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The Conejo Valley market update for spring 2026 reveals a pivotal shift from the seller-dominated market of recent years to a more balanced environment. The median sale price of a home in Thousand Oaks was $1.0M last month, down 16.3% since last year , while The median price of a Conejo Valley home was up in November to $1,116,250 . This apparent contradiction reflects the complexity of today's micro-markets, where different price segments and neighborhoods are behaving differently than the broader regional trends suggest.

What Are Current Home Prices in Thousand Oaks in Spring 2026?

Multiple data sources paint a picture of price stabilization rather than dramatic declines. The median sale price of a home in Thousand Oaks was $1.0M last month while Movoto reports homes sold for a median price of $992,000 in February 2026 . The average Thousand Oaks home value is $994,477, down 1.1% over the past year and goes to pending in around 10 days according to Zillow's data. The price per square foot tells an important story about value. The median sale price per square foot in Thousand Oaks is $539, with Thousand Oaks recording a Q1 2026 median single-family sale price of $1,187,000, with a $548 median price per square foot . This positions Thousand Oaks favorably compared to neighboring areas like Lake Sherwood at $785 per square foot while offering more value than some might expect.Thousand Oaks Median Home Prices: Q1 2026 vs 2025Q1 2025$1.19MQ1 2026$1.0MPrice$0$1M$1.5M

Source: Redfin and local MLS data, March 2026

Days on market provide crucial insight into buyer demand and market pace. Homes in Thousand Oaks receive 2 offers on average and sell in around 44 days, with homes selling after 44 days on the market compared to 48 days last year . However, this varies significantly by price range and condition, with realistically priced homes still moving at a healthy pace with a median ~34 days on market .

How Are Inventory Levels and Market Conditions Changing?

The spring 2026 market represents a fundamental shift from recent years' inventory-starved conditions. 444 active listings, compared to 361 this time last year , a 23% increase in the broader Conejo Valley, giving buyers substantially more options than they've had since pre-pandemic times. The Thousand Oaks, CA housing market is somewhat competitive, scoring 60 out of 100 , a marked change from the hyper-competitive environment of 2021-2022. This shift creates opportunities for both buyers and sellers who understand the new dynamics. The data reveals important nuances in market behavior. 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 suggests that pricing strategy has become more critical than ever, with 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 . Right now, buyers generally have the upper hand, a rarity for the Conejo Valley market. Homes are taking longer to sell with average days on the market steadily increasing over the last 2 years up to 44 days on average . This represents a significant opportunity for buyers who have been waiting for more favorable conditions.

How Does Thousand Oaks Compare to Neighboring Ventura County Cities?

Understanding Thousand Oaks' position relative to neighboring markets is crucial for both buyers and sellers making informed decisions. Thousand Oaks recorded a Q1 2026 median single-family sale price of $1,187,000, with 27 median days on market, making it one of the county's stronger move-up markets . Simi Valley's $849,500 median price, 40 median days on market, and $501 median price per square foot position it as one of the county's largest and most active trade-up and move-in buyer markets . This pricing differential creates clear value propositions for different buyer segments. The speed differential across cities reveals market strength variations. Oxnard at 17 days, Camarillo at 23 days, and Thousand Oaks at 27 days are reminders that desirable homes in active price bands can still move fast . Camarillo continues to sit in a strategic middle ground. It tends to appeal to buyers who want a Ventura County location with relative value compared with some higher-priced neighboring submarkets, often attracting move-up buyers, downsizers, and families .

City Median Price Days on Market Price per Sq Ft Market Strength
Thousand Oaks $1,000,000 - $1,187,000 27-44 days $539-$548 Strong move-up market
Simi Valley $849,500 40 days $501 High-volume trade-up
Camarillo $900,000-$1,000,000 23 days N/A Strategic middle ground
Oxnard $697,455 17 days N/A Fast-moving, affordable

Oxnard often provides some of the best cash flow opportunities in Ventura County because home prices are typically lower than Camarillo and Ventura, while rental demand remains strong, with many investors looking at Oxnard for better rent-to-price ratios .

What Makes Thousand Oaks Attractive to Buyers and Families?

