Newbury Park is a Conejo Valley community on the west side of Thousand Oaks, known for its schools, open space, and neighborhoods like Dos Vientos.
| Metric | Value |
|---|---|
| Median home price | Generally comparable to Thousand Oaks; pull a live figure · verify live |
| Median days on market | Pull live · verify current figure |
| County | Ventura |
| ZIP codes | 91320 |
| School district | the Conejo Valley Unified School District (CVUSD) |
| Tax authority | Ventura County Assessor |
Where it sits and overview
Newbury Park is part of the Conejo Valley in Ventura County. Newbury Park sits at the west end of the Conejo Valley along the 101, beside Thousand Oaks and the open space of the Santa Monica Mountains and Conejo Canyons.
As part of the City of Thousand Oaks, Newbury Park taxes and records are administered through the Ventura County Assessor and the Ventura County tax collector.
Home types and price context
Newbury Park offers established single-family neighborhoods, the master-planned Dos Vientos community, the semi-rural Lynn Ranch, and condos, with some newer tracts carrying Mello-Roos.
Neighborhood character
Newbury Park is a residential part of Thousand Oaks with the Conejo Valley Unified School District, abundant trails and open space, and a mix of established neighborhoods and master-planned areas. It is part of the broader Thousand Oaks/Conejo Valley area.
Schools
Newbury Park is served by the Conejo Valley Unified School District (CVUSD). School attendance is assigned by the home's exact address, not by community name, and boundaries can change — always verify the assigned schools for a specific Newbury Park address with the district before relying on them.
Fire hazard and insurance
Because Newbury Park sits near open space and wildland, portions of the area can fall within or adjacent to a CAL FIRE Very High Fire Hazard Severity Zone. Confirm any specific parcel on the CAL FIRE hazard map and obtain a firm insurance quote during your contingency period; in higher-hazard areas, owners sometimes rely on the California FAIR Plan plus a wrap-around policy.
Mello-Roos and HOA
Some newer Newbury Park tracts carry Mello-Roos (CFD) special taxes on top of the base rate, while established neighborhoods generally do not. Because amounts vary by tract, always confirm the exact special tax and any HOA dues for the specific parcel before writing an offer.
Commute and access
Newbury Park is connected primarily by U.S. Route 101 (the Ventura Freeway). Drive times swing widely with the time of day, so the honest answer to “how long is the commute” is to test your specific route at the hour you would actually be driving it.
Buyer and seller considerations
For buyers
Before writing an offer in Newbury Park, request the preliminary title report and the property-tax bill so you can see any Mello-Roos special tax and HOA dues separately from the base 1% ad valorem rate. Two similar-looking homes can carry very different monthly costs.
- Get pre-approved with payment scenarios that include any special tax, HOA, and realistic insurance — not just principal, interest, base tax, and a placeholder insurance figure.
- Confirm the school attendance area for the exact address.
- Where relevant, confirm wildfire-hazard-zone status and shop insurance early, before removing contingencies.
For sellers
Pricing in Newbury Park rewards accurate, current comparables and clean disclosure. Buyers are payment-sensitive at today's rates, so presenting transparent carrying costs up front reduces fall-out risk. See our seller guide and buyer guide.
A closer look at Newbury Park
The community spans established central Newbury Park, the large master-planned Dos Vientos Ranch on the west end (parts carrying Mello-Roos), and the semi-rural, larger-lot Lynn Ranch area. Extensive trail access into the Santa Monica Mountains and Conejo open space defines its outdoor character; hillside and wildland-adjacent parcels carry fire-hazard considerations.
Schools serving Newbury Park in depth
Newbury Park is served by the Conejo Valley Unified School District (CVUSD). The most important point for buyers is that attendance is governed by address-based boundaries, not by community or street name — two homes a short distance apart can feed different schools, and districts periodically adjust boundaries as enrollment shifts. If a specific school is a deciding factor, confirm the exact attendance area for any address directly with the district before you write an offer, since the published map is the only authoritative source. Our overview links and the California School Dashboard are good starting points.
Getting around: commute and access from Newbury Park
Newbury Park's position shapes how residents reach the freeways and job centers. Most commuters funnel toward the nearest freeway via local arterials, then head toward their destination; drive times vary widely by time of day. Whatever your destination, verify your own route and timing before committing — a weekday-morning test drive is worth more than any general estimate.
