Market Update | June 2026

Westlake Village, Agoura Hills, Oak Park, Thousand Oaks and Newbury Park

My Quick Take: The market isn’t clearly favoring buyers or sellers right now. It’s becoming much more dependent on the individual home. The homes that check the right boxes are still moving quickly, while others are facing a tougher market.

Here’s a quick look at where we are today.

My View From Inside

If you’ve talked to anyone about real estate lately, you’ve probably heard completely different opinions about the market.

→ Some people will tell you it’s still a seller’s market.

→ Others will tell you buyers have the upper hand.

Truth is, they’re both right.

As I was putting together this month’s market update, I realized something: it’s becoming harder and harder to define the Conejo Valley market right now.

The reason is that we’re really not dealing with one market anymore.

It’s Becoming A House-by-House Market

What I’m seeing is a market that’s becoming increasingly fragmented.

A few years ago, almost everything was moving together. When the market heated up, nearly every home benefited. When it slowed down, nearly every home felt it.

Today, the gap between the homes buyers want and the homes they’re willing to pass on has widened considerably.

• I’ve talked to agents who described their open houses as packed, only to end up with a single offer, or none at all.
• I’ve had buyers competing against several other offers on one home while negotiating a significant discount on another.
• I’ve seen move-in-ready homes attract a ton of attention while similar homes needing work struggled to get any interest.

As agents, it’s becoming harder to give blanket advice about what buyers and sellers should expect because the state of the market can shift house by house.

It’s All About Price and Condition

In other markets, sellers could get by with little to no house prep, test the market with a higher price, and still attract plenty of buyers.

Today, it’s a different story.

What I’m seeing right now is two types of buyers.

1. The buyer who wants a turnkey move-in ready house and is willing to pay a premium for it.
2. And the bargain shopper who will take on the necessary updates, but expects a discount in return.

You need to know where you fit in and adjust your expectations accordingly.

If you’re looking for a turnkey home, you’re leaning more into the seller’s side of today’s market. Expect to act quickly when the right house comes along and potentially face competition from other buyers.

If you’re willing to take on a project, you’re more likely to find sellers who are willing to negotiate and make concessions to get a deal done.

Bottom Line

For Buyers: Ignore the national headlines and clickbait articles trying to label this as either a seller’s market or a buyer’s market. In the Conejo Valley, it’s more complicated than that. Your experience is going to depend heavily on the type of home you’re looking for. The more move-in ready the home, the more competition you’re likely to face. The more work a home needs, the more negotiating power you may have.

For Sellers: No need to panic. The bottom hasn’t fallen out of this market. Demand for Conejo Valley homes remains strong, and prices have remained relatively stable. What has changed is that buyers have become much less forgiving. If a home feels overpriced, dated, or poorly prepared, many buyers will simply move on. The homes that are selling the quickest are those that get the condition and price right.

As always, if you want to talk through what any of this means for your situation, I’m happy to do that. Just reach out.

Want to Stay In The Loop?

Get my monthly Market Update (like this one). No Spam. Just the info you need to help you buy and sell a home. Sign up here.

The post Why Everyone Has a Different Opinion of the Conejo Valley Market | June 2026 appeared first on Conejo Valley Guy Michael Rice.

Market Update | May 2026

Westlake Village, Agoura Hills, Oak Park, Thousand Oaks and Newbury Park

Quick Take: The market isn’t clearly hot or cold right now. It’s selective. Homes that check the boxes on price, condition, and location are still selling quickly. The ones that don’t are getting passed over. That’s what’s driving the mixed signals you’re seeing.

Here’s a quick look at where we are today.

My View From Inside

How’s the Market? It’s Not a Simple Answer Anymore

The most common question I get is:

“How’s the market?”

In years past, that was an easy answer:

“The market’s hot.”

Right now…it’s a little more complicated.

The Numbers Are Telling Two Different Stories

Some of the numbers still point to a strong seller’s market:

• Homes are selling at about 98% of their original asking price
• About a third of homes are still selling above asking
• And the median time to get into escrow is just 26 days

But then you look at a few other stats, and it tells a different story:

• Median home prices have dipped slightly to around $1,178,500
• Expired listings are up 84% compared to last year

So which is it? Strong market or a softer one?

It really depends on the house.

What I’ve noticed is that buyers are weighing 3 things more than anything else: Price, Condition, and Location.

If a home checks at least two of those boxes, it’s going to get attention.

→ If it’s move-in ready in a good location, buyers are willing to pay for it.
→ If it’s in a great location and priced right, there are still buyers willing to take on a remodel.

But when a home misses on more than one of those (i.e., it needs work and it’s priced high), it doesn’t matter how good the location is. Buyers are just moving on.

It Also Depends on the Buyer

Who the target buyer is also impacts the level of interest.

First-time buyers are still the most sensitive to monthly payments, so they’re the quickest to step back or wait when something doesn’t feel right.

Move-up and downsizer buyers, on the other hand, are still active, and in many cases, they’re the ones competing for the homes that are well-positioned.

That’s part of why you’re seeing some higher-end homes move faster than expected, while more “entry-level” homes don’t always get the same response.

Bottom Line

For Buyers: You have more control right now than you have in a while. There are more homes to choose from, and you don’t have to talk yourself into something that doesn’t check the boxes. But when the right home shows up, other buyers see it too. That’s still where competition shows up, and those homes can move fast.

The real opportunity is with homes that have been sitting for a few weeks. A lot of those aren’t bad homes. They just came out overpriced or didn’t make a great first impression. That’s where you can negotiate more than you could a year ago.

For Sellers: ”Testing the market” with a higher price is very risky right now. Buyers are out there and comparing everything. If your home doesn’t check the boxes, they’re just moving on to the next one. The homes that are selling are the ones that hit the market in good condition, ready to show, and priced right. The market still rewards the seller who gets those things right.

As always, if you want to talk through what any of this means for your situation, I’m happy to do that. Just reach out.

Want to Stay In The Loop?

Get the monthly market report (like this one) and my latest blogs delivered. No Spam. Just the info you need to help you buy and sell a home. Sign up here.

The post Not a Hot Market. Not a Cold One Either | May 2026 appeared first on Conejo Valley Guy Michael Rice.

Market Update | April 2026

Westlake Village, Agoura Hills, Oak Park, Thousand Oaks and Newbury Park

Quick Take: This market is a bit flipped from what you might expect. Some lower-priced homes are struggling to sell, while certain higher-end homes are getting multiple offers. It really comes down to the type of home and how buyers are reacting to the monthly payment.

Here’s a quick look at where we are today.

My View From Inside

Not All Homes Are Moving the Same Right Now.

Trying to make sense of the market right now is a bit of a mixed bag. Some homes are sitting, and waiting for buyers to give them attention, and others are selling in one weekend with multiple offers.

That’s not unusual. We’ve seen this before.

What’s different right now is that it’s flipped from what you might think: Condos and townhomes are often harder to sell than a high priced luxury home.

That’s probably not what you were expecting.

Here’s what I’m seeing on the ground:

Condos and Townhomes: Slower than Usual

This is where things have softened the most. Condos and townhomes, especially ones with higher HOA dues, are taking longer to sell, or not selling at all.

A big reason is the monthly payment.

HOAs have jumped significantly over the past few years, mainly due to rising insurance costs. In some cases, buyers are also having to get supplemental insurance on top of the high HOA fee.

