Agoura Hills is the western anchor of Las Virgenes Unified School District and one of the more overlooked cities in the 101 corridor — buyers know Calabasas, they know Westlake Village, and Agoura Hills often gets shopped second after one of those. The actual market is interesting on its own terms. The city covers about 8 square miles with a population near 20,000, the median sale price is around $1.4M, and there are three distinct neighborhoods (Old Agoura's equestrian zoning, Liberty Canyon's 1980s ranch-style tracts, and Morrison Ranch's gated newer construction) that each behave like their own micro-market. This hub walks through what you actually need to know.
What Agoura Hills is
Agoura Hills is a general-law city in western Los Angeles County, incorporated in 1982 to preserve local control over development after several decades as unincorporated LA County land. Total area is approximately 8 square miles, population is approximately 20,300, and the city sits directly on the 101 freeway between Calabasas (east) and Westlake Village (west). The northern edge climbs into the Santa Monica Mountains; the southern edge connects to the Santa Monica Mountains National Recreation Area.
Government is council-manager with five city council members elected at large. Public safety is contracted through the LA County Sheriff's Lost Hills station and LA County Fire. Schools are served entirely by Las Virgenes Unified School District. The city operates parks and recreation directly through the Recreation and Community Services Department, including the Agoura Hills/Calabasas Community Center.
Agoura Hills has a longer continuous history than its incorporation date suggests. The Old Agoura area on the north side preserves an equestrian-zoned village pattern that predates the city itself by decades. The Reyes Adobe — the original ranch headquarters from the 1840s — sits on the southern side near Reyes Adobe Road and operates as a city historical site.
Agoura Hills median home price and 2026 market read
Agoura Hills closed May 2026 at a citywide median sale price of approximately $1.4M in ZIP 91301, based on roughly 22 closed transactions in the trailing 30 days. The single-family detached median was closer to $1.55M; condos and townhomes pulled the citywide figure down. Lake Lindero and the Morrison Ranch gated communities trade above the median; older Liberty Canyon tract homes trade below.
Inventory in May 2026 sits at approximately 38 active listings across the city. Days on market average 32 — similar to Westlake Village, slightly slower than central Thousand Oaks. Months of supply at the current pace runs about 3.2, which is seller-tilted in most segments. Old Agoura runs slower because the equestrian buyer pool is small and the inventory is thin.
Price growth year over year is roughly 3.5% on a trimmed-mean basis. The Morrison Ranch and Liberty Canyon segments show the most consistent appreciation; Old Agoura is more volatile because individual sales can swing the small-pool median by 8-12% in either direction. I track segment medians separately rather than anchoring on a single citywide figure.
Sub-neighborhoods and their price tiers
The three primary residential areas — Old Agoura, Liberty Canyon, and Morrison Ranch — plus Lake Lindero on the southeast side and the smaller Chumash Hills and Conifer / Foothill neighborhoods make up most of the inventory. Each has a distinct era of construction, lot size pattern, and HOA structure.
Old Agoura on the north side of the 101 is the equestrian-zoned area. Lots run 0.5 to 2+ acres, many parcels have horse facilities, and the area has bridle path access through the surrounding open space. Liberty Canyon on the south side is the 1980s ranch-style tract core. Morrison Ranch on the western side is the gated 1990s/2000s development with the higher-end resale floor plans.
| Neighborhood | Type | Median (May 2026) | Typical range |
|---|---|---|---|
| Old Agoura (equestrian) | Equestrian zoned, 0.5-2 acre lots | $1.85M | $1.2M - $4M |
| Morrison Ranch | Gated, 1990s-2000s build | $1.95M | $1.5M - $3M |
| Lake Lindero | Lake-front + lake-access community | $1.35M | $950K - $2.2M |
| Liberty Canyon | 1980s ranch-style tracts | $1.45M | $1.1M - $1.9M |
| Chumash Hills | Hillside tracts, 1990s | $1.55M | $1.2M - $2M |
| Condos / townhomes (citywide) | Mixed era | $685K | $500K - $900K |
Schools serving Agoura Hills
All of Agoura Hills is served by Las Virgenes Unified School District (LVUSD), the same district that serves Calabasas, Hidden Hills, and the LA County portion of Westlake Village. LVUSD operates seven elementary schools across the district footprint, two middle schools, and two comprehensive high schools — Agoura High School and Calabasas High School. Agoura High is the citywide high school for Agoura Hills addresses in most attendance boundaries.
