In This Article

The March 2026 Conejo Valley market report reveals a stark reality: expired listings jumped 49% compared to last year, with 55 unsold homes versus 37 in the same period . This represents the highest concentration of failed listings in two years, signaling a fundamental shift in buyer behavior that every seller must understand. The median home price sits at $1,167,500, down 6.6% year-over-year but remaining relatively flat within the $1.1M to $1.2M range . However, price stability masks underlying market tensions that are creating opportunities for informed buyers and challenges for unprepared sellers.

What is the Current Median Home Price in the Conejo Valley in 2026?

The Conejo Valley median home price reached $1,167,500 in March 2026 , representing a complex pricing landscape across individual communities. Thousand Oaks shows a median price of $1.0M, down 16.3% from last year , while Westlake Village commands $1,575,000 .

Community Median Price March 2026 Year-Over-Year Change Typical Days on Market
Conejo Valley Overall $1,167,500 -6.6% 51 days
Thousand Oaks $1,000,000 -16.3% 34 days
Westlake Village $1,575,000 +21.0% 130 days
Ventura County Average $870,000 -2.8% 56 days

Mortgage rates ended January at approximately 6.1%, down from 6.8% last year and representing the lowest rates in three years . Despite this financing relief, buyers remain selective, with price and condition mismatches leading to immediate rejection rather than negotiation .Conejo ValleyThousand OaksWestlake VillageVentura County$1.17M$1.0M$1.58M$870K$0$1.6MMedian Home Prices by Area - March 2026

Source: MLS data and market reports, March 2026

Why Are Expired Listings in Conejo Valley at a 2-Year High?

The surge in expired listings reflects a fundamental disconnect between seller expectations and buyer reality. March 2026 saw 55 expired listings compared to 37 in the same period last year, representing a 49% increase . This isn't simply about inventory levels, as new listings actually decreased 20% from last year . Three primary factors drive this expiration trend: **Price Misalignment**: When price doesn't match condition, buyers aren't making lowball offers and battling it out. They're just moving on . Homes are selling for about 5% below asking price on average , indicating sellers who start with aggressive pricing face extended market time. **HOA Burden**: Communities with high HOAs are struggling to find buyers. When looking at $600+ monthly HOA fees on top of high mortgage payments, many buyers pass . **Buyer Selectivity**: Buyers are active but selective, and homes that miss on price are sitting longer than sellers expect. Getting it right from the start matters more than ever . The data shows this selectivity extends beyond pricing. Some homes still sell in the first weekend with multiple offers, and open houses remain packed , but only for properties that meet today's buyer standards.

How Long Are Homes Taking to Sell in Thousand Oaks and Westlake Village?

Market timing varies dramatically by price point and preparation quality. Conejo Valley homes average 51 days to sell, unchanged from February , but this broad average masks significant variation. Well-priced homes often sell within 30-45 days, while overpriced listings drift to 60+ days . Westlake Village properties average 130 days on market , reflecting both higher price points and buyer discretion in the luxury segment. The trend shows increasing market time, with homes taking 65 days on average in November versus 50 days the prior year . Days on market increased steadily over two years, reaching 44 days average versus 36 days in January 2025 . For context on buyer financing, many households in the area discover how a 2-1 buydown can make buying a home WAY more affordable in today's rate environment.

Which Conejo Valley Neighborhoods Show the Strongest Price Performance?

Neighborhood performance reflects both location premiums and market positioning. Thousand Oaks single-family homes range $1,100,000 to $1,200,000 with 30-40 day market times and multiple offers remaining common . Westlake Village (Ventura County portion) commands $1,300,000 to $1,500,000 with 35-45 day marketing periods and selective buyers . Performance varies significantly by micro-location: **Premium Neighborhoods**: From North Ranch to Lake Sherwood to Westlake Island, luxury remains in demand, especially with relocating professionals, coastal retirees, and cash-rich investors . **Active Segments**: The $1M to $2M range shows the most activity, ideal for move-up buyers or new arrivals to the area . Families often explore Wildwood Regional Park for hiking trails and outdoor recreation while house hunting in the area. **Value Segments**: Interest rate-sensitive segments under $750K remain competitive with only 2.7 months of inventory . The luxury market maintains strength partly due to average sale prices up 5% and total dollar volume rising 14%, with over 32% of sales representing homes owned 10+ years with significant equity . Those exploring dining options during their home search appreciate venues like The Stonehaus in Westlake Village for wine tasting and outdoor dining. Sellers considering market entry should understand how to sell your home in Conejo Valley in 2026 for specific strategies that work in today's conditions.

What Does This Market Shift Mean for Sellers and Buyers?

This market requires different strategies than previous years. The market no longer forgives starting too high and adjusting later. Homes priced right from the start tend to sell. Homes that are not often sit, reduce, and ultimately sell for less than expected . **For Sellers**: 2026 is about strategy. With more inventory and cautious buyers, pricing right from the start and ensuring the home shows well makes a big difference . Spring brings the most ready-to-go buyers, but they're active yet selective . **For Buyers**: This is the market many buyers have waited for: lower rates, more choices, and less competition . You're more likely to have time to think, negotiate, and make decisions without feeling rushed . Market timing considerations include inventory building through spring, with the Conejo Valley seeing 50+ new listings weekly during busy season, more than double current levels . Shopping destinations like The Promenade at Westlake offer convenient access to retail and dining for families considering a move to the area. Families relocating to the area often appreciate exploring the best restaurants in Westlake Village and places to go with kids in Thousand Oaks while house hunting.

Frequently Asked Questions About Conejo Valley Market Conditions

Are mortgage rates expected to improve further in 2026?

Mortgage rates are forecast to continue downward to 6.0% in 2026 from current levels of 6.2% . Interest rates average 6.0% in 2026, with inflation easing from 3.1% in 2025 to 2.6% in 2026 creating favorable conditions for more rate cuts .

Should buyers wait for more inventory in spring 2026?

New listings typically increase starting now, with inventory peaking around May/June. More homes come on market, but more buyers usually come with them. That's when the balance between buyers and sellers starts to narrow . Current conditions favor buyers more than spring likely will.

How do high HOA fees affect selling timeframes in Conejo Valley?

Communities with high HOAs struggle to find buyers. When looking at $600+ monthly HOA fees on top of high mortgage payments, many buyers pass. Sellers in these communities must factor this into pricing strategy . This significantly extends days on market.

What price adjustment should sellers expect in negotiations?

Homes sell for about 5% below asking price on average , but homes that test the top of price ranges tend to close closer to fair market value after inspections and concessions . Accurate initial pricing reduces this discount.

Thinking About Buying or Selling in the Conejo Valley?

Davis Bartels and the DB Real Estate Group have helped nearly 1,000 families navigate the local market since 2009. 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