The Conejo Valley is one of the more expensive parts of Ventura and Los Angeles counties, but affordability varies meaningfully city to city. I'm Brian Cooper, REALTOR at eXp Realty (DRE# 01434286), and this page ranks the most affordable Conejo Valley cities to buy in 2026 with current median prices, entry condo and single-family ranges, and honest trade-offs at each price point.
Conejo Valley Cities Ranked by Median Sale Price (May 2026)
Median sale prices reflect what closed in the trailing 90 days. Conejo Valley cities and adjacent communities rank as follows for residential sales in May 2026.
| City | Median Sale Price | Notes |
|---|---|---|
| Oak Park | ~$1.0M | Most affordable Conejo entry city |
| Newbury Park (TO) | ~$1.1M | Thousand Oaks community |
| Agoura Hills | ~$1.3M | LA County, larger lots |
| Thousand Oaks (citywide) | ~$1.4M | Includes Newbury Park, Lynn Ranch, etc. |
| Westlake Village (city) | ~$1.6M | Includes north and south |
| Calabasas | ~$1.95M | Mix of luxury and entry |
| Hidden Hills | $5M+ typical | Trophy luxury market |
Oak Park: The Most Affordable Entry
Oak Park is unincorporated Ventura County in the Conejo Valley with a median around $1.0M in May 2026. Entry single-family homes start around $850K-$1.0M for original-condition tract homes in established neighborhoods. The school district (Las Virgenes) covers most of the area.
What you get for the lower price: established Conejo Valley setting, access to the same amenities and freeways as more expensive cities, and shorter commute distance to LA than further-west alternatives. What you trade: smaller lot sizes than Thousand Oaks or Agoura Hills, less new construction, and tighter inventory.
Oak Park is the most common entry city for first-time Conejo Valley buyers who want to stay near family or specific schools.
Newbury Park: Larger Lots, Same Schools
Newbury Park is part of Thousand Oaks and carries a citywide median around $1.1M in May 2026. Entry single-family homes start around $900K-$1.05M. The school district (Conejo Valley USD) is highly rated and consistent across the community.
Newbury Park typically offers larger lot sizes than Oak Park at slightly higher prices. The community has its own commercial center, parks, and trails. Commute distance to LA is moderate.
Newbury Park fits buyers who want Thousand Oaks schools and identity at a more accessible price than central Thousand Oaks.
Agoura Hills: LA County Option
Agoura Hills sits in LA County with a median around $1.3M in May 2026. The city has a wider price spread than the others, with entry SFRs around $1.0M-$1.2M and a luxury segment pushing past $3M.
Agoura Hills offers larger lot sizes than Oak Park or Newbury Park and easier access to LA via the 101. School district is Las Virgenes USD. The community has Old Agoura, Morrison Highlands, and standard residential tracts.
Agoura Hills fits buyers who want LA County tax structure, larger lots than Oak Park, and proximity to the Santa Monica Mountains.
Thousand Oaks Proper: Most Diverse Inventory
Thousand Oaks (the full city, not just Newbury Park) has a citywide median around $1.4M in May 2026 with sub-markets ranging from $1.0M entry condos to $5M+ Lynn Ranch and Wildwood luxury homes. The wide range means buyers can find inventory at almost any price band.
Thousand Oaks is the largest Conejo Valley city by population, offers the most inventory, and has the most varied sub-markets. It's often the second city buyers research after Oak Park or Newbury Park.
Condo Affordability Across the Region
Condos and townhomes are the most accessible entry across all Conejo Valley cities. The condo entry range region-wide is roughly $550K-$750K, with the lowest entry typically in Oak Park, Newbury Park, and parts of Agoura Hills.
Factor HOA dues into your monthly budget when comparing condos to single-family payments. HOA dues commonly run $350-$650 monthly in the Conejo Valley.
What "Affordable" Means in This Region
Even the most affordable Conejo Valley cities are expensive by national standards. Oak Park's $1.0M median is roughly 2.5x the national median. The region's affordability conversation is relative, not absolute.
If your budget caps below $850K, the Conejo Valley single-family market is challenging and condos are likely your best path. If your budget is $850K-$1.1M, Oak Park and Newbury Park give you single-family options. Budgets above $1.2M open Agoura Hills and broader Thousand Oaks inventory.
Adjacent Affordable Alternatives
Conejo Valley buyers priced out of the most affordable Conejo cities often look at adjacent options. Simi Valley (median ~$830K) is the most common alternative, with broader inventory at lower price points. Moorpark (median ~$950K) offers more new construction. Camarillo (median ~$890K) trades distance from LA for more affordable single-family.
Each adjacent city has its own school districts, commute patterns, and community characteristics. I cover all of them; ask me for a city-by-city comparison.
How to Use This Ranking
Citywide medians are a useful starting point but don't substitute for sub-market specific search. Once you've narrowed to two or three cities, drill into the specific neighborhoods within each. Oak Park's median doesn't tell you about Sutton Valley vs the Lakes development; Newbury Park's median doesn't distinguish Vista Arroyo from Dos Vientos.
I prepare written sub-market briefs for buyers narrowing within a city. Send me your target city and budget and I'll send the sub-market breakdown.
Frequently Asked Questions
What is the cheapest city in the Conejo Valley?
Oak Park is generally the most affordable Conejo Valley city in May 2026 with a median around $1.0M. Newbury Park (part of Thousand Oaks) follows at ~$1.1M median.
Is Newbury Park cheaper than Thousand Oaks?
Newbury Park is technically within Thousand Oaks city limits but its sub-market median sits around $1.1M, slightly below the citywide Thousand Oaks median of ~$1.4M which includes higher-priced sub-markets like Lynn Ranch and Wildwood Estates.
Is Agoura Hills cheaper than Thousand Oaks?
Agoura Hills citywide median (~$1.3M) is below Thousand Oaks citywide median (~$1.4M) in May 2026. The difference reflects different mixes of sub-markets in each city.
What is the entry condo price in the Conejo Valley?
Condo entry prices region-wide run roughly $550K-$750K in May 2026. The most accessible condo inventory tends to be in Oak Park, Newbury Park, and parts of Agoura Hills.
Are there affordable single-family homes in Calabasas?
Calabasas has a wide price spread. Entry single-family inventory exists at $1.4M-$1.8M but the citywide median of ~$1.95M reflects the high luxury share. For pure affordability, Calabasas is among the most expensive Conejo Valley cities.
Should I consider Simi Valley instead?
Simi Valley median (~$830K) is well below Conejo Valley cities. Trade-offs include different school districts, longer commute to LA for some sub-markets, and different neighborhood character. Many Conejo buyers expand their search to Simi or Moorpark for affordability.
How do I find specific entry-level inventory?
Send me your target city, budget, and any non-negotiables (schools, commute, sub-market preferences). I send written briefs with current entry inventory within 3-5 business days.
