Oak Park is a small Ventura County community with its own K-12 school district and extensive open space.
| Metric | Value |
|---|---|
| Median home price | $1,362,000 (site data) |
| Median days on market | ~21 days |
| List-to-sale ratio | 99.1% |
| Year-over-year change | +2.7% |
| Population | ~13,800 (2020 Census) |
| County | Ventura |
| ZIP codes | 91377 |
| School district | Oak Park Unified School District (OPUSD) — its own K-12 district: Brookside, Oak Hills, and Red Oak Elementary; Medea Creek Middle; Oak Park High |
| Tax authority | Ventura County Assessor |
Where it sits and overview
Oak Park is part of the Ventura County in Ventura County. Oak Park sits in the hills at the Ventura/Los Angeles county line beside Agoura Hills and Westlake Village, connected to the 101 via Kanan Road.
As an unincorporated community of Ventura County, Oak Park taxes and records are administered through the Ventura County Assessor and the Ventura County tax collector.
Home types and price context
Oak Park offers established and newer single-family neighborhoods, townhomes and condos, and some larger hillside homes, in a compact, well-planned community.
Neighborhood character
Oak Park is a small, planned residential community whose defining feature is its own K-12 Oak Park Unified School District (OPUSD), which formed in 1977 when residents seceded from Simi Valley USD. It is surrounded by open space and trails, with a quiet, settled character.
Schools
Oak Park is served by Oak Park Unified School District (OPUSD) — its own K-12 district: Brookside, Oak Hills, and Red Oak Elementary; Medea Creek Middle; Oak Park High. 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 Oak Park address with the district before relying on them.
Fire hazard and insurance
Because Oak 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
Most established Oak Park homes do not carry Mello-Roos (CFD) special taxes, since the area predates the special-tax districts common in newer master-planned construction. Some newer tracts, gated communities, or condos may carry a CFD or HOA dues; verify the specific parcel's tax bill and any HOA before writing an offer.
Commute and access
Oak Park is connected primarily by U.S. Route 101 (via Kanan Road). 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 Oak 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 Oak 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 Oak Park
OPUSD — with Brookside, Oak Hills, and Red Oak elementary schools, Medea Creek Middle, and Oak Park High — is the community's anchor and a primary draw for buyers in the area. The Medea Creek and Lindero Canyon trail corridors and surrounding open space give Oak Park an outdoorsy character; its hillside, wildland-adjacent setting carries fire-hazard considerations.
Schools serving Oak Park in depth
Oak Park is served by Oak Park Unified School District (OPUSD) — its own K-12 district: Brookside, Oak Hills, and Red Oak Elementary; Medea Creek Middle; Oak Park High. 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 Oak Park
Oak 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 Oak 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%. Most established Oak Park homes do not carry Mello-Roos (CFD) special taxes, since the area predates the special-tax districts common in newer master-planned construction. Some newer tracts, gated communities, or condos may carry a CFD or HOA dues; verify the specific parcel's tax bill and any HOA 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 Oak Park
Oak 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 Oak Park
Pricing a Oak 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 Oak Park tends to fit
Oak Park draws buyers interested in its own K-12 district and open space, seeking a quiet, planned community within reach of the Conejo Valley.
Local lifestyle in Oak Park
Oak Park offers the Medea Creek and Lindero Canyon trails, neighborhood parks, proximity to the Santa Monica Mountains National Recreation Area, and a quiet, residential pace.
What drives the Oak Park market: a small unincorporated enclave with its own K-12 district
Per regional MLS data, the Oak Park median is about $1,362,000 as of mid-2026 — one of the higher medians in this part of Ventura County, and a number that tells a specific story. Oak Park is unusual: it is a small, planned, unincorporated community of roughly five square miles tucked against the Ventura/Los Angeles county line, and almost everything about its housing market flows from that combination of small size, deliberate planning, and a single defining institution.
The first and dominant driver is the Oak Park Unified School District (OPUSD). Oak Park has its own K–12 district, formed in 1977, and OPUSD's reputation is the primary reason buyers seek out the community — Oak Park High School is consistently ranked among the top public high schools in Ventura County and the state. In a small enclave where the district boundary is effectively the community boundary, the school draw translates almost directly into housing demand. Families specifically target Oak Park to attend OPUSD, and that focused demand against a fixed, built-out supply is the main reason the median sits where it does.
The second driver is scarcity and planning. Oak Park is essentially built out. It was developed as a planned community, residents have repeatedly voted against incorporating as a city or being annexed by Thousand Oaks, and there is little room for new tracts. That fixed supply, in a desirable district, supports values over time and makes the market largely one of resale rather than new construction.
