Conejo Valley Market Report Q1 2026: Prices and Days on Market

The Conejo Valley real estate market has shifted in 2026. Median home prices ranged from $1.03M to $1.17M across Q1, and homes took an average of 44 to 51 days to sell, compared to 36 days in January 2025. These are the most balanced conditions the region has seen since before the pandemic, which changes the math for buyers and sellers in Westlake Village, Thousand Oaks, and surrounding communities.

As someone who has sold 500+ homes in this market since 2009, I'm seeing the strongest evidence yet that we've moved out of the extreme seller's market of recent years and into what I call a strategic market, where preparation and pricing decide outcomes. If you're weighing a move, or just want to know where your home value stands, here is what the Q1 data shows.

What is the median home price in the Conejo Valley in Q1 2026?

The median home price in the Conejo Valley moved around during Q1 2026, from $1,030,000 in January to $1,135,000 in February and $1,167,500 in March. For reference, November 2025 posted a median of $1,116,250.

January's $1,030,000 looks like a seasonal dip rather than a structural one. February rebounded to $1,135,000 and March reached $1,167,500 as the spring market got underway.

The bigger picture is less rosy: prices are down 5.4% to 6.6% year over year. The February and March rebound suggests a floor is forming, but one quarter does not prove it. For context, November 2025 was still up 2.9% from the $1,085,000 median a year earlier, so the decline is recent and concentrated in late 2025 and early 2026.

Working with families moving within the area, I don't see these prices as out of step with what the Conejo Valley offers. When you factor in Wildwood Regional Park and its 27 miles of hiking trails, strong schools, and local favorites like The Stonehaus in Westlake Village, these prices represent realistic value for the lifestyle this area provides.

How long are homes taking to sell in the Conejo Valley in 2026?

Average days on market ran 50 in January 2026, 44 in February and 51 in March, compared with 36 days in January 2025. That is a real change from the rapid-fire sales of recent years, so it's worth being clear about what these numbers mean for buyers and sellers.

Looking at the progression throughout late 2025 and early 2026, November averaged 65 days, December saw 50 days, and we've settled into the 44 to 51-day range . This isn't a market collapse; it's a normalization that's creating breathing room for both sides of transactions.

Well-priced homes are still selling in approximately 30 to 45 days , while overpriced listings tend to drift to 60+ days . The difference is almost always pricing and preparation. For a closer look at how these timelines vary across individual cities, see our breakdown of days on market by Conejo Valley city.

Inventory tells a similar story. January started with 317 active listings compared to 286 the previous year, while March showed 397 active listings versus 415 the prior year. Supply is up from the extreme lows of the past few years in some months and roughly flat in others; nothing resembling a flood.

The expired listing data is where the seller-buyer gap shows up most clearly: February saw 74 unsold homes compared to 39 the previous year, while March had 55 expired listings versus 37 the year before . This indicates a clear divide between what some sellers hope to achieve and what buyers are willing to pay in the current environment. For homeowners considering a move, this underscores why accurate pricing from the start is crucial.

What's driving current Conejo Valley real estate trends?

Mortgage rates have stabilized around 6.25% to 6.30% for 30-year fixed loans as of April 2026 , according to Freddie Mac. The Federal Reserve paused rate cuts after December 2025, citing inflation concerns , which has kept financing costs elevated but predictable.

Recent data shows purchase applications rising to over 20 percent above year-ago levels as prospective buyers react to both modestly lower rates and more inventory to choose from . This suggests buyer demand remains healthy, even if it's more selective than in previous years.

Three key factors are shaping current market dynamics:

Interest Rate Reality: Most forecasters expect rates to stay in the 5.9% to 6.5% range through 2026, and the Fed has signaled a pause on cuts through the first half of the year. Buyers are increasingly treating these rates as the baseline rather than waiting for a dramatic drop.

Inventory Normalization: Many homeowners are still sitting on ultra-low pandemic-era rates, which has kept inventory from exploding, but we're seeing a slow but noticeable uptick in new listings as life events override the "I love my 3% rate" mindset .

Buyer Selectivity: 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 .

Local factors matter too, and the Conejo Valley's appeal hasn't faded. Families are still drawn to the school districts, the outdoor recreation from Wildwood Regional Park to Lake Sherwood, and the dining scene that includes everything from Mastro's Steakhouse to the casual vineyard atmosphere at The Stonehaus.

For buyers, this environment offers more time to make decisions and negotiate terms. For sellers, success comes down to preparation and realistic pricing strategies that acknowledge current market conditions rather than hoping for a return to 2021-2022 dynamics.

Neighborhood breakdown: Thousand Oaks vs Westlake Village home prices

Thousand Oaks median sale prices came in around $1.1M in recent data, up 4.5% from a year earlier, while Westlake Village posted $1.27M, down 19.7% year over year. The two cities can move in opposite directions in the same quarter, which is why citywide figures need context.

Other portal snapshots for February 2026 put Westlake Village's median sale price closer to $1.6M. The gap between sources is less an error than a sample-size problem: Westlake Village has relatively few closings in any given month, so one lakefront estate trading can move the median by a wide margin. Treat any single-month Westlake Village figure with caution.

Understanding the geographic and lifestyle differences helps explain these pricing variations:

Westlake Village Premium: Westlake Lake and nearby Lake Sherwood create a true waterfront lifestyle with boating, private docks, and panoramic water views, placing shoreline and lake-adjacent homes in a distinct, higher-priced submarket . The city spans both Los Angeles and Ventura counties, and that lake-adjacent premium is the main reason its median runs above Thousand Oaks.

Thousand Oaks Value: Thousand Oaks generally shows lower median prices than Westlake Village, which makes it the more affordable option for 101 corridor buyers. You get established suburban neighborhoods, strong schools and the same access to trails and open space, without paying for a lake view.

For buyers comparing these markets, consider that price per square foot shows Westlake Village at $628 (down 3.5% year-over-year) versus Thousand Oaks at $546 (down 2.0%) . This metric often provides a clearer comparison than median prices, which can be skewed by the mix of properties selling in any given period.

Across the broader area, including Agoura Hills and Oak Park, well-priced, move-in-ready homes are still drawing strong offers and closing at or near asking price.

The practical implications for homeowners: if you're considering selling in Thousand Oaks versus Westlake Village, understand that each micro-market has distinct buyer profiles and pricing dynamics. Success in either requires understanding not just citywide trends, but the specific characteristics that drive value in your immediate neighborhood.

Frequently Asked Questions About the Conejo Valley Real Estate Market