When you combine higher HOA dues with today’s interest rates, the total monthly cost is just too much for a lot of buyers.

I saw this firsthand on a listing last year. The HOA had more than doubled, and the monthly payment at the asking price was simply too high for the target buyer. Buyer feedback was clear, and the home didn’t sell.

This seller wasn’t alone. Expired listings are up almost 150% in townhome/condo communities compared to last year.

That said, this isn’t impacting every HOA. I’m still seeing plenty of townhomes sell. It really depends on the dues and assessments.

Single Family Homes (Up to ~$1.5M): Still the Sweet Spot

This is still the most active part of the market.

Updated and well-priced single family homes are still selling fairly quickly, especially in popular neighborhoods in Westlake Village, Oak Park, and Thousand Oaks.

A couple weeks ago, I listed a home in Westlake Village that was both priced well and showed beautifully. The open houses were packed and the home sold over asking price after the first weekend.

Not every home is getting multiple offers like before, but the good ones are still getting strong activity, often right away.

Condition matters. Pricing matters. Demand is still there.

Higher-End Homes: Moving Better Than You Might Expect

This one surprises people.

In many cases, the higher-end market has been moving better than expected.

Buyers in this range are less sensitive to rates, and when the right home comes up, they’re willing to act.

In the last month, I’ve written offers on homes in the 2M-3M range and ended up having to compete with other buyers. That’s not something most buyers would anticipate.

It’s not a frenzy, but it’s steady.

Bottom Line…

For Buyers: The Conejo Valley market isn’t one market right now. It’s a few different ones happening at the same time. Spring has arrived which brings out the most buyers and sellers. Understanding which market you’re in will help you properly strategize and find the right home.

For Sellers: If you’re thinking about selling, the key is knowing which market your home is in. Buyers are more sensitive to the total monthly cost than ever, and not all homes are getting the same response. The ones that are priced and positioned correctly from the start are still moving. The ones that aren’t are sitting, and that’s much harder to fix later.

As always, if you want to talk through what any of this means for your situation, I’m happy to do that. Just reach out.

Want to Stay In The Loop?

Get the monthly market report (like this one) and my latest blogs delivered. No Spam. Just the info you need to help you buy and sell a home. Sign up here.

The post Why Some Homes Are Selling Fast…and Others Aren’t | Market Update April 2026 appeared first on Conejo Valley Guy Michael Rice.

LVUSD is the district that comes up when families want it all: strong academics, serious athletics, and a well-rounded school experience.

Part of a series on Conejo Valley school districts. Also see: Conejo Unified USD | Oak Park USD

I’ve worked with a lot of families deciding between Oak Park and Agoura Hills, and LVUSD is often where the conversation lands when parents say, “We want strong academics, but sports and programs matter too.”

Las Virgenes Unified serves Agoura Hills, Calabasas, Hidden Hills, Bell Canyon, and the LA County side of Westlake Village.

In this post, I’m focusing specifically on the Conejo Valley communities I work in, Agoura Hills and Westlake Village, since those are the towns most buyers are considering when they find their way to this page.

If you’re looking at either of those towns, here’s everything you need to know about the schools.

All 3 Conejo Valley School Districts

Still Comparing School Districts?

If you’re still comparing LVUSD against Oak Park or CVUSD, start with the full comparison here:

What Is Las Virgenes Unified School District?

Las Virgenes Unified (LVUSD) is a K–12 district serving approximately 9,600 students across communities including Agoura Hills, Calabasas, Hidden Hills, Bell Canyon, and Westlake Village. It’s the middle child of the three Conejo Valley districts – larger than OPUSD, smaller than CVUSD, and it’s often regarded as the most well-rounded of the three.

According to PublicSchoolReview, LVUSD ranks in the top 10% of all California school districts for combined math and reading proficiency, with a graduation rate around 96%.

Beyond test scores, it’s built a strong reputation for music and arts programs, championship athletics, and specialized offerings like International Baccalaureate, AP Capstone, Dual Language Immersion, and a Public Waldorf School.

The Schools
Agoura Hills & Westlake Village

ELEMENTARY SCHOOLS | K-5

All four of these elementaries serve neighborhoods in Agoura Hills or the LA County side of Westlake Village. They’re all consistently well-regarded. This isn’t a district where you need to stress about which elementary school you land in.

WHITE OAK ELEMENTARY | WESTLAKE VILLAGE (LA County side)
Overall 8/10 | Test Scores 10/10

Serves Westlake Village neighborhoods within LVUSD, including communities like First Neighborhood. Known for a strong neighborhood-school feel and active parent involvement. Feeds into Lindero Canyon Middle School.

WILLOW ELEMENTARY | AGOURA HILLS
Overall 8/10 | Test Scores 10/10

One of the larger elementaries in the district. Consistently well-reviewed by families. Serves popular neighborhoods like Morrison Ranch Homes and Chateau Park Townhomes.

YERBA ELEMENTARY | AGOURA HILLS
Overall 8/10 | Test Scores 9/10

The newest elementary in the district, known for a tight-knit community feel and an engaged parent body. Serves neighborhoods in Agoura Hills including Lake Lindero Homes

SUMAC ELEMENTARY | AGOURA HILLS
Overall 7/10 | Test Scores 9/10

Home to LVUSD’s Spanish/English dual language immersion program — a popular option for families interested in early bilingual education. Serves Agoura Hills neighborhoods including Fountainwood Homes

I’ve never had a buyer panic over which LVUSD elementary they’d land in. The differences here are subtle compared to some larger districts.

*scores provided by GreatSchools.org

MIDDLE SCHOOL | 6-8

LINDERO CANYON MIDDLE SCHOOL | AGOURA HILLS
Overall 5/10 | Test Scores 9/10

Lindero Canyon serves students from all the Agoura Hills and Westlake Village (LA County) elementaries. It’s one of the larger middle schools in LVUSD, with strong programs across academics, electives, and athletics. If you’re buying in either of these towns, this is where your middle schooler will attend.

HIGH SCHOOL | 9-12

AGOURA HIGH SCHOOL | AGOURA HILLS
Overall 9/10 | Test Scores 8/10

If you’re buying in Agoura Hills or the LA County side of Westlake Village, your kids go to Agoura High. With approximately 2,600+ students, it’s one of the larger high schools in the area and regularly appears on U.S. News Best High Schools rankings.

Agoura High is strong across the board with academics, athletics, and performing arts. It’s where LVUSD’s reputation for being a “well-rounded” district really shows up. The academic program is rigorous, the sports teams compete seriously, and the arts programs are genuinely award-winning.

How does Agoura High compare to the other local high schools? Locally, it’s generally considered just a step behind Westlake High (CVUSD) for overall program breadth, and behind Oak Park High for pure academics, but both of those gaps are narrower than many people assume. Agoura High significantly outperforms most high schools in Southern California.

Which School District Is Westlake Village In?
The Westlake Village Boundary Explained

This is the question I get most often from buyers looking at Westlake Village, and it trips people up constantly.

Westlake Village sits on the LA County/Ventura County line, and that line cuts right through the middle of Westlake lake. Which side you’re on determines your school district.

Here’s what makes this so confusing: Westlake High School – often considered the top overall high school in the area – is in CVUSD, not LVUSD. So if Westlake High is the priority, you want the Ventura County side of Westlake Village, which is technically part of Thousand Oaks.

