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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 offer distinct lifestyles and price points that can make a significant difference in your home buying decision. 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.

.chart-title { font: 16px Arial; font-weight: bold; fill: #111110; } .chart-label { font: 12px Arial; fill: #6e6a60; } .chart-value { font: 11px Arial; fill: #111110; font-weight: bold; } .bar-1 { fill: #c8a96b; } .bar-2 { fill: #52966e; }Median Home Prices: February 2026Thousand Oaks: $1,000,000Newbury Park: $999,000TONPDays on Market44 days41 daysSource: Redfin, Movoto, February 2026

What is the actual price difference between Thousand Oaks and Newbury Park homes in 2026?

The current market data reveals a surprisingly narrow gap between these two areas. Thousand Oaks median home prices reached $1.0M in February 2026, while Newbury Park homes sold for a median of $999,000 . However, price per square foot tells a more nuanced story. Thousand Oaks averages $539 per square foot, while Newbury Park comes in at $500 per square foot .

Market conditions also differ slightly between the areas. Homes in Thousand Oaks receive an average of 2 offers and sell in around 44 days, while Newbury Park homes receive 1 offer on average and sell in around 65 days . This suggests Thousand Oaks maintains slightly more competitive buyer demand despite the comparable pricing.

The broader Conejo Valley market context is important here. The median price of a Conejo Valley home was $1,116,250 in November 2025, representing a 2.9% increase from the previous year . Both Thousand Oaks and Newbury Park are currently pricing below this valley-wide average, making them attractive options for 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 breakdown shows clear differences. Newbury Park High School ranks 358th within California, while Thousand Oaks High School ranks 412nd within California, according to GreatSchools rankings. For a comprehensive overview of how all the local schools compare, check out our detailed Conejo Valley high schools ranking.

Elementary school quality varies considerably by specific neighborhood within both areas. CVUSD has 17 elementary schools spread across multiple communities, creating more variation than in smaller districts. 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 still good 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 is accessible from US Highway 101 midway between downtown Los Angeles and Santa Barbara, making it the largest shopping center in Ventura County with over five million visitors annually . The center features major tenants including Anthropologie, Urban Outfitters, Sephora, Apple, and Dick's Sporting Goods .

The Oaks also includes four sit-down restaurants centered on the theater: Lazy Dog Cafe, Red Robin, Olive Garden, and The Cheesecake Factory with patio dining . Beyond the mall, Buca di Beppo serves authentic family-style Italian food at Janss Marketplace at the intersection of Ventura Freeway and West Wilbur Road .

Newbury Park's dining scene is more intimate but includes several notable spots. Caffe Aroma is a cute and cozy coffee shop nestled in a strip mall, known for its coffee and desserts with a great atmosphere . The Alamo Bar & Grill offers a delightful mix of Tex-Mex and traditional American dishes, known for its fajitas, burgers, and refreshing margaritas as a family-friendly restaurant perfect for casual dining .

For outdoor recreation, both areas shine with access to exceptional hiking. Wildwood Regional Park boasts a network of 14 well-groomed hiking, biking and running trails over 1,765 acres spanning southern Moorpark, northern Newbury Park and western Thousand Oaks, with convenient year-round access and scenic beauty attracting everyone from avid naturalists to families, many coming to see Paradise Falls, considered the park's crown jewel . Families will find plenty of great activities to do with kids throughout Thousand Oaks and Conejo Valley.

Wildwood is home to over 27 miles of hiking trails, with over 250 plant species recorded, as well as 37 species of mammals, 70 bird species, and 22 species of amphibians and reptiles . The park's Paradise Falls trail is particularly popular, offering a stunning 40-foot waterfall surrounded by mountains .

Are Thousand Oaks or Newbury Park homes selling faster right now?

Current market data shows Newbury Park homes are actually selling slightly faster than Thousand Oaks properties. Newbury Park properties sell after 41 days on the market compared to 35 days last year, while Thousand Oaks homes sell after 44 days on the market compared to 48 days last year .

However, buyer competition levels differ between the areas. Homes in Thousand Oaks receive 2 offers on average , while Newbury Park homes receive 1 offer on average . This suggests Thousand Oaks maintains stronger buyer demand despite the slightly longer market time, appealing to both families and young professionals seeking an alternative to LA living.

Both areas have seen increased inventory. The Conejo Valley ended November with 444 active listings, up 23% from last November, with homes taking 65 days on average to sell, up 29% from the previous year . This shift from the seller's market of recent years means buyers have more options and negotiating power.

Expired listings doubled to 100 unsold homes for the month versus 50 last year, indicating a divide between what sellers want and what buyers are willing to pay . For buyers, this creates opportunities to negotiate on price, especially for homes that have been on the market for more than 30 days.

The broader market trend shows stability with modest growth. Prices remain relatively flat, up 3% year-over-year, with the median Conejo Valley home price at $1,116,250, up 2.9% from $1,085,000 last November .

.chart-title { font: 16px Arial; font-weight: bold; fill: #111110; } .chart-label { font: 12px Arial; fill: #6e6a60; } .chart-value { font: 11px Arial; fill: #111110; font-weight: bold; } .bar-safe { fill: #52966e; } .bar-crime { fill: #c8a96b; }Safety Comparison: Crime Rates (per 1,000 residents)Violent: 1.0Property: 10.0Violent CrimeProperty CrimeBoth areas share similar low crime rates within Thousand Oaks city limitsSource: NeighborhoodScout, FBI Crime Data, 2024

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 is located in western Thousand Oaks, northern Newbury Park, and southern Moorpark , illustrating how the communities blend together geographically.

Which area has better access to hiking and outdoor recreation?

Both areas offer excellent outdoor access, but Newbury Park has a slight edge due to its proximity to multiple trailheads. Wildwood Regional Park spans northern Newbury Park and western Thousand Oaks with 14 well-groomed trails over 1,765 acres, offering year-round access and attracting everyone from naturalists to families . Newbury Park residents also have closer access to Rancho Sierra Vista/Satwiwa and Point Mugu State Park trails.

How do property taxes compare between the two areas?

Property taxes are identical since both areas are within the same city (Thousand Oaks) and county (Ventura). The effective tax rate is approximately 1.1% of assessed value, according to the Ventura County Assessor. However, due to the slightly lower median home values in Newbury Park, the actual tax bills may be marginally lower. Both areas benefit from Proposition 13 protections limiting 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 a significantly lower overall crime rate (11.5) compared to the national average (33.37), with particularly low rates of violent crime (0.57) and property crime (10.93) . A survey of 50 residents found that 68% expressed a notable sense of security, asserting that crime was virtually non-existent in their community . 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 helped nearly 1,000 families navigate the local market since 2009. Whether you're exploring your options or ready to make a move, reach out for a no-pressure conversation about your goals.

Contact Davis: davisbartels.com