This is the Moorpark Q2 2026 quarterly market data page - the May 2026 snapshot of price, days on market, list-to-sale, inventory, and closed sales, broken out by sub-neighborhood and price band. I am Brian Cooper, REALTOR at eXp Realty (DRE# 01434286), and I pull these monthly from the Conejo Simi Moorpark Association of REALTORS MLS. Moorpark gets summarized inside larger 'Ventura County' reports more often than it gets its own data page, which is why I publish this one - the city has its own dynamics, and the numbers below are specific to Moorpark closings, not regional averages.
Headline numbers (Q2 2026)
May 2026 snapshot for the Moorpark detached single-family market. These are the numbers I reference when an owner asks 'what is my house worth' before we do a full comp pull, or when a buyer relocating from out of the area needs a frame for what their budget actually buys here. All figures come from the CSMAR MLS pulled on the first business day of the month.
The headline median of $950K is up 3.8% year-over-year. Moorpark has tracked slightly behind Simi Valley on the appreciation curve over the last 18 months, but the absolute price level is higher because the inventory mix skews newer (Toll Brothers Highlands and Campus Park II are pulling the median up). DOM at 20 days and LTS at 99.0% put Moorpark on the seller's-market side, with marginally more buyer leverage than Simi at the same price points.
| Metric | May 2026 value | vs May 2025 |
|---|---|---|
| Median sale price (SFR) | $950,000 | +3.8% |
| Median days on market | 20 | +3 days |
| List-to-sale ratio | 99.0% | -0.5 pts |
| Active inventory (SFR) | 68 | +22% |
| Closed sales (trailing 90 days) | 178 | +4% |
| Months of supply | 1.1 | +0.3 |
| New listings (May) | 78 | +12% |
| Price per sqft (median) | $465 | +2.9% |
Inventory and supply
Active inventory in Moorpark is 68 detached homes as of the May snapshot, up 22% from May 2025. The lift is concentrated in two areas: the $900K-$1.2M Campus Park / Country Club Estates resale band, and the $1.3M+ Highlands new-construction inventory that Toll Brothers has been releasing in phases. Mountain Meadows and the older central tracts have not seen the same inventory increase.
Months of supply runs 1.1 citywide, still firmly on the seller's-market side. The breakpoint is the $1.5M+ luxury band where supply runs closer to 4 months - those listings are sitting longer and seeing 1-3% price reductions before closing. Most of the activity volume is in the $800K-$1.1M band, which is the heart of the Moorpark family-buyer market.
New listings in May totaled 78, up 12% year-over-year, consistent with spring seasonality. Watch the late-summer pullback for the next inflection. Moorpark Unified school calendar drives a chunk of the move timing here - families want to close before August so kids start the year at the new address.
Days on market trend
20-day median DOM is three days slower than May 2025. The seasonal pattern in Moorpark tracks Simi: fastest in Q2, slowing through summer, longest in Q4. New construction at the Highlands runs its own clock - those homes are released in batches and 'DOM' on the MLS understates how long the builder has been carrying the inventory.
By price band, the curve is steep. Under $800K is moving in 14 days. $900K-$1.1M is at 18 days. Above $1.5M, DOM stretches to 55+ days. The $1.0M-$1.3M band is where most Toll Brothers new construction lands and where the resale market has the most direct competition - watch your comps closely if you are selling in that range.
| Price band | Median DOM | Sample size (90 days) |
|---|---|---|
| Under $800K | 14 | 32 |
| $800K - $1.0M | 18 | 58 |
| $1.0M - $1.25M | 23 | 44 |
| $1.25M - $1.5M | 34 | 28 |
| $1.5M - $2.0M | 55 | 12 |
| $2.0M+ | 82 | 4 |
By-neighborhood breakdown
Moorpark divides into roughly six sub-areas, each with its own median. Moorpark Highlands (the Toll Brothers master plan north of the 118) carries the highest median at $1.32M, reflecting the newer construction and larger lot sizes. Country Club Estates (the gated golf-course community at Tierra Rejada) sits at $1.22M. The older Mountain Meadows and Peach Hill tracts anchor the entry level around $810K-$840K.
If you are searching by sub-neighborhood, the per-area data goes deeper on /moorpark-real-estate and the new-construction tracking lives on the Q2 new-construction page. Country Club Estates and the Walnut Acres equestrian zone have separate dynamics from the tract-home areas - different buyer pool, different DOM, different concession patterns.
| Sub-area | Median price | Median DOM | Active |
|---|---|---|---|
| Moorpark Highlands | $1,320,000 | 26 | 16 |
| Country Club Estates | $1,220,000 | 29 | 8 |
| Campus Park / Campus Park II | $995,000 | 19 | 14 |
| Varsity Park / Belmont | $885,000 | 17 | 10 |
| Peach Hill | $840,000 | 16 | 11 |
| Mountain Meadows / Buttercreek | $810,000 | 18 | 9 |
By-price-band breakdown
The $800K-$1.1M band is the heart of the Moorpark market at 51% of trailing-90-day closings. That is where the family-buyer demand concentrates and where most of the resale Campus Park, Varsity Park, and Peach Hill inventory lives. Above $1.25M, you are in Toll Brothers and Country Club Estates territory - smaller pool, longer DOM, more negotiation.
