The March 2026 Conejo Valley numbers tell a clear story: expired listings jumped 49% from last year, with 55 homes failing to sell versus 37 in the same period. That is the highest count in two years, and it says a lot about how buyers are behaving. The median home price sits at $1,167,500, down 6.6% year over year but holding within the $1.1M to $1.2M range it has occupied in recent months. That stability masks a real tension underneath: opportunities for prepared buyers, and trouble for sellers who price for the market they wish they had.
Key Takeaways
- Expired listings in Conejo Valley jumped 49% to 55 homes in March 2026 compared to 37 in the same period last year.
- The Conejo Valley median home price reached $1,167,500 in March 2026, down 6.6% year over year but remaining relatively stable.
- Thousand Oaks shows a median price of $1,000,000, down 16.3%, while Westlake Village sits at $1,575,000, up 21.0% from last year.
- Conejo Valley homes average 51 days to sell with well priced properties selling in 30 to 45 days and overpriced listings taking 60 plus days.
- Homes are selling for about 5% below asking price on average as buyers reject price and condition mismatches rather than negotiate.
Expired listings in Conejo Valley rose 49% in March 2026, reaching 55 unsold homes compared to 37 the previous year, the highest total in two years. The median home price was $1,167,500, down 6.6% year over year. Homes averaged 51 days on market, selling about 5% below asking price amid seller and buyer price misalignment.
What is the Current Median Home Price in the Conejo Valley in 2026?
The Conejo Valley median home price was $1,167,500 in March 2026, but that single number hides big differences between communities. Thousand Oaks posted a median of $1.0M, down 16.3% from last year, while Westlake Village came in at $1,575,000, up 21.0%. Swings that large in a single month usually say as much about which homes happened to sell as about underlying values.
| 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 .
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 comes down to a gap between what sellers expect and what buyers will pay. March 2026 saw 55 expired listings compared to 37 in the same period last year, a 49% increase. This is not a glut of inventory, either: new listings actually decreased 20% from last year. Three factors are doing most of the work. 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 closing about 5% below asking on average, and sellers who start too high tend to sit the longest. HOA burden. Communities with high HOAs are struggling to find buyers. Faced with $600 or more a month in dues on top of a large mortgage payment, many buyers simply pass. Buyer selectivity. Buyers are active but choosy, and homes that miss on price sit longer than sellers expect. None of this means the market is dead. Some homes still sell the first weekend with multiple offers and open houses are still busy, but only for properties that clear today's bar on price and condition.
How Long Are Homes Taking to Sell in Thousand Oaks and Westlake Village?
Selling time varies a great deal by price point and preparation. Conejo Valley homes averaged 51 days to sell in March, unchanged from February, but that average hides a wide spread. Well priced homes often sell within 30 to 45 days, while overpriced listings drift past 60. Westlake Village properties averaged 130 days, a reflection of higher price points and a more deliberate luxury buyer. The longer trend points the same direction: days on market have been climbing for about two years. Buyers trying to make the payment work at these prices may want to read how a 2-1 buydown can make buying a home more affordable.
Which Conejo Valley Neighborhoods Show the Strongest Price Performance?
Neighborhood results reflect both location premiums and how each home is positioned. Thousand Oaks single family homes are mostly trading between $1,100,000 and $1,200,000, with 30 to 40 day market times and multiple offers still common. Westlake Village (Ventura County portion) single family homes are mostly trading between $1,300,000 and $1,500,000, and buyers there are selective. Within those averages, micro-location matters a great deal. Premium neighborhoods. From North Ranch to Lake Sherwood to Westlake Island, luxury remains in demand, especially among relocating professionals, coastal retirees and cash buyers. Active segments. The $1M to $2M range shows the most activity, driven by move-up buyers and new arrivals to the area. (If you are among the latter, Wildwood Regional Park is a good first look at why people stay.) Value segments. Rate sensitive price points under $750K remain competitive, with only 2.7 months of inventory. The luxury market is holding up: average sale prices are up 5%, total dollar volume is up 14%, and over 32% of sales involve homes owned 10 plus years, meaning sellers with significant equity. (Westlake Village's The Stonehaus is a fine spot to debrief after a day of showings.) Sellers weighing a move should read how to sell your home in Conejo Valley in 2026 for strategies that fit these conditions.
What Does This Market Shift Mean for Sellers and Buyers?
The market no longer forgives starting high and adjusting later. Homes priced right from the start tend to sell. Homes that are not often sit, cut the price, and end up closing for less than expected. For sellers. 2026 rewards strategy over optimism. With buyers this cautious, pricing correctly on day one and making sure the home shows well is most of the battle. Spring brings the most ready buyers, but they are active and selective at the same time. For buyers. This is closer to the market many buyers have been waiting for: lower rates, less competition, and more time to think, negotiate and decide without feeling rushed. On timing, inventory usually builds through spring, and in a busy season the Conejo Valley can see 50 or more new listings a week, well above the pace in early March. If you are relocating, our guides to the best restaurants in Westlake Village and things to do with kids in Thousand Oaks (plus The Promenade at Westlake for everyday errands) are a quick way to get a feel for the area.
Frequently Asked Questions About Conejo Valley Market Conditions
Are mortgage rates expected to improve further in 2026?
At the time of this report, forecasts called for mortgage rates to drift toward 6.0% over the course of 2026 from the low 6s, with inflation projected to ease from 3.1% in 2025 to 2.6% in 2026, which would give the Fed room for more rate cuts. Forecasts are forecasts, though, and rates have surprised everyone before.
Should buyers wait for more inventory in spring 2026?
New listings typically pick up in March, with inventory peaking around May or June. More homes come on the market, but more buyers come with them, so the balance does not tilt as far toward buyers as the inventory count suggests. In most years, late winter and early spring give buyers a bit more leverage than the peak season does.
How do high HOA fees affect selling timeframes in Conejo Valley?
They can add weeks. Dues of $600 or more a month on top of a large mortgage payment push many buyers to pass, so homes in high HOA communities tend to sit longer. Sellers there should build that drag into the asking price rather than hope a buyer overlooks it.
What price adjustment should sellers expect in negotiations?
Homes sell for about 5% below asking on average, but that figure includes homes that tested the top of the range and then gave it back through reductions, inspection credits and concessions. A home priced accurately from the start usually gives up far less.
Thinking About Buying or Selling in the Conejo Valley?
Davis Bartels and the DB Real Estate Group have closed 500+ transactions in the local market since 2009. If any of this applies to your situation, happy to talk it through, no pressure.
Contact Davis: davisbartels.com
