Buyers comparing Newbury Park and Westlake Village are often surprised by how far apart the prices sit for two neighboring communities with overlapping schools. In February 2026, median home prices differed by more than $600,000: $999,000 in Newbury Park against $1.6 million in Westlake Village. Both areas offer the Conejo Valley basics of good schools, mountain views and family oriented neighborhoods, so the gap deserves some explaining.
I have walked a lot of families through this exact choice since 2009, and the short version is this: a single family home in Newbury Park often costs the same as, or less than, a townhome in Westlake Village. Price is only part of the story, though. Here is what the difference actually buys you in day to day life and as an investment.
Source: Redfin, Movoto MLS data, February 2026
Key Takeaways
- Newbury Park median home prices reached $999,000 in February 2026 while Westlake Village homes cost $1.6 million, a $601,000 difference.
- Both communities are served by Conejo Valley Unified School District (on the Ventura County side of Westlake Village), though Westlake Village elementaries rank among the district's most sought-after.
- Westlake Village offers walkable access to coffee shops and restaurants around the lake area, while Newbury Park provides larger yards in a more suburban setting.
- Newbury Park homes sold in about 41 days compared to 58 in Westlake Village, so the lower priced market was also the faster moving one.
- Westlake Village commands $600 per square foot versus $500 in Newbury Park, a 20% premium per square foot.
Newbury Park and Westlake Village are neighboring Conejo Valley communities served by the same school district on the Ventura County side, but median home prices differ sharply. In February 2026, Newbury Park's median price was $999,000 versus $1.6 million in Westlake Village, a $601,000 gap. Westlake Village averages $600 per square foot compared to $500 in Newbury Park.
What is the actual price difference between Newbury Park and Westlake Village homes in 2026?
The gap is substantial and, by the February 2026 numbers, widening. Newbury Park's median sale price was $999,000, while Westlake Village reached $1.6 million, up 26.7% from a year earlier. At the median, that is roughly 60% more to buy in Westlake Village.
To put this in perspective, a 4 bedroom, 2,200 square foot home runs about $953,000 in Newbury Park versus $1.4 million in Westlake Village, roughly 47% more for a similar house. That is serious money, even for move up buyers.
Per square foot, the story is similar but softer. Newbury Park's median sale price per square foot was $500, down 5.1% year over year, while Westlake Village sat at $600, down 8.3%. (A rising median alongside a falling price per foot usually means larger homes made up more of the sales mix, not that every house got pricier.) Either way, Westlake Village still carries 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 |
Newbury Park homes took about 41 days to sell, up from 35 a year earlier, while Westlake Village homes took 58 days and closed roughly 1% below list. Sellers at the lower price point, in other words, were finding buyers a bit faster.
Do Newbury Park and Westlake Village homes feed into the same quality schools?
This is where it gets nuanced. 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. Within a district that size, though, individual schools vary, and the boundary lines matter.
CVUSD includes Westlake High School, which many local parents and agents regard as the strongest overall high school in the Conejo Valley. The Westlake Village elementaries within CVUSD are also among the most sought-after in the district. Schools elsewhere in Thousand Oaks and Newbury Park are generally good as well, but they are worth researching one by one before you buy.
At the elementary level the two communities overlap more than the price gap suggests. 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. Not every Newbury Park school posts numbers like that, so check the specific attendance boundary for any home you are considering.
One note for families shopping the wider area: Oak Park (OPUSD) is often the first choice for buyers focused purely on academics, and it is priced accordingly. The LA County side of Westlake Village and Agoura Hills (LVUSD) offer a strong mix of academics, sports and extracurriculars, with Agoura High generally viewed as a notch below Westlake High.
How does the walkable lifestyle in Westlake Village compare to Newbury Park's suburban feel?
Here is where the premium starts to make sense. Westlake Village is about location, especially if you value walkability and being in the middle of things. The area around the lake in particular was laid out with pedestrians in mind.
If walking to coffee and dinner matters to you, Westlake Village (especially the south side by the lake) is the clear pick of the two. Popular spots include The Stonehaus for coffee and wine, Stir at the Four Seasons, and JOi Café for plant based fare and organic coffee. The Westlake Village Center puts dozens of restaurants within walking distance.
