Thousand Oaks real estate is the Conejo Valley’s largest and most varied market, a city of roughly 125,000 people where most single family homes trade between $850,000 and $1.6 million and the median sits just above $1 million. It is priced below Westlake Village and well below Calabasas, yet it delivers the same oak-studded hills, low crime, and Conejo Valley Unified schools that pull families over the Ventura County line. Buyers are mostly families, Amgen and biotech professionals, and Valley residents trading a tight lot for a quarter acre and a view. What makes Thousand Oaks distinct is the protected open space woven through it: Wildwood, the Los Robles trails and the Conejo Open Space ring nearly every tract. James Malcom sells throughout Thousand Oaks from The Malcom Group’s Woodland Hills office, twenty minutes down the 101, and knows which streets hold value when the market cools.
Thousand Oaks Real Estate Market Overview
The Thousand Oaks real estate market has settled into a flat, predictable rhythm after the run-up of 2021 and 2022. Per Redfin, June 2026, the median sale price was $1,106,398, down 2.1 percent year over year, at about $535 per square foot with a median of 40 days on market. Redfin scores the city 65 out of 100 for competitiveness, with the typical sale closing about 2 percent under list. Per Zillow, July 2026, the typical home value was $1,047,273, up about 1 percent, with 359 homes for sale and a median of 19 days to pending.
Inventory has loosened since 2023 and closed sales are up sharply, so the market is balanced, leaning toward buyers on anything overpriced or dated and still favoring sellers on clean homes under $1.2 million. The mix is dominated by single family homes from the 1960s through the 1990s, with a condo and townhome segment along Thousand Oaks Boulevard and Moorpark Road.
- Entry band, $500,000 to $800,000: condos, townhomes and a few original three bedroom ranches in central Thousand Oaks and Newbury Park.
- Mid band, $850,000 to $1.4 million: four bedroom tract homes in Wildwood, Lang Ranch, Sunset Hills and the Westlake side of the city.
- Top band, $1.5 million to $4 million plus: Lynn Ranch and Conejo Oaks estates, view homes above Lang Ranch, and gated pockets bordering North Ranch.
Market data last reviewed August 2026.
Homes for Sale in Thousand Oaks
Homes in Thousand Oaks CA are mostly single family, built in three waves. The first, 1950s and 1960s, produced single-story California ranches on quarter acre and larger lots around the old downtown, Conejo Oaks and Lynn Ranch, many shaded by oaks that predate the house. The second, 1970s and 1980s, filled Wildwood, Sunset Hills and the Westlake side with two-story tract homes of 1,800 to 3,000 square feet on 7,000 to 10,000 foot lots. The third, 1990s through the mid 2000s, built Lang Ranch and Dos Vientos, where you find HOAs, Mediterranean stucco elevations, three car garages and, in some tracts, Mello-Roos.
New construction is rare, mostly infill townhome projects along Thousand Oaks Boulevard. Gated communities are concentrated in Lang Ranch, the North Ranch edge and parts of Dos Vientos. View lots line the ridges above Lang Ranch and along Westlake Boulevard. Notable streets for larger properties include Calle Yucca in Lynn Ranch and Camino Manzanas in Conejo Oaks. Condos cluster near The Oaks mall and along Los Feliz Drive.
Thousand Oaks Neighborhoods and Enclaves
Lynn Ranch
The estate neighborhood of Thousand Oaks proper, north of Lynn Road. Half acre to acre plus lots, horse-keeping on many parcels, no HOA, and a mix of original 1960s ranches and custom rebuilds. Prices run from about $1.6 million to well over $3 million.
Conejo Oaks
Tucked north of the 101 near Los Robles Greens, Conejo Oaks is the quieter cousin of Lynn Ranch: wide streets, half acre lots, and single-story homes shaded by heritage oaks. Buyers pay $1.4 million to $2.5 million for the privacy and land.
Sunset Hills
Northeast Thousand Oaks around Sunset Hills Country Club and Erbes Road, built in the 1970s and 1980s. Two-story family homes of 2,000 to 3,200 square feet, some with golf course views, quick access to the 23, and no HOA. Expect $1.1 million to $1.8 million.
Lang Ranch
The master planned northeastern edge of the city, built from the 1990s into the 2000s. Gated enclaves, HOAs, Lang Ranch Elementary inside the neighborhood, and trail access into the open space. Homes run 2,400 to 4,500 square feet and trade from $1.3 million to $2.5 million; check for Mello-Roos.
Wildwood
West of Moorpark Road along Avenida de los Arboles, Wildwood is classic 1960s through 1980s Thousand Oaks: tract homes on flat lots within walking distance of Wildwood Regional Park and Wildwood Elementary. The sweet spot for first-time family buyers, with most sales between $900,000 and $1.3 million.
