Country Glen Neighborhood Guide | Oak Park, CA Homes

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Quick Facts: Country Glen at a Glance

Country Glen is a small, no-HOA single-family tract in the heart of Oak Park offering some of the best square footage and lot values in a school district that consistently ranks among the top in Ventura County.

What Is Country Glen Known For?

Country Glen occupies a quiet pocket of Oak Park where the homes got a meaningful size upgrade over what was built earlier in the community. If you have spent any time in the adjacent Country Meadows tract, you already know the comparison: Country Meadows is charming and well priced, but Country Glen has more room to breathe. The homes here were completed in 1988, right at the tail end of a particular era of Southern California residential construction that favored generous family rooms, vaulted ceilings in the main living areas, and attached three-car garages on some plans. The streets inside the tract, including Hollytree Drive and Doubletree Road, are laid out in a pattern that terminates many blocks in cul-de-sacs, which keeps cut-through traffic almost nonexistent and gives kids room to ride bikes and shoot hoops in relative safety. I have shown homes in this pocket of Oak Park for well over a decade, and what I hear from buyers repeatedly is that the neighborhood feels established and settled, not sterile. The mature landscaping has had thirty-plus years to grow in, and the tree canopy on a lot of these streets is genuinely impressive for a tract that was raw hillside in the mid-1980s.

The typical buyer drawn to Country Glen is usually a family upgrading from a smaller Oak Park home, or someone relocating from the San Fernando Valley who has done their homework on the school district and wants detached single-family space without the weight of a high monthly HOA. The absence of an HOA is worth calling out directly: there is no monthly assessment, no approval board for paint colors or holiday lights, and no shared amenity budget to fund. That trades off against some of the resort-style pools you find in gated Oak Park communities, but many buyers consider it a feature, not a gap. Country Glen sits close enough to the Medea Creek corridor that the neighborhood has a genuine outdoor feel, and the hill backdrop visible from many back yards reminds you that you are living at the edge of the Santa Monica Mountains foothills, not in a generic San Fernando Valley suburb.

Floor Plans and Home Styles in Country Glen

The architecture in Country Glen is late 1980s California suburban, which in practical terms means two-story detached single-family homes with a mix of Spanish-influenced and Transitional exterior styling. You will see stucco exteriors, concrete tile roofs, and at least some decorative arch detailing on a number of the facades. The footprints range from the smaller plans at approximately 1,800 square feet up to the largest configurations pushing 2,600 square feet, and the builder offered what was typically three distinct floor plan options when the tract was originally sold. The entry-level plan in the tract is a four-bedroom, two-and-a-half-bath home in the 1,800 to 2,000 square foot range, with the kitchen and family room positioned at the rear of the home to capture backyard views. A mid-tier plan expanded the square footage to roughly 2,100 to 2,300 feet and generally added a larger master suite, a third-car garage bay, or a dedicated formal dining room. The largest plan in the tract stretches into the 2,400 to 2,600 square foot range and frequently features a downstairs bedroom that buyers now use as a home office or guest suite, which is a configuration that has aged extremely well for families with multi-generational needs.

The interior layouts from this era are decidedly open for their time. Family rooms connect directly to the kitchen, which is consistent across most plans, and the ceiling heights in the living and dining areas typically run nine to ten feet. Lot sizes in Country Glen are modest by Oak Park standards, generally in the 5,500 to 7,000 square foot range, with some pie-shaped cul-de-sac lots running a bit larger. Backyard dimensions are workable but not expansive, which is worth noting if a large pool or ADU is a priority.

In terms of renovations, the pattern I see most consistently in Country Glen is kitchen and master bath updates completed in the 2010s, newer HVAC systems, and, on the better-prepared listings, composition or concrete tile roof replacements. Homes that have not been touched since original sale stand out quickly because the original fixtures and finishes date visibly, but the bones of these houses are solid and the floor plans require very little structural work to modernize. A buyer who is comfortable doing a cosmetic renovation can still find real value here relative to what the same square footage would cost in a fully remodeled Westlake Village tract.

What Is It Like to Live in Country Glen?

Saturday mornings in Country Glen have a particular rhythm. By eight o'clock, you will find a steady stream of residents and their dogs heading out toward the Medea Creek Natural Park trail, which is accessible within a short walk from most streets in the tract. The trail itself runs approximately 2.5 miles and is paved and flat enough that strollers, joggers, and seniors all share it comfortably. By mid-morning, the same creek path has cyclists on it, and the fitness stations along the route get a workout from residents who have made the loop part of their weekly routine. This is not a neighborhood where people disappear into their garages on weekends. There is genuine pedestrian life here, and it shows.

