The tiers, side by side
| Market | Median price | Days on market | County | School district(s) |
|---|---|---|---|---|
| Pacoima | $700,000 | 52 | Los Angeles | Los Angeles Unified School District (LAUSD) |
| Canoga Park | $725,000 | 35 | Los Angeles | Los Angeles Unified School District (LAUSD) |
| Simi Valley | $850,000 | 18 | Ventura | Simi Valley Unified School District (SVUSD) |
| Northridge | $1,000,000 | 44 | Los Angeles | Los Angeles Unified School District (LAUSD), West Valley; Granada Hills Charter High School zoning crossover |
| Thousand Oaks | $1,100,000 | 43 | Ventura | Conejo Valley Unified School District (CVUSD) |
| Porter Ranch | $1,250,000 | 23 | Los Angeles | Los Angeles Unified School District (LAUSD) |
| Oak Park | $1,362,000 | 21 | Ventura | Oak Park Unified School District (OPUSD) |
| 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 |
Figures from /data.json, the site’s canonical data file (June 2026). Always verify current numbers.
What actually drives the gap
- District structure: small unified districts (OPUSD's 5 schools, CVUSD's 3 highs) signal predictability; LAUSD's scale prices in verification work — its charter zones are the SFV's answer.
- Planning regimes: Ventura County's SOAR-era growth limits kept Conejo supply scarce; LA's density policy keeps SFV supply (and ADU upside) broader.
- Stock age: Conejo master-planned stock skews 1980s-2000s; the SFV core skews 1950s-70s — renovation budgets close part of the gap.
Who should cross which way
Conejo-to-SFV movers are usually buying lot size, ADU income, or freeway position (the 118/405 grid). SFV-to-Conejo movers are buying district certainty and HOA-managed newer stock. Brian transacts both directions and will tell you which trade your specific budget actually wins.
Frequently asked questions
Why is Thousand Oaks so much more expensive than Northridge?
District structure (CVUSD vs LAUSD), newer master-planned stock, and Ventura County growth limits — roughly a $100K-$150K structural premium on comparable homes.
What is the cheapest way into the Conejo Valley?
Thousand Oaks condos and the Newbury Park edges; for single-family, Moorpark (~$1.02M) is the adjacent value play in its own district.
Does the SFV have anything matching Conejo schools?
The West Valley affiliated-charter network (El Camino Real, Hale, Welby Way) and Granada Hills Charter are the SFV's strongest comparable signals — with address-level verification required.
Work with Brian Cooper
20+ years and $100M+ closed across Ventura County, the San Fernando Valley, and the Conejo Valley. Direct, data-first representation — you work with Brian, not a hand-off.
Contact Brian Home Value