Country Meadows II Neighborhood Guide | Oak Park, CA Homes

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Quick Facts: Country Meadows II at a Glance

Country Meadows II is a tight, no-HOA single-family enclave of roughly 80 homes tucked into the Deerhill Park pocket of Oak Park, offering one of the most accessible price points in a community known for its top-tier schools and trail-laced, canyon-edge lifestyle.

What Is Country Meadows II Known For?

If you spend any time showing homes in Oak Park, you quickly learn that certain streets have a feel you just can't manufacture. Country Meadows II is one of those pockets. I've walked buyers through homes on Cedarbark Court and the surrounding cul-de-sacs more times than I can count, and the reaction is almost always the same: the neighborhood is quieter than they expected, greener than it looks on Google Maps, and about half a mile closer to the trailhead than they realized. This is the mid-1980s build-out that filled in after Country Meadows I, and the slightly newer construction shows, from the tighter framing to the better-insulated windows. It sits squarely in the Deerhill Park sub-area of Oak Park, which means Deerhill Road is your main artery and the park itself is genuinely walkable, not just "walkable" in the real estate marketing sense.

What distinguishes Country Meadows II from its neighbors is the absence of an HOA combined with a lot of owner pride. When there are no monthly dues and no architectural committee sending letters, the people who stay long-term tend to be the ones who actually care about their property. Drive through on a Sunday morning and you will see freshly painted front doors, vegetable gardens along the side yards, and garages that actually hold cars. The typical buyer here is practical: someone who wants a legitimate single-family home in a great school district without paying $1.3 million for it, and who understands that 1,400 square feet is plenty of space when your backyard opens toward the Simi Hills and your front door is a five-minute walk from tennis courts, a soccer field, and a dog-friendly park.

Floor Plans and Home Styles in Country Meadows II

The homes in Country Meadows II are predominantly two-story detached single-family residences with attached two-car garages, built by tract developers in 1985 as a natural extension of the earlier Country Meadows I phase. The architecture is classic mid-decade California suburban: stucco exteriors, low-pitched tile or composition roofs, and front elevations that balance a modest bay window or covered entry with a dominant garage face. They are not flashy homes. They were designed to be livable, and after 40 years of owner-driven updates, many of them now are genuinely attractive inside in ways the original builder never intended.

There are generally two to three distinct floor plan configurations within the tract. The smaller plans run approximately 1,200 to 1,350 square feet and offer two or three bedrooms with two baths. These layouts typically put the living and dining areas at the front of the home with a kitchen that opens toward a rear patio, and the bedrooms stacked above on the second floor. The larger plans stretch to roughly 1,500 to 1,600 square feet and add meaningful square footage through a downstairs family room, a larger primary suite with a walk-in closet, or in some cases a private primary balcony with open-space or neighborhood views. Lot sizes tend to run in the 3,500 to 5,000 square foot range, which is relatively consistent across the tract.

Renovation patterns follow a predictable arc. Homes that have traded hands in the last decade almost always show a remodeled kitchen with quartz or granite counters, updated baths, and either hardwood or luxury vinyl plank flooring replacing the original carpet. The most compelling listings I have seen here feature vaulted ceilings in the main living area, custom staircase details, and sliding glass doors that open to private rear patios. Buyers looking for a true turnkey experience can find it in Country Meadows II. Buyers who want to buy lower and put their own stamp on the home can find that too, because there is still inventory here that has not been touched since the Clinton administration.

What Is It Like to Live in Country Meadows II?

Saturday morning in Country Meadows II has a particular rhythm. By 7:30 a.m., the dog walkers are already looping through Deerhill Park, which sits just down the road and offers tennis courts, pickleball courts, basketball courts, a soccer field, a baseball diamond, playgrounds, and paved walking paths across its 12-plus acres. By 9:00, the Cedarbark Court cul-de-sac has a few kids on bikes. By 10:00, someone is pressure-washing a driveway. It is that kind of neighborhood: active, civic-minded, and almost completely free of the traffic noise that makes other parts of greater Los Angeles feel exhausting. The interior streets are residential through and through, with very little cut-through traffic because the tract's layout does not invite it.

The neighbor mix leans toward young families and established dual-income couples. You will find first-time buyers who stretched to get into this zip code for the schools, alongside 20-year residents who have lived here since the kids were in elementary school and simply have no reason to leave. Empty nesters are present but are a minority, because the homes have just enough space that raising a family here is entirely practical. It is a dog-heavy neighborhood, which tells you something about the character of the place. People are outside. They wave. They know each other's names.