Elementary attendance zones in Agoura Hills split roughly by major arterial. Yerba Buena Elementary serves much of the northern and central city including Old Agoura. Sumac Elementary serves the western portion including parts of Morrison Ranch. Willow Elementary serves the southeastern portion including Lake Lindero. Middle school is primarily Lindero Canyon Middle School for the western and central portions and A.E. Wright Middle for some eastern addresses.
Boundaries do shift. LVUSD publishes the official attendance area maps at lvusd.org. Verify the current boundary for any specific address before tying a purchase decision to a specific school. LVUSD allows intra-district transfers in some years but those are not guaranteed and should not be assumed.
- Yerba Buena Elementary — north and central Agoura Hills
- Sumac Elementary — western Agoura Hills
- Willow Elementary — southeastern Agoura Hills / Lake Lindero
- Lindero Canyon Middle School — primary middle for western city
- A.E. Wright Middle School — some eastern Agoura Hills addresses
- Agoura High School — citywide LVUSD high school
HOA and Mello-Roos exposure
HOA dues in Agoura Hills vary widely by neighborhood. Morrison Ranch and the smaller gated tracts run $250-$450/month for landscape, gate, and common-area maintenance. Lake Lindero HOA runs $180-$280/month with separate fees for boat slip or lake access. Liberty Canyon ungated tracts typically have either no HOA or a small landscape HOA under $100/month. Old Agoura has no city-wide HOA — individual parcels manage themselves.
Mello-Roos exposure is limited in Agoura Hills. The majority of residential development predates the CFD-financed era. A few newer infill projects on the northeast side carry modest CFD line items in the $800-$1,800/year range. The Morrison Ranch buildout did include some special districts in specific phases — always verify the current tax bill at the specific APN through the LA County Assessor before assuming the exposure for a given property.
What I tell clients: the total monthly carry matters more than the headline HOA number. A $1.5M home with a $400/mo HOA, a $1,200/year CFD, and standard property tax carries a different monthly cost than a $1.5M home with no HOA and no CFD. Over a five-year hold the difference compounds. Run the all-in carry with your lender at the specific APN before committing.
Commute and freeway access
Agoura Hills sits directly on the 101 freeway with three primary interchanges: Reyes Adobe Road, Kanan Road, and Chesebro Road / Palo Comado Canyon. The 101 connects east to Calabasas, the western San Fernando Valley (Warner Center is 20-30 minutes from central Agoura Hills), and downtown LA. The 101 west connects to Westlake Village, Thousand Oaks, and the Conejo Valley.
Downtown LA via the 101 runs 60-80 minutes during peak hours and 45-55 minutes off-peak. LAX runs 50-65 minutes via the 101 east to the 405 south. Burbank Airport runs 35-50 minutes via the 101 east to the 170. The closest commuter rail station is the Chatsworth Metrolink station, about 20 minutes north via Las Virgenes Road and Mulholland Highway.
South of the 101, Kanan Road climbs over the Santa Monica Mountains and is one of the primary scenic routes to the Malibu coast — about 25-35 minutes to PCH depending on the specific destination. North of the 101, Kanan Road continues into the Liberty Canyon and Old Agoura areas and provides access to the trail network and the Liberty Canyon Wildlife Crossing site.
Lifestyle anchors
The Whizin's Plaza on the south side of the 101 at Agoura Road is one of the older Conejo Valley commercial centers and includes a regular roster of restaurants and retail. The Agoura Road and Thousand Oaks Boulevard corridors carry most of the city's retail and dining. The Reyes Adobe Days festival each October at the historic Reyes Adobe site is one of the longer-running community events in the area.
Parks and open space are a defining feature of Agoura Hills. Chumash Park, Forest Cove Park, Reyes Adobe Park, and Old Agoura Park anchor the city park system. The Santa Monica Mountains National Recreation Area immediately south and the Cheeseboro / Palo Comado Canyon trail network immediately north put thousands of acres of trail access within a 5-minute drive of most addresses.
