Skip to content
Skip to content
TopHapOpen in map

Westgate Heights

Sub-neighborhoodThe kind of area this report covers. Neighborhood areas nest inside each other, from broad districts down to small pockets.CaliforniaStrong seller's market
Market temperatureA 0 to 100 score comparing this area with every similar area nationwide each month. 0 is the strongest buyer's market, 100 the strongest seller's market.Strong seller's market · 92
Buyer's marketBalancedSeller's market
$3.6M
Median sale priceThe middle sale price each month, counting normal open-market sales. The average runs above the median when a few expensive sales pull it up. Bars show how many homes sold.
+68.2%
1-yr changeHow much prices and sales counts changed since the same time last year, using a 3-month average to smooth out noise. Above the dashed line means growth.
13
Sales (12 mo)How many homes sold here in the last 12 months. More sales make the other numbers more reliable.
$3.2M
Median valueThe middle estimated value of all homes here, not just the ones that recently sold.

Deed records through Apr 2026 · Quarterly intervals (lower sales volume)Counties take time to publish deeds, so the newest months can be incomplete and may shift as more records arrive.

Market Trends

Market temperature (0–100)How the 0 to 100 market score moved over time. It blends price growth, sales pace, how often homes change hands, and seller profits.Temperature
20162018201920202022202320252026
Sale pricesThe middle sale price each month, counting normal open-market sales. The average runs above the median when a few expensive sales pull it up. Bars show how many homes sold.MedianSales
20162018201920202022202320252026
Growth (year over year)How much prices and sales counts changed since the same time last year, using a 3-month average to smooth out noise. Above the dashed line means growth.PriceSales
20162018201920202022202320252026
Price per square footThe middle price per square foot, for sales where the size is known. It adjusts for homes being different sizes.$/ft²
20162018201920202022202320252026
Sale premium vs estimated valueHow sale prices compare with our estimated values at the time of sale. Above the dashed line, homes sold for more than the models expected — a sign of competitive bidding. Below it, buyers paid under model value.Premium
20162018201920202022202320252026
Annual turnover (share of homes sold)The share of all homes here that sold in the trailing 12 months. Higher turnover means a more liquid market where homes trade hands more often.Turnover
20162018201920202022202320252026
Buyer mixWho is buying. Cash means no mortgage was recorded, investor means the buyer looked like an investor, and flip means the home resold within a year.CashInvestorFlip resale
20162018201920202022202320252026
Financing (share of purchase price)For buyers who borrowed: the middle share of the price they financed, and the middle share they paid up front.Loan (LTV)Down payment
20162018201920202022202320252026
Sellers who sold at a gainThe share of sellers each month who sold for more than they originally paid.Sold at gain
20162018201920202022202320252026
Typical hold before sellingThe middle number of years sellers owned their home before selling.Median hold
20162018201920202022202320252026
Median annualized return at resaleThe middle yearly gain sellers earned, spread across the years they owned the home. Only counts homes held at least a year.Annualized gain
20162018201920202022202320252026
Preforeclosure filingsForeclosure notices filed each month. A rise can be an early sign that more owners are struggling. Auction stage counts the filings that reached a scheduled foreclosure auction.FilingsAuction stage
2017201820222023

Housing Stock

HomesHow many homes we have records for in this area.220
Median value (AVM)The middle estimated value of all homes here, not just the ones that recently sold.$3.2M
Median sizeThe middle home size here, measured in square feet.2,578 ft²
Median bedroomsThe middle bedroom count for homes here.3
Median year builtThe middle build year for homes here. A recent year means most housing is newer.1954
Single familyThe share of homes here that are single-family houses.64%
CondosThe share of homes here that are condos.20%

Equity & Ownership

Equity rich (LTV ≤ 50%)The share of owners who owe half or less of what their home is worth, meaning they hold a lot of equity.69%
Underwater (LTV ≥ 125%)The share of owners who owe at least 25% more than their home is worth.2.4%
Owner occupiedThe share of homes lived in by their owner rather than rented out or left empty.55%
Company ownedThe share of homes owned by a company or trust instead of a person.71%
Median loan-to-valueThe middle share of home value still owed on loans across all owners here.33%
Typical ownership tenureHow long the typical owner here has held their home.21.3 yrs