For coffee, the neighborhood standard is Cafe Sapientia, Oak Park's own specialty coffee shop, which is a short drive down Lindero Canyon Road and draws a consistent weekend crowd. For groceries, Pavilions anchors the Oak Park Plaza shopping center on Lindero Canyon Road, roughly a mile from the tract, and handles the daily needs of most residents without requiring a drive to Thousand Oaks or Agoura Hills. When dinner matters, Sunrose California Eatery is a local favorite, and for pizza nights Tony's Pizza on Lindero Canyon Road is the go-to. None of these require leaving Oak Park, which is part of the appeal.

The outdoor access is genuinely exceptional and worth saying plainly: you cannot replicate it at this price point in most of Southern California. The Rancho Simi Recreation and Park District trail network threads through the hillsides surrounding the neighborhood, with the Palo Comado Canyon trail accessible via the Doubletree Trailhead just up Deerhill Road. The Palo Comado system alone offers the Shepherd's Loop at 6.7 miles, the full canyon trail at 9.1 miles, and a range of shorter out-and-back options for a quick morning run. The Oak Canyon Community Park trail adds an easy 2.1-mile loop with a duck pond, paved bike paths, and picnic areas, and it connects directly to the wider trail network for those who want to extend the adventure. Halloween, for what it is worth, is a serious local event. The cul-de-sacs fill up, the candy is good, and the neighborhood feels like a neighborhood in a way that is increasingly rare.

Country Meadows II Market Snapshot

Country Meadows II trades in a relatively narrow band, typically between $800,000 and $1,000,000, with the spread driven almost entirely by condition and floor plan. A fully renovated 1,580-square-foot home on a cul-de-sac with open-space views will push toward or occasionally through the $1 million mark. An original-condition two-bedroom home that has not been updated since the early 2000s will land closer to the $800,000 to $850,000 floor. Given that Oak Park's overall median sits near $1,050,000, Country Meadows II represents one of the more accessible entry points in the community for buyers who want a true detached single-family home with no HOA dues and full OPUSD school access.

Inventory in Country Meadows II is structurally tight. With only about 80 homes in the tract, turnover in any given year is limited, often to just three to six sales. That illiquidity creates a specific dynamic: when a well-prepared home comes to market here, it tends to move quickly and with more than one offer. Days on market for updated homes in move-in condition have consistently run well under 30 days in the current cycle. Sellers who price properly and prepare the home well are routinely rewarded. Buyers who hesitate get burned.

Country Meadows II is firmly a seller's market by structural definition: limited supply, consistent demand driven by the school district, and a price point that sits meaningfully below the Oak Park median without sacrificing the core lifestyle attributes that make this community desirable. For buyers, that means coming in prepared with financing buttoned up, knowing the floor plans in advance, and being ready to move when something good comes available. Negotiation leverage exists primarily on original-condition homes or properties that have been sitting beyond 45 days, which is relatively rare. Sellers who overprice relative to condition will eventually find the market, but they will lose time doing it.

Who Should Look in Country Meadows II?

First-time buyers serious about OPUSD. If the school district is the primary driver of your search and your budget tops out somewhere between $850,000 and $1,000,000, Country Meadows II is one of a small handful of tracts where you can still buy a detached single-family home and send your kids to Brookside Elementary, Medea Creek Middle, and Oak Park High School. There is no HOA to budget for on top of your mortgage, which matters more than buyers initially expect. This is the tract where the school district purchase actually pencils.

Move-up families relocating from a condo or townhome. Buyers stepping out of a Shadow Ridge or Country Village unit and wanting a private yard, a two-car garage with direct access, and the ability to paint their own front door without asking permission will find Country Meadows II to be a natural next step. The square footage is modest but the ownership experience is completely different. You are not sharing walls. You are not paying a gate guard. It is a real house, and that distinction matters enormously in daily life.

Empty nesters right-sizing from a larger Oak Park home. I work with a lot of buyers in their late 50s and early 60s who have sold a 2,800-square-foot home in Hillcrest Estates or Morrison Sutton and want to stay in Oak Park near their grandchildren without the maintenance burden of a large property. Country Meadows II checks every box: single-story floor plans exist in the tract (though two-story dominates), the neighborhood is walkable, the community is familiar, and the price delta from what they sold gives them significant liquidity. No HOA means no surprise assessments, which matters to this buyer more than almost anything.

