Cypress Pointe
$634,900–$659,900 active snapshotThree of the seven current active listings are Cypress Pointe townhomes, making this the deepest active segment in Westridge right now.
Updated August 20, 2026
Westridge Valencia Market Report
Current listings, neighborhood price tiers, recent sales and the broader 91381 market — without mixing townhomes and custom estates into one misleading number.
A Market That Needs Segmentation
Seven Active Homes, Five Very Different Price Tiers
A current Westridge listing board dated August 19, 2026 shows seven active properties. The median asking price is $819,000, average asking price per square foot is $417.57 and average days on market is 75.
Those numbers are useful, but they do not tell the whole story. The active set ranges from Cypress Pointe townhomes in the mid-$600,000s to a Westridge Estates property at nearly $1.9 million. Mixing those homes into one average can obscure what is happening inside each segment.
This report therefore uses the community-wide snapshot for orientation, then separates attached, conventional detached and luxury inventory where possible.
Active Listings7Snapshot dated Aug. 19, 2026
Median Asking Price$819,000Across current active Westridge listings
Avg. Ask / Sq. Ft.$417.57Current listing-board statistic
Average DOM75 DaysCurrent active inventory
Current Inventory
Westridge Homes Currently Offered
The following seven listings were shown as active on the live Westridge listing board dated August 19, 2026.
| Neighborhood | Address | Price | Beds / Baths | Sq. Ft. | Approx. Ask / Sq. Ft. |
|---|---|---|---|---|---|
| Cypress Pointe | 27034 Fairway | $634,900 | 2 / 2 | 1,679 | $378 |
| Cypress Pointe | 27022 Pebble Beach | $639,000 | 3 / 2 | 1,645 | ~$388 |
| Cypress Pointe | 25441 Eagle Ln #140 | $659,900 | 3 / 3 | 1,658 | $398 |
| Bella Ventana | 25684 Via Ventana | $819,000 | 3 / 2.5 | 2,010 | $407 |
| Sundance | 26807 Cottonwood Ct | $1,139,000 | 5 / 3 | 2,752 | ~$414 |
| Bent Canyon | 26958 Timberline Terrace | $1,372,200 | 5 / 4.5 | 3,241 | ~$423 |
| Westridge Estates | 26637 Oak Terrace | $1,899,900 | 5 / 7 | 4,171 | ~$455 |
Current asking range: $634,900 to $1,899,900. The simple average asking price of these seven homes is approximately $1,023,414, but the median of $819,000 is more representative of the center of this particular set because the luxury listing materially pulls the average upward.
Neighborhood Segments
The Current Market Is Really Several Markets
Current inventory illustrates why subdivision and property type matter more than a single Westridge-wide average.
Bella Ventana
$819,000 active snapshotThe current Bella Ventana offering sits above the active Cypress Pointe cluster and is larger at roughly 2,010 square feet.
Sundance
$1,139,000 active snapshotThe current Sundance listing illustrates the jump from attached housing into gated detached five-bedroom inventory.
Bent Canyon
$1,372,200 active snapshotBent Canyon currently sits in the larger detached-home tier, while recent August sales also provide meaningful closed-sale evidence.
Westridge Estates
$1,899,900 active snapshotCustom and estate inventory should be evaluated property by property; lot, architecture, views and renovation quality can dominate averages.
Attached-Housing Submarket
Cypress Pointe Has Enough Data for Its Own Read
Cypress Pointe currently has the most visible active inventory inside Westridge, making it one of the few subdivisions where a smaller submarket snapshot is useful.
Active4Recent Cypress Pointe snapshot
Median Active List$649,450Current active townhomes
12-Month Median Sold$720,000Five reported sales
Median Sold $ / Sq. Ft.$438Past 12 months
Cypress Pointe's active asks being below its reported 12-month median closed price does not automatically mean values are falling. Current active homes can differ in size, condition, floor plan, HOA structure and seller motivation. It does mean buyers have several comparable attached options to evaluate side by side.
Recent Closed Sales
Examples That Add Context to the Active Market
These are selected recent Westridge sales verified from current public market sources, not a complete closed-sales database.
| Neighborhood | Address | Sold | Sale Price | Original / Last List Context | DOM |
|---|---|---|---|---|---|
| Bent Canyon | 26957 Timberline | Aug. 5, 2026 | $1,750,000 | $1,795,000 list | 19 |
| Bent Canyon | 26915 Alder Ct | Aug. 4, 2026 | $1,450,000 | $1,499,900 list | 85 |
| Cypress Pointe | 27036 Fairway | Jul. 20, 2026 | $745,000 | Approx. $438 / sq. ft. | — |
Bent Canyon's two early-August closings illustrate how condition, exact lot and market time can create meaningful differences even inside one subdivision. They are stronger comparables for a Bent Canyon property than a townhome sale elsewhere in Westridge.
Inventory Creates Choice, Not Uniform Negotiating Power
Westridge's 75-day average active market time suggests buyers should study price history and seller motivation, but leverage will differ sharply by subdivision and property quality.
- Cypress Pointe currently offers several directly comparable townhomes.
- A unique Oakmont or Westridge Estates property may have far fewer meaningful substitutes.
- Price reductions matter more when several similar homes compete at once.
- HOA structure and total monthly cost should be compared alongside purchase price.
Price Against the Right Competition
A Westridge seller should not anchor on the community-wide median without first identifying the true comparable set.
- Start with the same subdivision whenever enough recent evidence exists.
- Match property type before square footage alone.
- Adjust for gate status, lot position, views, pools and renovation quality.
- Watch current listings that buyers will see beside yours, not only closed sales.
Broader Market Context
91381 and Valencia Are Useful Benchmarks — Not Westridge Valuations
Redfin reports a median sale price of $890,481 for ZIP code 91381 in May 2026, down 3.5% year over year. For the broader Valencia market, Redfin reports a median sale price of $782,237 over the three months ending May 2026, down 9.04% year over year, with homes selling in about 46 days.
Westridge's current median asking price of $819,000 falls between those two broad figures, but that comparison should not be used as a direct valuation. Westridge's housing mix is unusually wide, and a townhome or guard-gated estate should be valued against its own competitive set.
91381 Median Sale$890,481May 2026 • Redfin
91381 YoY Change-3.5%May 2026
Valencia Median Sale$782,237Three months ending May 2026
Valencia Market Time46 DaysBroader Valencia context
Market Data Notes
How to Read This Report
The seven-property active Westridge snapshot comes from a live MLS-fed Westridge listing board displaying statistics dated August 19, 2026. The asking-price average shown on this page was calculated from those seven active asking prices. The published board itself reports the $819,000 median list price, 75 average days on market and $417.57 average asking price per square foot.
Cypress Pointe figures come from a current neighborhood-specific listing and sales tracker. Selected recent sales are included only where the Westridge subdivision could be verified. Broader 91381 and Valencia statistics come from Redfin calculations based on MLS and/or public-record data.
Real estate data changes continuously. Listing status, price, days on market and HOA information can change after this report is published. This page is a market snapshot, not an appraisal or guarantee of future value.
Market Guidance
Victoria Beliso
The Collective • CA DRE# 01846924Victoria can help buyers and sellers turn broad Westridge statistics into a property-specific comparison — identifying the correct subdivision, housing type, HOA structure, recent comparable sales and current competing listings.
That is especially important in Westridge, where a $650,000 attached townhome and a multi-million-dollar custom estate can both appear under the same community name while belonging to completely different competitive markets.
Westridge Valencia Market
Compare the Right Homes, Not Just the Average
Ask Victoria to narrow current listings and recent sales to the Westridge neighborhood and property type that actually matches your home or search.