The Conejo Valley spans Thousand Oaks, Newbury Park, Westlake Village, Agoura Hills, and Oak Park — five established Ventura County and west LA County cities served by CVUSD (and Las Virgenes USD on the LA side). This hub links to every Conejo Valley city page, sub-neighborhood, school zone, and comparison.
What is the Conejo Valley?
The Conejo Valley is a geographic region spanning Thousand Oaks, Newbury Park, Westlake Village, Agoura Hills, and Oak Park. The valley sits between the Santa Monica Mountains and the Simi Hills, anchored by the 101 freeway corridor. Most of the region is in Ventura County; the southern edge (Agoura Hills, Oak Park) is in LA County.
The region is unified by the Conejo Valley Unified School District (CVUSD) for most of Thousand Oaks and Newbury Park, with Las Virgenes Unified serving Calabasas/Agoura/Oak Park on the LA County side.
Cities in the Conejo Valley
Each Conejo Valley city has its own profile. The links below open the dedicated city page for each.
- Thousand Oaks — median $1.15M, CVUSD
- Newbury Park — median $1.05M, CVUSD
- Westlake Village — median $1.6M, CVUSD + Las Virgenes USD
- Agoura Hills — Las Virgenes USD
- Oak Park — Oak Park USD
Notable sub-neighborhoods
Within the Conejo Valley, several sub-neighborhoods have distinct profiles worth their own page.
- North Ranch — TO luxury enclave
- Lake Sherwood — guard-gated, Sherwood CC
- Wildwood — established near Wildwood Park
- Dos Vientos Ranch — Newbury Park master-plan
- Westlake Island — lakefront homes
- Three Springs — Westlake master-plan
Schools — CVUSD overview
Conejo Valley Unified School District (CVUSD) serves most of Thousand Oaks and Newbury Park. Per CA Dashboard 2024, schools rate 'Medium' to 'High' across the standard state indicators.
Specific high schools: Thousand Oaks HS, Westlake HS (with IB Diploma Programme), Newbury Park HS.
Comparisons
For buyers deciding between Conejo Valley cities:
- Thousand Oaks vs Westlake Village
- Newbury Park vs Thousand Oaks
- Calabasas vs Westlake Village
- Simi Valley vs Thousand Oaks
What drives the Conejo Valley market
Understanding why Conejo Valley prices behave the way they do matters more than any single month's median. Four structural forces shape this market, and they change slowly — which is exactly why the region has stayed expensive and resilient through multiple cycles.
A biotech and life-sciences employment anchor
Thousand Oaks is home to the world headquarters of Amgen, one of the largest biotechnology companies in the world and the largest private (nongovernment) employer in Ventura County, with several thousand people based at its Thousand Oaks campus. Amgen has been in the city since 1980, and the surrounding Rancho Conejo Boulevard corridor has grown into a cluster of additional life-sciences firms. Amgen has publicly described an ambition to help build the Conejo Valley into a "Biotech Valley" — a Southern California life-sciences hub — backed by a major planned investment in a new science and innovation center at its headquarters.
For housing, the practical effect is a deep base of stable, high-income professional employment concentrated in and near Thousand Oaks. That kind of employer base tends to support steady owner-occupant demand across the region's move-up price bands rather than speculative swings. It also means many Conejo Valley buyers are relocating for work, which keeps demand from a mix of local move-up buyers and in-migrating professionals.
Protected open space and a built-out land supply
The Conejo Valley is unusually green for a suburban region, and that is by design. The Conejo Open Space Conservation Agency (COSCA), created in 1977 through a joint-powers agreement between the City of Thousand Oaks and the Conejo Recreation and Park District, owns or manages more than 12,000 acres of open space and maintains well over 150 miles of multi-use trails that connect neighborhoods to the Santa Monica Mountains. Thousand Oaks has been recognized as a "Trail City USA" for the extent of that system.
Ringed by the Santa Monica Mountains and the Simi Hills and interlaced with protected open space, most of the valley's developable land is already built out. New large-scale subdivisions are limited, so most transactions are resales of existing homes. Constrained supply against steady demand is the classic recipe for durable pricing — and it helps explain why buyers here compete on well-located existing homes rather than waiting for new tracts.
The US-101 corridor
US-101 (the Ventura Freeway) runs the length of the valley and is the region's economic spine. It links the Conejo Valley west toward Camarillo, Oxnard, and Ventura and east toward the west San Fernando Valley and greater Los Angeles. That connectivity widens the pool of jobs reachable from a Conejo Valley home in both directions, which broadens the buyer base beyond people who work locally.
What this means for buyers and sellers
Because the fundamentals — a stable high-income employer base, constrained supply, and strong freeway access — change slowly, the Conejo Valley tends to hold value better than markets that lean on a single volatile driver. It also means there is no substitute for a specific, current read of your target city and price band. Regional narratives are useful for context, but before you make an offer or set a list price, pull a live, dated MLS/comp set for the exact area and property type you care about.
