In This Article

When buyers consider the Conejo Valley, Westlake Village vs Thousand Oaks becomes one of the most frequent comparison points. The median sale price of a home in Westlake Village was $1.6M last month, up 26.7% since last year , while Thousand Oaks was $1.0M last month, down 16.3% since last year . This $600,000 price gap reflects fundamental differences in these neighboring communities that go far beyond real estate values.

After helping nearly 1,000 families navigate the local market since 2009, I've seen how these subtle 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 2026Westlake VillageThousand Oaks$1.6M$1.0M$2.0M$1.0M$0M

Source: Redfin, February 2026

What Are the Current Median Home Prices in Westlake Village vs Thousand Oaks?

The price difference between these communities is substantial and reflects distinct market positioning. Westlake Village's median sale price of $1.6M represents a 26.7% increase compared to last year , while Thousand Oaks home prices were down 16.3% compared to last year, selling for a median price of $1.0M .

On average, homes in Westlake Village sell after 70 days on the market compared to 27 days last year , indicating a cooling market. In contrast, homes in Thousand Oaks sell after 44 days on the market compared to 48 days last year , showing more stability.

The per-square-foot pricing tells an important story. The median sale price per square foot in Westlake Village is $600, down 8.3% since last year , while Thousand Oaks is $539, down 2.3% since last year . This $61 per square foot difference compounds significantly 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?

The Westlake Village housing market is somewhat competitive , while the Thousand Oaks housing market is somewhat competitive. Homes in Thousand Oaks receive 2 offers on average and sell in around 44 days .

Inventory levels show interesting patterns. There were 11 homes sold in October this year, up from 8 last year in Westlake Village. Meanwhile, there were 92 homes sold in February this year, up from 65 last year in Thousand Oaks, indicating significantly more transaction volume.

Market dynamics differ substantially. The average homes sell for about 1% below list price and go pending in around 58 days. Hot homes can sell for around list price and go pending in around 34 days in Westlake Village. In Thousand Oaks, the average homes sell for about 1% below list price and go pending in around 54 days. Hot homes can sell for around list price and go pending in around 27 days .

Looking at broader Conejo Valley trends, November ended with 444 homes for sale. Up 23% from last November. That's 83 more homes than last year . It took 65 days on average to sell a home in November. Up 29% from last November. That's 15 more days than last year .

Which Area Has Better Schools and Safety Ratings?

Both cities share access to excellent educational options, primarily through the Conejo Valley Unified School District. Westlake High School is served by the Conejo Valley Unified School District, it is rated A+ on Niche and has a 10/10 GreatSchools Rating . Academic records show that 58% of students achieve proficiency in math, and 73% are proficient in reading. The average GPA is 3.63, the graduation rate is 99%, and average standardized test scores include an SAT score of 1350 and an ACT score of 30 .

Conejo Valley Unified School District receives an overall Niche Grade of A+ with 66 Niche users giving it an average review of 4.2 stars. Overall Niche Grade: A+, Total Schools: 27, Students: 15,999 . Westlake High School rankings show it as #2 in Best Public High Schools in Ventura County .

In terms of community education levels, Westlake Village's community shows 57% bachelor's degree attainment with a median household income of $131,651. The poverty rate in the area is 7.3% .

Safety statistics favor both communities, though with some nuances. Westlake Village has a violent crime rate 74% lower than the California average . For Thousand Oaks, Thousand Oaks's violent crime rate is 1 per one thousand inhabitants, which is about average for all communities in America. Your chance of becoming a victim of violent crime in Thousand Oaks is one in 986 .

What Are the Key Lifestyle and Amenity Differences?

Westlake Village emphasizes a more resort-like, amenity-rich environment. The city is over 8,000 residents with a median household income of nearly $189,000, well above both state and national averages . Westlake Village sits approximately 38 miles from Downtown Los Angeles , making it accessible yet distinctly removed from urban density.

The lakefront lifestyle sets Westlake Village apart. Properties around Westlake Lake offer unique amenities not found in Thousand Oaks. Westlake Lake and nearby Lake Sherwood create a true waterfront lifestyle with boating, private docks, and panoramic water views. Shoreline and lake-adjacent homes sit in a distinct, higher-priced submarket because direct water access is scarce and highly desired .

Thousand Oaks provides a larger, more diverse community experience. There are about 126,819 people living in Thousand Oaks. Of that population, 23% are under age 20, 10% are 25-34 years old, 11% are 35-44 and 28% are 45-65. About 23% of the Thousand Oaks population is over age 65 .

Dining scenes reflect each community's character. Westlake Village features upscale establishments like The Stonehaus at the Westlake Village Inn, a unique, European-inspired café and wine bar located on the grounds of the Westlake Village Inn. This hidden gem offers a relaxed and picturesque setting for enjoying a variety of gourmet sandwiches, salads, and wood-fired pizzas. The café transforms into a lively wine bar in the evenings, with an extensive list of fine wines and craft beers .

Both communities enjoy excellent Mexican cuisine at Los Agaves, an award-winning Mexican restaurant that offers inventive and innovative dishes in a warm, friendly environment. Our dishes are always prepared with simple, yet sophisticated presentation, using only the best ingredients available .

Recreation opportunities differ in scale and character. The extremely popular Wishbone Trail, located above the Westlake Village Community Park, is managed by our partners at the Conejo Open Space Conservation Agency (COSCA) provides access to mountain hiking within minutes of downtown Westlake Village.

Commuting patterns show similar infrastructure but different residential density. The average commute time in Thousand Oaks is 18.42 minutes, which is less than the national average. In Thousand Oaks, 76.5% of commuters drive to work, while 0.7% use public transportation .

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 1.25-1.35% of assessed value. However, HOA fees differ significantly. Homeowner associations are common in Westlake Village. They are present in Thousand Oaks, but not as universal. Newer planned communities and most condos and townhomes often include an HOA, while some older single-family neighborhoods in Thousand Oaks may not . Westlake Village HOA fees typically range from $200-600+ monthly, while many Thousand Oaks neighborhoods have no HOA fees.

How do resale values compare between the two cities?

Westlake Village typically maintains stronger resale values due to limited inventory and lakefront premium. Current data shows Westlake Village median prices up 26.7% year-over-year compared to Thousand Oaks down 16.3% year-over-year . However, Thousand Oaks offers more entry-level opportunities that can appreciate as buyers trade up within the community.

Thinking About Buying or Selling in Westlake Village?

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