Symphony is a hillside pocket of 146 single family homes on the west edge of Lang Ranch, where kids can walk to Lang Ranch Elementary, the association pool and sport court do the neighborly work, and the open space trails start a few blocks away. It suits families and downsizers who want the Lang Ranch address and Westlake High without paying for a bigger house. Homes run about 1,650 to 2,200 square feet and have sold for roughly $800K to $1.5M.
On a weekday afternoon in Symphony the traffic is mostly bikes rolling down Rikkard Drive from Lang Ranch Elementary, and the loudest thing in the neighborhood is a basketball game at the sport court. The houses are 1987 and modest by Lang Ranch standards, but the lots are not. Many back to brush and oak, some run to about a third of an acre, and the tract is known as a place where an owner can fit a private pool in the backyard, which is unusual in a part of town that otherwise prices yard space at a premium.
| Homes | 146 single family homes on Rikkard Drive, Ridgebrook Place, Meadowside Drive and two short courts |
|---|---|
| Built | 1987 |
| Size | 3 to 4 bedrooms, about 1,650 to 2,200 square feet |
| Price range | About $800K to $1.5M |
| HOA | About $139 a month, covers pool, spa, playground and sport court |
| Gated | No, public streets; the pool area is fenced and gated |
| Schools | Lang Ranch Elementary, Los Cerritos Middle, Westlake High |
| Getting around | Off Erbes Road near Avenida de los Arboles, Highway 23 to the 101 |
A small hillside tract that runs on its rec area and its trails
Symphony sits up in the hills just east of Erbes Road, five short streets tucked into the west side of Lang Ranch. The association's rec site is the center of gravity: a pool and spa, a playground, a basketball court, a grassy common and an outdoor cooking area. In a tract this size you learn the neighbors fast, and most of that happens at the pool in summer.
The other half of daily life is the open space. Lang Ranch and Woodridge open space covers about 1,025 acres and abuts thousands more, with roughly 20 miles of public trail and views across to the Simi Hills and Santa Susana Mountains. The Oakbrook Vista trail is an easy 2.7 miles, the Woodridge loop about 2.8, and the Lang Ranch and Autumn Ridge loops run 4 miles and up. Trails are open sunrise to sunset and dogs need a six foot leash. Lang Ranch Neighborhood Park, with its field, playground, basketball court and paved perimeter path, sits across from the Oakbrook Vista trailhead, and Sapwi Trails Community Park adds 145 acres of oak country with its own loop.
Errands are close. Oakbrook Shopping Center at Erbes and Avenida de los Arboles has a Vons with a pharmacy, a Starbucks that opens at 4:30 a.m. on weekdays, a credit union, and Five07 Coffee Bar and Eatery with indoor and outdoor seating and live music. Most of what a household needs on a Tuesday is one signal away.
The homes: compact 1987 plans on surprisingly generous lots
Every house here went up in 1987, and the plan set is tight. The smallest is a 3 bedroom, 2 bath at about 1,646 square feet. The most common larger plan is a 4 bedroom, 2.5 bath at about 2,021 square feet, and the range tops out near 2,200. Single story plans exist and are marketed as highly desired when they come up. Period details show up again and again: tile roofs, three car garages, high ceilings, a family room fireplace, walk in closets.
What varies is the dirt. Lots run from under 9,000 square feet to over 13,000 on the corners, and perimeter lots back directly to open space with privacy and views. Interior lots can have no view at all. The same 2,021 square foot plan can sit on either, which is why two near identical houses can price very differently.
Nearly forty year old houses come in two conditions. Many have been remodeled, with newer roofs, HVAC, plumbing and electrical. Others are original, and the inspection should treat them that way. We price an untouched Symphony house very differently from a finished one.
What Symphony costs and why lot quality drives it
Recent sales have landed between about $800K and $1.5M, with the 2,021 square foot four bedrooms trading in the $1.1M to $1.25M band in 2025. Inventory is thin, usually a handful of listings at any given time, and a well presented home has sold over asking in under a month.
Position inside the tract matters more than square footage. Backing to open space, a corner lot, a single story plan and a yard with room for a pool each add appeal. A lot facing Erbes Road will hear the road. For broader context on how this pocket compares to the rest of the city, see our Thousand Oaks home values page.
Schools: an affordable ticket into Lang Ranch Elementary and Westlake High
Symphony feeds Lang Ranch Elementary, Los Cerritos Middle and Westlake High, all in Conejo Valley Unified. Lang Ranch Elementary is the reason many buyers look here first: about 720 students, a 22 to 1 ratio, top ratings, and a 98 percent regular attendance rate against 88 percent for the district. It is within walking distance of the tract. Los Cerritos Middle is on Avenida de las Flores, and Westlake High on North Lakeview Canyon Road serves about 1,900 students.
