Palermo is where Dos Vientos runs out of road and the Santa Monica Mountains take over: 78 large homes on a western ridge above Via Olas and Via Mira Flores, on lots that average about half an acre, with open space and trailheads at the end of the street. It suits families who want the biggest house and yard in Dos Vientos and will trade a 3.5 mile drive to the 101 for quiet, views and room to spread out. Homes run roughly 3,400 to 5,100 square feet and sold for about $2.05M to $3.1M from late 2023 through 2026.
Evenings on Via Sandra and Via Mira Flores sound like a different town. The breeze the valley is named for comes off the ridge, the deer work their way down the slope, and the last houses in Newbury Park give way to more than a thousand acres of chaparral. Palermo is the top of Dos Vientos, built in the community's second wave from 2001 to 2003, and it is the pocket people choose when they want the Conejo Valley version of a mountain house without leaving a neighborhood with a K-8 school, a 28 acre park and a grocery store down the hill.
| Homes | 78 single-family homes |
|---|---|
| Built | 2001 to 2003 |
| Size | 4 to 6 bedrooms, about 3,400 to 5,100 square feet |
| Lots | About half an acre on average, with a wide spread from under a quarter acre to well over an acre |
| Price range | About $2.05M to $3.1M, late 2023 through 2026 |
| HOA | About $180 to $267 a month |
| Gated | Yes |
| Schools | Sycamore Canyon School (K-8), Newbury Park High |
| Getting around | 3.5 miles south of the 101 via Borchard Road, ZIP 91320 |
Life on the ridge: trails, wind and a lot of sky
Palermo sits on the western edge of Dos Vientos, the master-planned community that filled in the far west end of Newbury Park after 1998. The ridge position is the whole point. Homes look out over the open space rather than at each other, and the trail system starts at the ends of the cul-de-sacs rather than at a parking lot across town.
That open space is serious. Dos Vientos Open Space is 1,216 acres with 41 miles of shared-use trails for hikers, cyclists and riders, and it borders roughly 16,000 more acres running through Rancho Sierra Vista and Point Mugu State Park to the ocean. From the trails above the neighborhood you can see Boney Mountain and, on a clear day, the Pacific. The Edison trail from the community park climbs toward Conejo Mountain in Camarillo. The wildlife comes with it: mule deer, coyotes, bobcats and the occasional mountain lion use this corridor, which is part of why the neighborhood feels the way it does.
Daily life centers on Dos Vientos Community Park on Borchard Road, 28 acres with ball fields, soccer, tennis, basketball, sand volleyball and playgrounds, plus a community center with a preschool and free pickleball courts. The wider community describes itself as peaceful, clean and family-oriented, and residents take emergency preparedness seriously, which is a good sign in a hillside neighborhood. Palermo adds a layer of privacy on top of that. The lots are bigger, the streets are quieter, and most days the only through traffic is a neighbor heading to the trailhead.
The homes: half-acre lots and plans past 5,000 square feet
These are the largest production homes in Dos Vientos. Recent sales ran from about 3,400 to just under 5,200 square feet with four to six bedrooms, and the tract overall stretches from roughly 2,800 square feet to over 5,000. Built from 2001 to 2003, the homes are old enough to have mature landscaping and young enough that systems and floor plans still feel current.
The lots are what separate Palermo from the rest of the hill. The median sits around 22,700 square feet, and the range is enormous, from under 8,000 square feet up to more than an acre and a half on the biggest ridge parcels. That spread matters for pricing. Two homes with the same floor plan can differ by hundreds of thousands of dollars depending on whether the backyard is a flat half acre with a view or a modest pad with a slope behind it. When you compare homes here, look at the usable yard and the view before you look at the square footage.
Palermo shares its hillside with Gallery, a neighboring pocket on Via Rincon and Via Quinto from the same era that runs under a separate association. Lower on the hill, Vizcaya and Quintana and Monte Rey and Concerto offer Dos Vientos living on smaller lots at lower prices, and they are the natural comparison if the Palermo numbers stretch the budget.
Schools: Sycamore Canyon and Newbury Park High
Palermo is zoned to Sycamore Canyon School, the Conejo Valley Unified K-8 on Via Rio inside Dos Vientos, which means one campus from kindergarten through eighth grade and no middle school transition. SchoolDigger ranks it in the top 5 percent of California elementary schools and first among the district's elementary campuses, with enrollment just under 1,000 students. High school is Newbury Park High.
Families who want a conventional elementary and middle school track can also look at Cypress Elementary and Sequoia Middle as the district's secondary option for Dos Vientos. Confirm current enrollment and transfer rules with the district before you buy, since availability changes year to year.
Getting around, shopping and the drive to the 101
Everything in Dos Vientos funnels through Borchard Road, and from Palermo the freeway is about 3.5 miles north. That is the trade. Thousand Oaks and Westlake Village are a straightforward drive once you are on the 101, and Los Angeles is roughly 45 miles east, but there is no quick back way out of the neighborhood and the morning run down the hill is part of the routine.
