In This Article
- What Are the Current Median Home Prices in Westlake Village vs Thousand Oaks?
- How Do Current Market Conditions Compare Between These Two Cities?
- Which Area Has Better Schools and Safety Ratings?
- What Are the Key Lifestyle and Amenity Differences?
- Frequently Asked Questions About Westlake Village vs Thousand Oaks
When buyers consider the Conejo Valley, Westlake Village vs Thousand Oaks becomes one of the most frequent comparison points. In February 2026, the median sale price in Westlake Village was $1.6M, up 26.7% from a year earlier, while Thousand Oaks came in at $1.0M, down 16.3%. That $600,000 gap reflects real differences between these neighboring communities that go well beyond the price tag.
After more than 500 transactions in this market since 2009, I've seen how these distinctions shape daily life in each city. While both offer excellent schools, mountain access, and proximity to major employment centers, the character and lifestyle each provides can be dramatically different depending on your priorities and budget.
Median home prices, February 2026: Westlake Village $1.6M, Thousand Oaks $1.0M.
Source: Redfin, February 2026
Westlake Village's median home price was $1.6M in February 2026, up 26.7% year over year, compared to Thousand Oaks at $1.0M, down 16.3%. Homes in Westlake Village took 70 days to sell versus 44 days in Thousand Oaks. Both cities share the Conejo Valley Unified School District, known for strong academic ratings.
Key Takeaways
- Westlake Village's median home price was $1.6M in February 2026, up 26.7% year over year, while Thousand Oaks was $1.0M, down 16.3%.
- Westlake Village homes took 70 days to sell versus 44 in Thousand Oaks, a cooling signal in Westlake Village against a steadier Thousand Oaks.
- Price per square foot was $600 in Westlake Village versus $539 in Thousand Oaks, a $61 gap that compounds on larger homes.
- Westlake High School holds a 10/10 GreatSchools rating and A+ Niche grade, with a 99% graduation rate and 1350 average SAT score.
- Westlake Village's violent crime rate is 74% lower than the California average, while Thousand Oaks has a violent crime rate close to the national average.
What Are the Current Median Home Prices in Westlake Village vs Thousand Oaks?
The price gap is substantial and reflects distinct market positioning. In February 2026, Westlake Village's median sale price of $1.6M was 26.7% higher than a year earlier, while Thousand Oaks's median of $1.0M was 16.3% lower. Take both swings with some salt: Westlake Village records only a handful of sales in a given month, so one or two lakefront closings can move the median sharply.
Westlake Village homes averaged 70 days on market, up from 27 a year earlier, a clear cooling signal. Thousand Oaks held steadier at 44 days, versus 48 a year earlier.
Price per square foot tells a more revealing story. Westlake Village's median was $600 per square foot, down 8.3% year over year; Thousand Oaks was $539, down 2.3%. Note that Westlake Village's price per square foot fell even as its median price rose, which likely points to a shift toward larger homes in the sales mix rather than across-the-board appreciation. The $61 per square foot gap still adds up quickly on larger homes.
| Metric | Westlake Village | Thousand Oaks |
|---|---|---|
| Median Sale Price | $1,600,000 | $1,000,000 |
| Price per Sq. Ft. | $600 | $539 |
| Days on Market | 70 days | 44 days |
| Year-over-Year Change | +26.7% | -16.3% |
How Do Current Market Conditions Compare Between These Two Cities?
Redfin rates both markets as somewhat competitive. Homes in Thousand Oaks receive about 2 offers on average and sell in around 44 days.
Transaction volume is where the two cities really diverge. In the most recent month of data for each city, Westlake Village recorded 11 sales (up from 8 a year earlier) while Thousand Oaks recorded 92 (up from 65). Thousand Oaks simply has far more homes changing hands, which makes its statistics more reliable month to month.
The day-to-day dynamics are closer than the headline numbers suggest. In Westlake Village, the typical home sells for about 1% below list and goes pending in around 58 days; hot homes sell near list in around 34 days. In Thousand Oaks, the typical home also sells about 1% below list and goes pending in around 54 days, with hot homes near list in around 27 days.
Zooming out to the whole Conejo Valley, the most recent November on record ended with 444 homes for sale, up 23% (83 homes) from the prior November. Average days to sell was 65, up 29% (15 days) from the prior November. More inventory and longer marketing times across the valley give buyers more leverage than they had a year earlier.
Which Area Has Better Schools and Safety Ratings?