The education landscape remains a primary driver of Thousand Oaks' desirability. Thousand Oaks, CA public schools have an average math proficiency score of 52% (versus the California public school average of 34%), and reading proficiency score of 66% (versus the 47% statewide average), with schools having an average ranking of 9/10 . Thousand Oaks has one of the highest concentrations of top ranked public schools in California, with the top ranked schools being Language Ranch, Wildwood Elementary School and Meadows Arts And Technology Elementary School . The highly-rated Conejo Valley Unified School District is a public school district in Thousand Oaks, CA serving students across 28 schools . Thousand Oaks High School is one of 7 high schools in Conejo Valley Unified School District, performing above average compared to public and charter schools in California . Beyond education, the area's recreational amenities provide exceptional quality of life. People of all ages frequent Wildwood Park for outdoor activities such as nature hikes, biking, horseback riding, with 14 trails covering 17 miles . Wildwood Regional Park is located in western Thousand Oaks, northern Newbury Park, and southern Moorpark, home to over 27 miles of hiking trails . Local dining and businesses add to the community appeal. The Stonehaus at 32039 Agoura Road, Westlake Village is a winery, coffeehouse, and restaurant all in one picturesque location nestled in the heart of Westlake Village, perfect for a relaxing meal amidst beautiful vineyard settings . Mastro's Steakhouse in Thousand Oaks is the place to go when you're feeling fancy, featuring juicy steaks, fresh seafood, and live music, perfect for date night or celebrating something special . The easy access to outdoor recreation is unmatched. The best place to hike in Conejo Creek North Park is Conejo Creek Loop, which has a 4.4 star rating from 35 reviews and is 0.8 mi long . Hill Canyon Trail in the Conejo Canyons Open Space is an approximately mile-long trail alongside Conejo Creek in northwestern Thousand Oaks, suitable for families with strollers or small children .

What Should Buyers and Sellers Expect Through 2026?

The outlook for the remainder of 2026 suggests continued market balance with opportunities for prepared participants on both sides. For Buyers: 2026 should feel more stable. Rates are expected to settle into the high-5s to low-6s, inventory should continue to build, and home price growth should stay modest . Interest rate expectations remain a key factor. Interest rates are expected to average 6.0% in 2026, with Fannie Mae anticipating rates to hover around 6.4% through the end of 2025, but dropping to the high 5s in 2026 . It's wise to accept that rates in the 6s are the "new normal" and to plan accordingly. Waiting for a significant rate drop in an already appreciating market may lead to increased competition from other buyers . For sellers, strategy becomes paramount. 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 . The price appreciation forecast remains modest but positive. The median price of a home is expected to increase 3.6% to $905k in CA, with the California Association of Realtors forecasting home prices to increase approximately 3.6% in 2026 . The Conejo Valley often outperforms the broader market due to strong demand and limited housing supply . Market timing considerations favor action over waiting. Think long term. Timing the market is more luck than strategy, consider buying when you're ready vs. trying to time dips in mortgage rates . For most buyers, the bigger risk is waiting too long and missing the right home rather than trying to time the exact bottom .

Frequently Asked Questions About the Conejo Valley Spring 2026 Market

Should I wait for home prices to drop further before buying?

Market data suggests minimal further price declines ahead. While prices can fluctuate, significant drops are uncommon in the Conejo Valley due to limited supply and strong underlying demand. Inventory should continue to build, and buyers will have options again, and room to negotiate, especially on homes that have been sitting . The current environment offers good negotiating power without waiting for dramatic price reductions that may never materialize.

How long are homes taking to sell in spring 2026?

Days on market vary significantly by price range and condition. On average, homes in Thousand Oaks sell after 44 days on the market, up from 36 days last January , while realistically priced homes are still moving at a healthy pace with median ~34 days on market . Well-prepared, correctly-priced homes in desirable areas can still move quickly, while overpriced or dated properties may sit considerably longer.

What's driving the increase in inventory levels?

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 . This gradual increase is creating more balanced market conditions.

How does Thousand Oaks compare to other Conejo Valley cities for families?

Thousand Oaks offers exceptional educational opportunities with schools having an average ranking of 9/10, which is in the top 20% of California public schools . The city provides superior recreational access through Wildwood Regional Park's over 27 miles of hiking trails, with four principle trails being the Mesa-, Moonridge-, Wildwood Canyon- and Santa Rosa Trails . Combined with its established neighborhoods and strong community amenities, Thousand Oaks remains highly competitive for families despite its premium pricing.

Thinking About Buying or Selling in Thousand Oaks?

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