Moorpark is one of the better price-per-foot answers in the Ventura County 101 / 23 corridor if you want a real backyard, an established neighborhood, and a school district that runs its own boundaries (Moorpark Unified rather than the larger Conejo Valley district). The city covers about 13 square miles, the median sale price runs near $950K in May 2026, and the five neighborhoods most buyers ask about — Moorpark Country Club Estates, Mountain Meadows, Campus Park, Walnut Canyon, and Serenata — each have a distinct era of construction and HOA pattern. This deep guide extends the existing Moorpark real estate page with the neighborhood-by-neighborhood detail clients need.
What Moorpark is
Moorpark is a general-law city in Ventura County, incorporated in 1983 and located at the intersection of the 23 and 118 freeways. Total area is approximately 13 square miles, population is approximately 36,500, and the city sits north of Thousand Oaks and west of Simi Valley. The historic downtown along High Street preserves the original 1900s railroad-town center; most residential development is post-1980 and surrounds the historic core.
Government is council-manager with five city council members. Public safety is provided by the Ventura County Sheriff's Department (under a contract) and the Ventura County Fire Department. Schools are served by Moorpark Unified School District (MUSD), which covers Moorpark and a small portion of unincorporated Ventura County immediately adjacent. MUSD runs its own boundaries separate from the larger Conejo Valley Unified district to the south.
The Moorpark Metrolink station on the Ventura County Line is one of the city's defining features and one of the few commuter rail stations in the western Ventura County corridor. The station provides direct service to Union Station in downtown LA. The historic High Street downtown adjacent to the station has been the focus of ongoing revitalization.
Moorpark median home price and 2026 market read
Moorpark closed May 2026 at a citywide median sale price of approximately $950K in ZIP 93021, based on roughly 32 closed transactions in the trailing 30 days. The single-family detached median was approximately $1.02M. Condos and townhomes pulled the citywide figure down. Moorpark Country Club Estates and Serenata trade well above the median; Campus Park and the older Mountain Meadows phases trade near the citywide median.
Inventory in May 2026 sits at approximately 55 active listings across the city. Days on market average 28 — similar to Simi Valley, faster than Thousand Oaks in the comparable price band. Months of supply at the current pace runs about 2.8, which tilts seller in most segments. The $800K-$1.1M single-family detached segment is particularly tight.
Price growth year over year is roughly 4.1% on a trimmed-mean basis — the fastest appreciation rate among the six cities in this hub set. Moorpark has benefited from inventory tightness and from buyers priced out of central Thousand Oaks and Simi Valley moving to the city for the price-per-foot. The Country Club Estates segment shows the most consistent appreciation.
Sub-neighborhoods and their price tiers
The five primary neighborhoods that drive most of the conversation — Moorpark Country Club Estates, Mountain Meadows, Campus Park, Walnut Canyon, and Serenata — each behave like their own micro-market. Country Club Estates and Serenata anchor the upper end. Mountain Meadows and Campus Park anchor the established middle. Walnut Canyon picks up the eastern and northern portions including some of the larger-lot inventory.
Beyond those five, the Peach Hill area on the southwest side, The Highlands on the southeast hillside, and the downtown High Street infill projects add product type and price tier variety. I have dedicated pages for several of these — see the internal links at the end of this page. The table below covers the headline price tiers; individual sub-tract data is available on the linked pages.
| Neighborhood | Type | Median (May 2026) | Typical range |
|---|---|---|---|
| Moorpark Country Club Estates | Gated, around the Moorpark CC golf course | $1.45M | $1.1M - $2.4M |
| Serenata | Newer (2000s-2010s) hillside gated/non-gated | $1.25M | $950K - $1.8M |
| Mountain Meadows | 1980s-1990s tract, larger lots | $1.05M | $850K - $1.4M |
| Campus Park | Around Moorpark College, mixed era | $925K | $750K - $1.15M |
| Walnut Canyon | Northern hillside, larger lots | $1.15M | $900K - $1.6M |
| Peach Hill | 1980s southwest tracts | $985K | $800K - $1.25M |
| The Highlands | Southeast hillside, view lots | $1.18M | $950K - $1.5M |
| Condos / townhomes (citywide) | Mixed era | $595K | $450K - $750K |
Schools serving Moorpark
Moorpark Unified School District (MUSD) serves the city and a small portion of unincorporated Ventura County immediately adjacent. MUSD operates four elementary schools, two middle schools, and two comprehensive high schools — Moorpark High School and Moorpark College Preparatory (charter). The district is a separate agency from Conejo Valley Unified to the south and Simi Valley Unified to the east, with its own boundary and its own attendance policies.