One practical implication of the built-out, high-income profile is that inventory tends to be tight and well-located homes move on their own merits rather than as part of a broad wave of new supply. In a market like this, the difference between two homes on the same street — condition, view, lot, and school assignment — can matter more than the citywide trend. That is another reason to resist regional averages when you're actually transacting: the average tells you about the region, not about the specific home in front of you.
It's also worth naming what I do not claim here. I don't publish a single "Conejo Valley median" as a hard number on this hub, because a blended figure across five cities and a wide range of home types would be more misleading than useful. Each city guide carries its own current figure, and even those should be pressure-tested against a dated comp set for your target price band before you rely on them.
The Conejo Valley at a glance: its cities compared
The Conejo Valley is not one market — it is a set of adjacent, distinct communities that share geography, freeway access, and a general quality-of-life reputation, but differ in price positioning, school district, and housing style. The table below is a qualitative orientation, not a pricing quote. For any current figure, use each city's own guide and a live comp set.
| City | County / District | General price positioning | Character | Guide |
|---|---|---|---|---|
| Thousand Oaks | Ventura / CVUSD | Broad mid-to-upper range; wide spread by neighborhood | The valley's largest, most varied city; from condos to North Ranch luxury | Thousand Oaks guide |
| Newbury Park | Ventura / CVUSD | Relatively more attainable within the valley | Family-oriented, master-planned tracts like Dos Vientos; strong trail access | Newbury Park guide |
| Westlake Village | Ventura + LA / CVUSD + Las Virgenes USD | Toward the upper end of the valley | Lake-oriented, resort-like; includes Westlake Island lakefront homes | Westlake Village guide |
| Agoura Hills | LA / Las Virgenes USD | Upper-mid range; varies by pocket | Santa Monica Mountains gateway; equestrian and hillside pockets | Agoura Hills guide |
| Oak Park | Ventura / Oak Park USD | Upper-mid range; premium tied to schools | Small, highly rated-school community bordering Agoura | Oak Park guide |
Two things to keep in mind. First, the range within any one of these cities is often wider than the difference between them — a Thousand Oaks condo and a North Ranch estate are the same city. Second, price positioning shifts with the cycle, so treat the "positioning" column as a relative ordering, not a set of numbers. Each linked guide carries its own current figures; verify against a dated MLS pull before acting.
A few sub-neighborhoods deserve special mention because buyers often search for them by name rather than by city. North Ranch is Thousand Oaks' best-known luxury enclave. Lake Sherwood is a guard-gated community built around a private lake and the Sherwood Country Club. Westlake Island offers lakefront living within Westlake Village, and Dos Vientos Ranch is a large master-planned area of Newbury Park. Each of these has its own page, because within-city sub-markets can behave quite differently from their surrounding city. If you're searching by neighborhood name, start with the dedicated sub-neighborhood page and then confirm current numbers against a live comp set.
Finally, a fair-housing note that applies to this whole comparison: I present school districts, price positioning, and community character as neutral, factual information to help you match a community to your own stated priorities. I don't characterize the people who live in any community, and I don't steer buyers toward or away from any city or neighborhood. The right community is the one that fits your needs — schools, commute, budget, and lifestyle — which is a decision only you can make.
Schools across the Conejo Valley
School district is one of the strongest drivers of buyer preference in the Conejo Valley, and the region is served by three separate districts. Boundaries do not follow city lines perfectly, so always confirm the assigned school for a specific address rather than assuming by city.
Conejo Valley Unified School District (CVUSD)
CVUSD is the largest of the three districts and covers Thousand Oaks, Newbury Park, and the Ventura County side of Westlake Village. It operates a slate of elementary schools, several middle schools, and three comprehensive high schools — Thousand Oaks High, Westlake High (which offers an International Baccalaureate Diploma Programme), and Newbury Park High. CVUSD also offers open-enrollment school choice within the district, subject to space, so families are not always limited to their neighborhood campus.
Las Virgenes Unified School District (LVUSD)
LVUSD serves Agoura Hills, Calabasas, and the Los Angeles County portion of Westlake Village. It runs a group of elementary schools, several middle schools, and two comprehensive high schools, and is widely regarded as a strong, well-rounded district with established athletics, arts, and specialized programs. Because Westlake Village straddles the county line, some Westlake addresses fall in CVUSD and others in LVUSD — this is a case where confirming the assigned school by address really matters.
Oak Park Unified School District (OPUSD)
OPUSD is a small, Oak Park-specific district with a handful of elementary schools, a middle school, and Oak Park High. It has a strong academic reputation, and the district's schools are a significant part of why buyers seek out Oak Park specifically. Its small footprint means the school premium and the community are closely linked.
Getting around the Conejo Valley
Commute access shapes both where buyers look and what they'll pay, and the Conejo Valley's road network is straightforward once you know the three routes that matter.
