Carriage Square Estates is a quiet 1979 tract of 118 mostly two-story homes in the foothills just south of the 101, where the Los Padres Trail begins near the end of Fox Hills Drive and several streets end in cul-de-sacs. It suits families and hikers who want a roughly 2,700 to 2,900 square foot house on a real lot, no HOA dues and Westlake High School, and who are comfortable updating a home of that age. Homes sold for about $1.09M to $1.51M in 2024 to 2026, with lot, view and condition driving the spread.
On a Saturday morning, one of the liveliest spots in Carriage Square Estates is the corner of Fox Hills Drive and Los Padres Drive, where hikers set off on the Los Padres Trail and neighbors bring their dogs along. Behind them, 118 near-identical homes from 1979 line four short streets, several of which end in cul-de-sacs under the hills. Most people here just say Fox Hills. The houses are all about the same size. The lots, the views and the cul-de-sac spots are not, and that is where the money is.
| Homes | 118 single family homes, about 2,700 to 2,900 sq ft |
|---|---|
| Built | 1979 |
| Bedrooms | 3 to 5, mostly two-story plans |
| Lots | About 6,400 to 15,000 sq ft |
| Price range | About $1.09M to $1.51M (2024 to 2026 sales) |
| HOA | No monthly dues |
| Gated | No |
| Schools | Acacia Magnet (K-5), Colina Middle, Westlake High |
Life here: the trail starts where the street ends
Fox Hills Drive is the main street, with Fox Ridge Drive, Hunters Point Drive and Quails Trail branching off into a handful of cul-de-sacs. The streets are quiet because they lead nowhere else, and turnover is low. At least one home here came to market for the first time nearly four decades after it was built.
The defining feature is the Los Padres Trail. The trailhead sits on Los Padres Drive near the corner of Fox Hills Drive, so a morning hike starts at the mailbox rather than the car. The trail runs about a mile on its own. Keep going and it joins the Los Padres Trail and Vista Loop, 3.4 miles with about 570 feet of climbing, and from there it connects into the wider Los Robles Open Space network. It is shared use, so expect trail runners, mountain bikers, birders and a great many dogs. Wildflowers show up in season.
If a trail-first lifestyle appeals but you want a larger or more custom house, the homes in nearby Los Robles Hills Estates offer that at a very different price point.
The homes: one size, many lots
Nearly every house is one of a few mostly two-story plans between about 2,683 and 2,898 square feet, with double-door entries, vaulted living rooms and a two-car garage, some oversized. Bedroom counts run from three to five on the same footprint because the plans convert easily, so a five-bedroom and a three-bedroom can be the same square footage with different walls. Do not let bed count drive your pricing.
What does drive it is the dirt. Lots range from about 6,400 to 15,000 square feet, and hillside lots at the back of the tract, including along Quails Trail, have sold on their views. A cul-de-sac position is the other premium, and sellers market it as one.
Nine homes sold between 2024 and 2026, from about $1.09M to $1.51M. That is roughly a $400,000 spread on essentially identical floor plans, which tells you how much lot, view and condition matter here. Recent listings in the tract have come on and then reduced their asking prices, so it is worth watching how long a home has been available. For how this compares across the city, see our Thousand Oaks home values page.
Schools: Acacia, Colina and Westlake High
Carriage Square Estates is in the Conejo Valley Unified School District. The current assignment is Acacia Magnet School for Enriched Learning for kindergarten through fifth grade, Colina Middle School for sixth through eighth, and Westlake High School for ninth through twelfth.
Acacia is small, around 350 to 380 students, and runs a schoolwide enrichment model drawn from gifted-education practice. Because it is a magnet rather than a conventional neighborhood school, confirm enrollment rules directly with the district before you write an offer that depends on it. Colina, with roughly 830 students and a gifted and talented program, sits on East Hillcrest Drive east of the neighborhood, a drive rather than a walk. Westlake High, opened in 1978 on Lakeview Canyon Road, enrolls about 2,000 students and competes in the CIF Marmonte League.
One warning we give every buyer here: do not assume Thousand Oaks High School just because the address is near Moorpark Road. Boundaries in this part of town surprise people. Run the exact address through the district locator every time.
Who it suits, and what to check before you buy
Carriage Square Estates fits a buyer who wants a house of roughly 2,700 to 2,900 square feet on a real lot, no monthly dues, Westlake High boundaries and a trail at the end of the street, and who is comfortable with a 1979 home that may need updating. The tract sits immediately south of the 101, with Moorpark Road the freeway access. It is not for anyone who wants a gate, a community pool or new construction, since no common-area amenities appear in the records we reviewed. For comparison, see our guides to Hillsborough and Ventana Oaks, two other Thousand Oaks neighborhoods.
