Las Flores Villas is where you buy into the Westlake High attendance area for the price of a starter condo. It is 132 single-story flats and two-story townhomes from 1979 on two quiet cul-de-sac streets off Erbes Road, with a pool, spa and tennis court, and it suits first-time buyers, downsizers and families chasing the school boundary. Two and three bedroom units of about 1,030 to 1,190 square feet have sold recently for about $540K to $675K, with dues running roughly $360 to $490 a month.
Mornings on East Avenida de las Flores have a rhythm. Kids head east toward Los Cerritos Middle on the same street, commuters turn down Erbes Road for the 101, and by nine the cul-de-sacs on Aleppo Court go quiet again under mature trees. Gelson's and Trader Joe's are a couple of minutes up Erbes Road at Oakbrook Plaza, and the oak-shaded trails of Oakbrook Regional Park sit just beyond that. For a condo community pushing fifty years old, it lives more like a small neighborhood than a complex.
| Homes | 132 condos and townhomes, 2 to 3 bedrooms, about 1,030 to 1,190 sq ft |
|---|---|
| Built | 1979 |
| Price range | About $540K to $675K on recent sales, median around $615K |
| HOA | Roughly $360 to $490 a month on recent sales; pool, spa, tennis court |
| Gated | No |
| Schools | Lang Ranch Elementary, Los Cerritos Middle, Westlake High |
| Streets | Aleppo Court and East Avenida de las Flores, off Erbes Road |
| Getting around | About 7 minutes to downtown Thousand Oaks, 101 via Erbes Road, car needed for most errands |
Two cul-de-sac streets, a pool and a tennis court
The community spreads 132 units across about 17 acres, which is low density by condo standards. Instead of one big block, you get clusters of buildings along two streets with cul-de-sac pockets, lawns and trees that have had decades to fill in. End units get the quietest spots and a private patio or porch.
There is no gate. The streets are open, and the community sits right beside Oakbrook Townhomes, so the two blend into one residential pocket between Erbes Road and the middle school. The pool, spa and tennis court are the shared amenities, and they do the job for a community this size.
Two honest notes on daily life. First, East Avenida de las Flores and Erbes Road both carry school-hour and commute-hour traffic, so units fronting those roads hear more than units tucked into the courts. Visit around 7:45 in the morning and again at 3 in the afternoon before you decide. Second, this is a mix of owners and renters, which is normal for an entry-level Conejo Valley condo community and worth knowing if you want a block that is mostly owner occupied.
The homes: 1979 flats and townhomes, updated one unit at a time
Two product types sit side by side. Single-story flats run about 1,030 square feet with two bedrooms and two baths. Two-story townhomes go up to about 1,190 square feet, either two bedrooms with two and a half baths or three bedrooms with two and a half baths. Nothing here is large, but the three bedroom plan is a real three bedroom, which is rare at this price in the Westlake High area.
Expect a one-car garage plus an assigned space in most plans, with in-unit laundry in at least some of them. Because the buildings are all one vintage, condition inside varies by owner: some units show remodeled kitchens, newer flooring and fresh paint, and others are close to original. Price the difference accordingly.
Recent closed sales ran about $540K to $675K, with the median around $615K. Dues on those sales ran roughly $360 to $490 a month, and at least one newer listing has shown a higher figure, so get the current number from the seller. For context on where this sits in the market, see our Thousand Oaks home values page, and compare with Woodlands Townhomes and Northwood Townhomes if you are shopping the attached-home tier across the city.
Schools: Lang Ranch, Los Cerritos and Westlake High
This is the reason many buyers end up here. The community feeds Lang Ranch Elementary, a K through 5 school of roughly 700 students with a 10 out of 10 GreatSchools rating, then Los Cerritos Middle, which sits a straight shot east on East Avenida de las Flores with a Thousand Oaks Transit stop at the school, and then Westlake High.
Among ownership options in the Westlake High attendance area, Las Flores Villas is near the bottom of the price ladder. That is the whole value proposition in one sentence.
One caution we give every buyer in this part of town: Conejo Valley Unified has redrawn boundaries and consolidated schools in recent years, and this pocket sits near the seams between several elementary zones. Confirm the specific unit address with the district before you count on a school.
Erbes Road, Oakbrook Plaza and the oaks beyond
Errands are easy. Oakbrook Plaza on Avenida de los Arboles, a couple of minutes up Erbes Road, has Gelson's, Trader Joe's, Ralphs, CVS, Coffee Bean and Starbucks and a run of quick food, with the Oakbrook Shopping Center adding more in the same cluster. Walkability is moderate rather than urban: you can walk to coffee and groceries, but you will drive for most of life.
