As of early 2025, there were 81 homes for sale in Newbury Park, Ventura County, with a median price of $1,025,000, up 9.1% from the prior year. The market still leaned toward sellers, but 44.4% of homes sold below asking price, so buyers who do their homework have some room to negotiate. The figures in this guide are a snapshot from that period; confirm current numbers before you make an offer.
With a Niche grade of A and a GreatSchools Rating of 9 out of 10 for Newbury Park High School and convenient access to major employers like Amgen, this area consistently ranks among the top family destinations in Ventura County. The question most buyers actually have is what $1.2 million buys here, and the answer depends heavily on which neighborhood you pick, from Dos Vientos at the top of the range to Casa Conejo at the entry point.
Source: Multiple MLS sources, March 2025
Key Takeaways
- Newbury Park's median home price ranged from $920,750 to $1,025,000 depending on the source as of early 2025, with year over year gains reported between 9.1% and 18.9%.
- Casa Conejo offers the best value under $1.2 million with a $935,000 median price (as of 2025), while Lynn Ranch averages $1,350,000 and Dos Vientos $1,700,000.
- Newbury Park High School ranks in California's top 30% with a 9/10 GreatSchools rating, 96% graduation rate, and 1320 average SAT score.
- The market leaned toward sellers, though homes sold about 2% below list price and went pending in roughly 65 days on average.
As of early 2025, Newbury Park's median home price was $1,025,000, up 9.1% year over year, with 81 active listings. Casa Conejo offers the best value under $1.2 million at $935,000 median. Newbury Park High School holds a 9/10 GreatSchools rating and 96% graduation rate. Homes sell in 65 days on average.
What is the median home price in Newbury Park?
The median home price in Newbury Park depends on who is counting. As of early 2025, Coldwell Banker put it at $969,000, Rocket Homes at $1,025,000, and the typical home value was $920,750 according to Zillow's Home Value Index. The spread reflects different methods (sold price medians versus modeled values) more than any disagreement about the market.
Appreciation was strong by any measure: Newbury Park home values rose 18.9% over the past year according to Zillow, while Rocket Homes reported sale prices 9.1% higher than a year earlier. Price per square foot told a slightly different story, at $500 and down 5.1% year over year according to Redfin, with other sources showing $523. A higher median alongside a lower price per foot usually means the mix of homes sold skewed larger, not that values fell.
Newbury Park was classified as a seller's market as of early 2025, meaning prices tend to hold firm and homes sell relatively quickly. Even so, the average home sold for about 2% below list price and went pending in around 65 days, which gives buyers more leverage than the label suggests. For buyers working with a $1.2 million budget, that leaves solid options across several neighborhoods.
| Neighborhood | Median Price | Price Range | Days on Market |
|---|---|---|---|
| Casa Conejo | $935,000 | $600K - $1.2M | 48 days |
| Lynn Ranch | $1,350,000 | $1M - $2.25M | 41 days |
| Dos Vientos | $1,700,000 | $1.2M - $3M+ | 36 days |
| Newbury Park Overall | $1,025,000 | $400K - $3M+ | 65 days |
Which Newbury Park neighborhoods offer the best value under $1.2 million?
For buyers with a $1.2 million budget, Casa Conejo is the clear value play. The median sale price in Casa Conejo, Thousand Oaks over the trailing 12 months was $935,000, up 1% from the prior 12 months. It was the first planned neighborhood in Newbury Park, with homes built between 1960 and 1977 offering three to six bedrooms and up to four bathrooms. Sizes are modest, from about 1,200 to just over 2,800 square feet, which is a big part of why prices stay below the Newbury Park median.
Lynn Ranch is the middle ground. The median home price was $1,350,000, but single-family homes start around $1 million, with the larger estates farther up the hills asking as much as $2.25 million. The draw is privacy, hillside views and direct access to Arroyo Conejo Open Space for hiking.
Dos Vientos commands the premium, with an average residential price of $1.7 million across 16 listings and single-family homes priced from roughly $1,150,000 to $2,695,000. Some sources list condos and townhomes in the $600,000 to $750,000 range and smaller single-family homes from $700,000 to $1.2 million, though those figures should be checked against current listings before you count on them. This master-planned community includes more than 25 individual neighborhoods, most of them newer construction with a more contemporary feel than the rest of Newbury Park.
Each neighborhood offers distinct advantages: Casa Conejo provides established charm and value, Lynn Ranch offers hillside living with hiking access, and Dos Vientos delivers modern amenities and newer construction. Your $1.2 million budget will stretch furthest in Casa Conejo, where you can secure a well-maintained 3-4 bedroom home with room for upgrades.
How good are Newbury Park schools and what are their ratings?
Newbury Park schools consistently rank among the top performers in Ventura County, serving as a major draw for families. Newbury Park High School has a 9/10 GreatSchools Rating and is ranked 358th within California according to US News, placing it in the top 30% of all public schools in California.