Long-term investors and 1031 exchange buyers. Country Meadows II is not a pure cash-flow play at current prices, but it is a low-friction long-term hold. No HOA means no dues erosion of your net income. The tenant pool is exceptionally deep given OPUSD demand from out-of-area families on interdistrict permits who want to rent in the zone. Vacancy risk is low. Cap rate is modest but the equity trajectory in this zip code over any ten-year window has been consistently upward. If you are parking a 1031 exchange into a quality asset and want minimal ongoing management complexity, a free-standing no-HOA home in this neighborhood is worth serious consideration.

Pros and Cons of Country Meadows II

Pros

• No HOA. No monthly dues, no architectural committee, no rental restrictions tied to a CC&R structure.
• Fully detached single-family homes at a price point well below the Oak Park median, offering genuine value in a high-performing community.
• Walking distance to Deerhill Park, which includes tennis, pickleball, basketball, soccer, baseball, and playgrounds across more than 12 acres.
• Direct access to the Palo Comado Canyon and Oak Canyon trail networks, among the most extensive public trail systems in the Santa Monica Mountains foothills.
• Top-rated Oak Park Unified School District, an independent TK-12 district that has been recognized with California Gold Ribbon and Blue Ribbon national designations across all schools.
• Cul-de-sac heavy layout means very low cut-through traffic and a genuinely quiet residential feel on most streets.
• Strong renovation comps support meaningful equity upside for buyers willing to update original-condition homes.
• Two-car attached garages on essentially every home, which is far from guaranteed in comparable price ranges throughout the Conejo Valley.

Cons

• Square footage is modest. At 1,200 to 1,600 square feet, families with three or more children will likely feel the walls close in within a few years, and the tract does not offer larger plans to move up into without leaving the neighborhood.
• Lot sizes are small, typically under 5,000 square feet, so buyers expecting meaningful outdoor entertaining space or room for an ADU should temper expectations and verify setbacks before writing an offer.
• The homes are 40 years old. Buyers should budget for a thorough inspection and expect to address deferred maintenance items that are standard on 1985 construction: roofing, HVAC, and potentially original plumbing connections depending on what previous owners addressed.
• With only about 80 homes, inventory is extremely limited. If nothing is available when you are ready to buy, you may wait months for the right home to surface.

Schools Serving Country Meadows II

• Brookside Elementary School (TK through 5th grade) and Red Oak Elementary School (TK through 5th grade) and Oak Hills Elementary School (TK through 5th grade), all part of OPUSD. Elementary school assignments can vary by specific address within Oak Park; confirm your boundary directly with the district.
• Medea Creek Middle School (6th through 8th grade). Medea Creek was recognized as a 2026 California Distinguished School, which is not a ceremonial designation; it reflects measurable academic and growth outcomes.
• Oak Park High School (9th through 12th grade). OPHS is the district's flagship, a nationally recognized Blue Ribbon school and a consistent top performer in Ventura County on both academic and extracurricular measures.

School district information and boundary maps are available directly at opusd.org. Oak Park Unified is an independent TK-12 district, formed in 1977 when local voters chose to build their own educational system rather than be absorbed by a neighboring district. That independence matters: the district answers to Oak Park parents and nobody else, and the culture reflects it. Every school in the district has earned California Gold Ribbon recognition, and the community support for the school system is visible and genuine. Parents here are involved. They show up, they fundraise, and they push back when they feel standards slip. That culture produces outcomes, and those outcomes are a primary reason families pay Oak Park prices in the first place. Nearby private options include Hillel Arts Academy in Agoura Hills and various faith-based schools in the Westlake Village and Thousand Oaks corridor for families seeking alternatives, though in my experience, the vast majority of Country Meadows II buyers are coming specifically for OPUSD and have no intention of using anything else.

Nearby Amenities and Local Favorites

Grocery

• Pavilions (approximately 1.0 mile) on Lindero Canyon Road at the Oak Park Plaza shopping center. Full-service, well-stocked, and the de facto pantry for most of the neighborhood.
• Ralphs Fresh Fare (approximately 2.5 miles) in Westlake Village for buyers who want a broader fresh produce and specialty selection.
• Trader Joe's (approximately 4.0 miles) in Westlake Village for the organic and specialty staples run.

Coffee and Cafes

• Cafe Sapientia (approximately 1.0 mile), Oak Park's own specialty coffee shop on Lindero Canyon Road. This is the neighborhood's gathering spot on weekend mornings and a reliable daily ritual for a large share of Country Meadows II residents. Open Monday through Sunday, closed Tuesdays.
• Starbucks (approximately 1.0 mile) in the Lindero Canyon corridor for the drive-through crowd.