The Liberty Canyon Wildlife Crossing — currently under construction over the 101 freeway — is the largest wildlife crossing of its kind in the United States and will reshape the northern Agoura Hills landscape when complete. The Canyon Club concert venue in Agoura Hills is one of the western LA County's primary mid-size live music venues.
Buyer scenarios
A buyer wanting equestrian property in the 101 corridor with a more approachable entry point than Hidden Hills typically lands in Old Agoura. Budget starts at roughly $1.2M for the smaller parcels and runs to $4M+ for larger lots with full horse facilities. The area is not gated, but the equestrian zoning, bridle path access, and rural feel are real. The LVUSD school assignment is the same as Hidden Hills (Round Meadow / A.E. Wright / Calabasas High) for some Old Agoura addresses and Yerba Buena / Lindero Canyon Middle / Agoura High for others.
A buyer wanting newer construction in a gated community with strong schools at a more approachable price point than Calabasas looks at Morrison Ranch. Budget runs $1.5M-$3M for the established floor plans. HOA dues are modest, gates are auto, and the LVUSD school assignment is solid (Sumac / Lindero Canyon Middle / Agoura High in most sub-tracts).
A buyer wanting strong schools and the 101 commute access at an entry-level Conejo Valley price point looks at Liberty Canyon. Budget runs $1.1M-$1.9M for 1980s ranch-style tract homes. The product is older than Morrison Ranch but the lots are larger (typically 6,500-9,000 sq ft) and the HOA exposure is minimal.
Seller scenarios
Selling in Agoura Hills generally moves faster than Calabasas at the equivalent price point because the buyer pool extends beyond the western LA County footprint into the broader Conejo Valley and Ventura County markets. Days on market in the well-priced sub-$2M segment runs 14-28 days. The Old Agoura and Morrison Ranch $2M+ segments run slower — 35-60 days.
Pricing the Old Agoura segment requires comp work specific to equestrian property. Standard CMA tools that average across all 91301 sales tend to mis-price Old Agoura — either too low (because they pull tract-home comps) or too high (because they ignore the horse-facility condition). I adjust for lot size, horse facility condition, bridle path access, and view on a per-property basis.
Marketing matters less than at the Calabasas or Hidden Hills price points but still matters. Professional photo and video, drone, and twilight for the higher-end Old Agoura and Morrison Ranch listings. For the Liberty Canyon $1.1M-$1.5M segment, clean staging and good photography typically deliver the result without the full top-end marketing stack.
What I tell clients shopping Agoura Hills
Agoura Hills is a strong answer for buyers who want LVUSD schools, 101 freeway access, and an entry point below the Calabasas median. The three-neighborhood split (Old Agoura, Liberty Canyon, Morrison Ranch) means the city accommodates very different lifestyles inside a single ZIP code. The first question I ask is what matters — equestrian, gated newer construction, or 1980s tract value.
Verify the LVUSD attendance boundary for any specific address. Verify the wildfire defensible-space requirements — Agoura Hills sits in elevated CAL FIRE Fire Hazard Severity Zones in the northern and southern portions of the city. Insurance availability has tightened. Verify any HOA and CFD exposure at the APN level.
If you are comparing Agoura Hills against Calabasas, Westlake Village, or Thousand Oaks, I have deep guides for each linked below. Agoura Hills typically wins on price-per-foot in the LVUSD footprint and loses on the marquee guard-gated address price tier. Both can be the right answer depending on what you weight.
Frequently Asked Questions
What is the median home price in Agoura Hills?
Agoura Hills closed May 2026 at a citywide median sale price of approximately $1.4M in ZIP 91301, based on roughly 22 closed transactions in the trailing 30 days. The single-family detached median was approximately $1.55M; condos and townhomes pulled the citywide figure down. Days on market averaged 32. Active inventory in May 2026 sits at approximately 38 listings across the city. Year-over-year price growth was roughly 3.5% on a trimmed-mean basis. The Morrison Ranch and Old Agoura segments trade above the median; Liberty Canyon trades at or near the citywide median.
What school district serves Agoura Hills?
