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When families compare Newbury Park vs Westlake Village, they're often shocked to discover both communities share the same zip code (91320) and similar school quality, yet median home prices differ by over $600,000 in February 2026, with Newbury Park homes selling for $999,000 compared to Westlake Village's $1.6 million . This dramatic price gap exists despite both areas offering that coveted Conejo Valley lifestyle with excellent schools, mountain views, and family friendly communities.

After helping nearly 1,000 families navigate these decisions since 2009, I've seen countless buyers struggle with this exact choice. The reality is simple: you can often find a single family home in Newbury Park for the same price or cheaper than a Westlake Village townhome . But price is only part of the story. Let me break down what those price differences actually mean for your family's lifestyle and investment.

Newbury ParkWestlake VillagePrice Difference$999K$1.6M$601K$0$500K$1M$1.5M$2MMedian Home Prices: February 2026

Source: Redfin, Movoto MLS data, February 2026

What is the actual price difference between Newbury Park and Westlake Village homes in 2026?

The price gap between these communities is substantial and getting wider. Newbury Park homes sold for a median price of $999,000 in February 2026 , while Westlake Village reached $1.6 million, up 26.7% since last year . This means buyers pay approximately 60% more for a comparable home in Westlake Village.

To put this in perspective, a 4 bedroom, 2,200 square foot home costs $953,000 in Newbury Park versus $1.4 million in Westlake Village, about 45% more for the same home . That difference represents serious money, even for move up buyers in this market.

The per square foot numbers tell a similar story. Newbury Park's median sale price per square foot is $500, down 5.1% since last year , while Westlake Village commands $600 per square foot, though down 8.3% from last year . Both markets have cooled from 2023 highs, but Westlake Village still commands a 20% premium per square foot.

Metric Newbury Park Westlake Village Difference
Median Home Price $999,000 $1,600,000 +$601,000 (60%)
Price Per Sq Ft $500 $600 +$100 (20%)
Days on Market 41 days 58 days +17 days
Year-over-Year Change -0.37% +26.7% 27% gap

Interestingly, properties in Newbury Park sell after 41 days on the market compared to 35 days last year , while Westlake Village homes take 58 days and sell for about 1% below list price . This suggests Newbury Park offers more immediate liquidity for sellers despite the lower price point.

Do Newbury Park and Westlake Village homes feed into the same quality schools?

This is where the story gets interesting. Both communities are served by Conejo Valley Unified School District (CVUSD), which covers Thousand Oaks, Newbury Park, and the Ventura County side of Westlake Village . However, school quality varies significantly within this large district.

CVUSD is home to Westlake High School, which most local parents and agents consider the best overall high school in the Conejo Valley . The district serves both communities, but the Westlake Village elementaries within CVUSD are among the most sought-after in the entire district, while other parts of Thousand Oaks and Newbury Park are still good, just worth researching before you buy .

The elementary school landscape shows clear differences. Westlake Elementary School ranks in the top 10% with 78% reading proficiency and serves central Westlake Village neighborhoods , while Cypress Elementary School in Newbury Park also ranks in the top 10% with similar scores . However, the Newbury Park schools are excellent too, but not all, and it's worth doing your research .

For families prioritizing academics, Oak Park (OPUSD) is your best bet, though be prepared to pay a premium . If you want academics plus sports plus extracurriculars, Agoura Hills or the LA County side of Westlake Village (LVUSD) is excellent, though Agoura High is a step below Westlake High, just not considered the absolute best in the area .

How does the walkable lifestyle in Westlake Village compare to Newbury Park's suburban feel?

Here's where the price premium starts making sense. Westlake Village rewards location, especially if you value walkability and being in the center of things . The community was designed with pedestrians in mind, particularly around the lake area.

If you want to walk to coffee shops and restaurants, Westlake Village (especially the south side by the lake) is really your only option . Popular spots include The Stonehaus for coffee and wine, Stir at the Four Seasons for premium coffee, and JOi Café for plant based fare and organic coffee. The Westlake Village Center puts dozens of restaurants within walking distance.

In contrast, Newbury Park is the most remote, and while older neighborhoods can feel dated, newer communities like Dos Vientos are excellent, offering the best value, bigger yards, and newer construction for those fine with being the most removed from the action .