Elementary attendance zones inside Moorpark split by region. Arroyo West Elementary serves the western city. Mountain Meadows Elementary serves the central city. Peach Hill Elementary serves the southwest. Walnut Canyon Elementary serves the northern and eastern city. Middle school is primarily Mesa Verde Middle School. High school is Moorpark High School citywide for the comprehensive program.
Verify the current attendance boundary for any specific address through MUSD at moorparkusd.org. Boundaries have shifted in recent years as new construction has filled in the northern and southeastern portions of the city. Cross-district enrollment with the surrounding districts is limited and should not be assumed.
- Arroyo West Elementary — western Moorpark
- Mountain Meadows Elementary — central Moorpark
- Peach Hill Elementary — southwest Moorpark
- Walnut Canyon Elementary — northern and eastern Moorpark
- Mesa Verde Middle School — primary citywide middle
- Moorpark High School — citywide comprehensive high school
- Moorpark Unified — district serving the city
HOA and Mello-Roos exposure
HOA dues in Moorpark vary by neighborhood and era. Moorpark Country Club Estates carries the highest HOA cost in the city — Community Association dues plus country club fees can total $8,000-$15,000/year depending on membership tier. Serenata HOA dues run $250-$450/month for landscape and common-area maintenance. Mountain Meadows and Campus Park ungated tracts typically have either no HOA or a small HOA under $150/month. Condos run $300-$500/month.
Mello-Roos exposure is meaningful in Moorpark — more common than in the Conejo Valley cities to the south. The Serenata, Highlands, and several northern infill phases carry CFD line items in the $1,500-$3,500/year range. The Country Club Estates pre-dated the major CFD waves and carries minimal Mello-Roos exposure. Always verify the current tax bill at the specific APN through the Ventura County Assessor before assuming the exposure for a given property.
What I tell clients: the total monthly carry across mortgage, tax, insurance, HOA, and any CFD line items matters more than the headline list price. A $1M Serenata home with a $350/mo HOA and $2,800/year in CFD carries a different monthly cost than a $1M Mountain Meadows home with no HOA and no CFD. Over a five-year hold the difference adds up. Run the all-in numbers with your lender.
Commute and freeway access
Moorpark sits at the intersection of the 23 freeway and the 118 freeway. The 23 connects south to Thousand Oaks (about 10-15 minutes to the 101 interchange) and the 101 corridor. The 118 connects east through Simi Valley to the western San Fernando Valley and west toward Saticoy. Primary 23 freeway interchanges through Moorpark include Princeton Avenue, Tierra Rejada Road, Los Angeles Avenue (the 118 interchange), Spring Road, and New Los Angeles Avenue.
The Moorpark Metrolink station on the Ventura County Line is one of the city's primary commute differentiators. The station provides direct rail service to Union Station in downtown LA with an approximately 75-90 minute one-way travel time depending on the train. Moorpark is the closest Metrolink station to Thousand Oaks and to western Conejo Valley residents who use commuter rail.
Downtown LA via the 23 to the 101 typically runs 65-90 minutes by car during peak hours. LAX runs 55-70 minutes via the 23 to the 101 east to the 405 south. Burbank Airport runs 40-55 minutes via the 118 east to the 405 south to the 170. Camarillo Airport for general aviation is 20-25 minutes west via the 118.
Lifestyle anchors
The historic High Street downtown adjacent to the Metrolink station is the city's civic and cultural core, with the High Street Arts Center, a regular farmers' market, and a growing slate of restaurants and shops. Mountain Meadows Plaza on Tierra Rejada Road and the New Los Angeles Avenue corridor carry most of the city's larger-format retail and dining.
Parks and open space are extensive. Arroyo Vista Community Park is the city's primary recreation hub with sports fields, the community center, and event space. Tierra Rejada Park, College View Park, and the surrounding open space system provide additional trail and park access. The Moorpark College campus on Campus Park Drive is a major civic anchor including the Moorpark College Teaching Zoo (America's Teaching Zoo at Moorpark College).
