Neighborhood · Thousand Oaks, CA

Westlake Hills Eviction Risk: Moderate

2 census tracts · pop 11,403 · pop-weighted Eviction Risk Score 5.1/10 · range 3.5–6

Westlake Hills is a white (non-hispanic) neighborhood in Thousand Oaks with 2 census tracts and a population of 11,403 residents. The neighborhood's pop-weighted eviction-risk score of 5.1/10 (Moderate tier) blends state law, county-level filing rates, parent-city politics, and tract-specific rent-to-income ratios + poverty. 63% of renters here pay at least 30% of household income on rent, and 40% are severely cost-burdened (≥50% of income). Average gross rent of $2,757/month sits 3% higher than the Thousand Oaks citywide average ($2,664).

Risk score

5.1

Moderate

2 tracts · population-weighted

Westlake Hills vs Thousand Oaks How this neighborhood stacks against the citywide average

% of income on rent

62.5% +90%

Thousand Oaks: 32.9%

Average gross rent

$2,757 +3%

Thousand Oaks: $2,664

Average HH income

$101,796 -24%

Thousand Oaks: $134,367

Poverty rate

12.6% +57%

Thousand Oaks: 8.0%

Renter share

46.5% +59%

Thousand Oaks: 29.2%

Peer neighborhoods

Neighborhoods with similar eviction risk

Same county, closest by Eviction Risk Score.

Geographic context

Risk heat across Westlake Hills and the region

Click any tract to drill in · 2 tracts span score 3.5–6

Why Westlake Hills scores 5.1

9 axes · pop-weighted · 1 = landlord-friendly

State political climate

legislature & governorship · Range 6.8–6.8 across tracts

6.8

Regional political climate

County-level mix · 2024 presidential margin · Range 6.1–6.1 across tracts

6.1

Local political climate

Parent city governance · Range 6.4–6.4 across tracts

6.4

Rent control risk

63% of income on rent · Range 7.8–7.8 across tracts

7.8

Eviction process difficulty

State notice requirements & court backlog · Range 6.5–6.5 across tracts

6.5

Tenant organizing strength

47% renter households · Range 6.5–6.5 across tracts

6.5

Housing court bias

County bench composition · Range 6.1–6.1 across tracts

6.1

Economic stress

12.6% below poverty line · Range 1.0–4.6 across tracts

3.3

Supply constraint

Rent-to-FMR gap & zoning friction · Range 4.0–8.6 across tracts

5.7

Risk score comparison

Westlake Hills vs. parent city, state, U.S.

Eviction Risk Score (0–10 scale).

Census tracts

2 tracts in Westlake Hills

Ranked highest-risk first. Click for per-tract detail.

Tract↕	Score↕	Pop↕	% over 30% on rent↕	Average rent↕
06111007100	6	7,141	62%	$2,313
06111007202	3.5	4,262	64%	$3,501

Social Vulnerability Index

CDC SVI percentile: 62

Pop-weighted across 2 tracts. Higher = more vulnerable to disaster, displacement, and rent shocks. Source: CDC/ATSDR SVI 2022.

Socioeconomic status 59%ile

Poverty, unemployment, no-HS-diploma, housing cost burden

Household characteristics 49%ile

Single-parent HH, disability, language barriers, age 17- / 65+

Racial/ethnic minority 58%ile

Hispanic + non-white share of population

Housing & transport 65%ile

Multi-unit structures, mobile homes, crowding, no vehicle

CDC PLACES 2023 · pop-weighted

Eviction-adjacent indicators in Westlake Hills

Average across all constituent tracts, population-weighted. Source: CDC PLACES (cwsq-ngmh) crude prevalence.

12.5%Housing insecurity
6.6%Utility shutoff threat
14.3%Food insecurity
13.3%SNAP enrollment
8.1%No health insurance
30.1%Any disability

Frequently asked

About Westlake Hills

What is the eviction-risk score for Westlake Hills?

Westlake Hills scores 5.1/10 (Moderate tier) across 2 census tracts. The pop-weighted Eviction Risk Score blends state law, county filing rates, parent-city politics, and tract-specific rent-to-income and poverty signals.

How does Westlake Hills compare to Thousand Oaks overall?

Westlake Hills scores 2.7 points lower than Thousand Oaks overall (7.8/10). Renters spend 63% of income on rent vs 33% citywide. Average rent: $2,757 vs $2,664.

What is the average rent in Westlake Hills?

Average gross rent in Westlake Hills is $2,757/month (pop-weighted across 2 census tracts, ACS 5-year 2023). 63% of renter households are cost-burdened.

What percentage of Westlake Hills residents are renters?

47% of Westlake Hills households are renter-occupied (vs 29% in Thousand Oaks). The neighborhood has 11,403 residents.

Is Westlake Hills a high social-vulnerability area?

Westlake Hills sits in the 62nd percentile nationally on the CDC Social Vulnerability Index (moderately vulnerable). The index combines poverty, unemployment, household composition, racial/ethnic minority share, and housing/transportation factors across all US census tracts.

Which tracts in Westlake Hills have the highest eviction risk?

The highest-risk constituent tract in Westlake Hills is census tract 06111007100 (score 6/10). Across the 2 tracts in this neighborhood the score ranges from 3.5 to 6, a spread of 2.5 points.

How safe is Westlake Hills for landlords?

Westlake Hills carries a moderate-tier eviction-risk profile for landlords (5.1/10). Pop-weighted across 2 constituent tracts, the score blends parent-city rent-control posture, county eviction-process timelines, and tract-specific rent-to-income / poverty signals. Compared to Thousand Oaks as a whole (7.8/10), this neighborhood is lower-risk.

What is the demographic breakdown of Westlake Hills?

Westlake Hills has 11,303 residents (White (non-Hispanic) Neighborhood). Top groups: White (non-Hispanic) (62.6%), Hispanic / Latino (24.4%), Asian (non-Hispanic) (6.7%). Source: ACS 5-year 2023, table B03002.

Nearby

Other neighborhoods near Westlake Hills

3.9 The Woodlands 3 tracts · pop 11,627 4.3 San Alicia 5 tracts · pop 16,597 2.1 Shadow Ridge 2 tracts · pop 7,882 3.8 Lynnmere 3 tracts · pop 13,176 3.4 Greek Tract 4 tracts · pop 15,993 3.5 Brighton Lane 3 tracts · pop 14,780

Sibling neighborhoods

Other neighborhoods inside Thousand Oaks

Same parent city, ranked by score similarity to Westlake Hills.

4.5 Westshore 1 tracts · pop 3,184 4.5 San Alicia 5 tracts · pop 16,597 4 Bridgehaven 1 tracts · pop 6,145 3.9 Lynnmere 3 tracts · pop 13,176 3.9 The Woodlands 3 tracts · pop 11,627 3.5 Arbor Hills 1 tracts · pop 5,095

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