Both cities are served primarily by the Conejo Valley Unified School District, so school quality is more of a shared strength than a differentiator. Westlake High School, part of that district, is rated A+ on Niche with a 10/10 GreatSchools rating. Fifty-eight percent of students test proficient in math and 73% in reading; the average GPA is 3.63, the graduation rate is 99%, and average test scores are a 1350 SAT and a 30 ACT.
Districtwide, Conejo Valley Unified earns an A+ on Niche (4.2 stars across 66 user reviews), with 27 schools and 15,999 students. Westlake High ranks #2 among public high schools in Ventura County on Niche.
Westlake Village also skews highly educated: 57% of adults hold a bachelor's degree, and the local poverty rate is 7.3%.
Both communities are safe by any reasonable standard, with one caveat about the data. Westlake Village's violent crime rate is reported at 74% below the California average. Thousand Oaks's is reported at about 1 per 1,000 residents (roughly one in 986), which is about the national average. Those two figures come from different sources and are measured against different baselines, so treat them as a general picture rather than a head to head ranking.
What Are the Key Lifestyle and Amenity Differences?
Westlake Village feels more like a resort community. The city has just over 8,000 residents and a median household income near $189,000, well above state and national averages. It sits roughly 38 miles from downtown Los Angeles, close enough for a commute and far enough to feel removed from urban density.
The lake is the real differentiator. Westlake Lake, and nearby Lake Sherwood, offer boating, private docks and water views that Thousand Oaks cannot match. Shoreline and lake-adjacent homes trade in their own higher-priced submarket because direct water access is scarce.
Thousand Oaks is a larger, more varied community of about 126,819 people. Roughly 23% are under 20, 10% are 25 to 34, 11% are 35 to 44, 28% are 45 to 65, and 23% are over 65.
Dining reflects each community's character. Westlake Village leans upscale, with spots like The Stonehaus, the European-style café and wine bar on the grounds of the Westlake Village Inn: sandwiches, salads and wood-fired pizza by day, wine and craft beer in the evening.
Both communities are within easy reach of Los Agaves, an award-winning Mexican restaurant known for inventive dishes in a relaxed setting.
Both cities tap into the same Conejo Open Space Conservation Agency (COSCA) trail network. One example: the popular Wishbone Trail, above Westlake Village Community Park, puts mountain hiking within minutes of Westlake Village's shops and restaurants.
Commutes are short by Southern California standards. In Thousand Oaks, the average commute is about 18 minutes, below the national average; 76.5% of commuters drive and 0.7% use public transit. Westlake Village sits on the same freeway corridor, so expect a similar pattern.
Frequently Asked Questions About Westlake Village vs Thousand Oaks
Is Westlake Village or Thousand Oaks more expensive for everyday expenses?
Beyond housing costs, both communities have similar costs for dining, shopping, and services. Westlake Village tends toward more upscale retail and dining options, which can increase day-to-day expenses. Thousand Oaks offers a broader range of price points for everything from groceries to restaurants. Gas, utilities, and basic services cost roughly the same in both areas.
Which community is better for families with children?
Both cities excel for families, sharing the highly-rated Conejo Valley Unified School District. Westlake High School has a 10/10 GreatSchools rating with a 99% graduation rate and an average SAT score of 1350. Westlake Village offers more planned community amenities like pools and tot lots, while Thousand Oaks provides larger yards and more diverse housing options for growing families.
What about property taxes and HOA fees?
Property tax rates are similar since both cities are in Ventura County, typically around 1.25% to 1.35% of assessed value, though special assessments vary by parcel, so check the actual tax bill on any property you are considering and talk to your CPA. HOA fees are the bigger variable. Associations are nearly universal in Westlake Village, with dues typically in the $200 to $600+ per month range. In Thousand Oaks, newer planned communities and most condos and townhomes have an HOA, but many older single-family neighborhoods do not.
How do resale values compare between the two cities?
Westlake Village has historically held value well, helped by limited inventory and the lakefront premium. The February 2026 numbers (Westlake Village up 26.7% year over year, Thousand Oaks down 16.3%) point the same direction, but one month on a small sample is not a trend, and the falling price per square foot in Westlake Village suggests a shift in what sold rather than pure appreciation. Thousand Oaks offers more entry-level opportunities, and its much higher transaction volume means a deeper pool of buyers when it is your turn to sell.
Thinking About Buying or Selling in the Conejo Valley?
Davis Bartels and DB Real Estate Group have closed more than 500 transactions across the Conejo Valley since 2009. If weighing these two cities applies to your situation, happy to discuss.
Contact Davis: davisbartels.com