The neighborhood skews heavily toward families with school-age children, and that shows in the street culture. Halloween is legitimately a production in this part of Oak Park. The cul-de-sacs fill up with kids, parents stationed at the end of driveways with drinks, and decorations that range from tasteful to elaborate. I have had clients tell me they specifically looked in this section of Oak Park because of the neighborhood energy on that one night of the year, which sounds like a small thing until you have lived somewhere where nobody answers the door. The streets are quiet on weekday evenings, traffic is genuinely light, and the only noise friction I hear about from residents comes from occasional weekend parking overflow when multiple homes have gatherings at the same time, which is a manageable tradeoff in a neighborhood with no guest overflow parking lot.

For day-to-day errands, the Oak Park Plaza at the corner of Kanan Road and Lindero Canyon Road is the obvious first stop. Cafe Sapientia at 706 Lindero Canyon Road is the neighborhood coffee shop of record, a family-run spot that serves specialty coffee and is known for avocado toast and Korean shaved ice. It pulls from a genuinely local crowd and has the feel of a place that belongs in the neighborhood rather than a corporate import. Charcoal Niku, also at the Oak Park Plaza, is the go-to dinner option for evenings you do not want to drive to Westlake Village, offering Japanese steaks, sushi, and seafood in a lively room. For groceries, Pavilions sits right at Lindero and Kanan, close enough that residents make quick runs without getting on a surface street that requires any real navigation. The sense of self-containment is real: you can complete a significant portion of your weekly routine without leaving the immediate Oak Park commercial footprint.

The tree canopy in Country Glen is one of the details that photographs well but matters more in person. The mature oaks and sycamores on many of the residential streets create genuine afternoon shade, and combined with the elevation and the on-shore flow that moves through this inland valley corridor, summer temperatures in Country Glen are meaningfully cooler than what you experience a few miles east toward the 405 corridor. It is a small quality-of-life fact that residents mention often, usually while explaining why they are not interested in moving.

Country Glen Market Snapshot

Country Glen is a micro-market in the truest sense. With approximately 60 homes in the tract, inventory is structurally tight. In most years, you are looking at four to eight homes changing hands, which means when something good comes to market it gets attention quickly. The broader Oak Park market has held at a median around $1,050,000, but Country Glen's price point sits above that median because of the square footage, the lot ownership (no HOA), and the consistently strong performance of OPUSD schools as a pull factor for buyers relocating from higher-cost markets.

The typical transaction here in the current market involves buyers who have done research before they call. They know the district. They know what Country Meadows is priced at and why Country Glen commands more. Multiple-offer scenarios on well-presented homes are common, and properties that have been renovated and priced accurately tend to move in the first two to three weeks. Homes that are overpriced relative to condition sit, which is more visible in a tract this small because everyone watching the market notices when a listing goes stale. Days on market for correctly priced homes has generally run under thirty days in recent years.

Country Glen is a seller's market in the sense that motivated buyers outnumber available homes in most years. Negotiation dynamics favor sellers on clean, updated listings, but buyers can find more leverage on homes that need work, where appraisal and inspection contingencies carry real weight given the age of the housing stock. Compared to the broader Oak Park market, Country Glen transactions tend to be less volatile because the buyer pool is experienced and the tract has a reliable floor on value set by the school district, the no-HOA structure, and the square footage per dollar relative to nearby alternatives.

Who Should Look in Country Glen?

Move-up families coming from smaller Oak Park or Agoura Hills homes. If you are in a three-bedroom home in Country Meadows or a townhome in Capri and you have run out of room, Country Glen is the next logical step. You stay in OPUSD, you pick up 300 to 600 square feet, and you get a garage that can actually hold two cars plus bikes. The no-HOA structure means your monthly carrying cost goes down relative to many similarly priced Oak Park alternatives, which helps buyers justify the purchase price stretch.

Buyers relocating from Los Angeles or the San Fernando Valley who have prioritized the school district. I see this buyer regularly. They have a child starting kindergarten in the next one to two years, they have done the research on OPUSD, and they want to land in a tract where the neighborhood culture matches what the school district promises. Country Glen checks that box. The community is family-heavy, the streets are safe, and the proximity to the trail and parks supports the outdoor lifestyle that draws a lot of these buyers to Ventura County in the first place.