The Moorpark Country Club golf course on the south side of the city anchors the Country Club Estates community. Underwood Family Farms on the western edge of the city is one of the most-visited working farms in the Conejo Valley and operates a popular fall pumpkin patch and harvest events. The Reagan Presidential Library in Simi Valley is about 15 minutes east.
Buyer scenarios
A buyer wanting a gated golf-course community at a lower entry point than Sherwood Country Club typically lands in Moorpark Country Club Estates. Budget starts at roughly $1.1M for the smaller floor plans and runs to $2.4M+ for the larger homes. The community is gated, the Moorpark Country Club is the central golf and tennis amenity, and HOA plus country club fees total roughly $8,000-$15,000/year. Schools feed Mesa Verde Middle and Moorpark High in MUSD.
A buyer wanting newer construction in a hillside community with a strong school district at a sub-$1.5M entry point looks at Serenata or The Highlands. Serenata runs $950K-$1.8M for the established 2000s-2010s build. The Highlands runs $950K-$1.5M with the view lots at the top. Both carry meaningful Mello-Roos — verify CFD line items before writing.
A buyer wanting an established 1980s-1990s tract with larger lots and minimal HOA exposure looks at Mountain Meadows or Campus Park. Mountain Meadows runs $850K-$1.4M for tract homes with 7,000-10,000 sq ft lots. Campus Park runs $750K-$1.15M and provides the most approachable entry point into single-family detached Moorpark with full MUSD school district access.
Seller scenarios
Selling at the Moorpark median ($800K-$1.1M, single-family detached) typically moves quickly when priced correctly — well-prepared listings often sell in 10-21 days with multiple offers. The Mountain Meadows and Campus Park price points see the highest velocity. Moorpark Country Club Estates and Serenata at $1.2M+ move at a more measured pace because the buyer pool is smaller and the marketing is different.
Pricing requires close attention to Mello-Roos exposure. Two otherwise similar homes can have materially different all-in monthly carrying costs depending on whether one is in a CFD and the other is not. Buyers in this market do the math, and a listing that ignores the carrying cost story can sit on market longer than a listing that addresses it up front. I prepare the carrying cost summary in the listing materials.
Marketing the Mountain Meadows / Campus Park / Peach Hill mid-tier generally requires clean staging, good photography, and a competitive list price. The Moorpark Country Club Estates and Serenata $1.2M+ segments require the fuller marketing stack — professional photo, video, drone, twilight, and a property website. Days on market is short citywide so the marketing window is compact.
What I tell clients shopping Moorpark
Moorpark is one of the better answers in the broader Ventura County footprint for buyers who want real backyards, a strong neighborhood school district, and Metrolink access. The price-per-foot is better than central Thousand Oaks at the equivalent product type. The trade-off is the 23-freeway commute spine and the meaningful Mello-Roos exposure in newer phases. Both are manageable if you go in with eyes open.
Verify MUSD attendance boundary for any specific address. Verify Mello-Roos and HOA exposure at the APN level — Moorpark has more CFD exposure than the cities to the south. Verify wildfire defensible-space requirements on the hillside parcels in Walnut Canyon, The Highlands, and the northern edges. Insurance availability has tightened.
If you are comparing Moorpark against Simi Valley, Thousand Oaks, or Camarillo, I have deep guides and overview pages for each linked below. Moorpark typically wins on price-per-foot under $1.2M and on Metrolink access; it loses on inventory depth and product variety compared to Thousand Oaks. Both can be the right answer depending on what you weight.
Frequently Asked Questions
What is the median home price in Moorpark CA?
Moorpark closed May 2026 at a citywide median sale price of approximately $950K in ZIP 93021, based on roughly 32 closed transactions in the trailing 30 days. The single-family detached median was approximately $1.02M; condos and townhomes pulled the citywide figure down. Days on market averaged 28. Active inventory in May 2026 sits at approximately 55 listings. Year-over-year price growth was approximately 4.1% on a trimmed-mean basis — the fastest among the six cities in this hub set. Moorpark Country Club Estates and Serenata trade above the citywide median; Campus Park trades below it.
What school district serves Moorpark?