Newbury Park is the most removed of the Conejo Valley communities, and some of its older neighborhoods can feel dated. Newer communities like Dos Vientos are a different story: bigger yards, newer construction and strong value, provided you are comfortable being a bit further from the action.
Newbury Park has its own regulars' spots, including Spumoni Italian Restaurant, Selvin's Restaurant + Lounge, and The Alamo Bar & Grill. Most locals stay on their own side of the valley day to day and head toward Westlake Village for a night out or a change of scenery.
The climate difference is real. In summer, Newbury Park often runs 10 to 15 degrees cooler than inland neighbors like Calabasas and Agoura Hills thanks to ocean air coming over from Malibu and up from Oxnard. That microclimate is a big part of why families keep finding their way out there despite the distance.
Which neighborhood offers better value for families in 2026?
The answer depends on what your family values most. For buyers who want space and newer construction, Newbury Park's dollars simply stretch further, and the single family versus townhome trade off mentioned above is the clearest example.
Newbury Park is generally the most affordable of the Conejo Valley towns, with a lower price per square foot and larger lots. Dos Vientos is the clearest example: newer homes, good amenities and a tight knit feel that draws families from the Westside of LA who want ocean breezes and a neighborhood where people know each other.
Westlake Village delivers value differently. It scores well for walkability to groceries and restaurants, safety at night, sense of community and sidewalk lined streets. If those matter more to you than square footage, the premium can be money well spent.
Appreciation figures are harder to pin down. Depending on the data source, Newbury Park's year over year change reads anywhere from roughly flat to up 18.9%, while Westlake Village's February 2026 median was up 26.7%. Single year swings like that often reflect which homes happened to sell rather than a true change in value, so treat them as a snapshot, not a forecast.
What are the current market trends affecting both communities?
Zooming out, the Conejo Valley as a whole has been relatively flat: up about 3% year over year, with the median hovering between $1.1M and $1.2M and most recently at $1,116,250. The premium pockets have outperformed that average.
Inventory has loosened. Active listings stood at 444 versus 361 a year earlier (a 23% increase), average days on market stretched to 65 from 50, and expired listings roughly doubled to about 100. That last number is the tell: a growing gap between what sellers want and what buyers will pay.
Rates remain a factor. Forecasts heading into 2026 called for mortgage rates to average about 6% for the year, and rates in that range keep a lid on purchasing power in both communities. The higher price point in Westlake Village simply magnifies the effect for move up buyers.
Inventory also differs between the two. As of this data, Newbury Park had 98 homes listed, including 5 condos and no foreclosures, a reasonable selection for buyers. Westlake Village typically carries thinner inventory, which helps explain its pricing resilience.
Frequently Asked Questions About Newbury Park vs Westlake Village
Are Newbury Park and Westlake Village really that similar?
On paper, yes: they are neighbors in the Conejo Valley, overlap in the Conejo Valley Unified School District, and share the same mountain views and family focus. On the ground, they have distinctly different characters, price points and levels of walkability, which is why buyers who assume they are interchangeable are often surprised.
Which area has better resale value potential?
Westlake Village posted the stronger year over year gain in the most recent data. Newbury Park's lower entry point arguably leaves more room to run as more buyers look west. Either way, one year of appreciation is a thin basis for a resale bet; location, lot and condition will drive resale in both communities.
How much commute time difference is there to Los Angeles?
Commutes to Los Angeles are similar from both, typically 45 to 60 minutes depending on traffic and destination. Newbury Park is a bit further out, which adds perhaps 5 to 10 minutes. For most buyers that is a minor factor, though daily commuters should test drive it at rush hour before deciding.
Can I get Westlake High School access from Newbury Park?
Most Newbury Park homes feed into Newbury Park High School, which ranks well but does not carry quite the same reputation as Westlake High. CVUSD does have transfer options, and some families use them, but space is not guaranteed and policies change. Confirm the current rules with the district before you buy with that plan in mind.
Thinking About Buying or Selling in Newbury Park or Westlake Village?
If you are weighing Newbury Park's value against Westlake Village's walkability, happy to talk it through; after 500+ transactions in the Conejo Valley since 2009, I have a decent sense of which trade offs people regret and which they don't. There is also more here for sellers considering their options in Newbury Park and for first-time buyers exploring the Conejo Valley.
Contact Davis: davisbartels.com
