The Conejo Valley housing market is softening at the top, not collapsing at the bottom. Thousand Oaks posted a median sale price of $1,099,449 across the trailing three months, down 5.0% year over year, while Westlake Village came in near $1.5 million, down 6.4% year over year. Homes now sit 40 to 75 days depending on ZIP code, and roughly 30% to nearly half of active listings have taken at least one price reduction.
Key Takeaways
- Thousand Oaks median sale price reached $1,099,449 over the trailing three months, down 5.0% year over year, per Redfin data through July 2026.
- ZIP 91362 in Thousand Oaks fell 11.1% year over year to a $1,088,750 median, while ZIP 91360 rose 4.4% to $1,017,500.
- Westlake Village posted a $1.5 million median price, down 6.4% year over year, with 65 Q2 2026 transactions at $688 per square foot.
- Agoura Hills 91301 and Westlake Village 91361 show the highest price cut shares at 44% and 47% of active listings, respectively.
- Newbury Park 91320 remains the tightest ZIP, with days on market falling from 43 to 40 and homes selling at 99.0% of list price.
Data current as of publication, October 2026. Each figure below carries its own source and reporting period.
If you are watching Zillow refresh your estimate every Tuesday and wondering whether you missed the window, here is the number that matters: Thousand Oaks home prices in 2026 are down 5.0% year over year at a $1,099,449 median, according to Redfin data through July 2026, while 381 homes closed that month versus 328 a year earlier. More homes are selling. They are just selling for slightly less, and a growing share are closing below the first asking price. That gap between volume and price is the entire story of this market.
Are home prices dropping in Thousand Oaks?
Yes, modestly, and the drop is concentrated in 91362 rather than 91360.
The two Thousand Oaks ZIPs have split in opposite directions. In 91360, the south and central side anchored by Lynn Road, Erbes Road and the neighborhoods feeding Wildwood Regional Park, Redfin recorded a $1,017,500 median, up 4.4% year over year. In 91362, covering North Ranch, Lang Ranch and the Rikkard Drive corridor near The Oaks, the median was $1,088,750, down 11.1% year over year with price per square foot off 6.8%. Zillow separately pegs the typical Thousand Oaks home value at $1,047,273, up just 1.0% over the past year, per Zillow Research. Translation: flat to slightly negative, with most of the softness, in our tracking, sitting in homes priced above $1.4 million. If you are tracking this at the street level, our ongoing ZIP by ZIP breakdown of Conejo Valley pricing tracks the same metrics month over month.
Median Sale Price by Conejo Valley ZIP Code, 2026
Source: Redfin ZIP level data (91360, 91362, 91320, 91377, 91301) and PropertyShark Q2 2026 (Westlake Village), compiled by DB Real Estate Group, October 2026.
Which Conejo Valley ZIP codes are actually cutting prices right now?
Agoura Hills 91301 and Westlake Village 91361 carry the highest share of reduced listings, while Newbury Park 91320 remains the tightest ZIP in the valley.
| ZIP / Area | Median Sale Price | YoY % | Median DOM | % of Listings With a Price Cut | Sale to List Ratio |
|---|---|---|---|---|---|
| 91360 Thousand Oaks | $1,017,500 | +4.4% | 63 | 34% | 98.6% |
| 91362 Thousand Oaks | $1,088,750 | -11.1% | 70 | 41% | 97.9% |
| 91320 Newbury Park | $1,056,761 | +3.6% | 40 | 29% | 99.0% |
| 91377 Oak Park | $1,110,000 | +22.0% | 54 | 37% | 98.8% |
| 91301 Agoura Hills | $1,196,750 | +19.1% | 75 | 44% | 97.6% |
| 91361 Westlake Village | $1,500,000 | -6.4% | 64 | 47% | 97.2% |
Median price, YoY and DOM sourced from Redfin ZIP level reports and PropertyShark Q2 2026 for Westlake Village. Oak Park sale to list reflects a 98.83% March 2026 reading. Price cut share reflects DB Real Estate Group analysis of CRMLS listing activity over the trailing 90 days. Data current as of publication, October 2026.
The 22.0% and 19.1% year over year gains in Oak Park and Agoura Hills are mix effects, not a boom. Both ZIPs saw larger Las Virgenes and Oak Park Unified zoned homes close while condo volume near Thousand Oaks Boulevard thinned out. Price per square foot tells the honest version: down 3.2% in 91377 and down 14.3% in 91301. That is exactly why pricing strategy now outranks price per square foot in every listing conversation I have. Families weighing the two communities should also read the side by side comparison of Oak Park and Agoura Hills.
What is the median home price in Westlake Village right now?
The Westlake Village median home price is approximately $1.5 million, down 6.4% year over year as of the second quarter of 2026.
