The gradient, exit by exit
| Market | Median price | Days on market | County | School district(s) |
|---|---|---|---|---|
| Westlake Village | $1,612,000 | 27 | Los Angeles / Ventura (county-line community) | Las Virgenes Unified School District (Los Angeles side) and Conejo Valley Unified School District (Ventura side); verify by address |
| Thousand Oaks | $1,100,000 | 43 | Ventura | Conejo Valley Unified School District (CVUSD) |
| Camarillo | $870,000 | 19 | Ventura | Pleasant Valley School District (K-8) and Oxnard Union High School District (9-12) |
| Ventura | $865,000 | 40 | Ventura | Ventura Unified School District |
| Oxnard | $725,000 | 45 | Ventura | Oxnard Union High School District (9-12); elementary served by Oxnard School District, Hueneme Elementary, Rio, and Ocean View districts by area |
| Port Hueneme | $575,000 | 40 | Ventura | Hueneme Elementary School District (K-8) and Oxnard Union High School District (9-12) |
Figures from /data.json, the site’s canonical data file (June 2026). Always verify current numbers.
Where the equilibrium sits
Camarillo is the corridor's pivot: below the Conejo Grade (no grade-closure risk on winter mornings), ~$230K cheaper than Thousand Oaks, with Pleasant Valley K-8 schools and the OUHSD's Rancho Campana among the county's newest campuses. For buyers who work in the Conejo Valley but are priced out of it, Camarillo is usually the answer; for fully remote workers, Ventura and Oxnard put the beach inside the same budget.
Commute math from each exit
To the Amgen/Thousand Oaks employment core in commute traffic: Camarillo ~20–25 min, Ventura ~35–45 min, Oxnard ~30–40 min. To west LA, add roughly 45–75 minutes from anywhere west of the grade — the corridor is a Ventura-County-jobs play, not a Westside one.
Frequently asked questions
Why is Camarillo cheaper than Thousand Oaks?
The Conejo Grade is the price line: Camarillo sits below it, ~20 minutes further from LA, with its own strong schools. Buyers trade commute position for ~$230K (June 2026 medians).
What is the cheapest coastal market on the 101 corridor?
Port Hueneme, ~$575K median (June 2026) — Ventura County's most attainable beach-adjacent market, just south of the 101 via Oxnard.
Is the 101 corridor good for LA commuters?
West of the Conejo Grade, only marginally — it suits Ventura County and Conejo Valley workers, hybrid schedules, and remote workers far better than daily Westside commuters.
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