The academic performance data is impressive: 50% of students have achieved math proficiency (compared to the 34% CA state average), while 58% of students have achieved reading proficiency (compared to the 47% CA state average). Its graduation rate of 96% beats the California state average of 87%.
The AP® participation rate at Newbury Park High is 43%, and the International Baccalaureate program offers a second track for high-achieving students. Reported averages include a 3.62 GPA, a 1320 SAT score and a 30 ACT score.
The elementary and middle schools in the area also perform well. There are 13 schools serving elementary grades, including Westlake Elementary School (10/10 on GreatSchools), and the top performers among them reach 77% math proficiency and 82% reading proficiency.
All Newbury Park schools operate under the Conejo Valley Unified School District, which is ranked by Niche as the No. 2 best school district in Ventura County . For families prioritizing schools, that combination is hard to find at this price point; comparable districts in Los Angeles County generally come with higher housing costs.
What are commute times from Newbury Park to major employers?
Newbury Park sits within reasonable reach of employment centers across Los Angeles and Ventura counties, and the biggest local employer is practically next door. Amgen's campus at 1 Amgen Center Dr, Thousand Oaks, CA 91320 is about a five minute drive from many Newbury Park neighborhoods.
For Amgen employees, that is a meaningful quality of life advantage. The company employs thousands locally, and living in Newbury Park means skipping the long freeway commutes most Southern California workers accept. There is a transit option too: the nearest bus stop to Amgen Center Drive is at Rancho Conejo Blvd. & Ventu Park Rd., about a five minute walk from campus.
Downtown LA is about 45 miles east, and the drive runs anywhere from 45 minutes to 2 hours depending on traffic. The 101 is the primary route, and peak hour congestion is what pushes that range toward the high end.
Other major employment centers offer varying commute times:
- Santa Monica/West LA: 45-75 minutes via 101 South
- Burbank/Glendale: 60-90 minutes via 101 East to 134
- Century City: 50-80 minutes depending on route choice
- LAX area: 60-90 minutes via 101 to 405
Many Newbury Park residents appreciate the reverse commute advantage when working in areas like Camarillo, Oxnard, or other Ventura County locations, facing lighter traffic flows than those heading into LA. For families where one spouse works at Amgen and another commutes to LA, Newbury Park offers an ideal compromise location.
Source: Google Maps, Waze data, March 2025
Frequently Asked Questions About Moving to Newbury Park
What does $1.2 million actually buy you in Newbury Park?
With a $1.2 million budget, you can secure a 3-4 bedroom home with 2,000-2,800 square feet in Casa Conejo or Lynn Ranch. In Dos Vientos, your options will be more limited but may include townhomes or smaller single-family homes. Many properties in this range have updated kitchens, usable yards and a two car garage, but condition varies house to house, and some of the best values are homes that still need cosmetic work.
How competitive is the Newbury Park housing market right now?
As of early 2025, Newbury Park was technically a seller's market, but far more balanced than the peak pandemic years. Homes took roughly 36 to 65 days to sell depending on the neighborhood, and 44.4% sold below asking price. Some well-priced premium properties still drew multiple offers, but buyers generally had more negotiating power than they had seen in years, especially above $1 million. Check current data before you set a strategy, since conditions can shift quickly.
Which streets or areas should buyers avoid in Newbury Park?
Most of Newbury Park maintains high standards, but buyers should research proximity to the 101 freeway for noise concerns, especially in Casa Conejo where some homes sit closer to the freeway corridor. Additionally, some older sections of Casa Conejo may need more maintenance due to their 1960s-1970s construction. Verify flood zones and insurance availability before you write an offer: third party risk models estimate that 19% of properties carry some flood risk over the next 30 years, and essentially all of Newbury Park carries some degree of wildfire risk given the mountain setting.
What are the hidden costs of living in Newbury Park?
Beyond the purchase price, factor in property taxes (typically 1.1% to 1.3% of purchase price annually, though the exact rate varies by parcel, so confirm with your CPA or the county assessor), HOA fees where applicable ($100 to $300+ monthly in planned communities), and Southern California Edison rates that run higher than many buyers expect. Landscaping maintenance can be significant given the area's aesthetic standards, and many homes require regular pest control due to the natural setting. Fire insurance may also cost more due to wildfire proximity to the Santa Monica Mountains.
Thinking About Buying or Selling in Newbury Park?
Davis Bartels and the DB Real Estate Group have closed 500+ transactions in the Conejo Valley and surrounding areas since 2009. If a move to Newbury Park is on your radar, even loosely, happy to talk through what the numbers look like for your situation. If you're thinking about selling, learn about what every Newbury Park seller needs to know, or compare Newbury Park vs Westlake Village to understand the different price points in your area.
Contact Davis: davisbartels.com
