlake District (805) 497-2757 · Formed in 1983 when Cal Water bought the Westlake Water Company; it serves part of Thousand Oaks. Thousand Oaks has three water purveyors, so check your bill to see which one serves you. |
| Wastewater treatment (City of Westlake Village) | Las Virgenes-Triunfo Joint Powers Authority (Tapia Water Reclamation Facility) The JPA treats the area's wastewater at Tapia. |
| Wastewater (Thousand Oaks side) | Triunfo Water & Sanitation District or City of Thousand Oaks, depending on location Triunfo says its sewer service covers the Westlake Village and North Ranch portions of Thousand Oaks. Ventura County's district-boundary map puts most Westlake neighborhoods south of US-101 inside Triunfo's boundary, but areas north of the freeway such as Westlake Hills, Northgate, Hidden Canyon and the North Pointe area, plus parts of North Ranch, fall outside it. The City of Thousand Oaks treats its own wastewater at the Hill Canyon Treatment Plant. Check your sewer bill to see which agency serves you. |
| Electric | Southern California Edison |
| Gas | Southern California Gas Company (SoCalGas) (800) 427-2200 |
| Trash & recycling (City of Westlake Village) | WM (Waste Management) The city has an exclusive agreement with WM for trash, recycling and organics collection. Contact WM through wlv.org/wm. |
| Trash & recycling (Thousand Oaks side) | Athens Services (805) 852-5264 · Citywide franchise hauler for Thousand Oaks |
| Parks (City of Westlake Village) | City of Westlake Village Parks & Recreation Runs the city's seven parks, including the Community Park (with the skate park and pickleball courts) and the dog park |
| Parks (Thousand Oaks side) | Conejo Recreation & Park District (CRPD) Runs the neighborhood parks on the Thousand Oaks side. Open space is managed through the Conejo Open Space Conservation Agency (COSCA). |
| Library (City of Westlake Village) | Westlake Village Library (LA County Library) (818) 865-9230 · 31220 Oak Crest Dr., at the civic center |
| Library (Thousand Oaks side) | Thousand Oaks Library (Grant R. Brimhall Library, 1401 E. Janss Rd.) |
| Animal services (both sides) | Los Angeles County Department of Animal Care and Control, Agoura Animal Care Center (818) 991-0071 · 29525 Agoura Rd., Agoura Hills; phones answered 24/7. Westlake Village points residents to LA County Animal Care and Control, and Thousand Oaks contracts with it for shelter and related services. |
| Transit | LA Metro Line 161; Thousand Oaks Transit; Westlake Village Dial-A-Ride Metro Line 161 serves the City of Westlake Village, and Thousand Oaks Transit runs local routes on the Thousand Oaks side. The city's Dial-A-Ride serves seniors and riders with disabilities. |
| Emergency alerts (City of Westlake Village) | City of Westlake Village Blackboard Connect; Genasys Protect evacuation zones Sign up at westlakevillage.bbcportal.com. Find your evacuation zone (city zone IDs begin with WLV-) at protect.genasys.com. |
| Emergency alerts (Thousand Oaks side) | VC Alert (Ventura County Sheriff's Office of Emergency Services) (888) 772-4482 · Free alerts in English and Spanish by phone, text, email or TTY. Register online, by email at vc.alert@ventura.org or by calling 888-772-4482; vcalert.org redirects to the sign-up page. Incident updates are posted at VCemergency.com. |
Who represents you: City of Westlake Village: five-member council. Mayor Susan McSweeney, Mayor Pro Tem Brad Halpern, and Councilmembers Ned E. Davis, Kelly Honig and Ray Pearl. The council meets on the 2nd and 4th Wednesdays at 6:30 p.m. Thousand Oaks: Mayor Mikey Taylor, Mayor Pro Tem Bob Engler and at-large Councilmember David Newman, plus Al Adam (District 4) and C. Tie Gutierrez (District 5). Most Westlake-area neighborhoods on the Thousand Oaks side are in District 4, including the lake area, Foxmoor, Southshore Hills, Hidden Canyon and North Ranch. Westlake Hills and the Westlake High School area are in District 5. The District 3/District 4 boundary runs through the upper North Westlake Blvd area and splits North Pointe and Signature Collection; Sapwi Trails Community Park is in District 4. Of the districts that touch Westlake, only District 3 is on the Nov. 3, 2026 ballot. · City of Westlake Village: Lindsey Horvath, Los Angeles County Third District, re-elected outright in the June 2, 2026 primary with about 66% of the vote. Thousand Oaks side: Jeff Gorell, Ventura County Second District, first elected in 2022 and re-elected outright in the June 2, 2026 primary with 52.6% of the vote. Full list for Westlake Village.
Fire safety: Westlake spans two counties, so it has two sets of emergency systems. More.
Other neighborhoods in Westlake Village
Homes for sale in and around Three Springs
Every MLS listing here, with photos, prices and details, is on Properkey.
Browse homes for sale in Westlake Village on Properkey
Real estate information provided by Properkey (CA DRE #01979718 · NMLS #1438783), which is not the listing broker unless stated.
Where these facts come from
- City of Westlake Village - Landscaping District Zone 4 (Three Springs Community) — wlv.org
- City of Westlake Village - Landscape District No. 1 zone map — wlv.org
- City of Westlake Village - FY 2021-22 Landscape Maintenance Assessment District No. 1 Engineer's Report (Zone 4, 481 EDUs; district history) — wlv.org
- City of Westlake Village - Three Springs Park — wlv.org
- Los Angeles County DPW - Tract No. 42801 map (Map Book 996, pp. 1-19, filed Nov. 24, 1981) — pw.lacounty.gov
- Los Angeles County DPW - Tract No. 34835 map (Map Book 996, pp. 20-42, filed Nov. 24, 1981) — pw.lacounty.gov
- Los Angeles County DPW - land records tract map layer — dpw.gis.lacounty.gov
- Los Angeles County Assessor - parcel layer (year built, floor area, bedrooms, lot area) — public.gis.lacounty.gov
- Los Angeles County GIS - City Boundaries layer — public.gis.lacounty.gov
- OpenStreetMap - Westlake Vista Open Space (operator: Mountains Recreation and Conservation Authority) — openstreetmap.org
- Conejo Valley Guy - Three Springs neighborhood guide — conejovalleyguy.com (real-estate site; not linked)
- Three Springs floor plans (includes Colonnade Homes plan sheets) — conejovalleyguy.com (real-estate site; not linked)
- Three Springs home listings (rubyhome.com) — rubyhome.com (real-estate site; not linked)
Something wrong or missing on this page? Residents know their streets best. Send a correction and we'll check it against the records and fix it.