Greenmeadows Estates is a quiet pocket of 113 attached two-story townhomes tucked off Lynn Road on the south side of the 101, with a pool, a clubhouse, three greenbelts and the hills rising behind the community. It suits first-time buyers, downsizers and small households who want a two-car garage and a private patio without yard work, and who are comfortable with a meaningful monthly HOA in exchange for roofs, paint and earthquake coverage. Homes run two to three bedrooms and about 1,242 to 1,550 square feet, selling for about $675,000 to $765,000 on sales from late 2023 through 2026.
Most people drive past Greenmeadows Estates every day without knowing it is there. Turn off Lynn Road onto the little grid of Oak streets and the pace drops: short cul-de-sacs, lawn greenbelts between the buildings and a pool and clubhouse shared by the 113 homes. The hills rise behind the community, and the 101 is close enough that freeway access is quick. It is marketed as Green Meadows, and it is one of the more livable 1970s townhome communities on this side of Newbury Park.
| Homes | 113 attached townhomes |
|---|---|
| Built | 1978 |
| Size | 2 to 3 bedrooms, about 1,242 to 1,550 sq ft |
| Price range | About $675K to $765K on sales from late 2023 through 2026 |
| HOA | About $637 a month in 2025 and 2026, covering pool, clubhouse, greenbelts, roofs, exterior paint, fire and earthquake insurance |
| Gated | No |
| Schools | Acacia Magnet, then Redwood or Sequoia Middle and Thousand Oaks or Newbury Park High by option area |
| Getting around | Off Lynn Road just south of the 101, with trail access off Lynn Road a short drive away |
Life on the Oak streets
Greenmeadows Estates is five short streets: Blue Oak Avenue, Valley Oak Lane, Valley Oak Avenue, White Oak Lane and Red Oak Avenue. There is no gate, and the community makes a point of its guest parking, so friends can actually find a spot when they visit. A pool and clubhouse serve the community, and three lawn greenbelts give kids and dogs somewhere to go that is not the street.
The hills are the other half of the appeal. The community sits near the Santa Monica Mountains foothills, and homes on the Blue Oak Avenue cul-de-sac are marketed for their open space and mountain views. Lynn Road is the spine of this side of Newbury Park, so you are a few minutes from the 101, close to shopping, and a short drive from trail access off Lynn Road.
We sell across this part of the Conejo Valley and think of Greenmeadows as a close cousin to the townhome communities around it. If you are comparing, our guides to Lynn Oaks and Oakmount cover the nearby options with a similar feel.
The homes: two-story townhomes with real garages
All 113 homes were built in 1978, and the floor plans are consistent. Expect two stories with the bedrooms upstairs, a living room with a fireplace, a powder room down, a private patio off the main living area, and a two-car garage. The smaller plans are two bedrooms and two baths at about 1,242 square feet; the larger ones are three bedrooms and two and a half baths at roughly 1,439 to 1,550 square feet, with a three-bedroom, two-bath plan near 1,300 square feet in between.
Lots run roughly 1,710 to 2,368 square feet, which is the point. Nobody here is mowing on Saturday. What you get instead is a private outdoor room, a garage that holds two cars, and a building envelope the association maintains.
On price, the last three years of sales run from about $675,000 to $765,000, with the middle of the market around $715,000. Asking prices have occasionally stretched above that, but the closed sales are the honest number. For a sense of where this fits in the wider market, see our Newbury Park home values page.
One naming note that trips up buyers and agents alike: this community, marketed as Green Meadows, is not the gated Greenmeadow Drive community a short distance away. That one is Lynn Meadows, with larger homes and a different association. Different streets, different dues, different price point.
The HOA: what $637 a month actually buys
The Greenmeadows Estates Owners Association is professionally managed by Gold Coast Association Management, and the dues are the most important number on this page. On 2025 and 2026 sales they ran about $637 a month, up from about $531 in 2024 and about $442 in late 2023. That is a steep climb in two years and it should shape how you underwrite a purchase here.
In return, the dues cover a lot that a detached owner pays for separately:
- Roofs and exterior paint
- The pool, clubhouse and three greenbelts
- Fire insurance on the buildings
- Earthquake insurance, which is unusual for a community of this age and a genuine value in this part of Ventura County
Before you write an offer, read the budget, the reserve study and the assessment history, and confirm the master policy deductible on the earthquake coverage, since that deductible is the owner's exposure in a loss. Also confirm pet, rental and parking rules, because guest parking is a stated amenity and resident parking beyond the two-car garage may be limited.
Schools: Acacia, then a choice
Greenmeadows Estates is in the Conejo Valley Unified School District. The elementary assignment is Acacia Magnet School for Enriched Learning, a K through 5 campus on West Norman Avenue. Because Acacia is a magnet, confirm enrollment procedures directly with the district rather than assuming a seat.
For middle school and high school the community sits in an option area, which means families choose between Redwood Middle and Sequoia Middle, and between Thousand Oaks High and Newbury Park High. Both middle schools appear near the top of district middle school rankings. Get the current year's option rules in writing from CVUSD before relying on a particular campus.