Understanding property tax and special assessments in Newbury Park
California's base property-tax rate is roughly 1% of assessed value under Proposition 13, plus local voter-approved bonds, for a typical effective rate a little above 1%. Some newer Newbury Park tracts carry Mello-Roos (CFD) special taxes on top of the base rate, while established neighborhoods generally do not. Because amounts vary by tract, always confirm the exact special tax and any HOA dues for the specific parcel before writing an offer. The tax authority of record is the Ventura County Assessor; confirm any special assessment or HOA by reading the actual property-tax bill and preliminary title report for the specific parcel, since amounts are parcel-specific and can include scheduled escalations.
What buyers should know before making an offer in Newbury Park
Newbury Park rewards buyers who do their homework on carrying costs and hazard status before they fall in love with a floor plan.
- Get pre-approved with payment scenarios that include any Mello-Roos special tax and HOA dues.
- Request the preliminary title report and property-tax bill early, and read the special-tax line separately from the base 1% rate.
- Check wildfire-hazard status where relevant and shop insurance before removing contingencies, not after.
- In more rural pockets, confirm whether the home is on a private well or septic system rather than municipal service.
Our buyer guide and first-time buyer guide cover these steps in detail.
What sellers should know in Newbury Park
Pricing a Newbury Park home well starts with current, accurate comparables drawn from the right sub-area, since carrying-cost profiles differ across the community. Because today's buyers are payment-sensitive, the listings that move cleanly are the ones that present transparent costs up front. Clean, decluttered, well-photographed homes with proactive disclosure tend to attract stronger offers and fewer renegotiations. Our seller guide walks through prep, pricing, and timing.
Who Newbury Park tends to fit
Newbury Park draws buyers interested in Conejo Valley schools and open space, including those wanting master-planned Dos Vientos homes or the semi-rural Lynn Ranch.
Local lifestyle in Newbury Park
Newbury Park offers extensive trails into the Santa Monica Mountains and Conejo Canyons, neighborhood parks, and the outdoorsy Conejo Valley lifestyle.
What drives the Newbury Park market: Conejo Valley schools, open space, and Amgen-adjacent employment
Public sources put the Newbury Park median around $1.0 million as of mid-2026 (the figure varies by source — reported numbers cluster roughly between the high-$900,000s and just over $1 million depending on the period and provider). Newbury Park is the west end of the City of Thousand Oaks, in Ventura County's Conejo Valley, and its housing market is driven by the same forces that make the broader Conejo Valley one of the region's most sought-after suburban areas — with a few characteristics of its own.
The first driver is schools and family demand. Newbury Park is served by the Conejo Valley Unified School District, a district with a strong regional reputation, and that draws family buyers who are willing to compete for homes in good attendance areas. School quality is the single most common reason buyers cite for targeting the Conejo Valley, and Newbury Park's mix of established neighborhoods and master-planned tracts gives families a range of options within the same district.
The second driver is open space and the outdoor lifestyle. Newbury Park sits against the Santa Monica Mountains and the Conejo open space, with extensive trail access — including the National Park Service's Rancho Sierra Vista / Satwiwa site — right at its western edge. For buyers who value hiking, biking, and a quieter, semi-rural feel within commuting distance of jobs, that access is a genuine differentiator and supports values in the trail-adjacent tracts.
The third driver is Amgen-adjacent and biotech employment. Amgen's world headquarters is located in Thousand Oaks, immediately adjacent to Newbury Park, and the surrounding Rancho Conejo business area hosts biotech, technology, and corporate employers. That concentration of high-wage local jobs underpins demand: many buyers want to live close to where they work, and a major employer next door keeps a steady base of well-qualified households shopping the local market. The Rancho Conejo area, built in part on the site of a former airport, continues to attract employer investment.
The fourth characteristic is lower sales volume. Newbury Park is a smaller, more contained market than a full city, which means published medians move more on the mix of what happened to sell than in a high-volume market. A single town-wide number can swing from one period to the next simply because a few high-end or entry-level sales tipped the mix. That is exactly why this guide hedges the median and why a live, dated MLS comp set for the specific neighborhood is the only reliable way to price a home here.
