This is the Thousand Oaks Q2 2026 quarterly market data page - 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. Thousand Oaks is the largest city in the Conejo Valley and the most internally diverse - North Ranch, Lynn Ranch, and Conejo Oaks each operate as distinct sub-markets with their own medians and DOM curves. The tables below split them out so you can read the right number for your specific area.
Headline numbers (Q2 2026)
May 2026 snapshot for the Thousand Oaks detached single-family market. Pulled from CSMAR MLS on the first business day of the month. Condos and townhomes are tracked separately and not in the median. Thousand Oaks covers 55 square miles and includes Newbury Park inside its sphere - this page covers ZIP codes 91360, 91361, and 91362. Newbury Park (91320) has its own data page.
The $1.15M median is up 3.2% year-over-year - slower than Simi or Moorpark on a percentage basis, but on a higher absolute price floor. DOM at 22 days and LTS at 98.8% put TO in a moderate seller's market overall, with the high end (North Ranch, $2M+) noticeably softer than the entry level (Wildwood, Conejo Oaks). The high-end softening matches what I am seeing in Westlake Village and Calabasas - the luxury band across the whole Conejo Valley is the slowest segment right now.
| Metric | May 2026 value | vs May 2025 |
|---|---|---|
| Median sale price (SFR) | $1,150,000 | +3.2% |
| Median days on market | 22 | +4 days |
| List-to-sale ratio | 98.8% | -0.6 pts |
| Active inventory (SFR) | 215 | +24% |
| Closed sales (trailing 90 days) | 542 | +3% |
| Months of supply | 1.2 | +0.3 |
| New listings (May) | 248 | +11% |
| Price per sqft (median) | $518 | +2.4% |
Inventory and supply
Active inventory in Thousand Oaks is 215 detached homes at the May snapshot - up 24% year-over-year. The increase is heavily weighted toward the $1.5M+ bands. Sub-$1M inventory is barely changed from last year. That bifurcation is the most important story in the data: the entry-level Thousand Oaks market is still tight, while the move-up and luxury bands have given buyers more options.
Months of supply runs 1.2 citywide - moderate seller's market. By band, the picture splits: under $1M is at 0.8 months (tight), $1M-$1.5M at 1.3 months, $1.5M-$2.5M at 3.1 months (balanced), and $2.5M+ at 5.4 months (buyer-leaning). If you are shopping at $2M+ you have time, leverage, and selection. If you are shopping at $900K you do not.
New listings in May totaled 248, up 11% from May 2025. Spring listing peak. Conejo Valley Unified school calendar drives the August close rush, which means the listings that hit in May and early June get the highest buyer attention. After mid-July, family-buyer urgency drops sharply because closing in time for the school year becomes impossible.
Days on market trend
22-day median DOM is four days slower than May 2025. Thousand Oaks DOM seasonality is sharper than Simi - the city has a stronger Q2 peak and a deeper Q4 trough because the family-buyer concentration here is higher. Q2 (April-June) consistently runs 18-22 days median; Q4 (October-December) runs 35-45 days.
By price band, the spread is wide. Under $900K is moving in 15 days. $1.0M-$1.3M is at 19 days. Above $2M, DOM stretches to 50-70 days depending on the comp pool. The $1.5M-$2M band is where pricing decisions get hardest - that range straddles the line between move-up family buyers and discretionary luxury buyers, and getting the launch price wrong by $50K can cost 30+ days on market.
| Price band | Median DOM | Sample size (90 days) |
|---|---|---|
| Under $900K | 15 | 78 |
| $900K - $1.1M | 19 | 128 |
| $1.1M - $1.4M | 22 | 138 |
| $1.4M - $1.8M | 32 | 98 |
| $1.8M - $2.5M | 48 | 62 |
| $2.5M+ | 72 | 38 |
By-neighborhood breakdown
Thousand Oaks divides into roughly nine sub-areas that operate as distinct sub-markets. North Ranch (the gated Country Club and the surrounding hillside tracts) carries the highest median at $2.15M. Lynn Ranch and Lake Sherwood Park sit in the $1.5M-$1.7M range. Conejo Oaks, Sunset Hills, and Wildwood anchor the entry level around $950K-$1.05M. The median spread within the same city is wider than the spread between Thousand Oaks and Camarillo - which is why a citywide median in isolation is a misleading number to quote.
The table below shows medians, DOM, and active counts by sub-area for May 2026. Per-area data pages live under /thousand-oaks-real-estate and the individual sub-neighborhood pages.
| Sub-area | Median price | Median DOM | Active |
|---|---|---|---|
| North Ranch | $2,150,000 | 42 | 32 |
| Lake Sherwood Park | $1,720,000 | 38 | 18 |
| Lynn Ranch | $1,520,000 | 28 | 22 |
| Conejo Oaks | $1,180,000 | 21 | 26 |
| Conejo School Park | $1,120,000 | 22 | 20 |
| Sunset Hills | $1,050,000 | 19 | 24 |
| Wildwood | $985,000 | 18 | 28 |
| Shadow Oaks | $1,080,000 | 20 | 16 |
| Central / Janss | $945,000 | 17 | 29 |
By-price-band breakdown
The $900K-$1.4M bands together represent 49% of trailing-90-day closings. That is the family-buyer heart of the Thousand Oaks market. Under $900K is a smaller pool than people expect (just 14% of closings) because the entry-level inventory has thinned over the last decade as the city has matured. The $2.5M+ luxury band is small in count (7%) but large in dollar volume.
