Newbury Park and Moorpark are both Ventura County family suburbs about 15 minutes apart along the 101 and SR-23 corridor, with similar price points and very different feels. Newbury Park is technically a community within Thousand Oaks city limits in the 91320 ZIP, feeding CVUSD. Moorpark is its own incorporated city feeding Moorpark USD. This page walks the comparison on price, lot size, schools, commute, HOA exposure, and buyer fit. Data is current as of May 2026 from MLS and the California School Dashboard.
The headline difference
The headline is city structure and school district. Newbury Park is not its own city — it is a community within Thousand Oaks city limits, sharing the Thousand Oaks municipal services and feeding Conejo Valley USD (CVUSD). The Newbury Park name is the postal community name (91320 ZIP) and is widely used in real estate even though it is not a separate incorporated city.
Moorpark is an incorporated city of its own with separate municipal services, separate planning, separate police via Ventura County Sheriff contract, and its own Moorpark USD school district. The two communities are about 12-15 minutes apart via SR-23 and US-101 — close geographically but distinct administratively.
Price difference is modest — about $100K median. Newbury Park's slight premium reflects CVUSD attendance preference and the Dos Vientos master-plan inventory; Moorpark's lower price reflects more inventory variety and the slightly less in-demand 101-corridor positioning.
Price comparison
May 2026 MLS: Newbury Park median $1.05M, Moorpark median $950K. Per-square-foot pricing is closer — Newbury Park about $545/sqft, Moorpark about $510/sqft. The headline gap reflects floor-plan and finish differences across the inventory mix rather than pure location premium.
Within Newbury Park, the range runs from $850K starter condos in older Newbury Park sections up to $2M+ in Dos Vientos and the hillside estates. The Dos Vientos master-plan (built 1996-2008) anchors the middle of the market with strong floor-plan consistency.
Within Moorpark, the range runs from $700K condos in older sections to $1.6M+ in Mountain Meadows estates and Moorpark Country Club. Tract neighborhoods (Campus Hills, Belmont, Peach Hill, Varsity Park) anchor the middle of the market.
| Metric | Newbury Park | Moorpark |
|---|---|---|
| Median price (May 2026) | $1,050,000 | $950,000 |
| Median $/sqft | $545 | $510 |
| Median lot size | 7,500 sqft | 7,200 sqft |
| Days on market (median) | 24 | 20 |
| School district | CVUSD | Moorpark USD |
Commute comparison
Newbury Park sits directly on US-101 with primary exits at Borchard, Wendy, Ventu Park, and Lynn Road. Moorpark sits on SR-23 about 12 minutes north of the 101. For commutes east into the SFV or south into LA, Newbury Park has the more direct 101 access.
For commutes north into Camarillo, Oxnard, or Ventura, Moorpark is shorter by about 5-10 minutes because SR-23 connects to the 101 at the Camarillo border. Drive times below are normal-traffic Google Maps estimates — verify with Waze.
| Destination | From Newbury Park | From Moorpark |
|---|---|---|
| Westlake Village | 12 min | 20 min |
| Camarillo | 15 min | 15 min |
| Warner Center | 25 min | 32 min |
| Simi Valley | 20 min | 15 min |
| Santa Monica | 45 min | 55 min |
Schools comparison
Newbury Park is served by CVUSD with attendance typically routing to Newbury Park High School plus several K-8 options including Banyan Elementary, Conejo Elementary, and Sycamore Canyon School. CVUSD spans Thousand Oaks, Newbury Park, and parts of Westlake Village.
Moorpark is served by Moorpark USD with attendance routing to Moorpark High School plus K-8 options including Walnut Canyon, Mountain Meadows, Peach Hill, and Campus Canyon. Moorpark USD is smaller than CVUSD and serves only Moorpark.
Per the CA School Dashboard's 2024 rating year, both districts perform in the upper band across state indicators. Compare specific schools at caschooldashboard.org. Use each district's address-lookup tool to verify the exact assignment for any home.
HOA and Mello-Roos exposure
Newbury Park HOA exposure varies. Older established neighborhoods (Casa Conejo, parts of the Newbury Park core) often have no HOA. Dos Vientos master-plan carries HOA dues of $150-$300/month for the various sub-villages. The newer hillside estates run $200-$400/month.
Moorpark HOA exposure is similar. Older neighborhoods (Campus Hills, Peach Hill) often have no HOA. Newer master-planned tracts (Belmont, Country Club, Moorpark Highlands) carry HOAs of $150-$300/month.