Conversely, if you buy on the LA County side of Westlake Village, your kids go to Agoura High, which is an excellent school, but not the one many buyers automatically assume they’re getting.

I’ve had more than one buyer assume they were buying into Westlake High only to realize they were on the LA County side. It’s a common and very fixable mistake, but only if you check before making an offer.

I explain that in more detail in my guide to the Nuances of Westlake Village and Thousand Oaks.

The bottom line: A Westlake Village address does not tell you which school district you’re in. You have to check the specific address.

I can confirm the district for any address in seconds — just ask.

LVUSD’s Specialized Programs

What I think separates LVUSD from the other two is the program menu. Things like:

• International Baccalaureate for kids headed toward a rigorous college-prep track
• AP Capstone for students who want to go deeper than standard AP courses
• Spanish/English dual language immersion starting in elementary school
• A Public Waldorf School for families who want an alternative teaching approach

Not every district offers that range of programs. LVUSD does, which gives families more options if their child already has a particular interest or path they want to explore.

Who Is LVUSD Right For?

LVUSD is likely a great fit if:

• You want strong academics along with strong sports and extracurricular programs, not a trade-off between the two.
• Your child has specific interests (arts, music, IB, bilingual education) that benefit from specialized programs
• You’re considering Agoura Hills or the LA County side of Westlake Village
• You want an excellent district without the same academic intensity and price premium often associated with Oak Park.

You might weigh other districts if:

• Pure academic rankings are your top priority (Oak Park USD edges LVUSD here)
• You’re specifically targeting Westlake High School (that’s CVUSD, not LVUSD)
• You want to understand all your options before committing to a town

Families can apply for interdistrict transfer through the district’s open enrollment process.

What Makes LVUSD Different From the Other Districts?

I’d describe LVUSD as the district that doesn’t make you choose.

Here’s what I mean:

Oak Park is the academics-first district. If test scores and college readiness are everything, Oak Park wins. But you’re giving something up on the sports and extracurricular side.

Westlake High (CVUSD) is the most well rounded. Academics, athletics, electives. It’s the one most parents point to when they say “best overall high school in the area.”

LVUSD sits between the two, and for many families that balance is exactly the appeal. Academics are strong, but the district is also known for athletics, arts, and a broader range of programs than you’ll find in Oak Park. For families who want both strong academics and a full school experience, it tends to check a lot of boxes.

Learn more about the other two school districts serving the Conejo Valley:

FAQs About LVUSD

The post Las Virgenes Unified School District | What Agoura Hills and Westlake Village Parents Should Know appeared first on Conejo Valley Guy Michael Rice.

Oak Park | Home to the Top Rated School District in the Conejo Valley

Part of a series on Conejo Valley school districts. Also see: Conejo Unified USD | Las Virgenes USD

If you’ve been researching homes in the Conejo Valley and kept hearing “Oak Park has the best schools”, this post is for you.

Oak Park Unified is a small, tight-knit district that consistently tops the local academic rankings. Buyers target it specifically, it affects home prices, and once you’re in it, you’ll understand why families stay.

Here’s everything you need to know.

All 3 Conejo Valley School Districts

Still Comparing School Districts?

If you’re still comparing Oak Park to Westlake, Agoura, or Thousand Oaks, start with my full breakdown here:

What Is Oak Park Unified School District?

Oak Park USD (OPUSD) serves one community: Oak Park.

That’s it. No overlap with neighboring towns, no boundary confusion, no “which side of the street am I on?” drama. If your home is in Oak Park, your kids go to Oak Park schools.

The district includes:

• 3 elementary schools
• 1 middle school
• 1 high school

Small by design, and that’s a big part of why it works.

The Schools

ELEMENTARY SCHOOLS | K-5

BROOKSIDE ELEMENTARY
Overall 10/10 | Test Scores 10/10
Serves the neighborhoods in the western/central part of Oak Park including Ridgefield Homes.

RED OAK ELEMENTARY
Overall 9/10 | Test Scores 10/10
Similar reputation to Brookside — consistent, high-performing, and community-focused. Serves eastern Oak Park neighborhoods, including communities like Montego Homes and Capri Townhomes

OAK HILLS ELEMENTARY
Overall 8/10 | Test Scores 9/10
The newest of the three elementary schools. Modern facility, strong test scores. Serves neighborhoods like Hillcrest Estates

All three elementary schools have strong reputations in the area. I’ve asked parents to help me differentiate between the 3 schools, and the answers I get are subtle. You won’t find a “weak link” here the way you might in a larger district with 17 schools.

*scores provided by GreatSchools.org

MIDDLE SCHOOL | 6-8

MEDEA CREEK MIDDLE SCHOOL
Overall 8/10 | Test Scores 10/10

I can speak here from personal experience.

I moved my own kids from Colina Middle School (CVUSD) to Medea Creek, and the difference was immediately noticeable. The facilities were more modern, the teachers seemed more involved, and the student environment felt more focused.

I’m not saying Colina is a bad school – it’s not – but Medea Creek operates at a different level. The difference was noticeable, and that difference impacts home values. Many young families want to live here.

HIGH SCHOOL | 9-12

OAK PARK HIGH SCHOOL
Overall 10/10 | Test Scores 10/10

The academic flagship of the district. Oak Park High is widely regarded locally as having one of the strongest, if not the strongest, academic programs among the five main high schools in the Conejo Valley — ahead of Westlake High, Agoura High, Thousand Oaks High, and Newbury Park High.

High graduation rates, strong college readiness numbers, and a dominant academic focus.

The one trade-off: sports and extracurriculars aren’t at the same level as Westlake High or the LVUSD schools. It’s not that Oak Park doesn’t have athletics, but if your kid is a competitive athlete counting on varsity sports, the larger districts may serve them better.

What Makes OPUSD Different From the Other Districts?

Here’s how Oak Park stands apart:

It’s small, by design. With just 5 schools serving one community, resources are concentrated rather than spread across 17 elementary schools like CVUSD. Teachers, administrators, and parents all know each other. That continuity matters.

The focus is academics. CVUSD and LVUSD offer a broader range of athletics and extracurriculars. Oak Park’s identity is built around academics. For families where that’s the priority, it’s hard to beat.

The community is self-reinforcing. Families move to Oak Park for the schools. That means the parents are highly engaged, expectations are high, and the culture reflects that. Your kids will be surrounded by other kids whose families made the same choice.

The Price Premium: What to Expect

This is the part buyers need to know going in: Oak Park homes cost more than comparable homes in Thousand Oaks or Agoura Hills, and OPUSD is a significant reason why.

It’s not unusual to pay a premium of $50,000–$100,000+ over a similar home in a neighboring district. And Oak Park residents pay a little more in property taxes – roughly 1.30% compared to 1.20-1.25% for most of the other 4 towns. That difference gets invested back into the school district.

As an Oak Park resident myself, I’m happy to pay a little more to keep our schools up. In turn, that helps maintain our property values.

Is it worth it? That depends entirely on your family’s priorities. For parents who put academics first, most would tell you yes. For families where sports and extracurriculars are equally important, the decision gets harder.

Can You Get Into Oak Park Schools Without Living There?

Yes – with caveats.

Conejo Valley has open enrollment, which means you can apply for an interdistrict transfer into OPUSD even if you live outside Oak Park. But two things have to happen: your home district has to release your child, and OPUSD has to accept them. Given how sought-after these schools are, waitlists are common, especially at the elementary level.

