The Conejo Valley housing market 2026 is running near $1.1 million median for Thousand Oaks and roughly $1.4 to $1.6 million for Westlake Village, with homes across Ventura County averaging 51 days on market and 2.9 months of supply as of mid summer 2026. This is a market shifting from seller dominance toward balance, with mortgage rates near 6.6 percent keeping buyers payment sensitive and sellers needing sharper pricing to close deals.
Key Takeaways
- Thousand Oaks home values averaged $1,052,875 in summer 2026, up 0.5% year over year, with homes going to pending in about 17 days.
- Westlake Village home values averaged $1,589,837, up 2.8% year over year, roughly 50 to 65 percent higher than Thousand Oaks.
- Ventura County homes averaged 51 days on market and 2.9 months of supply, with sellers closing at about 97 percent of original list price.
- Agoura Hills median sale price reached $1.4 million over the last three months, up 11.0 percent year over year, outpacing other Conejo Valley cities.
- The 30 year fixed mortgage rate averaged 6.58 percent as of July 23, 2026, down from 6.74 percent a year earlier, per Freddie Mac.
If you have been watching listings sit longer than they did two summers ago, you are not imagining it. The Conejo Valley housing market 2026 has cooled from the frenzied bidding wars of 2021 through 2023 into something more measured, though still expensive by any national standard. Across Ventura County, homes are averaging 51 days on market with 2.9 months of housing supply, and sellers are closing at roughly 97 percent of original list price rather than the multiple offer premiums buyers grew used to a few years ago. For anyone tracking Conejo Valley home prices this summer, the story is not a crash. It is a recalibration, and knowing exactly where the numbers stand in your specific city and price bracket is the difference between a smooth transaction and a frustrating one.
What is the median home price in the Conejo Valley in summer 2026?
Pricing varies sharply by city within the Conejo Valley, and lumping them together hides the real story. In Thousand Oaks, Zillow's home value index put the average home value at
the average Thousand Oaks, CA home value is $1,052,875, up 0.5% over the past year, and homes go to pending in around 17 days . On the sales side, one recent analysis noted that the median sale price in Thousand Oaks was $1,117,000 in March 2026, up 4.5% year over year, while homes sold in about 42 days on average . Both figures tell a consistent story: Thousand Oaks real estate market activity is holding firmly above the $1 million mark. Westlake Village sits meaningfully higher. The average Westlake Village, CA home value is $1,589,837, up 2.8% over the past year, and homes go to pending in around 20 days , according to Zillow. Other portals track it even higher on closed sales; Redfin reported a median sale price of $1,848,894 for May 2026 using its recent sales data , while Realtor.com reported a June 2026 median listing price of $1,595,000 and a median sold price of $1,477,500 . The spread exists because Zillow, Redfin, and Realtor.com measure different slices of the market, estimated values, closed sales, and active listings, so cross checking all three against actual MLS comps matters more than trusting any single number in isolation. Elsewhere in the valley, Newbury Park real estate has held closer to the Thousand Oaks median, with the median sale price of a home in Newbury Park at $1.11M last month, up 3.8% since last year . Agoura Hills has actually outpaced both, with the median sale price of a home in Agoura Hills at $1.4M over the last three months, up 11.0% since the same period last year . Oak Park, by contrast, has softened, with Zillow showing the typical home value of homes in Oak Park CA at $1,085,696, down 3.1% over the past year .
Median Home Value by Conejo Valley City, Summer 2026
$0$500K$1M$1.5M$2M$1.05M$1.59M$1.03M$1.20M$1.09MT. OaksWestlake VlgNewbury PkAgoura HillsOak Park
Source: Zillow Home Value Index and Redfin, June and July 2026
spring 2026 Conejo Valley update
How long are homes taking to sell in Thousand Oaks and Westlake Village right now?