Buyers in the $1.8M+ band have meaningful negotiating leverage right now - LTS at that level runs 96.5%, with concessions averaging 3-4% off original list. Buyers under $1M are still competing - LTS there runs 99.8% and best-presented homes are getting multiple offers. Sellers, the inverse of those takeaways applies.
| Price band | Closings (90d) | % of total | Median LTS |
|---|---|---|---|
| Under $900K | 78 | 14.4% | 99.8% |
| $900K - $1.1M | 128 | 23.6% | 99.3% |
| $1.1M - $1.4M | 138 | 25.5% | 98.9% |
| $1.4M - $1.8M | 98 | 18.1% | 98.0% |
| $1.8M - $2.5M | 62 | 11.4% | 96.8% |
| $2.5M+ | 38 | 7.0% | 95.2% |
Buyer takeaway
For TO buyers in Q2 2026, the play is band-specific. Under $1M, you are still competing - pre-approval clean-up, 48-hour decision discipline, and willingness to offer at or above ask on the right home. $1M-$1.4M is balanced; you can run a full inspection and negotiate credits. Above $1.8M you are in a real buyer's market and the right play is patience, second showings, and structured concessions in the contract.
School boundaries drive a meaningful chunk of TO buyer decisions. Conejo Valley Unified is one of the highest-rated districts in the state, and the boundary lines for Westlake Elementary, Lang Ranch, and Wildwood Elementary carry real price premiums - homes inside those boundaries trade $80K-$150K above otherwise-comparable homes outside. If schools are part of your search criteria, the boundary check matters as much as the comp.
Seller takeaway
Sellers in TO face the most band-dependent market in the Conejo Valley right now. Under $1.1M: you are in the strongest position - launch cleanly, price inside the comp range, and expect multiple offers. $1.4M-$1.8M: pricing discipline is everything. Above $2M: budget 60-90 days, plan for some concession in the contract, and lean hard on presentation and professional photography.
Price-reduced TO listings sold for 95.8% of original list on average in May - the steepest penalty across the Conejo Valley cities. The reason: the city's price-band thresholds ($1M, $1.25M, $1.5M, $2M) are sharp portal filter cutoffs and being even $25K above one of those breakpoints removes you from a meaningful percentage of buyer searches.
How this data is compiled
Source: Conejo Simi Moorpark Association of REALTORS MLS, pulled on the first business day of each month. Geographic scope is City of Thousand Oaks municipal limits, ZIPs 91360, 91361, and 91362, MLS areas TOE, TOC, and TOW. Newbury Park (91320) is tracked on its own data page even though it sits inside the City of Thousand Oaks - the buyer pool and inventory mix differ enough to warrant separate reporting.
Methodology: medians across closed transactions in the snapshot month. DOM is median across trailing 90 days. LTS is original-list to final-sale. Active inventory is point-in-time on the first of the month. Year-over-year is same-month comparison. Single-family detached only.
If you want the raw MLS pull or a custom report for a specific tract, ZIP, school boundary, or floor plan, I run that for clients on request. The /data-room archive carries the monthly snapshots back to 2024 for trend analysis.
Frequently Asked Questions
What is the median home price in Thousand Oaks as of May 2026?
The May 2026 median single-family sale price in Thousand Oaks is $1,150,000, up 3.2% year-over-year. Pulled from CSMAR MLS, detached only. Sub-area medians range from $945K (central / Janss) to $2.15M (North Ranch). The citywide median understates the dispersion - North Ranch alone runs nearly $1M above the central tracts.
How fast are Thousand Oaks homes selling?
Median DOM in May 2026 is 22 days citywide. Under $900K moves in 15 days, $1M-$1.4M in 19-22 days, $1.8M+ in 50+ days. Q2 is the highest-velocity window of the calendar year. North Ranch and other luxury tracts run their own DOM curves disconnected from the entry-level market - read the price-band table for accurate planning.
What are the most expensive neighborhoods in Thousand Oaks?
North Ranch (the gated Country Club and surrounding hillside tracts) carries the highest median at $2.15M. Lake Sherwood Park sits at $1.72M. Lynn Ranch at $1.52M. Below that, Conejo Oaks, Sunset Hills, and Wildwood anchor the family-buyer tier in the $985K-$1.18M range. Boundaries and tract maps are on the city page.
Is Thousand Oaks a buyer's or seller's market in Q2 2026?
Citywide it is a moderate seller's market - 1.2 months of supply, 98.8% list-to-sale, 22-day DOM. By band, the picture splits: under $1M is a sharp seller's market (0.8 months supply). $1.8M+ is a balanced-to-buyer-leaning market (3-5 months supply). The right answer depends entirely on the price band you are shopping or selling.
How does Thousand Oaks compare to Westlake Village?
Thousand Oaks median ($1.15M) runs about $450K below Westlake Village ($1.6M). The gap reflects Westlake's smaller footprint, newer construction mix, and higher concentration of gated communities. On price per square foot the gap narrows - Westlake at roughly $570 versus TO at $518. Lake Sherwood Park and North Ranch are the TO sub-areas that overlap with Westlake on absolute price.
Do Conejo Valley schools affect home prices in Thousand Oaks?
Boundary lines for the top-performing CVUSD elementary schools (Westlake Elementary, Lang Ranch, Wildwood) drive measurable price premiums - homes inside those boundaries typically trade $80K-$150K above otherwise-comparable homes outside. School scores are public GreatSchools data and boundary maps are published by CVUSD. This is amenity-based, not demographic - a school-quality comp adjustment.
Where does this Thousand Oaks data come from?
Conejo Simi Moorpark Association of REALTORS MLS, pulled on the first business day of each month. Geographic scope is City of Thousand Oaks municipal limits, ZIPs 91360, 91361, 91362, MLS areas TOE, TOC, and TOW. Newbury Park (91320) has its own data page. Single-family detached only. Same methodology quarter to quarter.