Open enrollment is an option, not a guarantee. If OPUSD is important to your family, buying within the district boundary is the only reliable way to ensure access.

Who Is Oak Park USD Right For?

Oak Park is likely a great fit if:

• Academic performance is your top priority
• You want a small more intimate district where your kids attend the same community of schools K–12
• You’re willing to pay a modest premium for it
• You value a tight-knit community feel

You might weigh other districts if:

• Athletics or performing arts programs are equally important to academics
• Budget is a bigger factor and you want strong schools without the Oak Park premium
• Your kids are older and a school transition is a concern

Learn more about the other two school districts serving the Conejo Valley:

FAQs About Oak Park USD

The post Oak Park Unified School District | What To Know Before Buying a Home appeared first on Conejo Valley Guy Michael Rice.

CVUSD is the largest of the three Conejo Valley school districts, and the one most buyers end up in.

Part of a series on Conejo Valley school districts. Also see: Las Virgenes USD | Oak Park USD

Conejo Valley USD covers Thousand Oaks, Newbury Park, and the Ventura County side of Westlake Village. With 17 elementary schools, 5 middle schools, and 3 high schools, it’s a big district, and that size comes with some nuance. Not every school in CVUSD is identical, and where you buy within the district matters more here than it does in Oak Park or LVUSD.

That said, CVUSD is home to Westlake High School, which most local parents and agents consider the best overall high school in the Conejo Valley. That reputation alone draws a lot of buyers into the district.

All 3 Conejo Valley School Districts

Still Comparing School Districts?

If you’re still weighing CVUSD against Oak Park or LVUSD, start with the full comparison here:

What Is Conejo Valley Unified School District?

CVUSD serves approximately 16,000 students across Thousand Oaks, Newbury Park, and the Ventura County side of Westlake Village. It’s the district most buyers in the Conejo Valley land in, simply because it covers the most ground.

The district includes:

• 17 elementary schools
• 5 middle school
• 3 high school

The district is generally strong. Most schools rank very good to excellent. But with 17 elementary schools spread across multiple communities, there’s bound to be more variation here than in Oak Park (5 schools, one community) or LVUSD’s Agoura Hills/Westlake Village footprint.

The Westlake Village and Lang Ranch schools are among the most sought-after in the district. Other parts of Thousand Oaks and Newbury Park are still good, just worth researching before you buy.

The Schools
Westlake Village | Thousand Oaks | Newbury Park

ELEMENTARY SCHOOLS | K-5

With 17 elementary schools, I’m not going to list every one. What matters for buyers is understanding which neighborhood feeds into which school, and which schools have the strongest reputations.

WESTLAKE VILLAGE | VENTURA COUNTY SIDE

The Westlake Village elementaries within CVUSD are among the most sought-after in the entire district. If you’re buying on the Ventura County side of Westlake Village, you’re in good shape at the elementary level.

• Westlake Elementary | Overall 9/10 | Test Scores 10/10 serves central Westlake Village neighborhoods including popular communities like Foxmoor Homes and Westlake Bay Townhomes.

• Westlake Hills Elementary | Overall 9/10 | Test Scores 9/10 serves the hillside neighborhoods above the lake Masters Series Homes and Clubview Townhomes.

Both are highly regarded, with strong parent communities and consistently strong test scores.

THOUSAND OAKS

LANG RANCH | THOUSAND OAKS

NEWBURY PARK

DOS VIENTOS | NEWBURY PARK

*scores provided by GreatSchools.org

MIDDLE SCHOOLS | 6-8

CVUSD has 5 middle schools, which is more than the other two districts combined.

HIGH SCHOOLS | 9-12

This is where CVUSD’s reputation is strongest. Three high schools, each with a distinct identity,  and one that draws buyers specifically because of it.

The Lang Ranch Detail
This Affects Home Prices

If you’re searching in Thousand Oaks with Westlake High as a priority, this section is for you.

Most of Thousand Oaks feeds into Thousand Oaks High School. But there’s one exception: Lang Ranch, a group of neighborhoods in eastern Thousand Oaks, feeds into Westlake High instead.

That matters because it gives buyers another way to access Westlake High without paying Westlake Village prices. Homes in Lang Ranch are usually less expensive than comparable homes in Westlake Village, but they come with the same Westlake High feeder pattern.

It’s one of those little local details that can make a big difference depending on what you are prioritizing.

The trade-off is location. Lang Ranch sits further east in Thousand Oaks, so you’re a little further out from our best centers and restaurants.

But for buyers who want Westlake High specifically, Lang Ranch is often the area we end up looking at.

What Makes CVUSD Different From the Other Districts?

It has Westlake High. It’s the school most parents in the Conejo Valley point to when they talk about the strongest overall high school experience. Academics are strong, athletics are competitive, the arts programs are serious, and there’s a wide range of electives. It’s the most well-rounded high school in the area.

It’s the most affordable district. CVUSD is also more accessible price-wise than the other districts. Most of Thousand Oaks and Newbury Park is priced lower than comparable homes in Oak Park or the Agoura Hills / Westlake Village areas within LVUSD. You can still land in a very good school zone here without paying the premium that comes with Oak Park.

Another difference is size. CVUSD has 17 elementary schools, which means more neighborhoods, more price points, and more variety in where you can land. The flip side is that the specific school attached to a home matters more here than it does in Oak Park or LVUSD.

Specialized programs exist here too. The district also has a few unique programs worth knowing about. Newbury Park High recently added an International Baccalaureate (IB) program, and there are magnet and alternative programs like EARThS that focus on environmental science.

If you’re curious how charter schools fit into the picture, I explain that here:

Who Is CVUSD Right For?

CVUSD is likely a great fit if:

• Westlake High School is the goal and you want the most direct path to it
• You want strong schools without paying the Oak Park price premium
• You’re looking in Thousand Oaks or Newbury Park and want good neighborhood schools at a wider range of price points
• Lang Ranch appeals to you. It’s one of the few areas where you can get Westlake High access at a Thousand Oaks price point

You might weigh other districts if:

• Pure academics are the top priority (Oak Park tends to edge everyone there)
• You prefer a smaller district where every school feels tightly connected
• You’re focused on Agoura Hills or the LA County side of Westlake Village, which fall into LVUSD

Families can apply for interdistrict transfer through the district’s open enrollment process. Learn more Open Enrollment.

Learn more about the other two school districts serving the Conejo Valley:

Explore CVUSD Towns

The three towns within CVUSD each have a distinct character. Westlake Village is polished and lake-focused. Thousand Oaks is the most diverse in terms of neighborhoods, price points, and lifestyle. Newbury Park is more relaxed, more affordable, and more outdoors-oriented.

• Living in Westlake Village
• Living in Thousand Oaks
• Living in Newbury Park

FAQs About CVUSD

The post Conejo Valley Unified School District | What Thousand Oaks, Newbury Park, and Westlake Village Families Need to Know appeared first on Conejo Valley Guy Michael Rice.

Understanding the School Districts Before Buying a Home

If you have school-age kids (or plan to), this might be the most important thing you read about moving to the Conejo Valley.

The area has three main school districts, and understanding the differences will impact where you should focus your home search.

Here’s what makes this a bit confusing: the districts don’t align with the towns. 

• Westlake Village is split between two school districts. 
• Part of Thousand Oaks (Lang Ranch) feeds into a different high school than others. 
• And Oak Park has its own tiny district that parents specifically move here for.

