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As a Conejo Valley realtor who's been helping families navigate this market since 2009, I'm getting the same question from nearly every buyer consultation: "Should I wait or should I buy now?" After reviewing February's data showing median home prices of $1.6M in Westlake Village, $1.0M in Thousand Oaks, with the overall Conejo Valley median at $1,116,250 , I believe this spring represents the best buying opportunity we've seen in years. Here's why I'm telling my clients to act now.Conejo Valley Home Price Trends$1.4M$1.2M$1.0M$800K$600KWestlake VillageThousand OaksConejo ValleyVentura County$1.6M$1.0M$1.12M$860K

Source: Redfin, Conejo Valley Guy Market Reports, February 2026

What Are Current Market Conditions Telling Conejo Valley Buyers?

The data tells a clear story: we're in the most balanced market I've seen since the 2008 crisis. Active listings are up 23% compared to last year (444 vs 361), and homes are taking 65 days to sell versus 50 days last November . Days on market have increased to 44 days on average versus 36 days last January, and homes are selling for about 5% below asking price on average . This shift represents opportunity, not panic. After working with nearly 1,000 families since 2009, I can tell you that buyers who act strategically in balanced markets often secure the best long term value. The frenzy is over, but demand remains strong for well positioned properties. What makes this spring particularly compelling is the combination of factors: mortgage rates have dropped close to a full percentage point from last year and are now around 6%, the lowest level we've seen in about three years . Meanwhile, expired listings doubled to 100 unsold homes versus 50 last year, indicating a divide between what sellers want and what buyers are willing to pay . I'm seeing this divide clearly in my daily practice. Sellers who price aggressively based on 2022 peak values are sitting. Those who meet the current market reality are selling quickly. For buyers, this creates negotiating power we haven't seen in years.

Why Are Westlake Village Home Prices Still Strong Despite Market Changes?

Don't confuse a balanced market with a declining one. Conejo Valley prices remain relatively flat, up 3% year over year, bouncing between $1.1M and $1.2M annually, with the median home price at $1,116,250, up 2.9% from $1,085,000 last November . Westlake Village's median sale price sits around $1.6M in February 2026, with one source reporting $1.605M and another showing a typical value near $1.55M . This stability reflects fundamental demand drivers that haven't changed. The lifestyle value proposition remains unmatched. Families still want access to The Stonehaus for weekend wine tastings, Mastro's Steakhouse in Thousand Oaks for special occasions, and Wildwood Regional Park for weekend family hikes to Paradise Falls. Our school quality remains exceptional, with Westlake High School maintaining a Niche grade of A+ and a GreatSchools Rating of 10 out of 10, plus a 99% graduation rate and average SAT score of 1350 . These fundamentals don't fluctuate with interest rate cycles.

Area Median Price Days on Market Year-Over-Year Change
Westlake Village $1,600,000 58 days +26.7%
Thousand Oaks $1,000,000 54 days -16.3%
Conejo Valley Overall $1,116,250 65 days +3%
Ventura County $859,804 31 days -1.5%

How Long Are Homes Taking to Sell in Thousand Oaks and Westlake Village?

Here's where timing becomes critical. Homes are taking longer to sell at 44 days on average versus 36 days last January , but well priced homes often sell in approximately 30 to 45 days, while overpriced listings tend to drift to 60+ days . The key insight: good homes still move quickly when priced correctly. I just closed on a beautifully updated Westlake Village home that received multiple offers within two weeks. The difference? The sellers listened to market feedback instead of chasing last year's comps. Buyers are starting to notice the rate drops, but they haven't fully rushed back yet. Activity is picking up, phones are ringing more, and some homes are receiving multiple offers again . This suggests we're at the sweet spot before competition intensifies. For reference, during the busy season, the Conejo Valley can see 50+ new listings each week, more than double what we're seeing now . As we move into spring, inventory will build, but so will buyer competition. Acting now positions you ahead of both trends.

What Do Falling Interest Rates Mean for Spring 2026 Buyers?

Interest rates are expected to average 6.0% in 2026 , and rates ended January at approximately 6.1%, down from 7.0% last year and the lowest in three years . This represents meaningful monthly payment savings. For a $1.2M Conejo Valley home with 20% down, the difference between 7% and 6% equals roughly $550 per month in savings. Over a 30 year loan, that's nearly $200,000 in total interest savings. These numbers make acting now financially compelling. Lower rates don't usually bring buyers back all at once; they come back gradually as we get closer to spring. As more buyers accept that this may be "as good as it gets" on rates for now, competition will increase . I'm already seeing this shift in my practice. February showings increased 40% compared to January, and I'm scheduling more buyer consultations than I have in 18 months. The early movers will have the best selection and strongest negotiating position. Economic forecasters predict the Fed continuing to cut rates with inflation expected to ease from 3.1% in 2025 to 2.6% in 2026, creating favorable conditions for more rate cuts in 2026 . This macroeconomic backdrop supports continued improvement in affordability.

Frequently Asked Questions About Conejo Valley Spring 2026 Market Timing

Should I wait for rates to drop to 5% before buying?

Chasing rate perfection often costs more than the savings. Rates at 6% represent the lowest level in about three years , and waiting risks both price appreciation and increased competition. I tell clients to focus on the monthly payment they're comfortable with today rather than hypothetical future scenarios.

Are Conejo Valley home prices going to drop significantly?

Prices remain relatively flat, up 3% year over year, bouncing between $1.1M and $1.2M annually . The fundamentals supporting our market, including top tier schools like Westlake High School with its A+ Niche grade and 10/10 GreatSchools rating , limited housing supply, and lifestyle appeal, suggest modest appreciation rather than meaningful declines.

What's the best strategy for making offers in today's market?

Unlike the bidding wars of 2021-2022, today's market rewards informed, reasonable offers. Homes are selling for about 5% below asking price on average . I'm advising clients to make strong but fair initial offers, focus on clean transactions, and be prepared to move quickly on the right property rather than playing extensive negotiation games.

Which Conejo Valley neighborhoods offer the best value right now?

Value depends on your priorities, but I'm seeing opportunities in Thousand Oaks neighborhoods that offer excellent schools and community amenities at lower price points than Westlake Village. With Thousand Oaks median prices at $1.0M compared to Westlake Village at $1.6M , families can access similar lifestyle benefits and school quality in areas like Lang Ranch or Dos Vientos at meaningful savings.

The spring 2026 Conejo Valley market offers the best combination of reasonable rates, motivated sellers, and strong inventory selection we've seen in years. As someone who's guided families through every market cycle since 2009, from the crisis years through the pandemic boom and now this rebalancing, I can confidently say: the time to act is now. Whether you're relocating from San Francisco, upgrading from a Thousand Oaks condo to a Westlake Village single family home, or finally ready to join the families enjoying weekend mornings at The Stonehaus and afternoon hikes through Wildwood Regional Park, this spring presents your opportunity.

Thinking About Buying or Selling in the Conejo Valley?

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