In This Article

Conejo Valley homes were taking 51 days to sell as of March 2026. That is a real change from the rapid-fire sales of a few years ago, and sellers who understand what's driving it will price and prepare their homes with fewer surprises.

After more than 500 transactions in this area since 2009, I'm seeing firsthand how buyer behavior has changed. We're in a market where pricing accuracy and home condition matter more than they have in years, and sellers who adapt are getting their homes sold while those who don't are watching them sit.

Quick Answer

Conejo Valley homes averaged 51 days on market in March 2026, matching February 2025 levels and up from 35 days in December. Contributing factors include 397 active listings, mortgage rates near 6.1%, and increased buyer selectivity tied to pricing and condition. Median home price fell 6.6% year over year to $1,167,500, reflecting a slower, more deliberate market.

Key Takeaways

  • Conejo Valley homes averaged 51 days on market in March 2026, matching February 2025 and up from 35 days in December.
  • Expired listings rose 48.6% year over year to 55 unsold homes in March 2026, compared to 37 in March 2025.
  • Median home price in Conejo Valley was $1,167,500 in March 2026, down 6.6% from $1,250,000 in March 2025.
  • Mortgage rates fell to 6.1% by January 2026, down from 6.8% the prior year, marking a three year low.
  • Homes are selling for about 5% below asking price on average, a shift from previous years' bidding wars.

What the 51-Day Average Selling Time Really Means for Conejo Valley

Homes are taking 51 days to sell in March 2026, which matches exactly where we were in February 2025. This isn't random market noise. In January, homes averaged 50 days, up from 35 days in December, so the trend toward longer marketing periods has held for several months. Roughly speaking, the 51 days break into three phases: **Days 1-14: Initial Market Exposure** This is when well-priced, move-in-ready homes typically generate the most activity. I've shown homes in the last few weeks that sold in the first weekend with multiple offers. I've visited open houses that were packed. **Days 15-35: Serious Buyer Consideration** Qualified buyers who are genuinely interested will schedule second showings, bring family members, and begin due diligence during this period. **Days 36-51: Decision and Negotiation** Buyers are not in a rush, and they're willing to wait it out until the right home clicks. They've got options, they know it, and they're okay waiting for the right house. A longer timeline isn't all bad for sellers who price correctly from day one. The buyers who do write offers have usually done their homework rather than rushed.

Why Conejo Valley Homes Are Taking Longer to Sell in 2026

Several factors are behind the 51-day average, and together they explain why some homes sell quickly while others sit for months. **Inventory Levels** There were 397 active listings in March, compared to 415 a year earlier. Inventory isn't up year over year, but it's well above the January count of 317, and buyers have enough choice that the quality of competing listings matters more now. **Buyer Selectivity Has Intensified** In most cases it comes down to price or condition, or both. If the price doesn't match the condition, buyers aren't making lowball offers and battling it out. They're just moving on. That's a different world from the multiple-offer environment of recent years. Buyers have choices, and they have the patience to use them. **Mortgage Rate Stabilization** Mortgage rates ended January at roughly 6.1%, down from 6.8% a year earlier and the lowest in three years. That has brought more buyers into the market, but they're approaching purchases more methodically. **Economic Uncertainty** National economic headwinds are making buyers more cautious about major financial commitments, leading to longer decision-making processes even when they find homes they like.

Conejo Valley Market Metrics: March 2026 vs. Previous Periods
Metric March 2026 March 2025 January 2026 Change (YoY)
Median Home Price $1,167,500 $1,250,000 $1,030,000 -6.6%
Days on Market 51 days 51 days 50 days No change
Active Listings 397 415 317 -4.3%
Expired Listings 55 37 N/A +48.6%
Mortgage Rate 6.1% 6.8% 6.1% -0.7 pts