Newbury Park residents often gravitate toward local gems like Spumoni Italian Restaurant, Selvin's Restaurant + Lounge, and The Alamo Bar & Grill. However, locals tend to stay to this side of the Conejo Valley, mainly venturing to the Westlake Village side for a night out or a change of scenery .

The climate difference is subtle but real. During summer months, Newbury Park is often 10-15 degrees cooler than hotter nearby areas like Calabasas and Agoura Hills, enjoying ocean breezes from Malibu and Oxnard . This microclimate advantage helps explain why families are discovering the area despite the remote feeling.

Which neighborhood offers better value for families in 2026?

The value equation depends heavily on your lifestyle priorities. Value is part of the attraction of Newbury Park, where you can often find a single family home for the same price or cheaper than a Westlake Village townhome . For families prioritizing space and newer construction, this represents significant value.

Newbury Park is the most affordable town in the Conejo Valley, where you can expect to find homes with a lower price per square foot and a larger yard . The Dos Vientos community exemplifies this value proposition with modern homes, excellent amenities, and a strong sense of community that draws families moving from the Westside of LA who want cool ocean breezes but also want to own a home somewhere with community feel .

However, Westlake Village delivers value in different ways. The community scores high for walkability to grocery stores, walkability to restaurants, safety at night, sense of community, and streets with sidewalks . For families who prioritize lifestyle amenities over square footage, this represents strong value despite the premium pricing.

Investment potential also differs. Newbury Park home values have gone up 18.9% over the past year , while Westlake Village showed a massive 26.7% increase since last year . Both markets are appreciating, but Westlake Village currently shows stronger momentum.

Both markets are experiencing the broader Conejo Valley trends. Prices remain relatively flat, up 3% year-over-year but bouncing between $1.1M-$1.2M annually, with the median Conejo Valley home price at $1,116,250 . However, the premium communities are outperforming this average.

There are 444 active listings compared to 361 this time last year (a 23% increase), homes are taking longer to sell at 65 days on average versus 50 days last November, and expired listings doubled to 100 unsold homes indicating a divide between what sellers want and what buyers are willing to pay .

Interest rates remain a factor. Interest rates are expected to average 6.0% in 2026 , which continues to impact buyer purchasing power. This affects both markets, but the higher price point in Westlake Village amplifies the impact for move up buyers.

The inventory story differs between communities. Newbury Park currently has 98 homes listed including 5 condos and 0 foreclosures , providing reasonable selection for buyers. Meanwhile, Westlake Village maintains lower inventory levels, contributing to its price resilience.

Frequently Asked Questions About Newbury Park vs Westlake Village

Do both areas really share the same zip code?

Yes, both communities use zip code 91320, though they're in different areas of Thousand Oaks. This shared zip code often confuses buyers who assume they're getting the same lifestyle and amenities. While they share basic infrastructure like mail delivery and some services, the communities have distinctly different characters, price points, and walkability levels.

Which area has better resale value potential?

Westlake Village currently shows stronger appreciation with 26.7% year over year gains versus Newbury Park's 18.9%. However, Newbury Park offers more upside potential due to its lower entry point and growing recognition among buyers. Westlake Village has already achieved premium status, while Newbury Park is still emerging as buyers discover its value proposition.

How much commute time difference is there to Los Angeles?

Both areas offer similar commute times to Los Angeles, typically 45-60 minutes depending on traffic and destination. Newbury Park is slightly more removed from the freeway access points, adding perhaps 5-10 minutes to most commutes. However, the difference is minimal and shouldn't be a deciding factor for most buyers.

Can I get Westlake High School access from Newbury Park?

Most Newbury Park homes feed into Newbury Park High School, which ranks well but isn't considered as prestigious as Westlake High. However, the CVUSD district offers school choice options and interdistrict transfers. Some families successfully transfer their children to preferred schools, though this requires planning and isn't guaranteed.

Thinking About Buying or Selling in Newbury Park or Westlake Village?

Davis Bartels and the DB Real Estate Group have helped nearly 1,000 families navigate the Conejo Valley market since 2009. Whether you're weighing Newbury Park's value against Westlake Village's lifestyle amenities, or exploring your options in either community, reach out for a no pressure conversation about your goals. For sellers considering their options in Newbury Park, or first-time buyers exploring the Conejo Valley, we provide expert guidance tailored to your specific situation.

Contact Davis: davisbartels.com