Empty nesters looking to right-size within Oak Park. If you are coming out of a larger home in Morrison Sutton or Rolling Hills Estates and want to stay in the community you know, Country Glen offers a sensible landing point. The square footage is manageable, maintenance costs are reasonable on well-kept homes, and the one-story plans, where they exist, are genuinely appealing to buyers who want to age in place without a long staircase as a daily fixture. No HOA means no monthly check to write and no board to deal with.

Buyers seeking long-term appreciation with fundamental support. Country Glen is not a speculative buy. It is a fundamentals buy. The school district creates a permanent floor on demand, the no-HOA structure appeals to a wide buyer pool, and the limited inventory means a well-maintained home here holds value through soft markets better than many comparable price points in adjacent communities. Investors looking for short-term rental yield will find the numbers challenging at this price point, but an owner-occupant with a ten-plus year horizon has historically done well.

Pros and Cons of Country Glen

Pros

• No HOA, no monthly assessment, no architectural review board for routine exterior work
• Zoned for all three levels of Oak Park Unified School District, consistently among the top-performing districts in Ventura County
• Generous square footage for the price point, with plans ranging to 2,600 square feet
• Cul-de-sac street pattern minimizes cut-through traffic and creates a quieter residential environment
• Walkable to Medea Creek Natural Park trail and close to Oak Park Plaza for daily errands
• Mature tree canopy on residential streets, established landscaping, genuine neighborhood character
• Late 1980s construction is newer and better insulated than much of the earlier Oak Park housing stock
• Strong buyer demand supports long-term value retention even in soft markets

Cons

• Lot sizes are modest, generally 5,500 to 7,000 square feet, which limits large pool builds or significant ADU additions on most lots
• Homes built in 1988 can present inspection findings including original HVAC systems, aging composition roofs on homes not yet updated, and dated electrical panels that need evaluation
• With only approximately 60 homes, inventory is chronically limited and buyers may wait months for the right floor plan to come available
• Street parking can be tight on weekends when multiple households have guests, as the tract was designed around two-car garages rather than abundant on-street overflow

Schools Serving Country Glen

Country Glen is served exclusively by the Oak Park Unified School District (OPUSD), an independent TK-12 public school district. Assignment follows standard OPUSD boundary protocols, and buyers should confirm current school boundaries directly with the district prior to closing.

• Brookside Elementary School (Grades TK-5)
• Red Oak Elementary School (Grades TK-5)
• Oak Hills Elementary School (Grades TK-5)
• Medea Creek Middle School (Grades 6-8)
• Oak Park High School (Grades 9-12)

OPUSD has earned a reputation that functions as a genuine economic driver for Oak Park real estate values. All district schools carry California Gold Ribbon designation, and Oak Park High School is a recurring name on national Blue Ribbon lists. Parents who move here for the schools are not disappointed in practice. The culture across all three levels emphasizes academic rigor alongside genuine extracurricular depth in arts, athletics, and STEM programming. What I hear from parents who have been in the district for several years is that the transition from elementary through high school is unusually smooth, which they attribute to the district being small enough that administrators and teachers know individual students by name. Private school alternatives in the area include Viewpoint School in Calabasas and Oaks Christian School in Westlake Village, both roughly fifteen to twenty minutes from Country Glen, for families who want to explore independent options alongside the public district.

Nearby Amenities and Local Favorites

Grocery

• Pavilions Oak Park (Lindero Canyon Road at Kanan, approximately 0.5 miles) — The primary full-service grocery for Country Glen residents. Pharmacy, wine, prepared foods, and standard supermarket inventory.
• Trader Joe's, Agoura Hills (Kanan Road, approximately 2 miles) — A frequent second stop for many households in the area.

Coffee and Cafes

• Cafe Sapientia (706 Lindero Canyon Road, Oak Park, approximately 0.5 miles) — Specialty coffee, avocado toast, Korean shaved ice, and a relaxed neighborhood vibe. The de facto community living room for Oak Park residents.
• Laidrey Coffee Roasters (laidrey.com, Shoppes at Kanan Village, Agoura Hills, approximately 2 miles) — Independent roaster and cafe with a strong local following.
• Starbucks Oak Park (688 Lindero Canyon Road, drive-through, approximately 0.5 miles) — Drive-through location for the weekday commute crowd.

Restaurants

• Charcoal Niku (Oak Park Plaza, Kanan and Lindero Canyon, approximately 0.5 miles) — Japanese steaks, sushi, and seafood. The best sit-down dinner option within the immediate Oak Park footprint.
• Tony's Pizza Oak Park (Oak Park Plaza, approximately 0.5 miles) — Family-owned, popular with the after-school crowd and for casual Friday dinners.
• Sunrose California Eatery (Whizin Market Square, Agoura Hills, approximately 2.5 miles) — California-style brunch and lunch in a well-designed outdoor plaza setting.