Two cautions. Not every Lang Ranch tract feeds the same middle and high school, so check each address on the district locator before you count on it. And some online listings label the high school district incorrectly; it is Conejo Valley Unified, not Ventura Unified.
Getting around and the neighborhoods next door
You come in from Avenida de los Arboles to Erbes Road, then up Meadow Brook to Rikkard. Highway 23 is the near freeway and carries you south to the 101. Symphony is in Ventura County and the City of Thousand Oaks, which matters for taxes, services and insurance quotes.
Buyers here usually tour the neighbors too. Oakbrook Homes is worth a look, and Tamara and the Brock Collection are other named pockets to compare if you want more house. Our full map of Thousand Oaks neighborhoods shows where each one lands on price.
Who it suits, and what to check before you write an offer
Symphony fits a family that wants the Lang Ranch schools, a yard and room for a pool without the price of a much larger house, and it works for downsizers who want a single story on a quiet street with trails nearby. It is not the place for someone who needs 3,000 square feet or a gated entry.
- Fire hazard. The tract backs onto more than a thousand acres of brush. CAL FIRE's 2025 maps expanded very high hazard acreage across Ventura County, and in those zones sellers must provide documentation of a compliant defensible space inspection and owners must clear 100 feet around the home or to the property line. Confirm the zone for the specific address and get an insurance quote early.
- HOA documents. Dues have crept from about $110 to about $139 a month over the years. Order the current statement, the CC&Rs and the reserve study in escrow; rental rules, parking rules and architectural approval all live there.
- Tax bill. Thousand Oaks has community facilities districts on the books, and we could not tie one to this tract either way. Read the current tax bill and ask for a disclosure.
- Condition. Original 1987 roofs, HVAC, plumbing and electrical are common on un-remodeled homes. Budget accordingly.
- Park promise. Residents have publicly complained that the full service community park Lang Ranch buyers were told about is overdue. The neighborhood park and trails are here; the ball fields and community center are not.
- Name. The association of record is Symphony on the Hill, and you will see the tract listed under several variants. Search all of them when you pull comparables.
Owning in Symphony
What a typical home costs to own
About $6,985/month
- Principal and interest$5,861
- Property tax (about 1.1% of price, Ventura County)$985
- HOA$139
Estimate for a $1.07M 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 Symphony, and are glad to talk through how it compares.
Thousand Oaks home prices, the last five years
Questions people ask about Symphony
Is Symphony in Thousand Oaks a gated community?
No. Symphony has public streets and no perimeter gate. The association's recreation area with the pool, spa, playground and sport court is fenced and gated for residents. If a gated entry is a must, look at other Lang Ranch pockets rather than Symphony.
What does the Symphony HOA cost and what does it cover?
Dues are about $139 a month. That covers the community pool and spa, a playground, a basketball sport court, a grassy common area, an outdoor cooking area and restrooms. Order the current dues letter and CC&Rs in escrow, since dues have risen over time and rental and parking rules live in the documents.
What schools do Symphony homes attend?
Symphony feeds Lang Ranch Elementary, Los Cerritos Middle and Westlake High in Conejo Valley Unified. Lang Ranch Elementary is within walking distance and is one of the top rated elementaries in Thousand Oaks. Confirm each address on the district locator, because nearby pockets do not all share the same middle and high school.
How much do homes in Symphony cost?
Homes have sold for roughly $800K to $1.5M. The common 2,021 square foot four bedroom plan traded around $1.1M to $1.25M in 2025. Open space backing lots, corners and single story plans tend to command the top of the range, while original condition homes and interior lots sit lower.
Are there single story homes in Symphony?
Yes. The tract includes single story plans alongside the more common two story four bedrooms, and listings market them as highly desired. They come up rarely, so if a one story matters to you, ask us to watch the tract and Oakbrook Homes for you.
How big are the lots and can you add a pool?
Lots range from under 9,000 square feet to over 13,000 on corners, which is generous for Lang Ranch. The tract is pitched as a place in Lang Ranch where you can fit a private pool in your own backyard, and yard space is a main selling point. Perimeter lots back to open space; expect to pay more for those and for view lots.
Thinking about Symphony?
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
- City of Thousand Oaks parcel layer
- Conejo Valley Unified school boundaries
- CAL FIRE Fire Hazard Severity Zone maps
- Lang Ranch Trail Map, Conejo Open Space
- Lang Ranch Open Space, Conejo Open Space Foundation
- Lang Ranch Elementary, SchoolDigger
- Oakbrook Shopping Center leasing brochure
- ABC7 on 2025 CAL FIRE maps in Ventura County
Facts checked October 2026.