Conejo Valley School Districts
At a Glance

If you’re relocating and still getting familiar with the area, you may also want to see my Conejo Valley Relocation Guide, which walks through the five towns, neighborhoods, schools, and what it’s like living here.

The Three School Districts

Oak Park Unified School District (OPUSD)

Covers: Oak Park only
Size: 3 elementary schools, 1 middle school, 1 high school
Reputation: Best academic reputation in the Conejo Valley

I’ve had many buyers focus their entire home search solely around this district. It’s small, modern, and consistently ranks at the top for academics. 

Oak Park High School has high graduation rates, strong college readiness programs, and a reputation for having the strongest academics of our 5 high local schools. 

All 3 elementary schools are recognized as top-notch in the area, but the middle school is where I personally saw the biggest contrast. 

I moved my own kids from Colina Middle School (CVUSD) to Medea Creek Middle School in Oak Park, and it was eye-opening. The Medea facilities were more modern, the teachers seemed more involved, and the students felt more focused. I’m not saying the other middle schools are bad, they’re not. But there’s a noticeable difference, and that difference often shows up in home prices.

The trade-off? Sports and extracurriculars aren’t quite as strong as LVUSD & CVUSD schools. And because it’s so sought-after, homes in Oak Park are more expensive than comparable homes in other towns.

Best for: Families who prioritize academics above all else and are willing to pay a little extra for it.

Learn more about how Oak Park schools work, which neighborhoods feed into them, and the price premium buyers often pay here:

Las Virgenes Unified School District (LVUSD)

Covers: Agoura Hills, Calabasas, and the LA County side of Westlake Village
Size: 8 elementary schools, 3 middle schools, 2 high schools (Agoura High and Calabasas High)
Reputation: Strong academics AND strong athletics/extracurriculars

LVUSD is often the preferred district because it balances academics with robust sports programs, arts, and electives. Both Agoura High and Calabasas High rank well for academics and have strong athletic programs.

Here’s where it gets confusing: Westlake Village is split by the LA County/Ventura County line. The LA County side feeds into LVUSD (Agoura High). The Ventura County side feeds into CVUSD (Westlake High).

The trade-off? While LVUSD schools are excellent, they don’t quite have Oak Park’s singular focus on academics. And if you’re comparing to Westlake High (which is in CVUSD), Agoura High is a step below, still excellent, just not considered the absolute best in the area. You’re also paying a premium for LVUSD homes, though slightly less than Oak Park.  

Best for: Families who want excellent schools with strong athletics and extracurricular programs.

If you’re considering Agoura Hills or the LA County side of Westlake Village, here’s the full breakdown of LVUSD schools and how the district compares locally:

Conejo Valley Unified School District (CVUSD)

Covers: Thousand Oaks, Newbury Park, and the Ventura County side of Westlake Village
Size: 17 elementary schools, 5 middle schools, 3 high schools
Reputation: Very good to excellent, but scores vary by neighborhood

CVUSD is the largest district in the area. Most schools rank very good to excellent, but with 17 elementary schools, you can imagine that quality varies depending on the neighborhood. Some schools are on par with LVUSD and OPUSD. Others are still good but not quite at the same level. 

The elementary schools that service Westlake Village (Ventura County side), are top notch and have excellent reputations. Lang Ranch in Thousand Oaks has the same reputation. It’s other parts of TO and Newbury Park where the differences often show up.  

What to know: Lang Ranch in Thousand Oaks is the only part of Thousand Oaks that feeds into Westlake High School (CVUSD). This makes it particularly popular with buyers who want Thousand Oaks pricing with Westlake High access.

Best for: Families who want good schools without paying the Oak Park or Westlake Village premium.

Because CVUSD covers a much larger area, school assignments vary more by neighborhood. Here’s a deeper look at the schools and feeder patterns:

The Westlake Village Confusion
(This Trips Everyone Up)

Westlake Village is split by the LA County/Ventura County line. The official incorporated city of Westlake Village is in LA County only. The township of Westlake Village (Ventura County side) is technically part of Thousand Oaks.

• LA County side = LVUSD → Elementary and middle schools feed into LVUSD, high school is Agoura High
  
• Ventura County side = CVUSD → Elementary, middle, and high school all feed into CVUSD, high school is Westlake High

Here’s what makes this confusing: Westlake High School (often considered the best overall high school in the area) is actually in CVUSD, not LVUSD. So if your priority is getting your kids into Westlake High, you’d want the Ventura County side of Westlake Village.

Both districts are solid, but they offer different things. LVUSD (Agoura High) is known for balancing academics with strong sports and extracurriculars. CVUSD (Westlake High) is known for having the strongest overall program – academics, athletics, and electives.

How do you know which side you’re on?

When you explore my neighborhood pages, each page lists the schools assigned to that specific neighborhood. 

Or, better yet, ask your agent (me). I can tell you immediately which district a specific address falls into. It’s not always obvious from the street.

High Schools Ranked
(Unofficial But Generally Agreed Upon)

This isn’t an official ranking, but it’s the general consensus among parents and real estate agents who work in the area:

1. Westlake High School (CVUSD)
Best overall. Strong academics, excellent sports programs, diverse electives. This is the one many parents want.

2. Oak Park High School (OPUSD)
Best academic reputation. High graduation and college readiness rates. Sports and electives aren’t quite up to Westlake’s level, but academics are top-tier.

3. Agoura High School (LVUSD)
Strong academics, solid programs across the board. Just a slight notch below Westlake and Oak Park, but still excellent.

4.Newbury Park High School (CVUSD)
Same strengths as Agoura High, just not quite as highly regarded. Still a very good school.

5.Thousand Oaks High School (CVUSD)
Test scores are a bit lower than the other four. It’s still a good school, just can’t quite catch up to the others.

So Which District Should You Target?

If academics are your #1 priority:
→ Oak Park (OPUSD) is your best bet. Be prepared to pay a premium.

If you want academics + sports + extracurriculars:
→ Agoura Hills or the LA County side of Westlake Village (LVUSD).

If you want Westlake High School access at a lower price:
→ Lang Ranch in Thousand Oaks (only part of T.O. that feeds into Westlake High).

If you want good schools without the premium pricing:
→ Thousand Oaks or Newbury Park (CVUSD). Research specific neighborhoods—some schools are better than others.

Still not sure which town is right for you?

School districts are important, but they’re only one piece of the puzzle. Commute, lifestyle, housing style, and long-term resale all matter too.

Here’s a step-by-step guide to narrowing down the towns so you’re not just choosing a district, you’re choosing a community.

How to Choose Between All 5 Conejo Valley Towns

One More Thing: Conejo Valley Has Open Enrollment

This means you’re not locked into your assigned school. You can apply to transfer to another school within the same district (and sometimes across districts) if there’s space available.

I’ve actually done this myself. When we moved to Oak Park, my kids didn’t want to leave their friends at their current school in CVUSD. I requested an interdistrict transfer, and it was granted without much hassle.

This gives you flexibility, but the most sought-after schools often have waitlists. So while it’s possible to get into a different school, it’s not guaranteed.

Bottom line: It’s still worth buying in the neighborhood with the schools you want, rather than counting on a transfer. But if you fall in love with a house that’s just outside your preferred school boundary, open enrollment might give you a path forward.

Learn more about how open enrollment works

What About Charter Schools?