Parks and Trails

• Medea Creek Natural Park and Trail (walkable from Country Glen, approximately 0.3 miles to trailhead) — A 2.5-mile paved, family-friendly path managed by the Rancho Simi Recreation and Park District. Dog-friendly, stroller-accessible, open year-round. The western anchor of daily outdoor life for this part of Oak Park.
• Oak Canyon Community Park (approximately 0.8 miles) — Ball fields, playground, and picnic areas. The primary active park for families in the southeastern Oak Park tracts.
• Ventura County Trails, Oak Park network (venturacountytrails.org) — For residents who want more elevation gain, the hillside trail network above Oak Park offers longer conditioning routes with views toward the Santa Monica Mountains.

Fitness

• LA Fitness, Agoura Hills (Kanan Road corridor, approximately 2 miles) — Full gym, pool, group classes.
• Club Pilates and boutique studios along the Kanan and Thousand Oaks Boulevard commercial corridor, approximately 2 to 3 miles from Country Glen.

Medical

• Los Robles Regional Medical Center (Thousand Oaks, approximately 8 miles) — The primary regional hospital serving Conejo Valley residents.
• Multiple urgent care and pediatric practices along the Thousand Oaks Boulevard corridor within five to seven miles.

What to Expect When Buying in Country Glen

The first thing I tell buyers targeting Country Glen is to be ready to move. This is a sixty-home tract where the right floor plan may not come up for sale more than once or twice a year, and when a well-maintained home hits the MLS in this pocket of Oak Park, it draws attention from the pre-qualified, school-district-focused buyer pool that watches this area closely. In a typical spring market, a correctly priced Country Glen listing in good condition will attract multiple offers within the first week. Escalation clauses are common. Waived appraisal contingencies show up on competitive offers. Buyers who need maximum inspection time and contingency protection may find themselves outbid by someone with a tighter timeline and stronger financing.

On the inspection side, 1988 construction has a predictable profile. Roofs on homes that have not been updated are approaching or past the end of their useful life on concrete tile systems, and original HVAC equipment is at or near replacement age on homes that have not been systematically maintained. Electrical panels in this era generally comply with modern standards but warrant evaluation, and buyers should budget for an updated panel if the home has had significant electrical additions since original construction. Galvanized plumbing is less common in 1988 builds than in earlier Oak Park construction, but copper supply lines should be confirmed during inspection. The slab foundations in this era are generally clean, but I always recommend a foundation specialist consult on any Oak Park home where there is evidence of differential settlement in the subfloor or tile cracking patterns.

Because Country Glen carries no HOA, buyers skip the disclosure and document review that consumes time and sometimes kills deals in managed communities. There is no reserve study to evaluate, no budget to scrutinize, and no special assessment history to uncover. Title is straightforward. Closing costs in California on a transaction at this price point will run approximately 1 to 1.5 percent for the buyer in non-recurring costs, and sellers should budget for standard transfer taxes plus whatever negotiated buyer credits emerge from inspection findings. Commission structures in California are negotiated between each party and their broker, as they have always been. My approach is to be transparent about the full cost picture before we write an offer, so nothing surprises anyone at the closing table.

Frequently Asked Questions About Country Glen

Is Country Glen a good investment?

For an owner-occupant with a medium to long-term hold horizon, Country Glen has been a reliable performer. The combination of a top-tier independent school district, no HOA, and structurally limited inventory creates durable demand even in soft markets. It is not the kind of investment that generates short-term cash flow as a rental, but it is the kind of asset that holds value and appreciates in line with, or slightly ahead of, the broader Conejo Valley market over time.

What are the HOA fees in Country Glen?

There is no HOA in Country Glen and there are no monthly assessments. This is one of the genuinely differentiating features of this tract relative to many other Oak Park communities at a similar price point. Buyers are responsible for maintaining their own property without shared amenity costs or architectural review requirements for most exterior work.

How are the schools in Country Glen?

Country Glen is zoned for Oak Park Unified School District, an independent TK-12 district that has earned California Gold Ribbon designation at every campus and has been consistently recognized with national Blue Ribbon awards. Medea Creek Middle School was recently recognized as a 2026 California Distinguished School. OPUSD is the primary reason many families specifically target Oak Park, and Country Glen delivers full access to the district at a price point below the top of the Oak Park range.