The third driver is location and open space. Oak Park sits in the hills beside Agoura Hills and Westlake Village, with the Medea Creek and Lindero Canyon trail corridors and the Santa Monica Mountains National Recreation Area at its doorstep. It offers a quiet, residential, open-space-rich setting within reach of both the Conejo Valley and, via the 101, the West LA and Valley job centers — a combination that appeals to buyers who want a settled, family-oriented community with an easy outdoor lifestyle.
The fourth characteristic is low volume. Because Oak Park is small, relatively few homes change hands in any given period, so the published median can move on the mix of what happened to sell rather than on a broad market shift. A couple of high-end sales or a cluster of townhome closings can tilt the town-wide figure. That is why a live, dated MLS comp set for the specific segment — single-family versus attached, and the specific neighborhood — is the only reliable way to price a home here.
Oak Park neighborhoods by tier: single-family, hillside, and attached housing
Oak Park is compact and uniformly tied to OPUSD, so its tiers are driven more by home type, age, and lot than by sharply distinct neighborhoods. The tiers below describe relative positioning — not invented per-area dollar medians. For any specific home, a live, dated MLS comp set is the only reliable way to price.
| Tier | Representative segment | Character & what sets pricing |
|---|---|---|
| Hillside & larger single-family | Newer hillside homes, larger lots, view properties | Highest tier. Larger, often newer homes from the late 1980s–1990s with open floor plans, higher ceilings, and views; wildland-adjacent parcels carry fire-hazard and insurance considerations. |
| Established single-family | 1970s–1980s single-family neighborhoods | Mid-to-upper tier. The core of the community — traditional layouts, often larger yards; pricing rewards condition, lot, and proximity to schools and trails. |
| Townhomes & condos | Attached housing throughout Oak Park | Entry tier. The most attainable way into OPUSD; appeals to first-time buyers, down-sizers, and families prioritizing the district over square footage. HOA dues apply. |
Because the whole community draws on the same district, the practical pricing question in Oak Park is usually about home type and condition rather than which school a home feeds — though, as always, you should still confirm the specific OPUSD school assignment by address. The biggest carrying-cost variable across tiers is HOA dues on attached and some planned single-family housing, so read the HOA documents and budget for them alongside the mortgage.
Schools in Oak Park: the Oak Park Unified School District (OPUSD)
Oak Park's defining institution is its own Oak Park Unified School District (OPUSD), a K–12 district that formed in 1977 when residents established a district independent of the surrounding area. Because Oak Park is small and the district essentially serves the community itself, OPUSD is inseparable from the area's identity and is the leading reason buyers choose Oak Park over neighboring options.
OPUSD operates a small, well-regarded set of campuses — including Brookside, Oak Hills, and Red Oak elementary schools, Medea Creek Middle School, and Oak Park High School — and the high school in particular earns consistent top rankings in Ventura County and statewide. For many families, attending OPUSD is the entire reason for the home search, which is part of why demand stays durable even when broader market conditions shift.
Even within a single small district, attendance is governed by the home's exact address, not by neighborhood or street name, and the district can adjust boundaries as enrollment shifts. If a particular OPUSD school is a deciding factor, confirm the assigned schools for the specific address directly with the district 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 Oak Park: US-101 and SR-23 via Kanan Road
Oak Park connects to the regional freeway network primarily through Kanan Road, which links the community to U.S. Route 101 (the Ventura Freeway) at Agoura Hills. From the 101, residents reach Westlake Village, Thousand Oaks, Calabasas, and the San Fernando Valley to the east, and Camarillo and the coast to the west. State Route 23 provides the connection north toward Moorpark and Simi Valley, so Oak Park households have reasonable access in multiple directions despite the community's tucked-away location. Kanan Road also continues south through the Santa Monica Mountains toward Malibu and the coast.
The honest answer on commute time is that it swings widely with the hour. The 101 through the Conejo corridor and the Valley can be free-flowing midday and heavily congested at peak, so an eastbound morning commute toward West LA or the Valley is a different trip from a midday errand. 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 Oak Park offers in return is a quiet, open-space-rich setting that still sits within practical reach of major job centers and of neighboring Westlake Village and Thousand Oaks for shopping and dining. For families whose priority is the district and the lifestyle, the commute trade-off is one many are happy to make — but it is worth mapping honestly against where you actually need to be on a typical weekday.