Westlake Side and North Ranch Edge
The 91362 portion of Thousand Oaks bordering Westlake Village and North Ranch. Westlake High School attendance and pricing that climbs from $1.2 million for a 1970s tract home to $3 million plus for gated view homes. Buyers often cross-shop this pocket against Westlake Village real estate a few blocks away.
Dos Vientos, Newbury Park and Old Town
Newbury Park is the western half of the city, and Dos Vientos is its master planned showcase: parks on every block, HOAs, Mello-Roos, and homes from $1.3 million to $2.2 million. Older tracts near Borchard Road offer the city’s most affordable houses, often under $950,000. Old Town, along Thousand Oaks Boulevard near the Civic Arts Plaza, is adding townhomes and walkable dining, with condos from the $500,000s.
Schools in Thousand Oaks
Thousand Oaks and Newbury Park are served by the Conejo Valley Unified School District, a main reason families move here from Los Angeles County. Well regarded elementary schools include Lang Ranch, Wildwood, Westlake Hills, Weathersfield, Acacia and Madrona, plus Sycamore Canyon, a K through 8 campus in Dos Vientos. Middle schools are Los Cerritos, Redwood, Colina and Sequoia. The three high schools are Thousand Oaks High School on Moorpark Road, Westlake High School on the east side, and Newbury Park High School on the west. Boundaries affect resale, particularly for Westlake High, so verify the assigned school before you write an offer. GreatSchools profiles are a starting point; touring the campus tells you more.
Private options include La Reina, a Catholic girls’ school on Janss Road, St. Paschal Baylon, Hillcrest Christian, and Oaks Christian just over the line in Westlake Village. California Lutheran University sits in the middle of the city.
Lifestyle: Parks, Dining and Things to Do
Living in Thousand Oaks is built around open space. Wildwood Regional Park offers 1,700 acres of trails, including the Paradise Falls hike locals run before work. The Conejo Open Space Conservation Agency protects more than 15,000 acres, including the Los Robles Trail along the southern ridge. Conejo Valley Botanic Garden is a quiet 33 acre garden, and Conejo Creek Park on Janss Road is the go-to for playgrounds.
Golf runs through Los Robles Greens, the city-owned course off Moorpark Road, and private Sunset Hills Country Club. Shopping centers on The Oaks mall along the 101, with Nordstrom, Macy’s and a Thursday farmers market, plus Janss Marketplace across Moorpark Road. Thousand Oaks Boulevard is the restaurant corridor, from taquerias and sushi to Mastro’s near the Westlake border. The Civic Arts Plaza books Broadway tours and the New West Symphony, and Conejo Valley Days fills the calendar each spring.
Commute and Location
Thousand Oaks sits at the junction of the 101 and the 23, roughly 40 miles northwest of Downtown Los Angeles. Warner Center is about 20 to 25 minutes without traffic. Burbank studios take 45 to 60 minutes in peak hours. Santa Monica is 50 to 70 minutes via the 405, Downtown LA is an hour to 90 minutes at rush hour, and LAX runs 55 to 80 minutes. Transit is limited: the LADOT Commuter Express 423 runs to Downtown LA on weekdays, Thousand Oaks Transit covers local routes, and Metrolink is reachable at Moorpark or Camarillo. Test the commute on a weekday afternoon before committing.
Who Buys in Thousand Oaks and Why
The typical buyer is a family leaving the Valley or the Westside for schools, space and safety, often with one partner at Amgen or working remotely. Next are move-up buyers trading a Wildwood tract home for Lynn Ranch or Lang Ranch, and downsizers seeking single-level living near downtown.
Compared with Westlake Village, Thousand Oaks gives you 15 to 25 percent more house for the money and a wider spread of price points, with a trade-off in prestige and lake access. Against Calabasas, the savings are larger still. Buyers from Woodland Hills find that the $1.2 million that bought 1,900 square feet there buys 2,600 square feet on a cul-de-sac in Lang Ranch, at the cost of a longer commute. Browse our other featured communities to compare.
Selling a Home in Thousand Oaks
What sells fastest right now is a clean, updated four bedroom under $1.3 million in a Westlake High or Lang Ranch attendance area, priced at or just below the last three comparable sales. Those homes go pending in under three weeks, often with multiple offers. Original-condition homes over $1.5 million sit longest.