The daily errands are closer than the ridge position suggests. Newbury Park Plaza at the center of Dos Vientos has Albertsons, CVS and Starbucks, and there is a small cluster of local spots including Honey Cup Coffeehouse and the Village Trader market. For a real night out, most residents head into Thousand Oaks or Westlake Village. Big-box retail like Target and Home Depot is several miles away.
Walkability within Palermo is about the trails, not the shops. The wider neighborhood scores moderately for cycling and low for walking, and the ridge streets are steeper than the flats below.
Who Palermo suits, and what to know before you buy
Palermo is for buyers who want the top of the hill: a large home, a real yard, views over open space, and the K-8 school inside the community. It is a strong fit for families with several kids, for people who hike or ride every weekend, and for anyone who finds the lower Dos Vientos tracts a little too close together. It is a poor fit for a daily commuter who resents every mile, or for anyone who wants to walk to coffee.
- Wildfire is part of the picture. The open space behind these homes is coastal sage scrub, grassland and chaparral, and Dos Vientos was evacuated in 2013 and again in 2018. Get insurance quotes early in escrow, budget for defensible-space maintenance, and treat a home's fire-hardening features as real value.
- Dues and coverage. Recent sales carried dues of about $180 to $267 a month under the Palermo Maintenance Association. Request the CC&Rs, budget and reserve study during your contingency period so you know exactly what the association maintains and what rules apply to things like RV parking and exterior changes.
- Comps get muddled. Neighboring Gallery homes and generic Newbury Park listings routinely get mixed into Palermo pricing, and they are not the same product. Price a Palermo home against Palermo sales, adjusted for lot and view.
- Taxes. Dos Vientos is a master-planned community, so pull the actual tax bill for any home you are serious about rather than assuming a standard rate.
- Single road in. Borchard is the main artery for the whole community. It is fine on an ordinary day; it is worth thinking about for evacuations and for a 7:30 a.m. commute.
Prices here track the top end of the Conejo Valley. For context on where the broader market sits, see our Thousand Oaks home values page, or browse the rest of our Thousand Oaks neighborhood guides.
Owning in Palermo
What a typical home costs to own
About $15,942/month
- Principal and interest$13,494
- Property tax (about 1.1% of price, Ventura County)$2,269
- HOA$180
Estimate for a $2.48M 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 Palermo, and are glad to talk through how it compares.
Thousand Oaks home prices, the last five years
Questions people ask about Palermo
How much do homes in Palermo cost?
Palermo homes sold for about $2.05M to $3.1M between late 2023 and 2026. The spread comes from lot size and view as much as square footage: a flat half-acre ridge lot with a 5,000 square foot plan sits at the top, while smaller pads with 3,400 square foot plans anchor the low end.
What schools serve Palermo in Dos Vientos?
Palermo is zoned to Sycamore Canyon School, a Conejo Valley Unified K-8 inside Dos Vientos that ranks among the top public schools in California, and then Newbury Park High. Cypress Elementary and Sequoia Middle are the district's secondary option for Dos Vientos families who prefer a separate middle school.
How big are the lots in Palermo?
Lots average about half an acre, with a median around 22,700 square feet. The range is wide, from under 8,000 square feet on the smaller pads to well over an acre on the largest ridge parcels, which is why two homes with the same floor plan can sell for very different prices.
How far is Palermo from the 101 freeway?
About 3.5 miles. Borchard Road is the main artery for all of Dos Vientos, and from Palermo on the western ridge you drive down the hill and north to the Borchard exit in Newbury Park. Los Angeles is roughly 45 miles east once you are on the 101.
Is Palermo in Thousand Oaks or Newbury Park?
Both, in the usual Conejo Valley way. Dos Vientos is a neighborhood of Thousand Oaks in the westernmost part of the Newbury Park area, and Palermo addresses use 91320. It is in Ventura County, and the open space to the south and west runs toward Camarillo and Point Mugu State Park.
Has Dos Vientos had wildfires?
Yes. Homes in Dos Vientos were evacuated during wildfires in 2013 and 2018. Palermo sits beside the Dos Vientos Open Space, which is chaparral and grassland, so buyers should line up insurance quotes early, plan for defensible-space upkeep, and value homes that have been hardened against embers.
Thinking about Palermo?
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 (home count, year built, lot sizes)
- Conejo Valley Unified attendance boundaries
- Redfin sold data (prices, sizes, dues)
- Dos Vientos, Thousand Oaks (Wikipedia)
- Dos Vientos Community Park (Wikipedia)
- Conejo Open Space Foundation, Dos Vientos trails
- The Acorn, Dos Vientos hike offers stunning views
- SchoolDigger, Sycamore Canyon School
- Homes.com Dos Vientos Ranch local guide
Facts checked October 2026.
