In the Newbury Park vs Thousand Oaks comparison, the two sit within about 2.5 percent of each other on value, at $1,026,272 versus $1,052,875 as of mid 2026 per the Zillow Home Value Index. The difference is what the money buys: Newbury Park delivers newer construction, bigger lots, and trailhead access to the Santa Monica Mountains, while Thousand Oaks buys proximity to The Oaks mall, the Civic Arts Plaza, and a shorter run to the 101. Submarkets swing far wider than city lines, from $749,000 in Downtown Thousand Oaks to $1,225,000 in Dos Vientos.
Key Takeaways
- Newbury Park home values averaged $1,026,272 versus $1,052,875 in Thousand Oaks citywide as of mid 2026, per the Zillow Home Value Index.
- Median sale prices ranged from $749,000 in Downtown Thousand Oaks to $1,225,000 in Dos Vientos Ranch during the trailing twelve months.
- Newbury Park High School, rated 9 out of 10 by GreatSchools, enrolls about 2,080 students and offers International Baccalaureate coursework.
- The 30 year fixed mortgage rate averaged 6.66 percent at the end of July 2026, according to Freddie Mac, nearly flat year over year.
- Newbury Park is not an incorporated city but the western section of Thousand Oaks, using the 91320 zip code within Conejo Valley Unified School District.
Anyone comparing Newbury Park vs Thousand Oaks runs into a technicality first: Newbury Park is not a separate city. It is the western portion of Thousand Oaks with its own 91320 zip code, high school, and market behavior. Zillow puts the average Newbury Park home value at $1,026,272, up 0.3 percent year over year, while Thousand Oaks overall sits at $1,052,875. A gap of about $27,000 in a million dollar market is noise. The lifestyle gap is not.
What is the price difference between Newbury Park and Thousand Oaks in 2026?
Citywide numbers hide the story. Redfin shows the median sale price in Thousand Oaks at $1,110,336 in May 2026, down 1.3 percent year over year, while Newbury Park closings run closer to $999,000. Inside the submarkets the spread widens: Downtown Thousand Oaks near $749,000, Central Thousand Oaks near $854,000, and Dos Vientos Ranch near $1,225,000 over the trailing twelve months.
Median Sale Price by Conejo Valley Submarket, Mid 2026
Source: Redfin and Zillow submarket data, mid 2026
The 30 year fixed rate mortgage averaged 6.66 percent at the end of July 2026, according to the Freddie Mac Primary Mortgage Market Survey, essentially flat from a year earlier. Stable rates plus rising inventory pushed days on market into the high 30s and low 40s in 91320 this spring, which is why pricing correctly out of the gate in Newbury Park matters more than it has in several years.
| Metric | Newbury Park (91320) | Thousand Oaks (citywide) |
|---|---|---|
| Average home value (Zillow ZHVI) | $1,026,272 | $1,052,875 |
| Year over year change | Up 0.3% | Up 0.5% |
| Median sale price | About $999,000 | $1,110,336 |
| Median price per square foot | About $526 | About $545 |
| Typical days on market | 38 to 41 | 37 |
| Priciest pocket | Dos Vientos, about $1,225,000 | North Ranch and Lang Ranch |
| Entry point | Condos near Wendy Drive from about $525,000 | Downtown condos from about $525,000 |
Which neighborhoods define Newbury Park versus Thousand Oaks?
Newbury Park splits into three worlds. Dos Vientos Ranch, built largely between 1996 and 2007 off Via Ricardo, is the newest master planned area in the Conejo Valley, with median sales near $1,225,000 and roughly 48 days on market. The Casa Conejo tracts near Wendy Drive hold the entry level Newbury Park homes, with 1,400 to 1,600 square foot ranch homes listing between $725,000 and $825,000. Between them run the 1970s and 1980s neighborhoods off Reino and Borchard, where a 2,965 square foot home on Via Pacifica closed at $1,790,000 this spring.
Thousand Oaks proper runs older and denser east of Wendy Drive, from Janss Road to Erbes Road, then climbs into pricier Lang Ranch and North Ranch. Cross into the gated side of the valley and the contrast with Westlake Village pricing is sharper still.
How do the schools compare in Newbury Park vs Thousand Oaks?