If you’re not sure traditional public schools are the right fit for your family, the Conejo Valley also has several charter schools offering alternative teaching styles and classroom environments.

Charter schools like MATES, Bridges, River Oaks Academy, and Compass provide options for families looking for different educational approaches—everything from arts-focused programs to independent study models.

Learn more about Conejo Valley charter schools

FAQs About Conejo Valley School Districts

EXPLORE BY TOWN

Not sure which town to focus on? Here’s what it’s like living in each town:

• Living in Westlake Village
• Living in Oak Park
• Living in Agoura Hills
• Living in Thousand Oaks
• Living in Newbury Park

The post Conejo Valley School Districts Explained | OPUSD vs LVUSD vs CVUSD appeared first on Conejo Valley Guy Michael Rice.

Market Update | March 2026

Westlake Village, Agoura Hills, Oak Park, Thousand Oaks and Newbury Park

Quick Take: Fewer homes came to market this month, but overall, more homes went unsold. That’s a pretty telling sign of where buyers are right now, and what sellers need to understand heading into spring.

Here’s a quick look at where we are today.

My View From Inside

Fewer listings usually means the homes that do come on the market sell quickly. But that’s not what’s happening.

Much to my surprise, new listings were actually down about 20% from last year, and yet nearly 50% more homes went unsold compared to the same time last year. Sellers came to the market. Buyers showed up too, just more cautiously.

That says a lot about the current state of the market.

Some Homes Are Flying While Others Are Sitting

Buyers are out there. We’re out seeing homes daily, but 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.

And yet some homes are clicking with buyers.

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.

The homes that are sitting? 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.

High HOAs Are Scaring Off Buyers

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. If you’re selling a condo or townhome in one of those communities, you have to factor that into your pricing strategy, because buyers absolutely are.

What Spring Means This Year

On a positive note: We’re heading into the busiest stretch of the year. A lot more homes will hit the market between now and June, and buyers will get more serious in their search – especially now that mortgage rates have come down and prices have remained relatively flat…so far.

But buyer sentiment won’t change overnight. 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.

Bottom Line…

For Buyers: You still have more leverage than you’ve had in years. That won’t last forever. As spring picks up, more buyers will come back and well-priced move-in ready homes will sell faster. If you’ve been on the fence, this is a good time to get serious.

For Sellers: Spring is your time to face the most ready-to-go buyers. They’re active but selective, and homes that miss on price are sitting a lot longer than sellers expect. Getting it right from the start matters more than ever right now.

As always, if you want to talk through what any of this means for your situation, I’m happy to do that. Just reach out.

Want to Stay In The Loop?

Get the monthly market report (like this one) and my latest blogs delivered. No Spam. Just the info you need to help you buy and sell a home. Sign up here.

The post Fewer Listings. Pickier Buyers. | Market Update March 2026 appeared first on Conejo Valley Guy Michael Rice.

A practical breakdown of all 7 major Oak Park townhome neighborhoods, and how to think about them.

Oak Park is made up of 24 neighborhoods, including 7 townhome communities. For a lot of buyers, townhomes are the most realistic way to get into Oak Park. Especially if the goal is access to Oak Park Unified Schools, which is consistently ranked among the strongest districts in the state and #1 here in the Conejo Valley.

And because Oak Park is small, it’s easy to assume all seven townhome communities are basically the same. After all, they all:

• Were built around the same time.
• Have similar architectural styles.
• Feed into the same schools.
• Offer amenities and carry similar HOA fees.

At first glance, they can blur together. But once you start walking them, you feel the differences.

Some are obvious: price point, square footage, how tight the spacing feels.

Others are more subtle: how private it feels, how close you are to coffee or groceries, whether your daily routine leans more toward Agoura Hills or Westlake Village.

Those little differences end up shaping your day-to-day more than most people expect.

Instead of ranking them, I group them into three categories based on the client feedback I’ve received helping people move to Oak Park over the last 25 years.

If you’ve already decided on Oak Park, great. If you’re still comparing towns, you may want to see how Oak Park stacks up against the rest of the Conejo Valley: How to Choose Between All 5 Conejo Valley Towns

How I Break Them Down

Getting Started – If your goal is getting into Oak Park without overextending, this is where many buyers begin. The floor plans are on the smaller side, but the locations are solid, and appreciation has historically been steady. The trade-off? As your needs grow, you may eventually want more space.

Sweet Spot – For many buyers, this is the middle ground that just makes sense. More space than the starter communities, still reasonable from a price standpoint, and a number of single-story floor plans that make long-term living easier. It’s not uncommon for buyers to stay here longer than they originally planned.

Elevated Living – These homes represent the higher end of Oak Park townhome living. Some offer more space, others offer better positioning or walkability. All tend to appeal to buyers who want something a step up from a true starter community.

Let’s take a closer look at Oak Park’s townhome communities.

The 7 Oak Park Townhome Neighborhoods

(Click the name to jump to the neighborhood)

*click on the map neighborhoods for more details

Quick Comparison Snapshot

GETTING STARTED

Shadow Ridge

Shadow Ridge Quick Stats

Price: $500k-$650k
Bedrooms: 1–2
Size: 780–1,244 sq ft
Units: ~440
Year Built:1990s
HOA Fee: $595 Monthly

Shadow Ridge is the most affordable way into Oak Park. And for an entry-level price point, it offers more amenities than you’d expect. Two pools, a gym, racquetball, plus tennis and basketball courts tucked up the hill give it a very active feel. If your priority is getting into Oak Park Unified without stretching the budget too far, this is often where the conversation starts.

What Buyers Tend to Like

• Extensive amenities compared to most Oak Park townhome communities
• HOA includes cable, internet, and trash, which simplifies budgeting
• Strong history as an accessible entry point into Oak Park

What To Be Aware Of

• HOA has received mixed feedback at times
• Attached construction and tighter spacing means neighbor noise can occasionally be a factor.
• While the top level condo offers vaulted ceilings and great views, the community lacks elevators which means you may be climbing up to 3 flights of stairs for some units.

Take a Deeper Dive into Shadow Ridge 

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Shadow Oaks

Shadow Oaks Quick Stats

Price: $600k-$750k
Bedrooms: 1–2
Size: 1204-1236 sq ft
Units: ~80
Year Built:1990
HOA Fee: $619 Monthly

Shadow Oaks is the sister community of Shadow Ridge, but feels like a small step up. Unlike Shadow Ridge, which includes a mix of condos and townhomes, Shadow Oaks is strictly townhomes with just two floor plan options. Both layouts feature dual primary suites with private bathrooms – something you don’t often find at this price point. With fewer units and slightly more breathing room, it tends to feel quieter and a bit more residential.

What Buyers Tend to Like

• Larger floor plans compared to Shadow Ridge
• Dual primary suite layout, ideal for roommates or guests
• Smaller community with a pool and clubhouse area

What To Be Aware Of

• Garage access varies by unit. Some connect directly through the courtyard, others do not
• Most homes are all-electric rather than gas
• With only ~80 units, inventory is limited and homes don’t hit the market often

Take a Deeper Dive into Shadow Oaks 

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SWEET SPOT

Country Vista

Country Vista Quick Stats

Price: $650k-$975k
Bedrooms: 2–4
Size: 1100-1700 sq ft
Units: ~100
Year Built: Early 80s
HOA Fee: $595 Monthly

Country Vista is one of the more diverse townhome communities in Oak Park. You’ll find everything from traditional attached townhomes to stand-alone units that feel almost like small bungalows. Some streets feature true single-story layouts with attached garages, while others have one-level homes that sit above the garage. Garage setups vary too, some are attached and private, others are detached.

