Thousand Oaks is the largest city in the Conejo Valley by population and the most diversified by product type — a buyer can write an offer on a $700K condo in central Thousand Oaks the same morning a different buyer is writing a $9M estate offer in Sherwood Country Club. This deep guide extends the existing Thousand Oaks real estate page with the neighborhood-by-neighborhood detail clients ask for: North Ranch, Sherwood Country Club, Wildwood, Hillcrest, Conejo Valley CC, and the school district that ties them together. Conejo Valley Unified covers the city plus Newbury Park and parts of Westlake Village. Median across Thousand Oaks runs near $1.15M in May 2026.
What Thousand Oaks is
Thousand Oaks is a general-law city in eastern Ventura County, incorporated in 1964 to consolidate several Conejo Valley unincorporated areas under one municipal government. Total area is approximately 55 square miles, population is approximately 126,000, and the city stretches from the LA County line on the east (at Westlake Village) to Newbury Park on the west. The city sits on the 101 freeway and on the 23 freeway, which connects north to Simi Valley and Moorpark.
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 Conejo Valley Unified School District (CVUSD), which covers Thousand Oaks, Newbury Park, and most of the Ventura County portion of Westlake Village.
Thousand Oaks has a long-standing reputation for park and open space access. The Conejo Open Space Conservation Agency (COSCA) manages over 15,000 acres of open space inside and adjacent to the city — among the largest open-space programs of any city in California. The city motto, 'The City of Trees,' reflects an ordinance protecting oak trees on private property.
Thousand Oaks median home price and 2026 market read
Thousand Oaks closed May 2026 at a citywide median sale price of approximately $1.15M across all property types, based on roughly 95 closed transactions in the trailing 30 days. The single-family detached median was approximately $1.28M. ZIP 91361 (which overlaps with North Ranch and the Westlake Village footprint) ran higher at approximately $1.65M. ZIP 91362 (broader central and western Thousand Oaks) ran near $1.10M. ZIP 91360 (central and eastern) ran near $1.05M.
Inventory in May 2026 sits at approximately 240 active listings across the city. Days on market average 29 — faster than Calabasas, similar to Westlake Village. Months of supply at the current pace runs about 2.5, which is firmly seller-tilted in most segments. The $700K-$1.2M condo and entry-level single-family segment is particularly tight.
Price growth year over year is roughly 3.8% on a trimmed-mean basis. Sherwood Country Club and North Ranch show the most stability at the top end; central Thousand Oaks condo and townhome segments show the highest velocity (lowest days on market). I track segment medians separately rather than anchoring on a citywide figure because the dispersion across neighborhoods is wide.
Sub-neighborhoods and their price tiers
The five primary neighborhoods that drive most of the conversation — North Ranch, Sherwood Country Club, Wildwood, Hillcrest, and Conejo Valley CC — each behave like their own micro-market. North Ranch is the largest of the upscale neighborhoods and includes multiple sub-tracts and country club access. Sherwood Country Club is the marquee guard-gated address. Wildwood, Hillcrest, and Conejo Valley CC anchor the central and northern portions of the city.
Beyond those five, Thousand Oaks includes North Oaks, Sunset Hills, Conejo Oaks, Los Robles, Rancho Conejo, and a long list of smaller tracts. I have dedicated pages for each 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 |
|---|---|---|---|
| Sherwood Country Club / Lake Sherwood | 24-hr guard-gated, golf community | $4.2M | $2.5M - $15M+ |
| North Ranch | Mixed gated/non-gated, country club | $1.95M | $1.4M - $4.5M |
| Wildwood | 1970s-1990s hillside tracts | $1.35M | $1.0M - $2M |
| Hillcrest | 1980s established neighborhood | $1.25M | $950K - $1.7M |
| Conejo Valley CC (Los Robles area) | Around the Los Robles Greens golf course | $1.55M | $1.1M - $2.5M |
| Central condos / townhomes | Mixed era, citywide | $725K | $550K - $950K |
| Newbury Park (separate community) | Western Thousand Oaks | $1.10M | $900K - $1.6M |
Schools serving Thousand Oaks
Conejo Valley Unified School District (CVUSD) serves Thousand Oaks, Newbury Park, and most of the Ventura County portion of Westlake Village. CVUSD operates 17 elementary schools, 5 middle schools, and 5 high schools across the district footprint. The four comprehensive high schools serving Thousand Oaks are Thousand Oaks High School, Westlake High School (which crosses into LVUSD enrollment), Newbury Park High School, and the smaller Conejo Valley High.