Before you remove contingencies:
- Inspect like it is 1979, because it is. Sewer scope, roof, original windows, and the electrical and plumbing of that era. Budget for what you find.
- Confirm the HOA status. Recent sales show no dues and we treat any association as voluntary or inactive, but one does exist on paper. Have escrow order the certification.
- Ask about fire insurance early. The tract backs to open space. That is the amenity, and the reason to get quotes and understand brush clearance and defensible space requirements before you are in contract.
- Know which city you are in. Listings often say Westlake Village. The home is in the City of Thousand Oaks, which governs permits and services.
- Walk the street twice. Once at weekday rush hour, since the 101 is just north, and once on a Saturday morning when trail traffic is heaviest.
Browse the rest of our Thousand Oaks neighborhood guides to see how it stacks up.
Owning in Carriage Square Estates
What a typical home costs to own
About $7,961/month
- Principal and interest$6,815
- Property tax (about 1.1% of price, Ventura County)$1,146
- HOANone
Estimate for a $1.25M home, near the middle of the recent range here, with 20% down at 7.24% (30 year fixed, Freddie Mac, October 29, 2026). Homeowners insurance is extra and varies with fire zone, so get a quote early. Your lender's figures will differ.
Thousand Oaks market, latest data
- Median sale price$1.13M
- Change over 12 months-5.0%
- Typical days on market34
Citywide, three months ending May 2026. Thousand Oaks home values
Our experience here
We sell across this part of the Conejo Valley, including the neighborhoods around Carriage Square Estates, and are glad to talk through how it compares.
Thousand Oaks home prices, the last five years
Questions people ask about Carriage Square Estates
Is Carriage Square Estates the same as Fox Hills in Thousand Oaks?
Yes. Fox Hills Drive is the main street, so locals call the neighborhood Fox Hills, but the recorded name is Carriage Square Estates. It covers 118 homes on Fox Hills Drive, Fox Ridge Drive, Hunters Point Drive and Quails Trail, just south of the 101 between Moorpark Road and Los Padres Drive.
Does Carriage Square Estates have an HOA?
There are no monthly dues. Every recent sale and current listing shows none, and no shared amenities such as a pool or clubhouse appear in the records we reviewed. An association exists on paper, so we have escrow confirm its status during the inspection period, but in practice buyers should expect no HOA payment.
What schools serve Carriage Square Estates?
The current assignment is Acacia Magnet School for Enriched Learning, Colina Middle School and Westlake High School, all in the Conejo Valley Unified School District. Acacia is a magnet, so confirm enrollment rules with the district, and run your exact address through the district locator since boundaries in this area catch people off guard.
How much do homes in Carriage Square Estates cost?
Homes sold for about $1.09M to $1.51M in 2024 to 2026. Floor plans are nearly identical at roughly 2,700 to 2,900 square feet, so the spread comes from lot size, hillside views, cul-de-sac position and how much updating a 1979 house has had.
Is Carriage Square Estates in Thousand Oaks or Westlake Village?
It is in the City of Thousand Oaks, even though many listings describe it as Westlake Village. The distinction matters for permits and city services. Students do attend Westlake High School, which is part of why the Westlake label sticks, but the city of record is Thousand Oaks.
Can you hike directly from the neighborhood?
Yes. The Los Padres Trail begins on Los Padres Drive near the corner of Fox Hills Drive. It runs about a mile on its own and connects to the 3.4-mile Los Padres Trail and Vista Loop with roughly 570 feet of climbing, which in turn links into the larger Los Robles Open Space trail system.
Thinking about Carriage Square Estates?
Whether you are weighing a move here or wondering what your home would bring, Davis and the team are happy to talk it through, street by street. No obligation.
Sources
- City of Thousand Oaks GIS, HOA registry
- City of Thousand Oaks GIS, public parcels
- Conejo Valley Unified School District school boundary locator
- California Department of Education, Acacia Magnet School
- Acacia Magnet School for Enriched Learning
- Westlake High School
- Southland Regional Association of Realtors, Conejo Valley tract list
- Redfin sold records export
- Conejo Valley Guide, Los Padres Trail
- AllTrails, Los Padres Trail and Vista Loop
Facts checked October 2026.