With Redfin showing sales closing about 2 percent under list and a 40 day median, overpricing by even 5 percent means a reduction and a stale listing, so James prices to draw multiple offers in the first ten days rather than chasing the market down. February through May is the strongest window, with a second push in September. Prep that pays here includes trimming oaks and clearing brush for the wildfire insurance question every buyer asks, fresh exterior paint, and fixing anything an inspector will flag. Every Malcom Group listing gets professional photography, video and drone footage that shows the open space behind the house, staging guidance, and broad syndication. See our seller resources and recent sales, or request a free home valuation.
Why Work With James Malcom in Thousand Oaks
James Malcom has spent years selling across the Conejo Valley and the west San Fernando Valley, so he knows how a Lang Ranch buyer thinks differently from a Woodland Hills buyer, and how to position Thousand Oaks real estate to attract both. As a Thousand Oaks realtor based at 6263 Topanga Canyon Blvd in Woodland Hills, twenty minutes down the 101, he can be at your property the same day. He brings Los Angeles level marketing and a network of Valley and Westside agents whose clients are looking for more house in the Conejo Valley. Read client testimonials, learn about James, visit the Woodland Hills office page, or contact us to talk about your plans.
Thousand Oaks Real Estate FAQ
Is Thousand Oaks a good place to live?
Yes. Thousand Oaks ranks among the safest cities of its size in the country, has strong Conejo Valley Unified schools, and surrounds nearly every neighborhood with open space. The trade-off is distance: Downtown LA and the Westside are an hour or more in traffic. For families and anyone working in Warner Center or remotely, it is one of the best values around Los Angeles.
How much does a house cost in Thousand Oaks?
The median sale price was $1,106,398 per Redfin in June 2026, and Zillow’s typical home value was about $1,047,000 in July 2026. Condos start in the $500,000s, most single family homes trade between $850,000 and $1.6 million, and estates in Lynn Ranch and Conejo Oaks run $2 million to $4 million plus.
Is Thousand Oaks expensive?
Compared with the national market, yes. Compared with Westlake Village, Calabasas or the Westside, Thousand Oaks is the more affordable option, typically 15 to 40 percent less for a comparable home. Wildfire insurance has become a real budget line item in hillside areas and should be quoted before you remove contingencies.
What are property taxes like in Thousand Oaks?
Under Proposition 13, the base rate is 1 percent of the purchase price, reassessed only when the home sells. Local bonds and assessments in Ventura County typically add 0.1 to 0.2 percent. Some newer tracts in Lang Ranch and Dos Vientos carry Mello-Roos special taxes that can add several thousand dollars a year, so pull the tax bill before you write an offer.
What are the best neighborhoods in Thousand Oaks?
It depends on budget. Lynn Ranch and Conejo Oaks lead for large lots and privacy. Lang Ranch and the Westlake side are the picks for newer homes, gates and Westlake High attendance. Wildwood and Sunset Hills offer the best value for a four bedroom under $1.3 million. Old Town suits downsizers who want to walk to dinner.
Is Thousand Oaks a buyer’s or seller’s market right now?
As of August 2026 it is close to balanced. Redfin’s June 2026 data shows a 65 out of 100 competitiveness score, sales closing about 2 percent under list and a 40 day median. Updated homes under $1.3 million still favor sellers and draw multiple offers, while dated homes and most listings above $1.8 million give buyers leverage on price and repairs.
How do I find a realtor in Thousand Oaks?
Look for a Thousand Oaks real estate agent who can show you recent sales in your neighborhood, explain school boundaries, and talk through wildfire insurance and Mello-Roos before you ask. Interview two or three, check sold history, and ask how they market listings. James Malcom serves Thousand Oaks from the Woodland Hills office and starts with a no-pressure conversation.
Thinking about buying or selling in Thousand Oaks? Call James Malcom at (310) 595-0915 or request a free home valuation.
More Thousand Oaks seller questions
What do I need to do before selling a home in Thousand Oaks?
Thousand Oaks is a Ventura County city, so there is no LADBS 9A report, but you still complete the California transfer disclosures and natural hazard report, bring smoke and carbon monoxide alarms and water heater strapping into compliance, and pull HOA documents if you are in Lang Ranch, Dos Vientos or a gated pocket. Trim oaks and clear brush for the wildfire insurance question every buyer asks, refresh exterior paint and fix anything an inspector will flag. James Malcom runs this list from the Woodland Hills office, (310) 595-0915.
Does Measure ULA apply to home sales in Thousand Oaks?
No. Measure ULA is a City of Los Angeles transfer tax and Thousand Oaks is an incorporated city in Ventura County, so it does not apply. Sellers pay the Ventura County documentary transfer tax and no city transfer tax. That is one reason Lynn Ranch and Conejo Oaks estate sellers net more than owners of comparable homes in City of LA neighborhoods.
How long does it take to sell a house in Thousand Oaks?