Elementary attendance zones inside Thousand Oaks split by region. Acacia, Conejo, Glenwood, Ladera, and Wildwood Elementary serve the central and eastern portions. Westlake Elementary serves the eastern edge. Aspen Elementary, Walnut, and Madroño serve the central and northern portions. Newbury Park has its own elementary set (Banyan, Cypress, EARTHS Magnet, Maple, Sycamore Canyon).
Middle schools serving Thousand Oaks include Colina Middle School, Redwood Middle School, Los Cerritos Middle School, and Sequoia Middle School. Verify the current attendance boundary for any specific address through CVUSD at conejousd.org. Cross-district enrollment to LVUSD Westlake High is available under specific arrangements but should not be assumed.
- Thousand Oaks High School — central CVUSD high school
- Westlake High School — eastern CVUSD addresses (cross-district arrangement)
- Newbury Park High School — western Conejo Valley
- Colina Middle School — central CVUSD
- Redwood Middle School — central CVUSD
- Los Cerritos Middle School — North Ranch area
- Conejo Valley Unified — district serving the city
HOA and Mello-Roos exposure
HOA dues in Thousand Oaks vary widely by neighborhood and era of construction. Sherwood Country Club carries the highest fixed cost — Community Association dues plus mandatory Sherwood Country Club fees can total $25,000-$45,000/year. North Ranch HOA dues range from $200-$700/month depending on sub-tract and gate type. Wildwood, Hillcrest, and Conejo Valley CC ungated tracts typically run $80-$220/month or have no HOA. Central condos run $300-$550/month.
Mello-Roos exposure in Thousand Oaks is generally modest. Most established neighborhoods predate the CFD-financed development era. A few newer infill projects and the Dos Vientos Ranch area in Newbury Park do carry CFD line items in the $1,200-$3,000/year range. 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 country club fees matters more than the headline list price. A Sherwood Country Club home with mandatory club membership carries materially differently than a North Ranch home without mandatory membership. Run the all-in number with your lender at the specific APN.
Commute and freeway access
Thousand Oaks sits at the intersection of the 101 freeway and the 23 freeway. The 101 connects east through Westlake Village, Agoura Hills, and Calabasas to the western San Fernando Valley and downtown LA. The 101 west connects to Newbury Park, Camarillo, and Ventura. The 23 freeway connects north through Moorpark to Simi Valley and the 118.
Primary 101 interchanges through Thousand Oaks include Westlake Boulevard, Hampshire Road, Lynn Road, Moorpark Road, Ventu Park Road, and Wendy Drive (the western edge into Newbury Park). The 23 freeway interchanges include the 101/23 interchange, Janss Road, Avenida de los Arboles, and Olsen Road.
Downtown LA via the 101 runs 60-90 minutes depending on time of day. LAX runs 50-65 minutes via the 101 east to the 405 south. Burbank Airport runs 40-55 minutes via the 101 east to the 170. Camarillo Airport for general aviation is 20-25 minutes west on the 101. The closest Metrolink station is Moorpark on the Ventura County line.
Lifestyle anchors
The Oaks Mall at Thousand Oaks Boulevard and Moorpark Road is the city's primary indoor retail center, recently renovated and re-anchored. The Promenade at Westlake (technically in Westlake Village but functionally serving eastern Thousand Oaks) and the Janss Marketplace add additional retail anchors. Restaurant density along Thousand Oaks Boulevard and inside North Ranch shopping centers is the highest in the Conejo Valley.