That variety is part of what makes Country Vista interesting, but it also means you really need to walk it to understand what fits you best.

What Buyers Tend to Like

• A more rural, tucked-away feel in certain sections, with some homes backing to open hills and occasional deer sightings
• Appeals to both entry-level buyers and downsizers looking for single-story, low-maintenance living
• Access to pools, tennis courts, and nearby parks and trails

What To Be Aware Of

• If direct-access garages are important, you’ll need to be selective, Not all layouts offer that
• Some of the more unique floor plans aren’t for everyone, so they can take a little longer to sell depending on the market.
• Because the community has so many layout variations, pricing can vary significantly

Take a Deeper Dive into Country Vista 

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Country Highlands

Country Highlands Quick Stats

Price: $750k-$850k
Bedrooms: 2–3
Size: 1012-1449 sq ft
Units: ~106
Year Built: Mid 80s
HOA Fee: $499 Monthly

If some of the other townhome communities leave you feeling a little boxed in, Country Highlands is usually a pleasant surprise. The spacing between homes is noticeably better, and in many cases you’re only sharing a wall at the garage. That means more windows, more light, and less of that “attached housing” feel once you’re inside.

You’ll also find quite a few single-story layouts here, along with small, manageable yards. It’s one of the reasons this neighborhood appeals to two very different buyers: young families who want a little more breathing room, and downsizers who are done with stairs and big maintenance projects but aren’t ready to feel cramped.

What Buyers Tend to Like

• Quieter streets, greenbelts, and more space between neighbors
• Easy parking and convenient access to the community pool
• Deerhill Park just outside the neighborhood with courts, fields, and playgrounds
• Some larger floor plans that feel closer to a single-family home

What To Be Aware Of

• If you see a price that feels especially attractive, there’s usually a reason – many of the lower-priced homes haven’t been updated in a while.
• The yards are easy to take care of, which most buyers love, but they’re still modest in size compared to a true single-family home.
• The single-story layouts are popular, especially with downsizers, so when one hits the market it doesn’t always sit around for long.

Take a Deeper Dive into Country Highlands 

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Country Village

Country Village Quick Stats

Price: $750k-$900k
Bedrooms: 2–3
Size: 1146-1827 sq ft
Units: ~50
Year Built: Early 80s
HOA Fee: $526 Monthly

If you’ve walked a few of the Oak Park townhome communities and thought, “I just need a little more room,” Country Village is usually where I take people next. It has that same greenbelt feel as Country Highlands, more space between the homes, quieter streets, but the difference shows up once you step inside.

A couple of the floor plans push past 1,700 square feet, which in Oak Park townhome terms is meaningful. You still get the attached-home lifestyle, but it starts to feel less like a starter and more like somewhere you could settle in for a while.

What Buyers Tend to Like

• The square footage for the price. Larger floor plans are hard to find in Oak Park at this level
• A quieter, greenbelt setting with room between neighbors
• Easy access to pools, tennis courts, and nearby parks and trails. Everything still feels close without being right on top of you

What To Be Aware Of

• It’s a smaller community (around 50 units), so only a handful of homes typically hit the market each year
• The larger floor plans command a premium. Pricing can jump quickly depending on size and updates
• While there are single-story options, many of the larger layouts are two-story

Take a Deeper Dive into Country Village 

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ELEVATED LIVING

Capri

Capri Quick Stats

Price: $750k-$950k
Bedrooms: 2–3
Size: 1200-1743 sq ft
Units: ~341
Year Built: Early 90s
HOA Fee: $525 Monthly

Capri sits on the Westlake Village side of Oak Park, and you can feel it right away. The homes are newer than much of Oak Park, with more open layouts, higher ceilings, and better natural light. It’s also one of the more walkable spots in town. Red Oak Elementary is just outside the neighborhood, Indian Springs Park is nearby, and you’re within easy reach of coffee, groceries, and everyday errands.

There’s an energy here that’s a little different from some of the quieter communities. With two pools, tennis courts, and community centers, Capri tends to attract families who like being in the mix rather than tucked away.

What Buyers Tend to Like

• Proximity to Red Oak Elementary and Indian Springs Park
• Walkability to nearby shops and coffee
• Floor plans that feel newer and more open compared to other Oak Park townhomes

What To Be Aware Of

• Guest parking outside your garage can be limited
• No true single-story options, and yards are generally smaller
• The look is consistent throughout, great if you like uniformity, less so if you prefer variety

Take a Deeper Dive into Capri 

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Canyon Cove

Canyon Cove Quick Stats

Price: $900k-$1.1M
Bedrooms: 3–4
Size: 1611-2004 sq ft
Units: ~74
Year Built: Mid 90s
HOA Fee: $620 Monthly

Canyon Cove is and feels like a step up. The homes sit side-by-side with one shared wall rather than stacked, which gives them a more house-like feel. Inside, the ceilings are higher, the layouts are more open, and there’s noticeably more light.

Parts of the neighborhood back to a tree-lined creek and walking trail, so it feels tucked away, yet you’re still just minutes from Westlake Village – home to our top restaurants and centers. For many buyers, this is where Oak Park townhome living starts to feel more like a house.

What Buyers Tend to Like

• Side-by-side design that feels more private
• Larger, open floor plans (including the only 4-bedroom option)
• Bigger backyards than most Oak Park townhomes
• Quiet setting with a community pool

What To Be Aware Of

• Homes backing Lindero Canyon Road can hear traffic
• HOA dues are on the higher end
• With only ~74 homes, inventory is limited and usually competitive

Take a Deeper Dive into Canyon Cove 

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Looking beyond Oak Park? Here’s how townhome communities compare across the entire Conejo Valley: Best Conejo Valley Townhome Communities

So Which One Fits You?

Oak Park townhomes may share schools and proximity, but they don’t live the same day-to-day. Some are great entry points. Some strike a balance you can grow into. And a couple start to feel more like a house than a typical townhome.

So it really comes down to what matters most to you right now.

• Focused on price and amenities? → Shadow Ridge, Shadow Oaks
• Looking for balance and breathing room? → Country Vista, Country Highlands, Country Village
• Want something that feels like a step up? → Capri, Canyon Cove

If you’re still weighing the options, that’s normal. Most buyers don’t know which direction to lean until we walk through the trade-offs together.

Let’s Narrow It Down Together

Oak Park Townhomes FAQs

The post Oak Park’s 7 Townhome Communities Compared appeared first on Conejo Valley Guy Michael Rice.

Buyers ask me all the time: Which Conejo Valley town should I choose?

There’s no “best” town. The best town depends on your priorities.

I’ve had clients fall in love with Westlake Village only to realize Oak Park makes more sense for their family. I’ve had others dead-set on Thousand Oaks end up in Agoura Hills.

So how do you actually figure it out?

I’ve been walking buyers through this exact comparison for over two decades, and the patterns repeat.

If you’re comparing Westlake Village, Oak Park, Agoura Hills, Thousand Oaks, and Newbury Park, the differences usually come down to four things: lifestyle, schools, space, and budget. Each town emphasizes those differently. That’s what I’ll break down below.

If you’re still getting familiar with how the five towns fit together, you may want to start with my relocation guide.