Newbury Park neighborhoods by tier: Dos Vientos, Casa Conejo, and Rancho Conejo
Because Newbury Park's median is noisy at the town level, qualitative tiers are more useful than a single number. The tiers below describe relative positioning — not invented per-neighborhood dollar medians. For any specific area, a live, dated MLS comp set is the only reliable way to price.
| Tier | Representative areas | Character & what sets pricing |
|---|---|---|
| Master-planned premium | Dos Vientos Ranch | Upper tier. Large, newer master-planned community on the west end with parks, trails, and current housing stock; parts carry Mello-Roos (CFD) special taxes that raise the monthly carrying cost above the base rate. Trail-adjacent and view lots command more. |
| Established central | Central Newbury Park single-family neighborhoods | Mid tier. Established single-family streets close to schools, shopping, and the 101; generally no Mello-Roos. The broad middle of the local market. |
| Casa Conejo | Casa Conejo (unincorporated pocket) | Entry-to-mid tier. A small unincorporated area within Newbury Park's footprint, historically more attainable; confirm jurisdiction and services, since it sits outside the Thousand Oaks city limits. |
| Rancho Conejo / condos & townhomes | Rancho Conejo area, attached housing | Entry tier. Condos and townhomes near the Rancho Conejo employment area offer the most attainable entry point and appeal to first-time buyers and those working nearby. |
A practical note across the tiers: the Dos Vientos Mello-Roos special tax is the most common surprise for buyers, because a master-planned home with a CFD can carry a meaningfully higher monthly cost than an established central home at the same list price. Always read the actual property-tax bill and separate the special-tax line from the base 1% rate before writing an offer.
Schools in Newbury Park: Conejo Valley Unified School District
Newbury Park is served by the Conejo Valley Unified School District (CVUSD), the K–12 district that covers Thousand Oaks, Newbury Park, and surrounding Conejo Valley communities. CVUSD's reputation is one of the main reasons buyers target the area, and the district operates the elementary, middle, and high schools that serve Newbury Park families.
As always in California, attendance is governed by the home's exact address, not by neighborhood or street name. Within CVUSD, two homes a short distance apart — for example, on opposite sides of a boundary in Dos Vientos versus central Newbury Park — can feed different schools, and the district periodically adjusts boundaries as enrollment shifts. A neighborhood name does not guarantee a specific school.
If a particular school is a deciding factor, confirm the assigned schools for the specific address directly with CVUSD before you write an offer, and treat the district's published boundary map as the only authoritative source. The California School Dashboard is a useful starting point for comparing campuses, but it does not replace an address-level boundary check.
Commuting from Newbury Park: US-101 through the Conejo Valley
Newbury Park's primary connection is U.S. Route 101 (the Ventura Freeway), which runs through the Conejo Valley and links the community east toward Thousand Oaks, Westlake Village, Calabasas, and the San Fernando Valley, and west toward Camarillo, Oxnard, and Ventura. For many residents the most important commute is the eastbound trip toward the Valley and West Los Angeles, which passes through some of the corridor's heaviest peak congestion near the Conejo Grade and the Valley.
The honest answer on commute time is that it swings widely with the hour. The 101 through the Conejo Valley can be free-flowing midday and slow at peak, and the eastbound morning and westbound evening trips are the pinch points. Rather than rely on a published average, test your specific route at the time you would actually drive it — a weekday-morning trial run is worth more than any general estimate.
What Newbury Park offers in exchange is proximity to a major local employment base — Amgen and the Rancho Conejo area are minutes away — plus immediate trail and open-space access. For households who work locally, the commute question is far less of a constraint than it is for those heading into the Valley or West LA daily, and that is part of the area's appeal.
Buyer and seller takeaways for Newbury Park
Buyer takeaways
- Treat the median as approximate. Public sources put it around $1.0 million (mid-2026; varies by source), and low volume makes the town-wide figure noisy. Decide which tier you are shopping and pull a live, dated MLS comp set for that segment.
- Check for Dos Vientos Mello-Roos. A master-planned home with a CFD special tax can carry a higher monthly cost than an established home at the same price. Request the preliminary title report and the actual property-tax bill, and read the special-tax line apart from the base 1% rate.
- Confirm CVUSD schools by address. One district does not mean one boundary; verify the assignment for the exact address before you write.
- On wildland-adjacent homes, shop insurance early. Trail- and open-space-adjacent parcels can sit in or near a CAL FIRE Very High Fire Hazard Severity Zone; get a firm insurance quote during your contingency period.