Parks and open space are a defining feature. COSCA manages over 15,000 acres of open space inside the city. Wildwood Regional Park, Conejo Creek South, Los Robles Trail, and the Santa Rosa Valley access points provide thousands of acres of trail access. The Thousand Oaks Civic Arts Plaza is a major cultural anchor with concert and theater seasons that draw from across the region.
Country club and golf options include Sherwood Country Club (private, championship golf), North Ranch Country Club (private), Los Robles Greens (public), and the Sherwood Lake Club. The California Lutheran University campus on Mountclef Boulevard is the city's primary higher-education anchor.
Buyer scenarios
A buyer wanting maximum privacy plus championship golf typically lands in Sherwood Country Club. Budget starts at roughly $2.5M and runs well above $10M for the larger estates. The community is 24-hour guard-gated, the country club membership is part of the lifestyle, and the inventory is thin (12-18 transactions per year). Sherwood Country Club is in unincorporated Ventura County above Thousand Oaks rather than inside the city limit.
A buyer wanting an upscale established neighborhood with strong schools and country club access without the Sherwood price tag looks at North Ranch. Median sale prices run $1.95M with a range of $1.4M-$4.5M depending on sub-tract. North Ranch Country Club is the central golf and tennis amenity. Schools feed Los Cerritos Middle and Thousand Oaks High in most sub-tracts.
A buyer wanting strong CVUSD schools at the entry end of the Conejo Valley looks at Wildwood, Hillcrest, or the central condo and townhome inventory. Wildwood and Hillcrest single-family run $1.0M-$1.7M for established 1970s-1990s tract homes. Central condos and townhomes run $550K-$950K and provide the lowest entry point into the Conejo Valley with full CVUSD school district access.
Seller scenarios
Selling in Thousand Oaks at the median price point ($1.0M-$1.5M, single-family detached) typically moves quickly when priced correctly — well-prepared listings at market often sell in 10-21 days with multiple offers. The North Ranch $1.5M-$3M segment moves at a similar pace. Sherwood Country Club at $2.5M+ moves more slowly because the buyer pool is smaller and the marketing is different.
Pricing requires comp work specific to the sub-tract. North Ranch in particular has wide variance across its sub-tracts — North Ranch Estates, the Knolls, the Westwind, and the smaller condo and townhome phases each have separate price ladders. Algorithmic estimates that average across the broader North Ranch footprint often mis-price specific addresses. I adjust per-tract on a per-property basis.
Marketing the $700K-$1.2M Thousand Oaks condo and townhome inventory generally requires clean staging, good photography, and a competitive list price. Days on market in this segment is short and the buyer pool is large. The $1.5M+ single-family and Sherwood segments require the fuller marketing stack — professional photo, video, drone, twilight, and in some cases private network pre-launch before public exposure.
What I tell clients shopping Thousand Oaks
Thousand Oaks is the most internally diverse of the Conejo Valley cities and the first question I ask any buyer is what part of the market they actually want. The North Ranch / Sherwood top end behaves very differently from the central Wildwood / Hillcrest mid-tier and the entry-level condo segment. The school district (CVUSD) is consistent across the city; the price-per-foot and product type are not.
Verify the CVUSD attendance boundary for any specific address. Verify HOA and any country club membership requirements at the APN level — Sherwood Country Club mandatory membership is a meaningful annual cost. Verify wildfire defensible-space requirements on the hillside parcels in Wildwood, Conejo Oaks, and northern tracts. Insurance availability has tightened.
If you are comparing Thousand Oaks against Westlake Village, Calabasas, Newbury Park, or Moorpark, I have deep guides for each linked below. Thousand Oaks typically wins on inventory depth and product variety; it loses to Calabasas at the marquee guard-gated luxury price point and to Moorpark on price-per-foot below $1M. Both can be the right answer.
Frequently Asked Questions
What is the median home price in Thousand Oaks?
