The Conejo Valley median home price landed at $1,167,500 in March 2026, and homes took an average of 51 days to sell, up from 36 days in March 2025. That extra two weeks changes how buyers should approach Thousand Oaks, Westlake Village, and the surrounding communities.
As a broker who's helped 500+ families since 2009, I'm seeing buyers benefit from having more time to make decisions, while sellers are relearning that the opening price does most of the work. Here's what the March numbers mean for your timeline and strategy.
Key Takeaways
- Conejo Valley median home prices dropped 6.6% to $1,167,500 in March 2026, with homes taking 51 days to sell versus 36 days last year.
- Thousand Oaks home prices declined 16.3% year over year to a $1.0M median in February 2026, reflecting broader market adjustments.
- Expired listings increased 49% to 55 unsold homes in March 2026 compared to 37 the previous year, indicating pricing misalignment.
- Townhomes and condos with high HOA fees above $600 monthly face the biggest challenges attracting buyers in current market conditions.
- Newbury Park offers more accessible pricing while maintaining Conejo Valley lifestyle quality compared to pricier Westlake Village and Thousand Oaks.
The Conejo Valley median home price was $1,167,500 in March 2026, down 6.6% year over year. Homes averaged 51 days on market, up from 36 days in March 2025. Expired listings rose 49% to 55, and mortgage rates eased to about 6.1%. Buyers have more negotiating room; sellers who overprice are sitting.
What is the median home price in the Conejo Valley in March 2026?
The median home price across the Conejo Valley was $1,167,500 in March 2026, a 6.6% decline from the previous year. That single figure hides a lot of variation between neighborhoods and property types.
Source: Local MLS data, March 2026
Thousand Oaks specifically saw prices down 16.3% year over year, with a median of $1.0M in February 2026. For the cost estimates later in this post I use a round $1.2M, though buyers are finding options below that level in several neighborhoods.
The price adjustments come alongside mortgage rates that ended January at approximately 6.1%, according to Freddie Mac, down from 6.8% a year earlier and the lowest in three years. Buyers shopping Westlake Village near The Stonehaus are generally looking in the $1.1M to $1.4M range.
Why are Conejo Valley homes taking 51 days to sell compared to 36 days last year?
The jump from 36 to 51 days reflects a market where buyers aren't lowballing and fighting it out when the price doesn't match the condition. They're just moving on.
Expired listings were up 49% from last year, 55 unsold homes for the month versus 37, which points to a gap between what sellers want and what buyers will pay. That is a long way from the pandemic market, when homes routinely sold in days with multiple offers.
| Market Metric | March 2025 | March 2026 | Change |
|---|---|---|---|
| Average Days on Market | 36 days | 51 days | +42% |
| Active Listings | 415 | 397 | -4% |
| Median Home Price | $1,250,000 | $1,167,500 | -6.6% |
| Expired Listings | 37 | 55 | +49% |
It varies a lot by property type. Townhomes and condos are the hardest hit, especially in communities with high HOAs. When buyers see $600 or more a month in HOA fees on top of an already large mortgage payment, many simply pass.
Some homes still sell the first weekend with multiple offers, and open houses are still busy. The difference comes down to condition, location, and above all, the opening price.
How should buyers adjust their strategy for the current Conejo Valley market?
The longer timeline works in favor of patient buyers: more options and more breathing room. I don't expect prices to drop much further, but you should have time to think, negotiate, and decide without feeling rushed. Focus on finding the right home and neighborhood rather than guessing where rates will be next year.
For families looking near Wildwood Regional Park and the Paradise Falls trail, buyers have more time to weigh their options than they've had in years.
The $1M to $2M range is the most active segment, mostly move-up buyers and new arrivals, including families relocating for work at employers like Amgen in Thousand Oaks and buyers who want to be a short drive from Point Mugu State Park.
Key buyer strategies for the current market include:
- Take time for thorough inspections: The rushed pandemic-era waiving of contingencies is no longer necessary
- Negotiate repairs and credits: Homes that test the top of the range tend to close closer to fair market value after inspections and concessions
- Focus on move-in ready properties: Realistically priced homes are still moving at a healthy pace, with turnkey condition and strong micro-location remaining the biggest drivers of speed and final price
Which Conejo Valley neighborhoods offer the best value in 2026?
Value varies a lot across the Conejo Valley. Well-priced Thousand Oaks homes, often in the $1.1M to $1.2M range, still tend to move in roughly 30 to 40 days, and multiple offers are not unusual for the right house.
Newbury Park is the value play. It typically trades below Westlake Village and Thousand Oaks while offering the same open space, access, and day-to-day lifestyle.
If outdoor access is a priority, the neighborhoods closest to Point Mugu State Park, Sycamore Canyon, and Rancho Sierra Vista/Satwiwa put the Santa Monica Mountains trails at your doorstep. That proximity is a lifestyle value that doesn't show up in the median price.
Westlake Village commands a premium partly for proximity to dining and social spots like The Stonehaus next to the Westlake Village Inn. That convenience is priced into the homes.
What's driving the increase in days on market?
The market is no longer forgiving of starting too high and adjusting later. Homes that are priced right from the start tend to sell. Homes that are not often sit, cut the price, and end up selling for less than expected. First-time buyers have struggled the most, with prices still high and rates that spent much of last year in the upper 6s. Affordability has favored move-up and downsizing buyers who had equity to carry from one house to the next.
Frequently Asked Questions About Conejo Valley Home Prices March 2026
Are Conejo Valley home prices expected to drop further in 2026?
C.A.R. forecasts statewide home prices to rise 3.6% in 2026 to about $905k, with mortgage rates drifting toward 6.0% over the year and sales up about 2.0%, though still 38% below the 2021 peak. Locally, the March numbers point to flat to slightly softer prices rather than a steep decline, but a forecast is a forecast, not a guarantee.
Is it better to buy now or wait for rates to drop?
Current conditions favor buyers who find the right property over those trying to time the market. Spring is the busiest stretch of the year here: more homes come to market between March and June, and buyers get more serious, especially with mortgage rates down and prices relatively flat.
The cost of waiting can add up if the Conejo Valley's long-run appreciation pattern holds, though nobody can promise that it will. Happy to run the numbers for your situation if it's relevant.
Which areas of the Conejo Valley are most affected by the slower market?
Higher-priced segments and properties with significant HOA fees face the most headwinds, with townhomes and condos carrying $600 or more in monthly dues the hardest to move, as covered above. Homes that appeal to move-up buyers are often the ones selling fastest.
What should I expect for closing costs on a $1.2M Conejo Valley home?
For most Conejo Valley purchases, one-time closing costs run about 1.5% to 3% of the purchase price, depending on loan type, price point, inspections, and whether there is an HOA. Prepaid and recurring items can add another 1% to 1.5%. On a $1.2M home, that is roughly $30,000 to $54,000 all in, though your lender's loan estimate is the number to trust.
Thinking About Buying or Selling in the Conejo Valley?
Davis Bartels and the DB Real Estate Group have helped 500+ families buy and sell in the Conejo Valley since 2009. If any of this applies to your situation, happy to talk it through, no pressure.
Contact Davis: davisbartels.com