Mello-Roos: Newbury Park's Dos Vientos has CFD line items in the $1,200-$3,800/year range in certain phases. Moorpark Highlands and Country Club Estates carry CFDs of $2,000-$4,500/year. Verify the actual property tax bill via the Ventura County Assessor before contingency removal.
Lifestyle anchors
Newbury Park anchors include Dos Vientos Park, the Boney Mountain trailhead and Rancho Sierra Vista (National Park Service open space), the Ventu Park Plaza shopping center, multiple coffee/restaurant clusters along Ventura Boulevard, and quick access to Thousand Oaks's broader Janss Marketplace, Oaks Mall, and TO Boulevard restaurants.
Moorpark anchors include High Street (the historic downtown), Moorpark College, Underwood Family Farms (a working farm with seasonal events and family programming), Moorpark Country Club, and Tierra Rejada Ranch. The restaurant and retail scene is smaller — Moorpark residents often drive to Simi Valley or Thousand Oaks for big-box retail.
Both communities have strong open-space access. Newbury Park's Boney Mountain and Point Mugu State Park trails are exceptional. Moorpark's Tierra Rejada open space is more agricultural in character. Both are within 30 minutes of the coast.
Sub-neighborhood profile
Newbury Park sub-neighborhoods: Dos Vientos (master-planned 1996-2008, $1.1M-$1.7M across the various villages — Dos Vientos Ranch, Dos Vientos Estates, the smaller pocket plans), Sycamore Canyon (hillside estates, $1.4M-$2.2M), Old Newbury Park (older established, $850K-$1.2M), Casa Conejo (older condos and townhomes, $700K-$950K), and the Newbury Park hillside corridor ($1.3M-$2.5M).
Moorpark sub-neighborhoods: Mountain Meadows (older established estates, $1.2M-$1.8M), Campus Hills (mid-tier established, $900K-$1.2M), Belmont (newer master-planned, $1.0M-$1.4M), Country Club Estates (newer estates with golf, $1.4M-$2.0M), Moorpark Highlands (newer master-planned with CFD, $1.0M-$1.5M), Peach Hill (older established, $850K-$1.1M), and Varsity Park ($800K-$1.0M).
Common cross-shop pairings: Dos Vientos vs Mountain Meadows at $1.0-1.3M, Dos Vientos Estates vs Country Club Estates at $1.4-1.7M, Old Newbury Park vs Campus Hills at $900K-$1.1M. The trade-offs are usually 101 access (Newbury Park advantage) versus lot size and price (Moorpark advantage).
Buyer scenarios for each
Newbury Park fits buyers who want CVUSD attendance, the Dos Vientos master-plan inventory and amenities, direct 101 access for an LA or West-SFV commute, and quick access to Boney Mountain hiking. It also fits move-up buyers from $850K-$950K starter homes looking at the Dos Vientos middle tier.
Moorpark fits buyers who want more yard per dollar, prefer the smaller Moorpark USD district, want the historic High Street character, or commute north (Camarillo/Ventura/Oxnard) where SR-23 access is faster. It also fits buyers who use Moorpark College or Underwood Farms regularly.
Cross-shoppers often land in Newbury Park if CVUSD attendance and 101 access drive the decision, and in Moorpark if budget efficiency and lot size drive it.
Inventory and turnover patterns
Newbury Park typically has 30-50 active SFR listings with 15-22 closings per month. Moorpark typically has 30-50 active listings with 15-25 closings per month. Both have shown constrained inventory through 2025-2026 with well-priced homes selling in 2-3 weeks.
Dos Vientos specifically is a high-demand sub-market — well-priced Dos Vientos homes often see multiple offers within the first week. Moorpark's Mountain Meadows and Country Club estates see similar dynamics at the higher tiers.
New construction matters. Moorpark Highlands and parts of Country Club Estates have had ongoing new-construction activity through 2024-2026. Newbury Park has limited new construction — most of Dos Vientos was built out by 2008. Buyers wanting truly new product often weight toward Moorpark for selection.
For cross-shoppers, the practical advice is to set MLS alerts in both communities and stay flexible on the city decision until the right floor plan, lot, and price come up. Both cities are small enough that perfect-fit homes are infrequent and timing often determines the eventual purchase as much as a pure preference between cities.
Insurance and fire-zone considerations
Both Newbury Park and Moorpark have portions in or adjacent to CAL FIRE designated Fire Hazard Severity Zones. Newbury Park's southern edge along Boney Mountain and Point Mugu State Park creates the highest exposure; Dos Vientos hillside sections also carry zone designation. Moorpark's hillside Mountain Meadows and parts of Country Club similarly carry designation.