Moorpark is served by Moorpark Unified School District (MUSD), which operates four elementary schools, two middle schools, and two comprehensive high school programs. MUSD covers the city of Moorpark and a small portion of unincorporated Ventura County immediately adjacent. Elementary schools include Arroyo West, Mountain Meadows, Peach Hill, and Walnut Canyon. Middle school is primarily Mesa Verde Middle School. High school is Moorpark High School citywide. MUSD is a separate district from Conejo Valley Unified to the south and Simi Valley Unified to the east. Verify the current attendance boundary at moorparkusd.org for any specific address.
What is Moorpark Country Club Estates?
Moorpark Country Club Estates is a gated community on the south side of Moorpark surrounding the Moorpark Country Club golf course. The community was built primarily in the 1990s and 2000s. Median sale prices in May 2026 are approximately $1.45M with a typical range of $1.1M-$2.4M depending on floor plan and view. Community Association dues plus mandatory country club fees total roughly $8,000-$15,000/year. Floor plans run 2,800-5,500 sq ft. Most addresses feed Mountain Meadows Elementary, Mesa Verde Middle, and Moorpark High in MUSD. Verify specific elementary assignment by APN.
Does Moorpark have Mello-Roos taxes?
Mello-Roos exposure in Moorpark is meaningful — more common than in the older Conejo Valley cities to the south. The Serenata, The Highlands, and several northern infill phases carry CFD line items in the $1,500-$3,500/year range. Moorpark Country Club Estates predated the major CFD waves and carries minimal Mello-Roos exposure. Mountain Meadows and Campus Park older tracts generally have no Mello-Roos. Always verify the current tax bill at the specific APN through the Ventura County Assessor before assuming the exposure for a given property. The CFD line items appear on the secured property tax bill separate from the base 1% ad valorem rate.
How long is the commute from Moorpark to downtown LA?
Moorpark to downtown Los Angeles by car via the 23 freeway to the 101 typically runs 65 to 90 minutes during peak hours and 55 to 65 minutes off-peak. The Moorpark Metrolink station on the Ventura County Line provides direct rail service to Union Station with an approximately 75-90 minute one-way travel time. Commute to Warner Center in the western San Fernando Valley is 25-35 minutes via the 118 east. Commute to LAX runs 55-70 minutes via the 23 to the 101 east to the 405 south. Burbank Airport runs 40-55 minutes via the 118 east. Moorpark is one of the few western Ventura County cities with direct commuter rail to downtown LA.
What is Serenata in Moorpark?
Serenata is a hillside neighborhood on the southeastern side of Moorpark, built primarily in the 2000s and 2010s with both gated and non-gated phases. Median sale prices in May 2026 are approximately $1.25M with a typical range of $950K-$1.8M depending on floor plan, view, and lot. Floor plans run 2,500-4,200 sq ft. HOA dues run $250-$450/month. Serenata phases carry meaningful Mello-Roos in the $1,500-$3,500/year range — verify at the specific APN. Most Serenata addresses feed Walnut Canyon Elementary, Mesa Verde Middle, and Moorpark High in MUSD.
What is the difference between Moorpark and Simi Valley?
Both are separately incorporated cities in Ventura County. Moorpark was incorporated in 1983 with a population of approximately 36,500 and a citywide median sale price near $950K. Simi Valley was incorporated in 1969 with a population of approximately 126,000 and a citywide median sale price near $885K. Moorpark is served by Moorpark Unified School District; Simi Valley is served by Simi Valley Unified School District. They are adjacent cities connected by the 118 freeway, about 10-15 minutes apart. Moorpark has Metrolink (Ventura County Line); Simi Valley has the Metrolink Simi Valley station on a different schedule. Both have meaningful CFD exposure in newer tracts.
Are there gated communities in Moorpark?
Yes. Primary gated communities in Moorpark include Moorpark Country Club Estates (gated, surrounding the Moorpark Country Club golf course), portions of Serenata (some phases auto-gated), and several smaller gated sub-tracts. The marquee gated community is Moorpark Country Club Estates with median sale prices near $1.45M. There are no Calabasas-style 24-hour guard-gated luxury communities in Moorpark — for that product type, the closest comparable options are in Calabasas, Hidden Hills, or Sherwood Country Club above Thousand Oaks. Verify gate type and HOA structure at the specific community level before assuming gating.
