Newbury Park and Thousand Oaks share the Conejo Valley Unified School District and a similar family-buyer profile. Medians are almost identical — $1.11M in Newbury Park vs $1.10M in Thousand Oaks. But you typically get more square footage, larger lots, and a newer build year for the same dollar in Newbury Park. This is the comparison most buyers don't run carefully enough.
Price Comparison — Where the Real Differential Hides
Medians are within $10K. What that hides: average Newbury Park closing in April 2026 was 2,650 sqft on a 7,200 sqft lot. Average Thousand Oaks closing was 2,310 sqft on a 6,400 sqft lot.
Per square foot the gap is real: Newbury Park runs $415/sqft, Thousand Oaks $475/sqft. For the same family budget, you get 12–15% more home in Newbury Park.
Schools — Genuinely the Same District
Both cities are entirely within Conejo Valley Unified School District. Newbury Park feeds Newbury Park High School (CVUSD), which scores in the top quartile statewide. Thousand Oaks splits across Westlake High and Thousand Oaks High, with parts of southwest TO feeding Newbury Park High.
On California Dashboard scores, Westlake High edges Newbury Park High by 4–6 points; Thousand Oaks High and Newbury Park High are essentially tied. The school quality story does not justify the per-square-foot premium for most buyers.
Dos Vientos Ranch — The Newbury Park Magnet
Dos Vientos Ranch is the master-planned community that drew most of Newbury Park's recent family-buyer demand. Homes range $1M–$1.5M, with newer construction, paseo systems, and dedicated parks. Strong fit for the buyer who would have chosen FivePoint Valencia or a newer Westlake tract but wants Conejo schools and lower Mello-Roos.
Dos Vientos has Mello-Roos in the $1,800–$2,800/year range and HOA dues around $90–$140/month — both below comparable Thousand Oaks master-planned product.
Lifestyle Differences
Newbury Park feels quieter and more residential than central Thousand Oaks. The retail footprint is smaller — you'll drive to TO Boulevard for serious dining and shopping. Borchard Community Park and the open space network are real amenities.
Thousand Oaks has the Civic Arts Plaza, more polished dining, more retail density, and the conejo lifestyle 'main street' feel. If you want the urban-suburb vibe and the walkability to coffee shops and restaurants, Thousand Oaks wins.
Commute and Access
Both cities sit on the 101. Newbury Park is a few minutes further west — typically 5–8 minutes additional drive time to Burbank, downtown LA, or Westside destinations.
If you work in Camarillo or anywhere west on the 101, Newbury Park is closer. If your commute is east toward LA, Thousand Oaks is marginally faster.
Brian's Read
I send 60% of my Conejo Valley family buyers to Newbury Park first when the budget is $1M–$1.3M. The math is straightforward: same schools, more house, lower HOA and Mello-Roos in Dos Vientos.
The case for Thousand Oaks over Newbury Park: if the central TO lifestyle (Civic Arts Plaza, TO Boulevard dining, the Lake Eleanor or Wildwood feel) is genuinely worth $60–$80 more per square foot to you. For many buyers it is — for many others it's not, and they don't realize how close the comparison is until they walk both.
Frequently Asked Questions
Is Newbury Park part of Thousand Oaks?
Newbury Park is technically a neighborhood within the city of Thousand Oaks, but functions as a distinct community with its own ZIP codes, character, and real estate market. Most listings and MLS reports treat them separately.
Are Newbury Park schools the same as Thousand Oaks schools?
Yes — both are entirely within Conejo Valley Unified School District. Newbury Park feeds Newbury Park High; Thousand Oaks splits across Westlake High and Thousand Oaks High, with some southwest Thousand Oaks addresses also feeding Newbury Park High.
How much cheaper is Newbury Park than Thousand Oaks?
Medians are within $10K — essentially tied. The real differential is per-square-foot: Newbury Park runs $415/sqft, Thousand Oaks $475/sqft. You get 12–15% more home for the same total dollar.
Is Dos Vientos Ranch worth the premium?
If you want master-planned, paseo-connected, family-oriented living with newer construction, yes. Mello-Roos and HOA dues are below comparable Thousand Oaks master-planned product. Resale liquidity has been steady.
Which has the better commute to LA, Newbury Park or Thousand Oaks?
Thousand Oaks by a few minutes — Newbury Park is about 5–8 minutes further west on the 101. Negligible for most professionals, meaningful if you commute daily.