If you are a buyer in the $1.25M+ band you have room to negotiate - the LTS ratio there is 97.8%, meaning closings are running 2.2% below original list on average. If you are listing under $900K, expect a close-to-ask result and a quick clearing of inspection - that band is the most competitive.
| Price band | Closings (90d) | % of total | Median LTS |
|---|---|---|---|
| Under $800K | 32 | 18.0% | 100.2% |
| $800K - $1.0M | 58 | 32.6% | 99.5% |
| $1.0M - $1.25M | 44 | 24.7% | 98.9% |
| $1.25M - $1.5M | 28 | 15.7% | 97.8% |
| $1.5M - $2.0M | 12 | 6.7% | 96.4% |
| $2.0M+ | 4 | 2.2% | 95.5% |
Buyer takeaway
For buyers in Moorpark Q2 2026, the play depends on band. Under $900K the comp pool is tight and pre-approval clean-up matters - have your DU finding ready, your earnest money ready to wire, and a 15-day inspection contingency cap. $900K-$1.25M is a more balanced market where you can run a full inspection and request reasonable credits. Above $1.25M, you have leverage - especially on resale homes competing with new Toll Brothers product.
If you are choosing between a Toll Brothers Highlands new-build and a Campus Park II resale, the math runs both ways. New construction gets you builder warranties, current code, and lender incentives - but the lot premium is real and the resale comp can be $80K-$120K under the builder price for similar square footage. Walk both before deciding.
Seller takeaway
Sellers in Moorpark face a slightly more competitive environment than Simi Valley right now because new construction at the Highlands is absorbing buyer attention in the $1.2M+ band. If you are listing in that range, your job is to differentiate on lot, condition, or neighborhood character - new construction is not winning on lot size or established trees. In the under-$1.0M band, the resale advantage is strong because nothing new is being built there.
Price discipline matters more here than headline numbers suggest. The average price-reduced Moorpark listing in May sold for 96.3% of original list - a 2.7% penalty for missing the launch price. Pre-listing inspection, cosmetic refresh, and pre-emptive disclosure pay back the prep cost several times over.
How this data is compiled
Source: Conejo Simi Moorpark Association of REALTORS MLS, pulled on the first business day of each month. Geographic boundaries follow the City of Moorpark municipal limits and MLS area codes VC34 and VC35. Walnut Acres and the equestrian-zoned parcels east of Walnut Canyon are included when they fall inside city limits and excluded when they sit in unincorporated county. Single-family detached only.
Methodology: medians across closed transactions in the snapshot month. DOM is median across trailing 90 days. LTS is final-sale to original-list (not most-recent list). Active inventory is point-in-time on the first of the month. Year-over-year comparisons use the same month one year prior.
If you want the raw MLS pull or a custom report for a specific tract, ZIP, or floor plan, that is a service I provide to clients. The /data-room page links to the monthly archive for trend analysis.
Frequently Asked Questions
What is the median home price in Moorpark as of May 2026?
The May 2026 median single-family sale price in Moorpark is $950,000, up 3.8% year-over-year. Pulled from CSMAR MLS, detached only. Sub-area medians range from $810K (Mountain Meadows) to $1.32M (Moorpark Highlands). New construction at the Highlands is pulling the citywide median up versus resale-only segments.
How fast are Moorpark homes selling?
Median DOM in Moorpark for May 2026 is 20 days citywide. Under $800K moves in 14 days, $900K-$1.1M in 18 days, $1.25M+ in 30+ days. Toll Brothers Highlands new construction runs its own DOM clock since homes release in phased batches. Spring and early summer remain the highest-velocity window of the calendar year.
How does Moorpark compare to Simi Valley on price?
Moorpark's May 2026 median of $950K runs about $65K above Simi Valley's $885K. The gap reflects a newer inventory mix (Toll Brothers Highlands) and a lower share of older entry-level stock. On price per square foot the two cities are within $7-$10 of each other - the median gap is more about home size and age than per-foot value.
Is Moorpark a buyer's market or a seller's market right now?
Citywide Moorpark is a moderate seller's market - 1.1 months of supply, 99.0% list-to-sale, 20-day median DOM. The luxury band over $1.5M is the exception, sitting at roughly 4 months of supply with buyer-friendly concession patterns. Most price bands favor sellers if pricing discipline is in place from the launch date.
How many homes are for sale in Moorpark right now?
Active single-family inventory in May 2026 is 68 detached homes, up 22% from May 2025 and the highest count since fall 2022. The lift is concentrated in the $900K-$1.2M Campus Park resale band and the $1.3M+ Toll Brothers Highlands new-construction band. Older central tracts have not seen the same inventory increase.
Should I buy new construction or resale in Moorpark?
Toll Brothers Highlands gives you warranties, current code, and lender incentives but the lot premium is real. Comparable Campus Park II resales typically run $80K-$120K under builder pricing for similar square footage, with established landscaping and mature trees. Walk both, run side-by-side carry costs, and decide based on lifestyle fit rather than headline price.
Where does this Moorpark data come from?
All figures are pulled from the Conejo Simi Moorpark Association of REALTORS MLS on the first business day of each month. Geographic scope is City of Moorpark municipal limits, MLS areas VC34 and VC35. Single-family detached only. Same methodology quarter to quarter so trend comparisons are consistent over time.
