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As of December 2026, the Conejo Valley housing market is experiencing a fundamental shift that savvy buyers and sellers must understand. November ended with 444 homes for sale, up 23% from last November, representing 83 more homes than last year. This inventory surge is reshaping strategies for everyone in the market, from first-time buyers to luxury sellers in Westlake Village and Thousand Oaks. While the median price of a Conejo Valley home was up in November to $1,116,250, representing a 2.9% increase from $1,085,000 last November , the real story lies in how this increased inventory is creating new opportunities and challenges across the region. The data reveals a market in transition. It took 65 days on average to sell a home in November, up 29% from last November, representing 15 more days than last year. Meanwhile, expired listings doubled to 100 unsold homes for the month versus 50 last year, indicating a divide between what sellers want and what buyers are willing to pay. For buyers and sellers who understand these dynamics, this market offers distinct advantages when approached strategically.Nov 2025Dec 2025Nov 2026Days on Market36131744465Conejo Valley Market Changes 2025-2026Active InventoryAverage Days

Source: Conejo Valley MLS data, November 2026

What is the median home price in the Conejo Valley as of December 2026?

The median price of a Conejo Valley home was up in November to $1,116,250, representing prices up 2.9% from $1,085,000 last November and up $11,250 from the previous month. However, this broad metric tells only part of the story across the valley's diverse communities. The median sale price of a home in Thousand Oaks was $1.0M last month, down 16.3% since last year , while the median sale price of a home in Westlake Village was $1.6M last month, up 26.7% since last year. These variations reflect the valley's micro-market dynamics, where location, condition, and pricing strategy matter more than ever. For luxury properties specifically, recent snapshots show townwide medians near the mid-$1.5M range in early 2026 for Westlake Village, with recent portal snapshots for February 2026 placing the median sale price around 1.6M. The federal data for the broader Oxnard-Thousand Oaks-Ventura region shows January 2026 median listing price at $942,500 , highlighting the premium that Conejo Valley communities command within Ventura County. What's driving these price dynamics? 2026 should feel more stable, with rates expected to settle into the high-5s to low-6s, inventory continuing to build, and home price growth staying modest. Interest rates are expected to average 6.0% in 2026, according to Federal Reserve data, creating a foundation for more predictable market conditions. Local hotspots like [Mastro's Steakhouse](https://www.mastrosrestaurants.com/locations/thousand-oaks/) in Thousand Oaks and [The Stonehaus](https://stonehauswine.com/) in Westlake Village continue to attract buyers who value the area's lifestyle amenities alongside home values.

What does the 23% inventory increase mean for buyers and sellers?

November ended with 444 homes for sale, up 23% from last November, representing 83 more homes than last year. This inventory surge represents the most significant shift in buyer leverage since the post-2008 recovery period. For buyers, this translates to real negotiating power. For Buyers: Expect more options and more breathing room. Prices are unlikely to fall, but you are more likely to have time to think, negotiate, and make a decision without feeling rushed. Try to focus on finding the right home and neighborhood rather than trying to guess where rates will be in the future. The market now offers 3 months of inventory, giving you leverage in some negotiations. Interest rate-sensitive segments (like under $750K) are still competitive with only 2.7 months of inventory. This creates distinct opportunities across price ranges. For sellers, the message is clear: strategy matters more than ever. For Sellers: 2026 is all about strategy. With more inventory and cautious buyers, pricing right from the start and making sure the home shows well will make a big difference. The good news is that slightly lower rates should bring more buyers back, and clean, move-in-ready homes will still get strong attention. Sellers who adjust to the current market will see the best results. The luxury market shows this dynamic clearly. Some listings have been on the market 200-500+ days, particularly in the luxury and ultra-luxury price ranges. Buyers aren't chasing aspirational prices anymore. They're chasing value, condition, and credibility.

Price Range Months of Inventory Median Days on Market Buyer Advantage
Under $750K 2.7 months 35-45 days Limited
$1M-$2M 3.0 months 50-65 days Moderate
$2M+ 4+ months 65+ days Significant

The shift is evident in expired listings. Expired listings doubled to 100 unsold homes for the month vs 50 last year indicating a divide between what sellers want and what buyers are willing to pay. This creates opportunities for prepared buyers and informed sellers who understand current market realities. Local dining spots like [Tikka Grill](https://www.tikkagrill.com/) and [JOi Cafe](https://joicafe.com/) in Westlake Village see increased foot traffic from real estate agents showing properties, reflecting the market's increased activity levels despite longer selling times.

Which neighborhoods are performing best in the current market?