The Data Behind Pricing vs. Market Reality

The most telling indicator of market dynamics isn't just days on market, but the sharp increase in expired listings. Expired listings were up about 49% from a year ago: 55 homes came off the market unsold in March versus 37 in March 2025. That gap between what sellers want and what buyers will pay is the real story. Buyers are out there; they're just no longer willing to overpay for homes that don't justify the asking price. **Price Reduction Patterns** Buyers have enough inventory to choose from that they hold more leverage than they've had in years. Price reductions are slowing as sellers adjust expectations, but motivated sellers are still out there. **The New Negotiation Reality** Homes are selling for about 5% below asking price on average, a long way from the bidding wars of recent years. Going from over-asking to under-asking sales is one of the biggest changes in our local market. **School District Impact on Pricing** Homes in the top-rated school zones within Conejo Valley Unified School District, which ranks in the top 20% of California public school districts on test scores, continue to command premiums. Even these properties aren't immune to the pricing discipline buyers are demanding.

How Different Conejo Valley Neighborhoods Are Performing

Not all areas within the Conejo Valley are experiencing the 51-day average equally. Location, price point, and local amenities are creating distinct micro-markets within our broader regional trend. **Premium Markets Holding Stronger** On the Ventura County side of Westlake Village, where typical sales run roughly $1.3 million to $1.5 million, homes are averaging 35 to 45 days on market. Higher-end areas with selective buyers are still moving faster than the overall average, though slower than in peak years. **Thousand Oaks Showing Resilience** In Thousand Oaks, where typical sales run roughly $1.1 million to $1.2 million, well-priced homes are averaging 30 to 40 days and multiple offers are still common in desirable neighborhoods. **Newbury Park and Dos Vientos Performance** Dos Vientos continues to be the most sought-after part of Newbury Park for families, largely because of Sycamore Canyon School, which serves as both the elementary and middle school for the neighborhood. It's the assigned school for most Dos Vientos homes and one of the highest-rated schools in that part of the district. **Challenges in Attached Housing** The biggest challenge I'm seeing is with townhomes & condos. Communities with high HOAs are struggling to find buyers. When you're looking at $600+ a month in HOA fees on top of an already high mortgage payment, a lot of buyers are deciding to pass. This trend particularly affects entry-level buyers who are already stretched on affordability and can't absorb additional monthly costs. **Oak Park and Agoura Hills Dynamics** Both areas continue to benefit from school district reputation. Las Virgenes Unified (LVUSD) covers Agoura Hills, Calabasas and the L.A. County section of Westlake Village and is often a preferred district for parents, while Oak Park is served by its own district. Even so, these homes aren't immune to the longer selling timelines.

How Current Mortgage Rates Are Affecting Days on Market

The relationship between mortgage rates and days on market isn't always linear, but current rate trends are definitely influencing buyer behavior in our area. **Current Rate Environment** Most expert forecasts see rates stabilizing in the 5.5% to 6.5% range. For Conejo Valley buyers, this means monthly payments remain elevated compared to the ultra-low rate environment of 2020-2022, but they're more predictable than the volatile swings we saw in 2023-2024. **Buyer Payment Sensitivity** Thirty-year fixed rates averaged roughly 6.1% in the first quarter of 2026, down meaningfully from 6.8% in early 2025. This improvement has brought some buyers back to the market, but they're being very selective about which homes justify current payment levels. **Refinance Impact on Inventory** Many homeowners are still sitting on ultra-low pandemic-era rates, which has kept inventory from exploding. At the same time, we're seeing a slow but noticeable uptick in new listings as life events (job changes, upsizing, downsizing, moves closer to family) override the "I love my 3% rate" mindset. **The Forward Rate Outlook** Most 2026 forecasts from major lenders and economists suggest rates could dip into the high 5% range later in the year but are unlikely to fall back to 3% or 4%. Expect a slow, bumpy stabilization. Buyers waiting for dramatically lower rates will likely be disappointed, and more of them may decide to act at current levels.