Is Country Glen family-friendly?

It is among the more authentically family-oriented tracts in Oak Park. The cul-de-sac street layout limits traffic, the neighbor demographic skews heavily toward families with school-age children, and the proximity to Medea Creek trail and Oak Canyon Community Park gives kids outdoor options that are walkable from home. Halloween foot traffic, visible front-yard play activity, and neighborhood social life are all features residents comment on positively.

How close is Country Glen to the 101 Freeway?

Country Glen sits approximately two to three miles from the 101 Freeway at the Kanan Road interchange. The drive out of the tract to the on-ramp takes roughly five to seven minutes in normal traffic, with the Kanan Road corridor being the primary route. The distance from the freeway contributes to the neighborhood's quiet character while keeping commutes manageable.

What is the commute to Los Angeles from Country Glen?

Under normal morning traffic conditions, expect forty to fifty-five minutes to reach West Los Angeles via the 101 westbound, and fifty to seventy minutes to reach downtown Los Angeles via the 101 East to the 405 or 10. Reverse commute flow toward Thousand Oaks or Woodland Hills is lighter. Many Country Glen residents who work in Los Angeles use the commute window strategically by shifting departure times thirty to forty-five minutes earlier, which meaningfully shortens the actual drive time on this corridor.

Does Country Glen have a community pool or clubhouse?

No. Country Glen is a non-HOA tract with no shared amenities. There is no community pool, clubhouse, or common area maintained by a homeowners association. Residents who want pool access build their own in the backyard (lot sizes are workable for a modest pool on most properties), or access fitness and recreation facilities through the commercial gym options on the Kanan Road corridor and at the Rancho Simi Recreation and Park District parks nearby.

How does Country Glen compare to Country Meadows?

Country Meadows is the adjacent, slightly earlier-built tract that typically prices between $800,000 and $975,000, which makes it the entry point into Oak Park detached single-family ownership for many buyers. Country Glen is a direct step up: larger floor plans, more square footage across all plans, and construction that is a few years newer with slightly more updated finishes in the original build. Buyers who have maxed out what Country Meadows offers in terms of space consistently move the conversation to Country Glen as the next logical target.

Similar Communities to Country Glen

Oak Park is a compact community, which means the tracts surrounding Country Glen are close in geography but meaningfully different in price point, HOA structure, amenities, and architectural character. Whether you are trying to understand where Country Glen sits in the market hierarchy or exploring alternatives in case nothing is available here, the following tracts cover the full spectrum of Oak Park and adjacent Conejo Valley options worth knowing.

• Country Meadows I — Similar because it is the adjacent no-HOA tract in the same school zone, but smaller homes and a lower price range make it the most common stepping-stone to Country Glen.
• Oak Park Tract — Similar because it is a non-gated, school-district-focused community in Oak Park with a wide price spread that overlaps Country Glen's range on both ends.
• Hillcrest Pointe — Similar because it occupies the same general price bracket as Country Glen and offers detached single-family homes in Oak Park with comparable square footage.
• Chaparral Estates — Similar because the price range and Oak Park location align closely, making it a direct alternative for buyers who want to compare options at the same budget level.
• Monte Carlo — Similar because it sits just above Country Glen's price floor and offers buyers a comparison point if they want to stretch slightly for a different product type or location within Oak Park.
• Rolling Hills Estates — Similar because it draws the same move-up buyer profile, though it prices higher and typically offers larger lots and more premium finishes than Country Glen.
• Morrison Sutton — Similar in that it serves families committed to OPUSD, but it sits at a substantially higher price point and is the natural next step for buyers who outgrow Country Glen over time.
• Sterling Oaks Ranch — Similar because it is a no-HOA or minimal-HOA detached community in the Oak Park area that appeals to the same buyer who values space and school district access over amenity packages.
• Shadow Ridge Townhomes — Similar in that it is an entry point into Oak Park ownership for buyers who are not yet at Country Glen's price level but want to establish themselves in OPUSD.
• Capri Townhomes — Similar because Capri is the attached-home steppingstone that many Country Glen buyers come from, making the comparison a natural part of any upgrade conversation.

About Davis Bartels

Davis Bartels is the founder of the DB Real Estate Group with Pinnacle Estate Properties (CA DRE #00905345). He has personally closed nearly 1,000 transactions in the Conejo Valley since 2009 and consults on residential sales, investment purchases, 1031 exchanges, and estate-level real estate strategy. DRE #01933814.

Last updated: 2026-04-18

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