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The Conejo Valley real estate market in March 2026 tells a story of shifting momentum, with median home prices at $1,167,500 (down 6.6% year-over-year) and expired listings up 49% from last year to 55 unsold homes versus 37 last year . This fundamental disconnect between seller expectations and buyer willingness to pay defines the current market more than any headline about rates or inventory. For buyers and sellers navigating this transition, the data reveals a market where strategy matters more than timing. Fewer homes came to market this month, but overall, more homes went unsold. That's a pretty telling sign of where buyers are right now, and what sellers need to understand heading into spring.

What is the Current Conejo Valley Real Estate Market Overview for March 2026?

March 2026 data shows the Conejo Valley real estate market entering a more balanced phase after years of seller dominance. Active listings total 397 homes, compared to 415 this time last year, while new listings dropped 20% indicating sellers are staying put . This inventory constraint isn't driving bidding wars like 2021-2022, but it's preventing the market from tilting heavily toward buyers. The most telling metric is days on market: homes are taking 51 days to sell, the same number of days as last February . This consistency suggests the market has found a rhythm, though Thousand Oaks specifically shows homes selling after 44 days on market compared to 48 days last year , indicating some micro-market variations. Well-priced homes often sell in 30-45 days; overpriced listings tend to drift to 60+ days. Multiple offers are still common under key price points (Thousand Oaks < $1.2M) . The market hasn't stalled, it's simply become more discerning.Conejo Valley Market Metrics: March 2026 vs 2025Median Price$1.25M$1.17MDays on Market5151Active Listings415397Expired Listings3755March 2025March 2026

Source: Conejo Valley MLS Data, March 2026

What Are Median Home Prices in Westlake Village and Thousand Oaks in March 2026?

Westlake Village continues to command premium pricing, though sources show variation based on methodology and sample size. The median sale price of a home in Westlake Village was $1.6M last month, up 26.7% since last year. The median sale price per square foot in Westlake Village is $600, down 8.3% since last year . However, Zillow reports the typical home value at $1,415,067, down 4.6% over the past year . This pricing variance reflects the luxury market's volatility when small sample sizes create month-to-month swings. Recent snapshots show townwide medians near the mid-$1.5M range in early 2026, with small sample sizes causing month-to-month swings . For buyers and sellers in Westlake Village, using multi-quarter data provides more reliable pricing guidance. Thousand Oaks presents a more stable pricing picture. The typical home value in Thousand Oaks is $994,477, down 1.1% over the past year . Additional data shows homes sold for a median price of $992,000 in February 2026, with properties selling after 38 days on the market compared to 37 days last year . The price gap between these neighboring communities reflects buyer segmentation. Thousand Oaks attracts practical, payment-conscious buyers, while Westlake Village draws luxury-focused purchasers less sensitive to monthly payments but highly selective about location and amenities.

City Median Home Price Price Per Sq Ft Days on Market Year-Over-Year Change
Westlake Village $1,415,000 - $1,600,000 $600 58 days -4.6% to +26.7%*
Thousand Oaks $994,000 $543 44 days -1.1%
Conejo Valley Overall $1,167,500 $628 51 days -6.6%

*Westlake Village variation reflects different data sources and sample periods. Source: Redfin, Zillow, MLS data March 2026

How Has Housing Inventory Changed in the Conejo Valley This Year?

The inventory story in Conejo Valley reflects a market caught between seller reluctance and buyer caution. November ended with 444 homes for sale. Up 23% from last November. That's 83 more homes than last year . This increase provides buyers with more choice than they've had in years. Many homeowners are still sitting on ultra-low pandemic-era rates, which has kept inventory from exploding. At the same time, we're seeing a slow but noticeable uptick in new listings as life events , job changes, upsizing, downsizing, and moves closer to family , override the "I love my 3% rate" mindset . The quality of inventory matters as much as quantity. Truly standout inventory (newer construction, premium lots, golf-course adjacency) can move quickly, while average homes priced aggressively need time and/or price improvement to find the right buyer . This creates a two-tier market where exceptional homes still generate competition while standard properties face longer marketing periods. Ventura County data shows homes selling after 56 days on the market compared to 46 days last year. There were 419 homes sold in February this year, up from 367 last year , indicating steady transaction volume despite longer sales periods.