US-101 (Ventura Freeway)
US-101 is the primary corridor. It runs the length of the valley, connecting Thousand Oaks, Newbury Park, Westlake Village, and Agoura Hills, and continues west toward Camarillo, Oxnard, and Ventura and east into the west San Fernando Valley and greater Los Angeles. For most Conejo Valley households, proximity and access to the 101 is the single biggest commute factor.
SR-23
State Route 23 links the Conejo Valley north to Moorpark and beyond, and its southern segment (the "decker" grade toward the coast) is a scenic connector toward the Santa Monica Mountains and Pacific Coast Highway. For buyers weighing Moorpark or the northern edge of the region against a Conejo address, SR-23 is the connecting route.
SR-118 (Ronald Reagan Freeway)
State Route 118 runs to the north of the Conejo Valley through Simi Valley and into the north San Fernando Valley. It is the practical route for households commuting between the Conejo and Simi Valleys or reaching the northern SFV, and it factors into cross-valley moves such as Simi Valley versus Thousand Oaks decisions.
Together, US-101, SR-23, and SR-118 give the Conejo Valley strong multi-directional access — a big reason its buyer pool draws from both Ventura County and Los Angeles employment centers. When you evaluate a specific home, drive your actual commute at your actual departure time; freeway proximity looks different in practice than on a map.
Trails, open space, and everyday access
Beyond the freeways, the Conejo Valley's open-space network shapes daily life in a way that's easy to underrate on a first visit. With well over 150 miles of COSCA-maintained trails linking neighborhoods to the Santa Monica Mountains, many homes are within a short walk or drive of a trailhead. For buyers who value hiking, mountain biking, trail running, or simply green surroundings, that access is part of what they're paying for — and it's a genuine, verifiable amenity rather than a marketing flourish. When you tour a specific neighborhood, note how it connects to the trail system; it's one of the region's defining features.
Choosing the right Conejo city
Buyers often start by asking which Conejo Valley city is "best." A more useful question is which city best fits your specific priorities. Here is the order I walk buyers through:
- School district and assigned schools. If schools drive your decision, decide between CVUSD, LVUSD, and OPUSD first, then confirm the assigned campus for any address — boundaries do not follow city lines.
- Commute. Map your real commute against US-101, SR-23, and SR-118. A few minutes of freeway position can matter more than the city name on the mailing address.
- Price band and home style. Westlake Village and North Ranch sit toward the upper end; Newbury Park and much of Thousand Oaks offer relatively more attainable options. Lake-oriented living points to Westlake; master-planned family tracts point to Dos Vientos in Newbury Park; guard-gated luxury points to Lake Sherwood and North Ranch.
- Community feel. Oak Park is small and school-centric; Thousand Oaks is large and varied; Agoura Hills leans toward the mountains and equestrian pockets. Spend time in the specific neighborhood, not just the city.
Whatever you weight most, the last step is always the same: pull a live, dated MLS/comp set for the exact area and property type before you make an offer. The city-level guides linked above are the right next stop for current, community-specific detail.
Frequently Asked Questions
What cities are in the Conejo Valley?
Thousand Oaks, Newbury Park, Westlake Village, Agoura Hills, and Oak Park are the primary Conejo Valley cities. Most are in Ventura County; Agoura Hills and Oak Park are in LA County.
Which school district serves the Conejo Valley?
CVUSD (Conejo Valley Unified School District) serves most of Thousand Oaks and Newbury Park. Las Virgenes Unified serves Calabasas/Agoura. Oak Park Unified serves Oak Park.
What's the price range in the Conejo Valley?
Medians range from ~$1.05M (Newbury Park) to ~$1.6M (Westlake Village) as of May 2026. Sub-neighborhoods within each city span a wider range.
Is the Conejo Valley the same as Ventura County?
No. Ventura County is much larger and includes Simi Valley, Camarillo, Moorpark, Ventura, Oxnard, Ojai, and other cities. The Conejo Valley is a sub-region centered on Thousand Oaks.
What's the climate like in the Conejo Valley?
Mild inland Mediterranean climate. Summer highs 80-95°F, winter lows 40-50°F. Marine influence cools the area slightly compared to deeper inland Ventura County.
What drives the Conejo Valley housing market?
Three forces: a stable, high-income employment base anchored by Amgen and a cluster of biotech firms in Thousand Oaks; a largely built-out land supply constrained by protected open space managed by the Conejo Open Space Conservation Agency (COSCA); and the US-101 corridor that links the region to the wider LA and Ventura County job markets. Together they keep demand steady and new supply limited.
How should I choose which Conejo Valley city to buy in?
Start with school district (CVUSD, Las Virgenes USD, or Oak Park USD), then commute needs off US-101, SR-23, and SR-118, then price positioning and home style. Westlake Village and North Ranch sit at the higher end; Newbury Park and parts of Thousand Oaks offer relatively more value. Compare each city's own dedicated guide and pull a live, dated MLS comp set before deciding.
Dining & things to do
For local restaurants and things to do nearby, see the Thousand Oaks dining & things-to-do guide.
