Conejo Valley Housing Market March 2026: Prices Down 6.6%

The Conejo Valley real estate market in March 2026 tells a story of shifting momentum, with the median home price at $1,167,500 (down 6.6% year over year) and expired listings up 49%, to 55 unsold homes versus 37 a year earlier. That gap between what sellers expect and what buyers will pay defines this market more than any headline about rates or inventory, and it means 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%, a sign that many would-be sellers are staying put. That constraint isn't producing the bidding wars of 2021 and 2022, but it is keeping the market from tilting heavily toward buyers. The most telling metric is days on market: homes are taking 51 days to sell, unchanged from a year ago. This consistency suggests the market has found a rhythm, though Thousand Oaks specifically is averaging 44 days on market, so there is some variation by city. 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.

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. That spread is what a small, high-priced sample does: a handful of closings can swing the monthly median, and recent snapshots have put the townwide figure near the mid-$1.5M range in early 2026. If you are pricing or offering in Westlake Village, lean on multi-quarter data rather than any single month. 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 a year earlier. (Days-on-market figures vary by source and time period; the March figure in the table below is 44 days.) 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.

*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. Last November ended with 444 homes for sale, up 23% from the prior November (83 more homes). Inventory has since eased, with active listings at 397 in March versus 415 a year ago, so buyers have more choice than they did during the pandemic years but nothing close to a glut. Many homeowners are still sitting on ultra-low pandemic-era rates, which has kept inventory from exploding. At the same time, life events (job changes, upsizing, downsizing, moves closer to family) keep pushing some owners to list despite the "I love my 3% rate" mindset, even though March new listings came in 20% below last year. 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, a price improvement, or both to find the right buyer. It's a two-tier market. 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, so transaction volume is holding up even as sales take longer.

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 rose 49% to 55 for the month, versus 37 a year ago, which says a lot about the divide between what sellers want and what buyers will pay. That gap is an opening for sellers who price realistically from day one and prepare the home properly. For buyers, the market offers more negotiating power than in recent years but rewards patience and selectivity. How much leverage you have depends on the neighborhood, the house, and most of all the price. Two homes a mile apart can have completely different outcomes: one sells in a week with multiple offers, the other sits for months and ultimately closes well below asking. Successful strategies in this market start with the specific street and floor plan rather than the headline trend; this is a market of micro-markets. Homes that appeal to move-up buyers are often the ones selling 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 . That reputation continues to attract families willing to pay a premium to be in the district. 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, with high graduation rates and strong college readiness numbers. The trade-off: Oak Park homes cost more than comparable homes in Thousand Oaks or Agoura Hills, often $50,000 to $100,000 or more over a similar home in a neighboring district, and Oak Park's effective property tax rate runs roughly 1.30% compared to 1.20 to 1.25% in most of the other four towns. Rates vary by parcel, so check the tax bill on any specific property and talk to your CPA about what it means for you. Westlake High School is generally considered the most well-rounded of the group: strong across the board in academics, athletics, performing arts, and electives. That district strength gives home values an underlying floor 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?

It can be, for prepared buyers. Active listings are roughly flat with last year and more homes are going unsold, which gives buyers more negotiating room than they've had in a while. The catch is that well-priced, move-in ready homes still draw multiple offers, especially under about $1.2M in Thousand Oaks, so the leverage sits mostly on overpriced listings that have been sitting 60 days or more.

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, that's roughly $25K to $40K depending on loan type and any seller credits you negotiate. Your lender's loan estimate will give you the exact figures for your situation, and historical pricing trends can help with the bigger budgeting picture.