| Metric | May 2026 | YoY change |
|---|---|---|
| Median sale price | $895,000 | +3.0% |
| Average sale price | $952,000 | +2.5% |
| Median price per sq ft | $478 | +3.4% |
| Median days on market | 62 | +3.3% |
| Sale-to-list ratio | 98.5% | +0.2pp |
| Active listings (single-family) | 74 | +5.7% |
| Months of supply | 1.6 | +0.1 |
| New listings (last 30 days) | 32 | +3.2% |
| Closed sales (last 30 days) | 22 | +10.0% |
| Pending sales | 26 | +8.3% |
Source: Conejo Simi Moorpark Association of REALTORS® / Ventura County MLS, May 1, 2026 pull.
1. Two markets, one zip code. Moorpark in May 2026 is two distinct markets: under-$1.0M family neighborhoods are competitive, while the $1.3M+ equestrian and agricultural segment is meaningfully buyer-friendly.
2. Lot-size buyers are flowing in. Buyers from Simi Valley wanting bigger lots, buyers from coastal LA wanting hobby-farm or equestrian access, and Bay Area transplants wanting space within reach of LA — all converging on Moorpark. The under-$1.0M segment in particular is benefiting.
3. Mello-Roos in Tierra Rejada Valley matters. Buyers in the new construction tracts should treat Mello-Roos as part of the monthly payment math — a $1.0M Tierra Rejada home with $3,200 annual Mello-Roos costs the same monthly as a $1.05M home elsewhere. Always check the full tax disclosure.
| Price band | Median DOM | Sale-to-list | Climate |
|---|---|---|---|
| Under $700K (condos / townhomes) | 34 days | 99.4% | Tightest segment |
| $700K-$950K | 40 days | 99.1% | Hot — multiple offers common |
| $950K-$1.2M | 52 days | 98.6% | Active, balanced |
| $1.2M-$1.4M | 68 days | 97.6% | Negotiable |
| $1.4M+ (equestrian / agricultural / luxury) | 96 days | 96.2% | Buyer's market |
Pulled from MLS as of May 1, 2026. Replace bracketed addresses with current pulls.
| Address | Beds / Baths | Sq Ft | List Price | DOM |
|---|---|---|---|---|
| [Address 1] · Tierra Rejada Valley | 4 / 3 | 2,650 | $1,095,000 | 18 |
| [Address 2] · Mountain Meadows | 4 / 3 | 2,400 | $945,000 | 22 |
| [Address 3] · Old Moorpark equestrian | 4 / 3 | 3,200 | $1,795,000 | 78 |
| [Address 4] · Home Acres agricultural | 5 / 4 | 3,650 | $1,995,000 | 92 |
| [Address 5] · Country Club | 4 / 3 | 2,800 | $1,295,000 | 34 |
| [Address 6] · Walnut Canyon | 3 / 2 | 1,750 | $815,000 | 14 |
| [Address 7] · Steeplechase | 4 / 3 | 2,550 | $1,150,000 | 26 |
| [Address 8] · Princeton Heights | 3 / 2 | 1,650 | $745,000 | 11 |
| Address | List | Sale | DOM | Sale-to-list |
|---|---|---|---|---|
| [Sold 1] · Tierra Rejada Valley | $1,055,000 | $1,071,000 | 15 | 101.5% |
| [Sold 2] · Mountain Meadows | $895,000 | $910,000 | 12 | 101.7% |
| [Sold 3] · Princeton Heights | $735,000 | $748,000 | 9 | 101.8% |
| [Sold 4] · Country Club | $1,250,000 | $1,225,000 | 38 | 98.0% |
| [Sold 5] · Old Moorpark equestrian | $1,795,000 | $1,720,000 | 89 | 95.8% |
| [Sold 6] · Steeplechase | $1,125,000 | $1,135,000 | 22 | 100.9% |
| [Sold 7] · Walnut Canyon | $795,000 | $810,000 | 10 | 101.9% |
| [Sold 8] · Home Acres | $1,895,000 | $1,820,000 | 104 | 96.0% |
| City | Median price | YoY | DOM |
|---|---|---|---|
| Moorpark | $895,000 | +3.0% | 62 |
| Simi Valley | $855,000 | +3.4% | 56 |
| Camarillo | $795,000 | +2.1% | 48 |
| Thousand Oaks | $1,025,000 | +2.6% | 49 |
| Westlake Village | $1,395,000 | +1.9% | 67 |
| Calabasas | $1,800,000+ | +1.4% | 78 |
Buyers under $1.1M: active market with cross-flow from Simi Valley and coastal LA. Expect to write strong, clean offers. Lot-size differential vs Simi Valley is the main reason buyers pay the small premium.
Buyers $1.3M+ / equestrian / agricultural: this is a real opportunity window. Sellers are accepting 95-97% of list and being more flexible on inspection. Take your time, write smart offers backed by good comps.
Sellers under $1.1M: May-July is the peak window. Prepare correctly, price aggressively, expect multiple offers.
Sellers $1.3M+: 70-120 days on market is realistic. Aggressive pricing and full preparation are essential. Aspirational pricing sits.
I run custom market reports for clients every week — your street, your zip code, your price range. Takes 15 minutes, costs nothing, and you'll know exactly where you stand.
Request your custom market reportThe median sale price in Moorpark in May 2026 is approximately $895,000, up 3.0 percent year-over-year. Homes are selling at 98.5 percent of list price in 62 days on average.
May 2026 is balanced. The under-$1.0M segment leans slightly toward sellers; the $1.3M+ equestrian and agricultural segment is buyer-friendly with longer marketing cycles. Inventory is 1.6 months of supply overall.
Median days on market in May 2026 is 62. Well-prepared listings under $950K are averaging 30-40 days; equestrian/agricultural properties are averaging 75-120 days.
Rising modestly. May 2026 shows 3.0 percent year-over-year appreciation. Forecast for the rest of 2026 is 2-3 percent appreciation.
Tierra Rejada Valley new construction and Mountain Meadows family neighborhood have led 2026 appreciation, both up roughly 3.5-4 percent year-over-year. Equestrian/agricultural Old Moorpark has been flatter.
The Moorpark equestrian and agricultural property market in May 2026 is buyer-friendly. Inventory sits at 5.0 months of supply, days on market average 75-120, and price negotiation room is meaningful (95-97 percent sale-to-list).
Depends on segment. The under-$950K range is competitive — well-priced homes attract multiple offers. The equestrian/agricultural segment ($1.3M+) is genuinely buyer-friendly right now and offers real negotiation leverage.
For homes under $1.1M: yes, May-July is the year's strongest selling window. For equestrian or agricultural properties over $1.3M: prepare for a longer marketing cycle and price aggressively in line with current comps.
Moorpark median is $895K vs Simi Valley $855K. Both are balanced markets in May 2026. Simi Valley is showing slightly faster days-on-market (56 vs 62) and slightly higher YoY appreciation (3.4% vs 3.0%); Moorpark offers larger lot sizes at every price band.
Modest 2-3 percent appreciation through year-end, inventory growth of 5-8 percent, and continued segmentation between the active under-$1.1M tier and slower equestrian/agricultural tier.