CommunityThese are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.177
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.110
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.440

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.92%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.39%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.9.3%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.7%
PopulationHow many people live in this area.264
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.2,066 / mi²
Median household incomeThe middle household income here — half of households earn more, half earn less.$180K
Average household incomeThe average household income. It runs higher than the median when a few high earners pull it up.$294K
Average tempThe average temperature here across a full year.62°F
Annual precipHow much rain and melted snow falls here in a typical year.18 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.73%

Market metrics are derived from recorded arms-length deeds and refreshed nightly. Temperature blends price momentum, sales velocity, turnover and resale outcomes, ranked against all sub-neighborhoods nationally.

How Westgate Heights compares

By median home value, Westgate Heights is the 20th most expensive of 318 neighborhoods in Los Angeles County, and its typical home is worth more than 98% of all homes in Los Angeles County.

Home values in Westgate Heights

Share of homes at each estimated value.

Median
$464K$8.5M
neighborhoods in Los Angeles County ranked by median home value
#Los Angeles CountyMedian valueHomes
1Brentwood Park$7.4M486
2Gillette Regent Square$6.4M583
3Riviera$6.2M717
4Huntington Palisades$6.2M463
5Brentwood Terrace$5.8M181
6Hidden Hills$5.3M678
7East Gate Bel-Air$5.2M232
8Carlos Heights$5.2M511
9Rustic Canyon$4.9M461
10Zuma Canyon$4.2M139
11Sunset Hills$4M404
12The Bird Streets$3.9M321
13Holmby Hills$3.8M144
14Alphabet Streets$3.6M1,394
15Fairmount Villas$3.6M479
16Mountain View Estates$3.4M475
17Saratoga Hills$3.3M171
18Venice Canals$3.3M407
19The Palisades$3.3M1,988
20Westgate Heights$3.2M220
21Upper Marquez$3.2M724
22Westgate Acres$3.2M278
23Via de la Paz$3.2M838
24The Oaks of Calabasas$3.1M560

318 neighborhoods in Los Angeles County are ranked; the most valuable are listed here.

About the Westgate Heights market

What is the median home price in Westgate Heights, CA?

The median sale price in Westgate Heights, CA is $3,587,500 (data through April 2026), based on deeds recorded with the county. That is up 68.2% from a year earlier.

How many homes sell in Westgate Heights, CA each year?

13 homes sold in Westgate Heights, CA over the last 12 months (data through April 2026). TopHap counts recorded arm's-length deeds, not listings, so the figure is not affected by which brokerage handled the sale.

Is Westgate Heights, CA a buyer's or seller's market?

Westgate Heights, CA is currently a strong seller's market, scoring 92 out of 100 on TopHap's market temperature index (data through April 2026). The score weighs sales velocity and price direction; above 60 favours sellers, below 40 favours buyers.

How many homes are there in Westgate Heights, CA?

Westgate Heights, CA contains 220 residential properties, with a median of 2,578 square feet, 3 bedrooms, built around 1954. The median TopHap Estimate is $3.2M.

How does Westgate Heights, CA compare to the rest of Los Angeles County?

By median home value, Westgate Heights, CA is the 20th most expensive of 318 neighborhoods in Los Angeles County. Its typical home is worth more than 98% of all homes in Los Angeles County. The Palisades ranks just above it and Upper Marquez just below. The ranking is rebuilt nightly from the county assessor record of every home in each area.

Do people own or rent in Westgate Heights, CA?

55% of homes in Westgate Heights, CA are owner-occupied. 71% are held by a company rather than an individual.

How much equity do owners in Westgate Heights, CA hold?

69% of mortgaged homes in Westgate Heights, CA are equity-rich, meaning the loan balance is under half the home's value. 2.4% owe more than the home is worth.

Nearby markets

Browse addresses

Every street and address TopHap holds is browsable by state, county and city. Browse California property records.

Explore Westgate Heights on the map

See every recorded sale, price heat map, school zone and flood overlay across Westgate Heights in TopHap’s interactive 3D map.

Open in map
A flyover of TopHap's photorealistic 3D map, with recorded sale prices pinned to homes
Search any address, city, zip, or county…3D$1.9M$6.25MOpen in map