Seller takeaways
- Price from the right sub-market. Dos Vientos, established central, Casa Conejo, and attached housing are not comparable; draw comps from your specific tier and street, not the town-wide median.
- Get ahead of the Mello-Roos question. If your home carries a CFD, disclosing the special tax clearly up front reduces fall-out risk with payment-sensitive buyers.
- Lead with what your tier sells on. Dos Vientos sells on newness, parks, and trails; central neighborhoods sell on schools and location; entry-level attached homes sell on value and proximity to local jobs.
- Pull a fresh, dated comp set before listing. In a low-volume market, a current MLS read for your exact area matters more than ever. Contact Brian for one.
Frequently Asked Questions
Is Newbury Park part of Thousand Oaks?
Yes. Newbury Park is a community on the west side of the City of Thousand Oaks, in Ventura County, served by the Conejo Valley Unified School District.
What is Dos Vientos?
Dos Vientos Ranch is a large master-planned community on the west end of Newbury Park; parts of it carry Mello-Roos (CFD) special taxes. Confirm the specific tract.
What is Lynn Ranch?
Lynn Ranch is a semi-rural, larger-lot area of Newbury Park, popular with buyers wanting more space and a country feel.
Does Newbury Park have Mello-Roos?
Some newer Newbury Park tracts (notably parts of Dos Vientos) carry Mello-Roos; established neighborhoods generally do not. Confirm the specific tract.
What is the median home price in Newbury Park?
Newbury Park is a smaller market where published figures move with low sales volume, so a single town-wide number can mislead. For an accurate, current figure, pull a live, dated MLS comp set for the specific area.
What county is Newbury Park in?
Newbury Park is in Ventura County, California, part of the Conejo Valley.
Does the Brian Cooper team have a Conejo Valley office?
No. The Brian Cooper Real Estate Team serves the Conejo Valley from our Simi Valley headquarters; we do not maintain a local office.
How long do homes take to sell in Newbury Park?
Days on market move with season, price band, and condition, and in a smaller market they swing on low sales volume. For an accurate, current reading, pull a live, dated MLS set for the specific neighborhood and price range.
Is Newbury Park a buyer's or seller's market?
It varies by segment and month, and Newbury Park's lower volume makes a single label unreliable. Dos Vientos, established central neighborhoods, and Casa Conejo each behave differently; check current inventory and absorption for the exact sub-market with a live MLS pull.
Where does this Newbury Park market data come from?
Pricing references reflect public real-estate sources and regional MLS data; school, hazard, and tax facts come from the California School Dashboard, CAL FIRE, and the Ventura County Assessor. See our data sources page for how we source and date every figure.
How does Newbury Park compare to a year ago?
Year-over-year direction depends on the segment and the period measured, and low volume makes town-wide year-over-year figures noisy. Rather than quote a stale percentage, pull a live, dated MLS comparison for the specific Newbury Park sub-market.
What should buyers and sellers do in Newbury Park right now?
Buyers should get pre-approved with payment scenarios that include any Dos Vientos Mello-Roos special tax, HOA dues, and realistic wildland-area insurance, and confirm schools and fire-hazard status by address. Sellers should price from current, sub-area comparables and present transparent carrying costs up front. Contact Brian for a live, dated comp set.
Local restaurants & things to do in Newbury Park
Newbury Park, a community of Thousand Oaks, has a casual dining mix spread across its shopping centers, with Mediterranean, Cajun, American and coffee spots among the local favorites.
Where to eat
- Baba's Kitchen Mediterranean — Mediterranean plates and fresh ingredients
- West of Orleans — Louisiana-style Cajun and Creole cooking
- Mikey's — all-day American breakfast and lunch
- The Alamo Bar & Grill — Tex-Mex and American grill
- Bollywood Spice Indian Cuisine — Indian curries and tandoori dishes
- Ragamuffin Coffee Roasters — local roaster with house-made pastries
Things to do
- Rancho Sierra Vista / Satwiwa — National Park Service site with Chumash culture center and trails
- Stagecoach Inn Museum — local history museum on the 1876 inn grounds
- Dos Vientos Community Park — sports fields, tennis courts and picnic areas
Local spots change hands and hours — please confirm directly before visiting. These are popular local picks for orientation, not paid endorsements.