Both communities feed Conejo Valley Unified School District, the single biggest reason families treat this as one housing market. Newbury Park High School on North Reino Road carries a 9 out of 10 GreatSchools rating and enrolls about 2,080 students, with International Baccalaureate coursework and a nationally known distance running program. Sycamore Canyon School serves the Dos Vientos side, while Thousand Oaks High and Westlake High anchor the eastern half of the district.
Attendance boundaries move value in ways automated estimates rarely capture, and two houses one street apart on Lynn Road can feed different schools. Our breakdown of how the four major high schools compare on scores and college placement goes campus by campus.
Median Price per Square Foot, Newbury Park vs Thousand Oaks Submarkets
Source: Redfin and Movoto submarket data, June 2026
Which area has better trails, restaurants, and commutes?
Price per square foot spans only about $120 across every submarket above, so buyers here are paying for land, views, and access rather than interior space. Newbury Park wins open space outright. The Santa Monica Mountains National Recreation Area begins at Rancho Sierra Vista and Satwiwa off Via Goleta, where the Sycamore Canyon trail runs to the ocean at Point Mugu, and the Conejo Open Space Conservation Agency maintains trailheads off Lynn Road and Rancho Conejo Boulevard.
Thousand Oaks answers with amenities. Wildwood Regional Park and its Paradise Falls trail, The Oaks mall, the Civic Arts Plaza, and dining from Mastro's Steakhouse to El Sancho Loco Taqueria all sit east of Wendy Drive. Newbury Park counters with Newbury Park Plaza on Borchard, Honey Cup Coffeehouse, and Country Harvest. Driving east from Dos Vientos costs roughly seven to ten extra minutes each way, though anyone working in biotech along the Rancho Conejo employment corridor is inside five minutes of the office.
Who should buy in Newbury Park and who should buy in Thousand Oaks?
This is the practical fork in the road for most Conejo Valley buyers. Buy in Newbury Park for newer construction, a three car garage, a usable yard, and a trailhead five minutes from the driveway. Buy in Thousand Oaks for proximity to shopping and the arts, a shorter run to the 101, and a deeper supply under $900,000. At $1.2 million you choose between a 3,000 square foot Dos Vientos home with mountain views or a smaller updated home closer to the center of town. Our walkthrough of what that budget actually buys in Newbury Park covers floor plans, HOA dues, and commutes.
Frequently Asked Questions About Newbury Park vs Thousand Oaks
Is Newbury Park part of Thousand Oaks?
Yes. Newbury Park is the community name for the western section of the City of Thousand Oaks, covered by the 91320 zip code. Residents pay Thousand Oaks city taxes and attend Conejo Valley Unified schools, yet the data tracks separately because buyers shop it separately, a point we unpack in our look at how the two names differ in practice.
Is Newbury Park cheaper than Thousand Oaks?
Slightly, on average. The Zillow Home Value Index shows Newbury Park at $1,026,272 versus $1,052,875 for Thousand Oaks as of June 2026, a gap of about 2.5 percent. Within submarkets the picture flips: Dos Vientos at roughly $1,225,000 is more expensive than Downtown Thousand Oaks at $749,000 or Central Thousand Oaks at $854,000.
How long do homes take to sell in Newbury Park?
Homes in 91320 have averaged 38 to 41 days on market in 2026, up from 35 a year earlier, while sharply priced listings still go pending in about 15 days. Both are true at once: correctly priced homes move fast and overpriced ones sit for months.
Which has better schools, Newbury Park or Thousand Oaks?
Both sit in the same district, so the answer comes down to the specific campus. Newbury Park High School earns a 9 out of 10 GreatSchools rating with about 2,080 students, placing it among the strongest public high schools in Ventura County alongside Westlake High. Always verify attendance boundaries with the district before writing an offer, since street level assignments do not always match neighborhood names.
Thinking About Buying or Selling in the Conejo Valley?
Davis Bartels and the DB Real Estate Group have served families across the Conejo Valley and Ventura County since 2009, with 500+ closed transactions and more than $500 million in career sales volume, including a career-best 99 closings and $103M+ in 2025. If a move in either direction is on the table, a no pressure conversation is the easiest place to start.
Contact Davis: davisbartels.com or (805) 341-6125