Erbes Road south to the 101 is the main commute move, and downtown Thousand Oaks is about a 7-minute drive. Hollywood Burbank airport is roughly 48 minutes and LAX about an hour in normal traffic. Transit is thin, so plan on a car per adult.
For open space, Oakbrook Regional Park is the local treasure: about 430 acres of oak woodland along a streambed, home to the Chumash Indian Museum and family-friendly trails. The wider Conejo Open Space trail network picks up north of Avenida de los Arboles.
Who it suits, and what to check before you write an offer
Las Flores Villas fits a first-time buyer who wants a Thousand Oaks address and the Westlake High boundary without a $1M price tag, a downsizer who wants single-level living and a pool someone else maintains, and a family who will trade square footage for the schools. Two bedroom units have also been offered for rent in the high $2,000s a month, so investors look here too.
Before removing contingencies, we would want these in hand:
- Reserve study and budget. At nearly fifty years old, roofs, plumbing and pool equipment are the capital items that matter. Ask for recent repair history and any special assessment or litigation history.
- CC&Rs and current rules. Rental caps, pet limits, parking enforcement and patio rules all live here. If you plan to rent the unit, confirm any restriction in writing.
- Insurance. North Thousand Oaks sits close to open space, which can affect HO-6 pricing. Get the master policy declaration page early and check the fire hazard maps for the address.
- Financing. Owner-occupancy ratio, reserve funding and FHA project approval status will shape FHA and VA eligibility. Check before you write an FHA offer.
- The right association. Neighboring complexes use similar street names, including Casa de las Flores on Jeranios Court and other buildings on the 1600 block of East Avenida de las Flores. Make sure the unit you are pricing actually belongs to Las Flores Villas.
One housekeeping point: a 1979 community predates most Mello-Roos districts, so extra assessments are unlikely, but read the direct assessments on the tax bill anyway. For how this pocket compares across the city, browse our Thousand Oaks neighborhoods guide.
Owning in Las Flores Villas
What a typical home costs to own
About $4,180/month
- Principal and interest$3,271
- Property tax (about 1.1% of price, Ventura County)$550
- HOA$359
Estimate for a $600K 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.
Thousand Oaks market, latest data
- Median sale price$1.13M
- Change over 12 months-5.0%
- Typical days on market34
Citywide, three months ending May 2026. Thousand Oaks home values
Our experience here
We sell across this part of the Conejo Valley, including the neighborhoods around Las Flores Villas, and are glad to talk through how it compares.
Thousand Oaks home prices, the last five years
Questions people ask about Las Flores Villas
What schools serve Las Flores Villas?
Lang Ranch Elementary, Los Cerritos Middle and Westlake High in the Conejo Valley Unified School District. Los Cerritos Middle sits east on the same street. Because the district has redrawn boundaries in recent years and this pocket is near several elementary zone lines, confirm the specific unit address with the district before relying on a school assignment.
How much do condos in Las Flores Villas cost?
Recent closed sales ran about $540K to $675K, with a median around $615K. Single-story two bedroom flats of about 1,030 square feet sit at the lower end, and two-story townhomes up to about 1,190 square feet, including three bedroom plans, sit at the upper end. Updated interiors command a premium over original condition.
What are the HOA dues and what do residents get?
Dues on recent sales ran roughly $360 to $490 a month, and at least one newer listing has shown a higher figure, so ask for the current amount. The association maintains the common grounds, a pool, a spa and a tennis court. Request the budget, reserve study and master insurance policy to see exactly what the dues cover.
Is Las Flores Villas gated?
No. The streets are open with no gate or guard. The community is low density, 132 units on about 17 acres, with cul-de-sac pockets and mature landscaping, and it sits directly beside Oakbrook Townhomes. End units tucked into the courts are the quietest; units along Erbes Road or East Avenida de las Flores hear more traffic at school and commute hours.
Can I rent out a unit in Las Flores Villas?
Units here do trade as rentals, with two bedroom plans offered in the high $2,000s a month. Whether a specific unit can be rented depends on the CC&Rs and current rules, which can include rental caps or minimum lease terms. If renting is part of your plan, get the restriction confirmed in writing before you remove contingencies.
Thinking about Las Flores Villas?
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 (association, acreage, manager)
- City of Thousand Oaks parcel layer (unit count, year built)
- Conejo Valley Unified attendance boundaries
- GreatSchools: Lang Ranch Elementary
- Regency Centers: Oakbrook Plaza tenants
- Walk Score: Erbes Rd and E Avenida de las Flores
- Chumash Indian Museum and Oakbrook Regional Park
- Redfin sold data, Las Flores Villas
Facts checked October 2026.