Getting around and what is nearby
The community sits just south of the 101 off Lynn Road, so freeway access is direct. Listings for the community consistently point to the freeway, shopping, hiking trails and a golf course as the selling points of the location.
The hills are the reason a lot of people choose this side of town. The Los Robles Trail System runs from Potrero Road near Wendy Drive to Foothill Drive near Westlake Village, and one of its Newbury Park access points is at the end of Felton Street east of Lynn Road. The Rosewood Trail to Angel Vista Peak starts at the south end of Regal Oak Court off Lynn Road, and Deer Ridge Open Space adds 188 acres in southwest Newbury Park.
For the full picture of the area, our Newbury Park neighborhoods index covers the communities on both sides of the freeway.
Who it suits, and what to know before buying
Greenmeadows Estates works best for buyers who want to own in the Conejo Valley at a price that is still attainable, who value a garage and a patio over a yard, and who like the idea of trails and a pool without the upkeep. That tends to mean first-time buyers, downsizers moving out of a larger Newbury Park house, and small households.
A few things to go in with eyes open:
- Dues are the story. At about $637 a month and rising, the HOA payment is a real part of the monthly cost on a $700,000 purchase. Review the reserves and assessment history.
- 1978 construction. Unremodeled homes can carry original plumbing, electrical and HVAC. The association handles roofs and paint; inside the walls is yours.
- Condo or townhouse. The homes are described both ways. Confirm the legal form with your lender early, since it affects appraisal and loan programs.
- City limits. Of 116 parcels in the association boundary, 113 sit inside City of Thousand Oaks limits, so confirm the jurisdiction for the specific home you are buying.
- Hillside adjacency. The community sits near open space. Pull the fire hazard severity zone and the natural hazard disclosure, and understand how the master fire policy and your own coverage work together.
- Walk it at rush hour. The freeway is close. Some homes may be better buffered than others, and only your ears can tell you which.
Owning in Greenmeadows Estates
What a typical home costs to own
About $5,095/month
- Principal and interest$3,816
- Property tax (about 1.1% of price, Ventura County)$642
- HOA$637
Estimate for a $700K home, near the middle of the recent range here, with 20% down at 7.24% (30 year fixed, Freddie Mac, October 29, 2026). Homeowners insurance is extra and varies with fire zone, so get a quote early. Your lender's figures will differ.
Newbury Park market, latest data
- Median sale price$1.1M
- Change over 12 months+7.6%
- Typical days on market42
Citywide, three months ending May 2026. Newbury Park home values
Our experience here
We sell across this part of the Conejo Valley, including the neighborhoods around Greenmeadows Estates, and are glad to talk through how it compares.
Newbury Park home prices, the last five years
Questions people ask about Greenmeadows Estates
Is Greenmeadows Estates gated?
No. Greenmeadows Estates is an open, non-gated community of 113 townhomes off Lynn Road, with guest parking inside the community. The nearby gated townhomes on Greenmeadow Drive are a different community, Lynn Meadows, with larger homes, a separate association and higher prices.
How much is the HOA and what does it cover?
Dues ran about $637 a month on 2025 and 2026 sales, up from about $442 in late 2023 and $531 in 2024. They cover roofs, exterior paint, the pool, the clubhouse, three greenbelts, and fire and earthquake insurance on the buildings. Order the budget and reserve study before you commit.
What do homes in Greenmeadows Estates cost?
Closed sales from late 2023 through 2026 ranged from about $675,000 to $765,000, with the middle of the market near $715,000. Homes are two to three bedrooms and roughly 1,242 to 1,550 square feet, all built in 1978 with two-car garages.
What schools serve Greenmeadows Estates?
The elementary assignment is Acacia Magnet School for Enriched Learning. For middle and high school the community is in a Conejo Valley Unified option area, so families choose between Redwood Middle and Sequoia Middle, and between Thousand Oaks High and Newbury Park High. Confirm current rules with the district.
Are these condos or townhouses?
The homes are attached two-story townhome-style units on small individual lots, but they are described as both condos and townhouses. The legal form matters for appraisal and financing, so have your lender confirm it from the recorded documents before you lock a loan.
Is there hiking near Greenmeadows Estates?
Yes, and it is a big part of the appeal. The Los Robles Trail System has a Newbury Park access point at the end of Felton Street east of Lynn Road, the Rosewood Trail to Angel Vista Peak starts off Lynn Road at Regal Oak Court, and Deer Ridge Open Space is a short drive southwest.
Thinking about Greenmeadows Estates?
Whether you are weighing a move here or wondering what your home would bring, Davis and the team are happy to talk it through, street by street. No obligation.
Sources
- City of Thousand Oaks HOA registry
- City of Thousand Oaks public parcels layer
- Conejo Valley Unified elementary attendance boundaries
- Conejo Valley Unified high school attendance boundaries
- Acacia Magnet School for Enriched Learning
- Redfin sold data export
- Los Robles Trail System, Conejo Valley Guide
- Deer Ridge Open Space
- Green Meadows listing describing HOA coverage
- Gold Coast Association Management profile
Facts checked October 2026.