A Lesson I Learned the Hard Way

Years ago, I bought a house just outside the Conejo Valley in Moorpark because the opportunity was too good to pass up. Nice area, good value, and on paper it made total sense.

Within a year, I regretted it.

That’s when I realized I’m more of an area guy than a house guy. Being in the Conejo Valley – close to the places I actually spent time – mattered more to me than getting a slightly bigger house somewhere else.

So I moved back.

Here’s what I’ve learned from that experience and from working with hundreds of buyers since: most people lean one direction or the other. Some care most about being in the right town – walkability, schools, the lifestyle, feeling connected to the community. Others care most about maximizing the house – newer construction, bigger square footage, more upgrades for the money.

Neither is wrong. But different towns reward different priorities.

Westlake Village rewards location. Thousand Oaks and Newbury Park reward space and value. Oak Park and Agoura Hills land somewhere in between.

If you don’t figure out which matters more to you early on, you can end up buying the “right” house in the wrong place. And trust me, that’s a lot more expensive to fix than just getting it right the first time.

Start With What Matters Most

At this early stage, think in broad terms about what you’d like and what your non-negotiables are. What type of lifestyle do you prefer? Are you someone who wants to walk to coffee in the morning? Do you like being in the center of it all, or are you more of a homebody?

Before you dive into neighborhoods or start touring homes, get honest about what you actually care about.

If you want to walk to coffee shops and restaurants, Westlake Village (especially the south side by the lake) is really your only option. It’s the most “happening” part of the valley.

If you want space – like, actual yard space, look at Agoura Hills or Thousand Oaks. Old Agoura is popular for this reason and even allows horses. The further north you go toward Thousand Oaks and Newbury Park, the more yard you get for your money.

If you want to be in the center of everything, Westlake Village, Agoura Hills, and Oak Park put you close to the best shopping, dining, and amenities in the Conejo Valley.

If you prefer a quieter, more residential feel, North Ranch in Westlake Village and the newer communities in Newbury Park (like Dos Vientos) offer a more suburban, family-oriented atmosphere with less through-traffic and more open space.

This is what we’ll talk through in our First Meeting. We’ll discuss your priorities and start to get a sense of which towns might be worth exploring. That helps me prepare for our Area Tour. It helps you focus your search without feeling like you need to look at everything.

Then Face the Budget Reality

Here’s where it gets interesting.

Let’s say you have $1.3M to spend.

In Westlake Village, that likely gets you a 3-bedroom townhome or an older single-family home that probably needs updating. Check out: Westlake Hills & Stoneybrook Townhomes

That same $1.3M in Oak Park? A 3-4 bedroom single-family home, probably move-in ready, but with a smaller yard. Check out: Montego Homes & Hillcrest Pointe

In Agoura Hills, you’re looking at a 4-bedroom, 3-bath home with a bigger yard -maybe even pool-sized. Check out: Hillrise Homes & Reyes Adobe Homes

In Thousand Oaks, you could get 4-5 bedrooms, a larger lot, maybe even RV access or room for an ADU depending on the area. Check out: Symphony Homes & Sunset Hills

And in Newbury Park, you’re getting 4-5 bedrooms, 2,500+ square feet, often in newer communities like Dos Vientos or Rancho Conejo.

Same budget. Completely different outcomes.

Your dollar will stretch very differently depending on where you focus. And that’s not a bad thing—it just means you need to be clear on what matters most.

When we have our Area Tour , I’ll show you real examples of what your budget gets you in each town. Not hypotheticals – actual homes that have sold recently in your price range. That way you’re making decisions based on reality, not guesses.

Feeling the Trade-Offs Yet?

This is usually where buyers realize the choice isn’t as simple as price alone.

If you ever want help narrowing it down before touring homes, that’s a conversation I’m happy to have. → Let’s Narrow It to 1–2 Towns

Every Town Has Trade-Offs

There’s no perfect choice. You’re going to give something up no matter where you land.

Westlake Village is the most expensive town in the Conejo Valley, and the older homes (especially by the lake) often need updates. Systems like HVAC, plumbing, and electrical can be dated, which means potential hidden costs down the road.

Agoura Hills is closer to downtown, but can be 5-10 degrees warmer than the rest of the valley in summer. And you’ll often end up in Westlake Village for a night out.

Thousand Oaks is a bit further from Westlake’s town centers, and honestly, some neighborhoods are great while others feel a little worn down. You’ll want guidance on where to look.

Oak Park commands a premium because of the schools and the houses can look a little cookie cutter. And while it’s close to everything, it doesn’t have the same walkable town center vibe as Westlake Village.

Newbury Park is the most remote. The older neighborhoods can feel dated, though the newer communities like Dos Vientos are excellent.

Deciding on a town doesn’t mean you’re missing out on the others. All five towns are small, border each other, and share the same shopping centers, restaurants, and everyday conveniences.

We like to say, “When you live in one, you get all five.”

You can wake up in Agoura Hills, hike in Thousand Oaks, grab coffee by the lake in Westlake Village, and still be home in 10 minutes. What does change is what you come home to. The neighborhood. The schools. The lot size. The overall feel.

That’s where I come in. I help you understand the nuances of each town and how they affect your day-to-day life – not just on paper, but in real life. My role is to help you see the full picture so you can make the decision that fits your family best.

If You Have Kids, Schools Change Everything

Even if your kids are still in diapers, you need to think about schools now. Why? Because resale value is tied to school districts.

• If you have school-age kids (or plan to), Oak Park, Agoura Hills, or the Westlake Village side that feeds into top-rated schools are your safest bets. Lang Ranch in Thousand Oaks is also an excellent option, with the added bonus of your dollar going further.
• If you don’t have kids and don’t plan to, you’ve got more flexibility. You can focus on lifestyle and value without the school district premium.

School boundaries can get confusing fast. I’ll help you sort through what applies to your situation.

Conejo Valley School Districts Explained

CONEJO VALLEY TOWNS | AT A GLANCE

Here’s a quick side-by-side snapshot of how the five towns compare.

Download: A Closer Look at the Five Towns

I hope this post is helping you get a sense of the differences between our 5 towns. If you’d like to dig a little deeper, download my free Conejo Valley Overview Guide that breaks down:

• Lifestyle differences
• School districts
• Housing types
• Price expectations
• Who each town tends to fit best

It’s the same framework I use with buyers, just organized in one place.

Download the Conejo Valley Overview Guide

So Which Town Should You Actually Choose?

At this stage of your search, you really shouldn’t choose, but you should start thinking about it. My advice is always to cast a wide net in the early stages, and you’ll naturally start to hone in on certain areas as you explore. With my guidance, we’ll narrow down to the right neighborhoods and find your home.

• Westlake Village if you value walkability and being in the center of things, and you’re comfortable with premium pricing. (Read: Most Walkable Neighborhoods in Westlake Village)
• Oak Park if schools are your #1 priority and you’re willing to pay for OPUSD.
• Agoura Hills if you want a similar vibe to Westlake Village but with more space and a slightly lower price tag.
• Thousand Oaks if you want more house for your money and don’t mind being a bit further from Westlake’s restaurants and shopping.
• Newbury Park if you want the best value, bigger yards, and newer construction, and you’re fine with being the most removed from the action.

FAQs About Choosing Between the Conejo Valley Towns

The post How to Choose Between All 5 Conejo Valley Towns appeared first on Conejo Valley Guy Michael Rice.