Performance varies dramatically by micro-location, condition, and price point across the Conejo Valley. The real answer: it depends on the neighborhood, the house, and most importantly, the price. Two homes a mile apart can have completely different outcomes, with one selling in a week with multiple offers and the other sitting on the market for months and ultimately selling well below the asking price. What we're really in right now is a market of micro-markets. Homes that appeal to move-up buyers are often the homes selling the fastest. In Westlake Village's premium enclaves, Sherwood continues to show strength, and Westlake Village's classic neighborhoods like First Neighborhood, Westlake Island, Foxmoor, and the lake communities remain in high demand. Full lake frontage with dock rights and unobstructed water views typically sits at the top, followed by large-lot golf-adjacent estates and then view homes. Well-presented, accurately priced homes can land near list price, while dated or mispriced properties often see 3 to 15 percent concessions depending on tier, timing, and demand. Thousand Oaks shows mixed performance by area. Detached homes remain the core of the Thousand Oaks housing market. A median ~34 days on market suggests realistically priced homes are still moving at a healthy pace. Turnkey condition and strong micro-location remain the biggest drivers of speed and final price. The broader Ventura County data reveals important trends. Across Ventura County, the theme this fall is steady but selective demand. Buyers are more cautious about payment and rates, but they're still willing to write strong offers on homes that check the right boxes: good neighborhoods, updated condition, functional floor plans, and realistic pricing, especially in Thousand Oaks, Camarillo, Ventura, Oxnard, Simi Valley, and Moorpark. For attached homes, the dynamics shift. Attached homes offer a more attainable entry point into the Thousand Oaks lifestyle. With a longer median DOM, buyers are typically more payment- and HOA-sensitive here, and the best-performing listings are those that are clean, well-presented, and priced within the most active affordability bands. The $1M to $2M segment shows particular strength. If you're looking in the $1M-$2M range, this is the most active and dynamic segment right now, ideal for move-up buyers or new arrivals to the area. This aligns with the valley's appeal to relocators from higher-cost areas. Areas near recreational amenities continue performing well. Properties within walking distance of [Wildwood Regional Park](https://www.crpd.org/wildwood-regional-park) and its over 27 miles of hiking trails, with four principle trails including Mesa, Moonridge, Wildwood Canyon and Santa Rosa Trails , command premiums for their outdoor access.

How long are homes taking to sell in December 2026?

It took 65 days on average to sell a home in November, up 29% from last November, representing 15 more days than last year. However, this valley-wide average masks significant variation by price point, condition, and strategy. Well-priced homes in desirable areas still move efficiently. A median ~34 days on market suggests realistically priced homes are still moving at a healthy pace. Turnkey condition and strong micro-location remain the biggest drivers of speed and final price. The key differentiator is preparation and pricing strategy. Market data shows clear performance tiers. 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, reduce, and ultimately sell for less than expected. Homes typically sell within 49 days on average, with some attracting multiple offers. The median sale price is around $1.2 million, reflecting an increase of 8.1% compared to last year, indicating strong demand despite limited inventory. This data point from Westlake Village suggests premium areas still outperform valley averages. Inventory levels directly impact selling speed. Inventory levels play a critical role in shaping market conditions. Currently, Westlake Village has about 134 active listings, down from 179 in the previous month. This limited inventory contributes to upward pressure on home prices as buyers compete for available properties. Sellers may find this an opportune time to list their homes given the high demand. The luxury segment tells a different story. Inventory in late February was roughly 111 active listings, and median days to pending was about 58 days. However, some listings have been on the market 200-500+ days, particularly in the luxury and ultra-luxury price ranges. For properties priced correctly from the start, the market remains responsive. Even in the $2M-$3M range, and even in Sherwood, North Ranch, and lake-adjacent neighborhoods, buyers are writing strong offers when the home makes sense. This reflects a very real shift: Buyers are careful, selective, and more informed than ever. The data suggests a two-tier market: properties that meet current buyer expectations sell within 30-50 days, while overpriced or dated properties face significantly longer marketing times. Inventory levels remain high, giving buyers more options and leverage than they've had in years. Price reductions are slowing as sellers adjust expectations, but motivated sellers are still out there. Expect competition to pick up when rates drop further, which could push prices higher again. Properties near local amenities like [Thousand Oaks Civic Arts Plaza](https://www.toaks.org/departments/arts-culture/civic-arts-plaza) and [The Promenade at Westlake](https://promenadeatwestlake.com/) continue to attract buyer interest, particularly from relocating families who value walkable access to dining and entertainment.

Frequently Asked Questions About Conejo Valley Real Estate December 2026

Is now a good time to buy in the Conejo Valley?

Prices are projected to rise, with the California Association of Realtors forecasting CA home prices will increase 3.6% in 2026, a reminder that waiting could mean paying more later. Inventory levels remain high, giving buyers more options and leverage than they've had in years. For qualified buyers who find the right property, current conditions offer more negotiating power than the market has provided in recent years.

What's happening with mortgage rates in 2026?

Interest rates are expected to average 6.0% in 2026. Mortgage rates are likely to stay in the mid-6% range through the end of the year, with potential dips if Fed cuts continue. While rates remain elevated compared to 2020-2022 levels, they're stabilizing at levels that allow market activity to normalize.

How does Westlake Village compare to Thousand Oaks pricing?

The median sale price of a home in Westlake Village was $1.6M last month, up 26.7% since last year , while the median sale price of a home in Thousand Oaks was $1.0M last month, down 16.3% since last year. Westlake Village commands a significant premium for its lake access, gated communities, and luxury amenities. Westlake Village's real estate market is generally more expensive than nearby areas like Thousand Oaks and Agoura Hills. The median home price in Westlake Village is approximately $1.2 million, significantly higher than the surrounding cities, reflecting its affluent community, quality schools, and desirable amenities that attract buyers seeking luxury living.

What should sellers expect in the current market?

For Sellers: 2026 is all about strategy. With more inventory and cautious buyers, pricing right from the start and making sure the home shows well will make a big difference. The good news is that slightly lower rates should bring more buyers back, and clean, move-in-ready homes will still get strong attention. Sellers who adjust to the current market will see the best results. Expired listings doubled to 100 unsold homes for the month vs 50 last year indicating a divide between what sellers want and what buyers are willing to pay. Properties priced correctly from the start continue to sell, while overpriced listings face extended market times.

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