A clean, updated four bedroom under the top of the mid band in a Westlake High or Lang Ranch attendance area, priced at or just below the last three comparable sales, goes pending in under three weeks and closes after a 30 day escrow. The citywide median has been running about 40 days, and original-condition homes above the mid band sit longest. Overpricing by even 5 percent means a reduction and a stale listing.
What is the best month to list a house in Thousand Oaks?
February through May is the strongest window, when families planning around Conejo Valley Unified and Amgen relocations want to close before the school year. September brings a second push. Winter listings face less competition but a thinner buyer pool, which works for well-priced Wildwood tract homes better than for Lynn Ranch estates.
Should I renovate before selling in Thousand Oaks?
Fix and refresh rather than remodel. Thousand Oaks buyers pay for clean, updated homes and discount heavily for dated ones, but the return comes from paint, flooring, cleared brush, trimmed oaks and a pre-listing inspection, not from a six-figure kitchen done in a hurry. A 1960s ranch in Conejo Oaks or Lynn Ranch sells on its lot and oaks when priced for the work. James will give you a tract-specific answer.
Can I sell a house with tenants in Thousand Oaks?
Yes. Thousand Oaks has no local rent stabilization ordinance like the City of Los Angeles, but California statewide just-cause and notice rules cover most tenancies and the lease transfers to the buyer. Many Lang Ranch and Dos Vientos HOAs restrict leasing, so check the CC&Rs. Tenant-occupied homes lose the families who drive demand here, so a negotiated move-out before listing usually nets more.
What disclosures are required when selling in Thousand Oaks?
California requires the Transfer Disclosure Statement, Seller Property Questionnaire, Natural Hazard Disclosure report, lead paint disclosure for pre-1978 homes, and smoke and carbon monoxide detector and water heater strapping compliance. Thousand Oaks sellers in Lang Ranch, Dos Vientos and gated pockets must deliver HOA documents and disclose Mello-Roos where it applies, and hillside sellers should disclose fire zone status and any insurance non-renewals. Disclose unpermitted additions and known drainage issues in writing.
Does fire zone status affect selling a home in Thousand Oaks?
Yes, and wildfire insurance has become a real budget line item. Lynn Ranch, Conejo Oaks, the ridges above Lang Ranch, the North Ranch edge and any tract backing the Conejo Open Space or Wildwood sit in or near Very High Fire Hazard Severity Zones. Sellers should trim oaks, clear brush, keep clearance records and have an insurance quote path ready so buyers can confirm coverage before removing contingencies. Central flat tracts face fewer of these questions.
What schools serve Thousand Oaks homes?
Thousand Oaks and Newbury Park are served by the Conejo Valley Unified School District, with well regarded elementaries including Lang Ranch, Wildwood, Westlake Hills, Weathersfield, Acacia, Madrona and Sycamore Canyon K-8 in Dos Vientos, middle schools Los Cerritos, Redwood, Colina and Sequoia, and three high schools: Thousand Oaks High, Westlake High and Newbury Park High. Westlake High boundaries affect resale, so verify the assigned school before you offer. La Reina, St. Paschal Baylon, Hillcrest Christian and Oaks Christian are the private options.
How long is the commute from Thousand Oaks to Los Angeles?
Warner Center is about 20 to 25 minutes without traffic, the Burbank studios 45 to 60 minutes in peak hours, Santa Monica 50 to 70 minutes via the 405, Downtown Los Angeles an hour to 90 minutes at rush hour and LAX 55 to 80 minutes. Transit is limited to LADOT Commuter Express 423 to Downtown on weekdays, Thousand Oaks Transit locally and Metrolink at Moorpark or Camarillo. Test the drive on a weekday afternoon before committing.
Thousand Oaks vs Westlake Village: which is better for buying or selling?
Westlake Village offers the lake, the country clubs, a deeper luxury tier and a higher median, while Thousand Oaks gives you 15 to 25 percent more house for the money and a much wider spread of price points. The Westlake side of Thousand Oaks, with Westlake High attendance, is where buyers split the difference. Sellers in Thousand Oaks reach a broad family pool; sellers in Westlake Village reach buyers paying for prestige and water.
Who is the best listing agent in Thousand Oaks?
James Malcom of The Malcom Group lists homes across Thousand Oaks and Newbury Park from the Woodland Hills office at 6263 Topanga Canyon Blvd, twenty minutes down the 101, and can be at your property the same day. Judge any agent on recent sales in your neighborhood, the ability to explain school boundaries, wildfire insurance and Mello-Roos before you ask, a pricing method built on the last three comparable sales, and a Valley and Westside buyer network that a Conejo-only agent does not have. Call (310) 595-0915.