What Sellers Need to Know to Succeed in 2026

Success in today's 51-day market requires a different approach than what worked during the rapid-sale environment of recent years. Here's what I'm advising clients: **Pricing Strategy Is Everything** Homes that price accurately from day one capture the most qualified buyers during the first two weeks, when interest is highest. Overpricing leads to extended market time and often a lower final price, and homes that miss on price are sitting a lot longer than their sellers expect. **Condition Standards Have Elevated** Clean, move-in ready homes tend to outperform dated inventory. Buyers today aren't willing to overlook cosmetic issues or deferred maintenance, especially when they have other options available. **Timing Your Market Entry** As of this writing in March, we were heading into the busiest stretch of the year, with more homes hitting the market through June and buyers getting more serious, especially with rates down from last year. Buyer sentiment doesn't change overnight, though. A busier market doesn't automatically help a home that isn't priced right. Buyers are being cautious and more competition from other listings isn't going to change that.

**The Advantage of Professional Staging** In a market where turnkey condition and micro-location are the biggest drivers of speed and final price, professional staging can be the difference between a 30-day sale and a 60-day sale. **Marketing** With buyers taking longer to decide, strong online marketing matters more. High-quality photography, virtual tours, and detailed property information help qualified buyers self-screen before scheduling showings. **Negotiation Flexibility** More inventory, longer timelines and lower rates give buyers more room to negotiate, less pressure to act, and more leverage than they've had in quite some time. Successful sellers are building flexibility into their pricing and terms.

Frequently Asked Questions

Why are Conejo Valley homes taking 51 days to sell when inventory isn't dramatically higher?

The 51-day average reflects changed buyer behavior more than inventory levels. Buyers today are more selective, taking time to compare options and negotiate terms. They're no longer rushing into purchases or bidding above asking price without careful consideration. This deliberate approach extends the sales timeline even with moderate inventory levels.

Should I wait for mortgage rates to drop below 6% before selling my home?

Most experts forecast rates stabilizing in the 5.5% to 6.5% range rather than dramatic drops. Waiting for significantly lower rates could mean missing current buyer activity, and if rates do drop substantially, increased buyer competition could drive up pricing expectations. The current 6.1% rate environment is bringing qualified buyers to market.

How does the 49% increase in expired listings affect my selling strategy?

The increase in expired listings signals that buyers aren't willing to compromise on overpriced or poorly presented homes. This data reinforces the importance of accurate pricing and excellent condition from day one. Homes that price correctly and show well are still selling within reasonable timeframes, while those that miss the mark are sitting much longer.

Are certain Conejo Valley neighborhoods still selling faster than the 51-day average?

Yes, premium areas like parts of Westlake Village are selling in 35-45 days, while Thousand Oaks is seeing 30-40 days for well-priced homes. The highest-rated school zones and move-in-ready properties in desirable locations are still generating competitive activity. Location, condition, and pricing accuracy remain the key differentiators.

How do high HOA fees affect selling time in attached housing communities?

Communities with HOA fees over $600 monthly are experiencing longer selling times as buyers factor total monthly costs into their decisions. At current mortgage rates around 6%, buyers are payment-sensitive and often choose to pass on properties with high ongoing fees. This particularly impacts townhomes and condos in premium developments.

What's the outlook for Conejo Valley home prices through the rest of 2026?

The median was down 6.6% year over year in March and has moved between roughly $1.0 million and $1.2 million in early 2026. The California Association of Realtors forecast 3.6% statewide price growth for 2026, but local conditions suggest something more modest while buyers and sellers settle on a new equilibrium.

A 51-day sale looks like the norm for now rather than a temporary blip. Sellers who accept that timeline, price accurately and present their homes well are still getting them sold. Those holding onto expectations from previous years are seeing longer marketing periods and often disappointing results. If you're considering selling in the Conejo Valley and want to know how these numbers apply to your specific home, I'm happy to put together a market analysis. You can reach me at [davisbartels.com](https://davisbartels.com).

Thinking About Buying or Selling in the Conejo Valley?

Davis Bartels and the DB Real Estate Group have closed more than 500 transactions in the local market since 2009. If you're weighing a move, reach out for a no-pressure conversation about your goals.

Contact Davis: davisbartels.com