All of Agoura Hills is served by Las Virgenes Unified School District (LVUSD), the same district that serves Calabasas, Hidden Hills, and the LA County portion of Westlake Village. Elementary schools serving Agoura Hills include Yerba Buena Elementary (north and central), Sumac Elementary (western), and Willow Elementary (southeastern). Middle school is primarily Lindero Canyon Middle School. High school is Agoura High School citywide. LVUSD has consistently ranked among the higher-performing public districts in California on the state School Dashboard. Verify the current attendance boundary at lvusd.org for any specific address.
What is Old Agoura?
Old Agoura is the historic equestrian-zoned area on the north side of the 101 freeway in Agoura Hills. The area predates Agoura Hills' 1982 incorporation and preserves a rural residential pattern with lot sizes of 0.5 to 2+ acres, equestrian zoning, and bridle path access through the surrounding open space. Many parcels have horse facilities. Median sale prices run approximately $1.85M with a range of $1.2M to $4M+ depending on lot size and the condition of any horse facilities. Old Agoura is one of the largest contiguous equestrian-zoned residential areas in western LA County after Hidden Hills.
What is Morrison Ranch in Agoura Hills?
Morrison Ranch is a gated community on the western side of Agoura Hills, built primarily in the 1990s and 2000s. The community includes both auto-gated and guard-gated phases, with median sale prices in May 2026 of approximately $1.95M and a typical range of $1.5M-$3M. Floor plans run 2,800-4,500 sq ft on lots of 8,000-15,000 sq ft. HOA dues run $250-$450/month for gate, landscape, and common-area maintenance. Most Morrison Ranch addresses feed Sumac Elementary, Lindero Canyon Middle School, and Agoura High School in LVUSD. Verify the specific elementary assignment by APN.
How long is the commute from Agoura Hills to downtown LA?
Agoura Hills to downtown Los Angeles via the 101 freeway typically runs 60 to 80 minutes during peak hours and 45 to 55 minutes off-peak. Commute to Warner Center in the western San Fernando Valley is 20-30 minutes via the 101 east. Commute to LAX runs 50-65 minutes via the 101 east to the 405 south. Burbank Airport runs 35-50 minutes via the 101 east to the 170. The closest commuter rail station is the Chatsworth Metrolink station, about 20 minutes north via Las Virgenes Road and Mulholland Highway. There is no rail transit option inside Agoura Hills itself.
Are there gated communities in Agoura Hills?
Yes. Primary gated communities in Agoura Hills include Morrison Ranch (auto-gated and guard-gated phases), the smaller gated phases of Lake Lindero, and several smaller gated sub-tracts. The marquee gated community is Morrison Ranch, with HOA dues of $250-$450/month and median sale prices near $1.95M. Lake Lindero is partially gated with lake-access homes. There are no Calabasas-style 24-hour guard-gated luxury communities at the Hidden Hills or The Oaks of Calabasas scale — for that product type, the closest comparable options are in Calabasas or in unincorporated Ventura County near Lake Sherwood.
Can you keep horses in Agoura Hills?
Yes, in the Old Agoura area on the north side of the 101 freeway. Old Agoura is equestrian-zoned with bridle path access through the surrounding open space, and many parcels have established horse facilities. Lot sizes run 0.5 to 2+ acres. Outside Old Agoura, equestrian use is significantly more restricted under Agoura Hills zoning code and most newer tracts do not permit horses. Verify the zoning designation for any specific parcel through the Agoura Hills planning department before assuming equestrian use is permitted. The bridle path network connects Old Agoura to the larger Cheeseboro / Palo Comado Canyon trail system.
What is the difference between Agoura Hills and Calabasas?
Both are general-law cities in western Los Angeles County served by Las Virgenes Unified School District and connected by the 101 freeway. Calabasas was incorporated in 1991 with a population of approximately 23,800 and a median sale price near $2.2M. Agoura Hills was incorporated in 1982 with a population of approximately 20,300 and a median sale price near $1.4M. Calabasas has more marquee guard-gated luxury communities (The Oaks, Mulholland Estates, Mountain View Estates). Agoura Hills has Old Agoura's equestrian zoning and Morrison Ranch's gated newer construction. Schools are the same district; price-per-foot favors Agoura Hills.