Buyer and seller takeaways for Oak Park
Buyer takeaways
- Understand the OPUSD premium. Much of Oak Park's ~$1,362,000 median reflects demand for its own K–12 district against a small, built-out supply. If the district is your reason for buying, expect competition and be ready.
- Match the tier to your budget. Townhomes and condos are the most attainable way into OPUSD; established and hillside single-family homes sit higher. Pull a live, dated MLS comp set for the specific segment.
- Confirm OPUSD schools by address. Even in one small district, attendance is set by address; verify the assignment for the exact home before you write.
- On hillside, wildland-adjacent homes, shop insurance early. Parts of Oak Park sit in or near a CAL FIRE Very High Fire Hazard Severity Zone; get a firm insurance quote during your contingency period, and budget for any HOA dues.
Seller takeaways
- Lead with OPUSD. The district is the community's primary draw; marketing that connects the home to OPUSD and the local lifestyle speaks directly to your most motivated buyers.
- Price from the right segment. Single-family and attached housing are not comparable; in a low-volume market, draw comps from your specific home type and recent, dated sales.
- Disclose HOA and any hillside hazard up front. Transparent carrying costs and insurance information reduce fall-out risk with payment-sensitive buyers.
- Pull a fresh, dated comp set before listing. Oak Park's small size makes a current MLS read for your exact segment essential to an accurate price. Contact Brian for one.
Frequently Asked Questions
What school district serves Oak Park?
Oak Park has its own K-12 district, the Oak Park Unified School District (OPUSD), which formed in 1977. Its schools include Brookside, Oak Hills, and Red Oak Elementary; Medea Creek Middle; and Oak Park High.
Is Oak Park in Ventura or Los Angeles County?
Oak Park is an unincorporated community of Ventura County, near the Los Angeles county line beside Agoura Hills and Westlake Village.
Is Oak Park good for outdoor recreation?
Yes. Oak Park is one of Ventura County's most open-space-rich communities, with the Medea Creek and Lindero Canyon trail corridors and proximity to the Santa Monica Mountains.
Is Oak Park in a fire zone?
Hillside and wildland-adjacent parcels can fall within a CAL FIRE Very High Fire Hazard Severity Zone; confirm the parcel on the CAL FIRE map and get an insurance quote early.
What county is Oak Park in?
Oak Park is in Ventura County, California, part of the Ventura County.
Does the Brian Cooper team have a Ventura County office?
No. The Brian Cooper Real Estate Team serves the Ventura County from our Simi Valley headquarters; we do not maintain a local office.
What is the median home price in Oak Park?
Per regional MLS data, the Oak Park median is about $1,362,000 as of mid-2026. Oak Park is a small community, so the median can move on low sales volume and varies by home type — single-family homes sit above townhomes and condos. Pull a live, dated MLS set for the specific segment before relying on a single number.
How long do homes take to sell in Oak Park?
Days on market move with season, price band, and condition, and in a small market they swing on low sales volume. For an accurate, current reading, pull a live, dated MLS set for the specific segment and price range.
Is Oak Park a buyer's or seller's market?
It varies by segment and month, and Oak Park's small size makes a single label unreliable. Single-family homes and attached housing behave differently; check current inventory and absorption for the exact sub-market with a live MLS pull.
Where does this Oak Park market data come from?
The median figure reflects 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 Oak 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 Oak Park sub-market.
What should buyers and sellers do in Oak Park right now?
Buyers should get pre-approved with payment scenarios that include any HOA dues and realistic wildland-area insurance, and confirm the OPUSD assigned schools and fire-hazard status by address. Sellers should price from current, sub-area comparables and lead with the OPUSD draw and transparent carrying costs. Contact Brian for a live, dated comp set.
Local restaurants & things to do in Oak Park
Oak Park is a small unincorporated community in eastern Ventura County, with most dining found in its neighborhood shopping centers along Kanan Road and at nearby Westlake Village and Agoura Hills.
Where to eat
- Sunrose California Eatery — California cuisine and cocktails
- Yunnan Restaurant — regional Chinese cuisine
- Howdy's — casual American neighborhood spot
- Noritas Bar & Grill — bar and grill with American fare
- eLoong Dumplings — dumplings and Chinese dishes
Things to do
- Medea Creek Natural Park — paved and dirt creekside walking and biking trails
- Medea Creek Trail — multi-use path linking neighborhoods near the Oak Park Library
Local spots change hands and hours — please confirm directly before visiting. These are popular local picks for orientation, not paid endorsements.