PropertyShark recorded 65 Westlake Village transactions in Q2 2026, down 3% year over year, at a median of $688 per square foot, off 1.1%. Within the Westlake neighborhood on the Thousand Oaks side of the city line, Redfin logged a $1,124,250 median in March 2026, down 16.7%, with days on market jumping from 39 to 64. Inventory above $2 million along Lake Sherwood, Three Springs and the North Ranch estate pockets is where negotiation leverage has shifted most. For context, the Ventura County median sat at $860,000 in Q2 2026, meaning Westlake Village still trades at roughly a 74% premium to the county, and buyers at that level should budget for the inspection issues that commonly surface in older Conejo custom homes. Weekend demand drivers have not changed: Mastro's Steakhouse still books out, and the trail networks running from Paramount Ranch into the Santa Monica Mountains remain a consistent reason buyers relocate here from the Westside.
How long do homes take to sell in Conejo Valley?
Between 40 and 75 days depending on the ZIP code, with four of the six tracked Conejo Valley ZIPs landing between 54 and 70 days.
Median Days on Market: 2026 vs One Year Earlier
Source: Redfin ZIP level housing market reports, compiled by DB Real Estate Group, October 2026.
Newbury Park 91320 is the outlier that proves the pricing point. It is the only tracked ZIP where time on market improved, falling from 43 days to 40, with homes closing at 99.0% of list and 125 sales recorded in June versus 89 a year earlier. Correctly priced three and four bedroom homes off Borchard Road and in the Dos Vientos corridor still move in under a month. That value gap is the core of the Newbury Park versus Thousand Oaks tradeoff buyers keep running the numbers on.
What does the Ventura County housing market forecast mean for sellers this fall?
Rebalancing, not distress, with supply the single metric to watch.
Oak Park carried 6.9 months of supply with an 80 day median in its March 2026 reading, and only 14.29% of homes sold above asking versus 33.33% a year earlier. Thirty year fixed rates have hovered in the low 6% range, per Freddie Mac survey data, and most published forecasts have them staying between 6.0% and 6.8%, which keeps move up demand measured rather than frantic. Practical takeaway for sellers in Conejo Valley Unified feeder neighborhoods: your first 14 days of showing traffic largely set your outcome, because the ZIPs with the highest price cut rates are also the ZIPs with the longest days on market. Longtime owners over 55 should also confirm whether they can carry their existing tax base, since Proposition 19 transfer rules often change the math more than a $25,000 price adjustment does. Verify your assessed value directly with the Ventura County Assessor and run the transfer scenario past your CPA or tax advisor before you model net proceeds.
Frequently Asked Questions About Conejo Valley Price Cuts
Which Conejo Valley ZIP code is dropping the fastest in 2026?
By median sale price, 91362 in Thousand Oaks is down 11.1% year over year and Westlake Village is down 6.4%. By share of listings taking reductions, Westlake Village 91361 and Agoura Hills 91301 lead at an estimated 47% and 44% of active inventory in our CRMLS tracking.
Is now a good time to buy in Thousand Oaks?
For buyers above $1.2 million, the leverage has shifted your way. Sale to list ratios of 97.2% to 97.9% in Westlake Village and 91362 mean a $1.4 million list price is realistically a $1.36 million to $1.37 million close, plus credits. Below $1.1 million in Newbury Park, expect competition, since that ZIP still closes at 99.0% of list. Run your numbers against our Conejo Valley affordability breakdown before touring.
How do Conejo Valley prices compare to Ventura County overall?
The Ventura County median was $860,000 in Q2 2026. Thousand Oaks runs about 28% above that, Newbury Park about 23% above, and Westlake Village roughly 74% above. Zillow places the typical Ventura County home value at $883,335 against $773,735 statewide.
Do school boundaries still protect values here?
In my experience, yes. Homes zoned to the top rated campuses in Conejo Valley Unified, Oak Park Unified and Las Virgenes Unified tend to show shorter market times than comparable homes two miles away. Check current ratings on GreatSchools, and see how the local campuses stack up in our ranking of Conejo Valley high schools.
Want to know what your street is doing, not just your ZIP code?
Request a free Conejo Valley Street Level Price Report. I will send you the last 90 days of sales, price cuts, and days on market within a half mile of your address, plus what I would price your home at today.
Property addressEmailSend My Street Level Report
Thinking About Buying or Selling in Thousand Oaks (91360/91362), Westlake Village, Newbury Park, Oak Park, Agoura Hills?
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 99 closings and $103M+ in 2025. If any of this applies to your situation, I am happy to talk it through, no pressure.
Contact Davis: davisbartels.com or (805) 341-6125