Days on market is the single most useful number for gauging real leverage, and it varies significantly by city and price point. Across all of Ventura County, median sale prices are down 1.7% year over year, homes are averaging 51 days on market, and sellers are closing at about 97% of their original asking price . That 2.9 month supply figure is a meaningful signal because at 2.9 months of inventory, the market remains below the 6-month threshold that defines a buyer's market, but buyers have more negotiating room than they've had in several years . Zoomed into specific cities, the picture sharpens. In Thousand Oaks, Redfin's citywide figures show homes receiving one offer on average and selling in around 65 days, with home prices up 4.2% since last year at a median of $1.1 million in the November 2025 reading. Westlake Village has moved somewhat faster, with inventory in late February at roughly 111 active listings and a median days to pending of about 58 days . Newbury Park is quicker still; the market there is somewhat competitive and homes sell in 41 days . This pattern of homes taking longer to close was the subject of an earlier report on why Conejo Valley homes are taking 51 days to sell, and the pattern has largely held through summer. Sellers who misjudge this shift often end up chasing the market down instead of ahead of it. That dynamic is exactly why expired listings hit a two year high earlier in 2026, and it remains the biggest risk for anyone pricing aspirationally in today's market.
How are mortgage rates affecting Conejo Valley buyers this summer?
Financing costs are the other half of the equation, and they have not moved much in either direction for months. As of the most recent weekly survey, the 30 year fixed rate mortgage averaged 6.58% as of July 23, 2026, up from last week when it averaged 6.55%, compared with 6.74% a year earlier , according to Freddie Mac's Primary Mortgage Market Survey. That is a modest year over year improvement, but it is still well above the sub 3 percent rates many current homeowners locked in during 2020 and 2021, which continues to suppress the resale inventory that would otherwise hit the market. Rate context matters directly for Conejo Valley buyers because a quarter point swing on a $1 million loan changes the monthly payment by several hundred dollars. Forecasters expect only gradual relief; for Q2 2026, both Fannie Mae and the Mortgage Bankers Association placed the 30 year fixed at 6.40%, just below the current reading, consistent with a market holding near current levels rather than moving sharply in either direction . Buyers weighing whether to wait for lower rates or move now on inventory should read the analysis on 50 year mortgages and what they could mean for Ventura County buyers, since financing structure is increasingly part of the affordability conversation alongside rate itself.
How do Conejo Valley cities compare on price and pace right now?
Every Conejo Valley city tells a slightly different story this summer. The table below pulls the most current closed sale and value data available for each market as of mid to late summer 2026.
| City | Median Price / Home Value | YoY Change | Typical Days on Market |
|---|---|---|---|
| Thousand Oaks | $1,052,875 (ZHVI) / $1,117,000 (median sale) | +0.5% to +4.5% | 17 to 42 days |
| Westlake Village | $1,589,837 (ZHVI) / $1,848,894 (median sale) | +2.8% to +14.4% | 20 to 58 days |
| Newbury Park | $1,110,000 (median sale) | +3.8% | 41 days |
| Agoura Hills | $1,400,000 (median sale) | +11.0% | 44 days |
| Oak Park | $1,085,696 (ZHVI) | -3.1% | 60 to 80 days |
| Simi Valley | $849,000 (median sale) | -0.06% | 41 days |
| Camarillo | $825,000 (median sale) | +3.1% | 62 days |
| Ventura County (overall) | $883,043 (ZHVI) / $860,000 (median sale) | -0.6% to +1.8% | 51 to 61 days |
The average Ventura County, CA home value is $883,043, down 0.6% over the past year, and homes go to pending in around 16 days according to Zillow's countywide index, while the median sale price of a home in Ventura County was $860,000 last month, up 1.8% since last year, with homes selling after 61 days on the market per Redfin's closed sale data. The gap between the two figures again reflects estimated value versus actual closed transactions, and it is exactly why cross referencing multiple sources, and ideally a local agent pulling live MLS comps, matters more than trusting any single headline number. For buyers comparing Ventura County against neighboring LA County submarkets like Agoura Hills and Oak Park, the tax and cost of ownership differences can be significant over time, a topic covered in depth in the piece on LA County versus Ventura County tax implications.