What Do Fewer Listings and Pickier Buyers Mean for Your Strategy?

March 2026's market dynamics require different approaches than the recent past. For sellers, pricing your home right from the start is more important than ever. Today's buyers are quick to jump on homes that are well-priced and move-in ready, but if you miss that initial window of interest, it can be tough to regain momentum later, even with a price cut . Expired listings were up 49% from last year to 55 unsold homes for the month vs 37 last year indicating a divide between what sellers want and what buyers are willing to pay . This gap creates opportunity for sellers who price strategically and prepare their homes thoughtfully. For buyers, the market offers more negotiating power than recent years but requires patience and selectivity. 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 , one sells in a week with multiple offers. The other sits on the market for months and ultimately sells well below the asking price . Successful strategies in this market focus on micro-location analysis rather than broad market trends. 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 .

How Are Top Rated Schools Still Driving Conejo Valley Home Values?

The Conejo Valley's exceptional school districts remain a primary driver of home values and buyer demand. Conejo Valley Unified School District is ranked #213 out of 1,908 school districts in California (top 20%) with an average testing ranking of 9/10 . This academic reputation continues to attract families willing to pay premiums for educational access. Oak Park High is widely regarded locally as having one of the strongest, if not the strongest, academic programs among the five main high schools in the Conejo Valley. High graduation rates, strong college readiness numbers, and a dominant academic focus , though Oak Park homes cost more than comparable homes in Thousand Oaks or Agoura Hills, with a premium of $50,000, $100,000+ over a similar home in a neighboring district. Oak Park residents pay roughly 1.30% compared to 1.20-1.25% for most of the other 4 towns . Westlake High School is considered the most well-rounded high school in the Conejo Valley. Westlake High is strong across the board: academics, athletics, performing arts, and electives. It's the most complete program of any high school in the Conejo Valley . The school districts' strength provides underlying support for home values even during market adjustments. The Westlake Village and Lang Ranch schools are among the most sought-after in the district. Other parts of Thousand Oaks and Newbury Park are still good, just worth researching before you buy .

Frequently Asked Questions About the Conejo Valley Real Estate Market

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

March 2026 presents opportunities for prepared buyers. Well-priced homes often sell in 30-45 days; overpriced listings tend to drift to 60+ days. Multiple offers are still common under key price points (Thousand Oaks < $1.2M) . With inventory up 23% from last year, buyers have more choice and negotiating power than recent years, but competition remains strong for properly priced, move-in ready homes.

What's causing the increase in expired listings?

Expired listings were up 49% from last year to 55 unsold homes for the month vs 37 last year indicating a divide between what sellers want and what buyers are willing to pay . Many sellers still have 2021-2022 price expectations while buyers have adjusted to current market realities. Homes priced 5-10% above comparable recent sales often struggle to find buyers.

How do Conejo Valley prices compare to Los Angeles County?

The Conejo Valley offers relative value compared to comparable LA County communities. Buyers prioritizing yards, parking, schools, and a less dense feel often find Ventura County delivers better value, especially in Camarillo, Simi Valley, and Moorpark compared to equivalent neighborhoods in the San Fernando Valley or West LA . The median Conejo Valley price of $1,167,500 provides access to top-rated schools and suburban lifestyle at a discount to similar LA County areas.

What should I expect for closing costs in Ventura County?

Ventura County buyers typically budget 2.5-4% of purchase price for closing costs, including lender fees, title/escrow, inspections, appraisal, and prepaid property taxes/insurance. On a $1M home, expect roughly $25K-$40K in closing costs depending on loan type and negotiations with the seller on credits . Looking at historical pricing trends and market conditions can help inform budgeting decisions.

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