Restaurants

• Sunrose California Eatery (approximately 1.5 miles), consistently one of the top-rated local dining options near Oak Park.
• Tony's Pizza (approximately 1.0 mile) on Lindero Canyon Road. Fresh dough daily, the kind of neighborhood pizza place that becomes a Friday night tradition.
• Cork Dork (approximately 2.0 miles), a Westlake Village wine bar and restaurant popular with the date-night crowd from this part of Oak Park.

Parks and Trails

• Deerhill Park (approximately 0.3 to 0.6 miles on foot), 12-plus acres with tennis courts, pickleball courts, basketball courts, soccer and baseball fields, playgrounds, and walking paths. The most-used park in the neighborhood by a significant margin.
• Palo Comado Canyon Trail Network (Doubletree Trailhead approximately 0.5 to 1.0 mile), managed by the Rancho Simi Recreation and Park District. Multiple loop options from 2 miles to 9-plus miles.
• Oak Canyon Community Park (approximately 1.0 mile), 58 acres with a duck pond, paved bike paths, picnic areas, amphitheater, and connection to the broader trail network. Dog-friendly.

Fitness

• Planet Fitness and various boutique fitness studios within 2 to 3 miles in the Westlake Village and Agoura Hills corridor for residents who supplement the trail system with structured workouts.

Medical

• Los Robles Regional Medical Center (approximately 8 miles) in Thousand Oaks is the primary regional hospital. Various urgent care and specialty medical offices are located within 2 to 4 miles in the Westlake Village commercial corridor along Lindero Canyon Road and Agoura Road.

What to Expect When Buying in Country Meadows II

Buying in Country Meadows II requires a mindset adjustment that I give every client before we start looking: this is not a neighborhood where you browse casually and then decide. With roughly 80 homes and annual turnover measured in the single digits, you may wait several months for the right property to appear. When it does, you need to be financially ready to move. That means your pre-approval is current, you have done your floor plan homework before you walk through the door, and your agent has a relationship with the listing broker so you know what the seller actually wants in an offer. Multiple offers on well-presented homes here are the norm, not the exception.

From an inspection standpoint, 1985 construction in this price range carries predictable considerations. Roofing on homes that have not been recently updated is worth close attention, as many of the original tile or composition roofs in the tract are now 35 to 40 years old. HVAC systems are another standard due-diligence item. The good news on plumbing is that 1985 construction in California was predominantly copper, so the galvanized pipe and polybutylene concerns that plague older tracts are generally not an issue here. Aluminum wiring is not a typical concern at this vintage, but as always, a licensed inspector who has worked Oak Park inventory before is worth more than a generic home inspector who shows up cold. I have specific inspectors I trust in this market and I share those names freely with my buyers.

On the financing side, these homes are standard conventional and FHA eligible given their price points and structural condition. Appraisal is rarely a crisis in Country Meadows II because there is a steady stream of comparable sales within the tract and immediately adjacent neighborhoods that support value. The more nuanced issue is when a fully renovated home is pushing toward $1,000,000 and the comps are thin at that ceiling. In those situations, I counsel sellers to build the appraisal file proactively and advise buyers to understand their gap risk before they waive contingencies. Closing costs in California on a purchase in this range will typically run 1 to 2 percent of the purchase price for the buyer side, not counting down payment, and sellers should anticipate typical transaction costs including transfer tax and the negotiated commission structure under current post-settlement norms. If you want a clean read on what a specific home is worth before you write an offer, call me first.

Frequently Asked Questions About Country Meadows II

Is Country Meadows II a good investment?

By every metric I track across the Conejo Valley, yes. The combination of no HOA, a structurally supply-constrained tract, top-rated school district access, and a price point below the Oak Park median creates favorable long-term conditions for equity appreciation. Rental demand in OPUSD zones is also consistently strong, which limits vacancy risk for investors who hold rather than flip.

What are the HOA fees in Country Meadows II?

There are no HOA fees in Country Meadows II. These are fully detached single-family homes with no common area assessments, no CC&Rs, and no homeowners association. This is genuinely rare at this price point in Oak Park and is one of the tract's defining advantages over comparable attached communities nearby.

How are the schools in Country Meadows II?

Outstanding, and that is not marketing language. Oak Park Unified is an independent TK-12 district that operates all California Gold Ribbon schools, with Oak Park High School holding consistent national Blue Ribbon recognition. Medea Creek Middle School was named a 2026 California Distinguished School. The district serves approximately 4,500 students and is widely regarded as the highest-performing public school district in Ventura County. It is the primary reason buyers target this zip code.

Is Country Meadows II family-friendly?