Should buyers and sellers act now or wait in the Conejo Valley market?
The honest answer depends on your specific goals, but the data points toward a market rewarding preparation over patience. On the seller side, at 2.9 months of supply and a 97% sale-to-list price ratio, sellers are still in a reasonable position, but the days of setting any price and expecting a bidding war are largely behind us . Homes that are priced accurately and staged well are still moving quickly relative to the broader market; the ones that linger are almost always overpriced relative to current comps, not victims of a soft market overall. For buyers, this is arguably the most balanced window in several years. You have more negotiating power than buyers had in 2021 through 2023, prices have leveled off instead of climbing every month, and well-priced homes are still moving fast, so being ready to act when the right one shows up still matters . Waiting indefinitely for a significant price drop is not a strategy grounded in the current data. Sellers preparing to list should review the specific tactics laid out in the guide on how to sell a home in Conejo Valley in 2026, and buyers running their numbers should start with a realistic affordability check before house hunting seriously. Local lifestyle factors still drive premium pricing in specific pockets. Homes near Wildwood Regional Park and its 14 trails covering 17 miles, including two year round waterfalls, Paradise Falls and Little Falls , consistently draw buyer interest in the Wildwood and Lynn Oaks neighborhoods of Thousand Oaks. Westlake Village listings near the lake and close to The Stonehaus, the winery and cafe at the Westlake Village Inn, continue to command a location premium, as do North Ranch estates near the golf course. These micro market dynamics are exactly why citywide medians only tell part of the story, and why a granular comparison across price brackets matters more this year than in the frothier markets of 2021 through 2022, a dynamic explored further in the 2025 Conejo Valley price growth and inventory report.
Frequently Asked Questions About the Conejo Valley Housing Market 2026
Is the Conejo Valley a buyer's market or seller's market in summer 2026?
It is closest to balanced, leaning slightly toward buyers compared to 2021 through 2023. Ventura County is running about 2.9 months of housing supply, below the 6 month threshold that typically defines a true buyer's market, but well priced Thousand Oaks and Westlake Village listings are still going pending in under 20 days according to Zillow's most recent data, while overpriced homes are sitting well past 60 days.
What is the median home price in Thousand Oaks right now?
Zillow's home value index puts the average Thousand Oaks home value at $1,052,875, up 0.5% year over year. On closed sales, other trackers have shown medians as high as $1,117,000 to $1.1 million depending on the month and data source, reflecting normal variation between estimated value indexes and actual sale prices.
How much higher are home prices in Westlake Village compared to Thousand Oaks?
Westlake Village runs roughly 40 to 60 percent higher than Thousand Oaks depending on the metric used. Zillow shows Westlake Village's average home value at $1,589,837 versus $1,052,875 for Thousand Oaks, while closed sale medians in Westlake Village have reached as high as $1.8 million in some recent months, largely driven by lakefront and North Ranch estate sales pulling the median upward.
Will mortgage rates come down enough to change Conejo Valley affordability in 2026?
Most forecasts point to only gradual relief. Freddie Mac's July 2026 survey showed the 30 year fixed averaging 6.58%, and both Fannie Mae and the Mortgage Bankers Association project the 30 year fixed holding near 6.40% for the rest of the year rather than dropping sharply, so buyers should plan around today's rates rather than waiting for a significant decline.
Thinking About Buying or Selling in the Conejo Valley?
Davis Bartels and the DB Real Estate Group have served families across the Conejo Valley and Ventura County since 2009, with 500+ closed transactions and nearly $500 million in career sales volume, including a career-best 100 closings and $103M+ in 2025. Whether you're exploring your options or ready to make a move, reach out for a no pressure conversation about your goals.
Contact Davis: davisbartels.com or (805) 341-6125
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