If you're choosing between Thousand Oaks vs Newbury Park, you're looking at two of the most desirable communities in the Conejo Valley. Both are technically part of the city of Thousand Oaks, but they feel different on the ground, and the price and school details are worth understanding before you buy. The median home price in Thousand Oaks currently sits at $1.0M as of February 2026, while Newbury Park homes sold for a median price of $999,000 in the same period, according to market data. But the real differences go far beyond that $1,000 gap.
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Key Takeaways
- Thousand Oaks median home prices reached $1.0M in February 2026 while Newbury Park homes sold for $999,000 median.
- Thousand Oaks homes average $539 per square foot compared to Newbury Park's $500 per square foot pricing.
- Newbury Park High School ranks 358th in California while Thousand Oaks High School ranks 412th according to GreatSchools.
- The Oaks Shopping Center in Thousand Oaks is the largest shopping center in Ventura County with over five million annual visitors.
- Wildwood Regional Park spans 1,765 acres across both areas with 14 hiking trails and Paradise Falls as its best-known feature.
Thousand Oaks and Newbury Park are both neighborhoods within Thousand Oaks, California, differing mainly in price and school rankings. As of February 2026, Thousand Oaks median home price is $1.0M ($539/sq ft) versus Newbury Park's $999,000 ($500/sq ft). Newbury Park High School ranks 358th in California; Thousand Oaks High School ranks 412th, per GreatSchools.
What is the actual price difference between Thousand Oaks and Newbury Park homes in 2026?
On median price alone, the gap is surprisingly narrow. Thousand Oaks median home prices reached $1.0M in February 2026, while Newbury Park homes sold for a median of $999,000. Price per square foot is where the difference shows up: Thousand Oaks averaged $539 per square foot, while Newbury Park came in at $500. Put another way, Newbury Park buyers were getting roughly 8% more house per dollar in that period.
Buyer activity also differs a little. Homes in Thousand Oaks received an average of 2 offers and sold in around 44 days, while Newbury Park homes received 1 offer on average and sold in around 41 days. Newbury Park homes moved a touch faster, but Thousand Oaks sellers saw slightly more competition per listing.
For context, the median price of a Conejo Valley home was $1,116,250 in November 2025, up 2.9% from the previous year. Both Thousand Oaks and Newbury Park came in below that valley-wide figure, which is part of why they draw buyers, especially first time buyers making the jump from LA apartment living.
| Metric | Thousand Oaks | Newbury Park | Difference |
|---|---|---|---|
| Median Home Price | $1,000,000 | $999,000 | $1,000 |
| Price per Sq Ft | $539 | $500 | $39 |
| Days on Market | 44 days | 41 days | 3 days faster |
| Average Offers | 2 offers | 1 offer | 1 more offer |
How do school district ratings compare between Thousand Oaks and Newbury Park?
Both areas are served by the Conejo Valley Unified School District (CVUSD), but the school assignment varies significantly by neighborhood within each community. CVUSD is home to Westlake High School, widely considered the top overall high school in the Conejo Valley, and that reputation alone draws many buyers into the district.
The high school rankings are closer than people assume. Newbury Park High School ranks 358th within California, while Thousand Oaks High School ranks 412th, according to GreatSchools rankings. For a comprehensive overview of how all the local schools compare, check out our detailed Conejo Valley high schools ranking.
At the elementary level, CVUSD has 17 schools spread across multiple communities, so there is more variation than you would find in a smaller district. The Westlake Village and Lang Ranch schools are among the most sought-after in the district, while other parts of Thousand Oaks and Newbury Park are solid but worth researching before buying.
For families in the Dos Vientos area of Newbury Park, there's a unique advantage. Sycamore Canyon School serves as both an elementary and middle school (K-8) on the same campus and is the highest-rated school in the Dos Vientos area on GreatSchools. Both Sycamore Canyon and Cypress Elementary are well above average for the district and a big reason why Dos Vientos is the most sought-after part of Newbury Park for families.
Which area offers better shopping, dining, and outdoor activities?
Thousand Oaks offers significantly more shopping and dining options, anchored by major retail destinations. The Oaks Shopping Center, just off the 101, is the largest shopping center in Ventura County and draws over five million visitors annually. Tenants include Anthropologie, Urban Outfitters, Sephora, Apple, and Dick's Sporting Goods.