Very much so. The cul-de-sac layout keeps through-traffic minimal, Deerhill Park is within easy walking distance with facilities for kids of every age, and the school district is the kind parents relocate across the country to access. I have sold homes here to buyers driving from the San Fernando Valley specifically to get their children into OPUSD. The neighborhood skews young-family, and the community culture reflects that.

How close is Country Meadows II to the 101 Freeway?

Approximately 2 to 3 miles via Lindero Canyon Road to the Lindero Canyon Road on-ramp. The drive from inside the tract to the freeway on-ramp is straightforward with no major traffic bottlenecks under normal conditions. Rush-hour backups on Lindero Canyon Road between roughly 7:00 and 8:30 a.m. are real but manageable and substantially lighter than what you experience on comparable drives in the San Fernando Valley.

What is the commute to Los Angeles from Country Meadows II?

Plan on 35 to 55 minutes to central Los Angeles under typical morning commute conditions, and roughly 30 to 45 minutes heading back in the evening. The 101 is your primary artery. Buyers who work in the west side of Los Angeles, Santa Monica, or Century City often find Oak Park's commute more manageable than many closer-in suburbs because you are traveling against the primary flow of traffic in the morning. Hybrid work schedules, which are now common among this buyer pool, reduce the commute burden considerably.

Are there plans to build more homes in Country Meadows II?

No. The tract is built out and surrounded by open space, adjacent neighborhoods, and park land. There is no undeveloped land within the Country Meadows II boundaries to expand into. This supply ceiling is part of what makes the existing homes valuable: you cannot create more of them.

How does Country Meadows II compare to Country Meadows I?

Country Meadows I was the original phase and tends to run slightly below Country Meadows II in price, roughly $800,000 to $975,000 versus the $800,000 to $1,000,000 range here. The Phase II homes are marginally newer (1985 versus the early 1980s for Phase I), which typically means slightly tighter construction and incremental differences in floor plan layouts. Both phases offer no-HOA detached single-family homes in the same general location with access to the same schools and parks. In my experience, buyers who end up in Phase II often do so because they found the floor plan or lot position they preferred rather than making a deliberate phase distinction.

Similar Communities to Country Meadows II

Country Meadows II sits at a specific intersection of price, format, and lifestyle that makes it genuinely distinct, but there are meaningful alternatives worth understanding before you settle on a direction. The communities below each share some characteristic with Country Meadows II, whether it is the Oak Park location, the school district access, a comparable price point, or the single-family-adjacent ownership experience. Knowing how they differ will sharpen your search considerably.

• Country Meadows I ($800K to $975K). The original phase, nearly identical in concept with slightly earlier construction and a marginally softer price ceiling. Similar because: same no-HOA single-family format, same schools, same immediate neighborhood.
• Country Village Townhomes ($750K to $900K). Similar price range but attached townhome format with an HOA. Similar because: competitive entry-level pricing for OPUSD access, Oak Park location.
• Country Highlands Townhomes ($750K to $850K). Attached townhomes with HOA in a comparable price band. Similar because: Oak Park school district, strong value per square foot relative to detached alternatives.
• Country Vista Townhomes ($650K to $975K). A wide price spread reflecting diverse unit types. Similar because: Oak Park location, OPUSD schools, competitive pricing at the lower end of the range.
• Shadow Oaks Townhomes ($600K to $750K). Below Country Meadows II pricing with an HOA and attached format. Similar because: Oak Park community, school district access, suitable for buyers who need to come in below the $800K floor.
• Shadow Ridge Townhomes ($500K to $650K). The most affordable HOA townhome entry into Oak Park and OPUSD. Similar because: same school district, Oak Park lifestyle, for buyers whose budget requires a lower starting point.
• Canyon Cove Duplexes ($900K to $1.1M). Slightly above Country Meadows II in pricing with a duplex format. Similar because: Oak Park location, no-HOA or minimal HOA structure depending on the unit, comparable square footage range.
• Hillcrest Pointe ($1.1M to $1.4M). The natural move-up from Country Meadows II for buyers who want more square footage and are ready to increase their budget. Similar because: Oak Park detached homes, same school district, significantly larger floor plans.
• Hillcrest Estates ($1.1M to $1.3M). Another move-up tier in Oak Park with larger homes and more finished interiors. Similar because: OPUSD schools, detached single-family format, same community character.
• Morrison Sutton ($1.75M to $2.5M+). The luxury ceiling of Oak Park. Similar because: same school district and same community, for buyers who want to understand what the top of the market looks like before deciding Country Mead