Insurance premiums in 2026 for mid-tier homes outside the highest fire zones run $2,000-$3,600/year in both cities. Hillside and WUI-exposed homes run $4,500-$8,500/year and may require CA FAIR Plan + DIC. The post-Woolsey carrier tightening affects both cities similarly given their proximity to the Santa Monica Mountains exposure to the south.
Pull the CAL FIRE Fire Hazard Severity Zone map at osfm.fire.ca.gov for the specific parcel before contingency removal. The designation affects insurance options, AB 38 disclosure obligations, and long-term resale appeal.
Property tax detail and Mello-Roos comparison
Both cities use the Prop 13 1% base rate plus voter-approved bonds — effective rate runs about 1.10-1.20% in established neighborhoods. Newer master-planned tracts add Mello-Roos (CFD) line items that change the all-in tax bill meaningfully.
Newbury Park CFD exposure: Dos Vientos varies by phase, with some sections carrying $1,200-$3,800/year in CFD. Older Newbury Park neighborhoods (Casa Conejo, the original core, parts of Lynn Ranch) generally have no Mello-Roos.
Moorpark CFD exposure: Moorpark Highlands commonly $3,500-$4,500/year, Country Club Estates $2,500-$4,000/year, parts of Belmont $1,500-$2,800/year. Older Moorpark neighborhoods (Campus Hills, Peach Hill, Varsity Park, Mountain Meadows) generally have no Mello-Roos.
Always pull the actual property tax bill via the Ventura County Assessor for any specific home — the listing-sheet tax field commonly under-states the bill because it omits CFD line items. The bill itemizes the base 1% rate, voter bond add-ons, and any CFD assessments separately.
What I tell clients deciding between the two
What I tell clients: this comparison is rarely about price — the $100K median gap is narrow and largely floor-plan-driven. It's usually about commute pattern and school district preference.
If the daily commute is LA-bound or SFV-bound, Newbury Park's direct 101 access wins. If the commute is Camarillo/Oxnard/Ventura-bound or you work from home, Moorpark's SR-23 access is fine and the slightly lower price plus larger feel of the older established tracts is appealing.
Second test: walk the high schools. Newbury Park High and Moorpark High are both solid CA Dashboard performers — the fit is usually about culture, program offerings, and class size rather than headline rankings. Visit both.
Third: run the full carrying cost on a specific home in each city. The Mello-Roos differences between Dos Vientos and Moorpark Highlands can shift the monthly more than the price difference suggests. Use the mortgage calculator on this site with the actual numbers pulled from the listing's tax bill.
I work both communities and can show side-by-side comparable homes — Dos Vientos vs Mountain Meadows is a particularly clean comparison at the $1.0M-$1.3M tier. That walkthrough usually clarifies the decision quickly.
Frequently Asked Questions
Is Newbury Park its own city?
No — Newbury Park is a community within Thousand Oaks city limits, in the 91320 ZIP. It shares Thousand Oaks municipal services and CVUSD schools. The name is widely used in real estate even though it is not a separate city.
Which is cheaper, Newbury Park or Moorpark?
Moorpark — May 2026 medians are $950K Moorpark vs $1.05M Newbury Park. Per-square-foot the gap is narrower (~$510 vs $545). Inventory mix and floor-plan differences account for some of the spread.
Does Newbury Park have Mello-Roos?
Some sections of Dos Vientos carry CFD assessments of $1,200-$3,800/year. Older Newbury Park neighborhoods (Casa Conejo and the original core) generally do not. Verify the property tax bill via the Ventura County Assessor.
What's the school district difference?
Newbury Park is in CVUSD (Conejo Valley USD), which spans Thousand Oaks and Newbury Park. Moorpark is in Moorpark USD, a smaller standalone district. Per the CA School Dashboard, both perform in the upper band on state indicators.
Which has shorter commute to LA?
Newbury Park — direct US-101 access, about 25 minutes to Warner Center in normal traffic. Moorpark requires SR-23 to feed into the 101 first, adding 7-10 minutes.
Are there master-planned communities in both?
Yes. Newbury Park has Dos Vientos (built 1996-2008). Moorpark has Mountain Meadows, Belmont, Country Club Estates, and Moorpark Highlands. Both cities have a mix of older established tracts and newer master-plans.
Which has better access to hiking?
Newbury Park has direct trailhead access to Boney Mountain, Rancho Sierra Vista, and Point Mugu State Park — exceptional National Park Service open space. Moorpark has Tierra Rejada Ranch and some smaller open-space parcels but doesn't have the same caliber of trail network.