The Oaks also has four sit-down restaurants near the theater: Lazy Dog Cafe, Red Robin, Olive Garden, and The Cheesecake Factory. Beyond the mall, Buca di Beppo serves family-style Italian at Janss Marketplace, near the 101 and Wilbur Road.
Newbury Park's dining scene is smaller, with a handful of local favorites. Caffe Aroma is a small strip-mall coffee shop with a loyal following for its coffee and desserts. The Alamo Bar & Grill does Tex-Mex and American standards (fajitas, burgers, margaritas) in a family-friendly setting.
For outdoor recreation, both areas have excellent hiking. Wildwood Regional Park has 14 hiking, biking and running trails over 1,765 acres spanning southern Moorpark, northern Newbury Park and western Thousand Oaks. It is open year-round and draws everyone from serious naturalists to families, many of whom come for Paradise Falls. Families will find plenty of great activities to do with kids throughout Thousand Oaks and Conejo Valley.
Wildwood has over 27 miles of trails, with over 250 plant species recorded, along with 37 species of mammals, 70 bird species, and 22 species of amphibians and reptiles. The park's Paradise Falls trail is the most popular route, ending at a 40-foot waterfall.
Are Thousand Oaks or Newbury Park homes selling faster right now?
As of February 2026, Newbury Park homes were selling slightly faster than Thousand Oaks homes. Newbury Park properties sold after 41 days on the market, compared to 35 days a year earlier, while Thousand Oaks homes sold after 44 days, compared to 48 days a year earlier. The two areas are converging: Newbury Park slowed a bit and Thousand Oaks sped up.
Offer counts tell the other half of the story: Thousand Oaks homes received 2 offers on average, Newbury Park homes 1. Read together, Thousand Oaks listings sat slightly longer but drew a bit more competition when they did sell. Both areas appeal to families and young professionals seeking an alternative to LA living.
Inventory has loosened across the valley. The Conejo Valley ended November 2025 with 444 active listings, up 23% from November 2024, and homes took 65 days on average to sell, up 29% from the prior year. That is a real shift from the seller's market of recent years, and it gives buyers more options and more room to negotiate.
Expired listings doubled to 100 for the month versus 50 the year before, a sign that some sellers are still priced where the market was rather than where it is. For buyers, homes that have sat for more than 30 days are usually where the negotiating room is.
Prices themselves have been steady: the median Conejo Valley home price was $1,116,250 in November 2025, up 2.9% from $1,085,000 a year earlier. More choice for buyers, but prices had not softened as of that reading.
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Frequently Asked Questions About Thousand Oaks vs Newbury Park
Is Newbury Park considered part of Thousand Oaks?
Yes, Newbury Park is technically a community within the city of Thousand Oaks, but it maintains its own distinct identity, ZIP code (91320), and local character. Many residents identify more strongly with the Newbury Park community than the broader Thousand Oaks city. Wildwood Regional Park straddles the two, which gives you a sense of how the boundaries blur on the ground.
Which area has better access to hiking and outdoor recreation?
Both have excellent access, but Newbury Park has a slight edge. Wildwood Regional Park is shared between the two, and Newbury Park residents are also closer to Rancho Sierra Vista/Satwiwa and the Point Mugu State Park trails.
How do property taxes compare between the two areas?
The base property tax rate is the same since both areas are within the same city (Thousand Oaks) and county (Ventura). The effective rate is approximately 1.1% of assessed value, according to the Ventura County Assessor. Actual bills depend on the assessed value of the specific home, and special assessments and bond measures can vary by tract, so pull the tax bill for any property you are serious about and run it past your CPA. Both areas benefit from Proposition 13 limits on annual assessment increases.
Which area is safer for families?
Both areas share the same excellent safety profile as part of Thousand Oaks city. Thousand Oaks has an overall crime rate of 11.5 per 1,000 residents versus a national average of 33.37, with violent crime at 0.57 and property crime at 10.93 per 1,000. The city consistently ranks among California's safest communities.
Thinking About Buying or Selling in Thousand Oaks?
Davis Bartels and the DB Real Estate Group have closed 500+ transactions locally since 2009. If you are weighing these two areas, or trying to time a sale in one of them, happy to talk it through. No pressure either way.
Contact Davis: davisbartels.com