Thousand Oaks closed May 2026 at a citywide median sale price of approximately $1.15M across all property types, based on roughly 95 closed transactions in the trailing 30 days. The single-family detached median was approximately $1.28M. ZIP 91361 ran higher at approximately $1.65M; ZIP 91362 ran near $1.10M; ZIP 91360 ran near $1.05M. Days on market averaged 29. Active inventory in May 2026 sits at approximately 240 listings. Year-over-year price growth was approximately 3.8% on a trimmed-mean basis. Sherwood Country Club and North Ranch trade well above the citywide median; central condos and townhomes trade well below it.
What school district serves Thousand Oaks?
Thousand Oaks is served by Conejo Valley Unified School District (CVUSD), which also serves Newbury Park and most of the Ventura County portion of Westlake Village. CVUSD operates 17 elementary schools, 5 middle schools, and 5 high schools. The comprehensive high schools serving Thousand Oaks include Thousand Oaks High School, Westlake High School (cross-district arrangement with LVUSD), and Newbury Park High School. Middle schools include Colina, Redwood, Los Cerritos, and Sequoia. Verify the current attendance boundary for any specific address through CVUSD at conejousd.org before tying a purchase decision to a particular school.
What is North Ranch?
North Ranch is a large upscale neighborhood in northern Thousand Oaks, built primarily in the 1970s-2000s, organized around the North Ranch Country Club golf course. The neighborhood includes multiple sub-tracts ranging from condos and townhomes to large single-family estates. Median sale prices in May 2026 are approximately $1.95M with a range of $1.4M-$4.5M depending on sub-tract. HOA dues range from $200-$700/month. Some sub-tracts are gated; others are not. North Ranch Country Club membership is separate from HOA dues. Most North Ranch addresses feed Los Cerritos Middle School and Thousand Oaks High School in CVUSD. Verify specific elementary assignment by APN.
What is Sherwood Country Club?
Sherwood Country Club is a 24-hour guard-gated community in unincorporated Ventura County above Thousand Oaks, surrounding the championship Sherwood Country Club golf course and a 165-acre private lake. The community has approximately 700 home sites. Median sale prices in May 2026 are approximately $4.2M with individual estates trading well above $5M. Annual carrying costs are higher than other Conejo Valley communities — Community Association dues plus mandatory Sherwood Country Club fees can total $25,000-$45,000/year depending on membership tier. Inventory is thin: typically 12-18 transactions per year across the entire community.
How long is the commute from Thousand Oaks to downtown LA?
Thousand Oaks to downtown Los Angeles via the 101 freeway typically runs 60 to 90 minutes during peak hours and 50 to 60 minutes off-peak. Commute to Warner Center in the western San Fernando Valley is 25-35 minutes via the 101 east. Commute to LAX runs 50-65 minutes via the 101 east to the 405 south. Burbank Airport runs 40-55 minutes via the 101 east to the 170. Camarillo Airport for general aviation is 20-25 minutes west on the 101. The closest Metrolink commuter rail station is Moorpark on the Ventura County Line, approximately 20 minutes north via the 23 freeway.
What ZIP codes are in Thousand Oaks?
Thousand Oaks uses four primary ZIP codes: 91320 (Newbury Park), 91360 (central and eastern Thousand Oaks), 91361 (eastern Thousand Oaks overlapping with Westlake Village), and 91362 (broader central and western Thousand Oaks including parts of North Ranch). ZIP boundaries do not match neighborhood boundaries cleanly. ZIP 91361 also covers portions of the LA County city of Westlake Village, which is a separately incorporated city. Verify the city of record at the specific APN through the Ventura County Assessor before assuming municipal jurisdiction for tax, schools, and services.
What is the difference between Thousand Oaks and Westlake Village?
Thousand Oaks is a separately incorporated city in Ventura County, incorporated in 1964, with a population of approximately 126,000 and a citywide median sale price near $1.15M. The incorporated city of Westlake Village is in Los Angeles County, incorporated in 1981, with a population of approximately 8,400 and a citywide median near $1.95M. The Ventura County portion sometimes called 'Westlake Village' is inside Thousand Oaks city limits and is administered by Thousand Oaks. Schools split: Thousand Oaks (Ventura side) is CVUSD; incorporated Westlake Village (LA side) is LVUSD. Westlake Lake straddles the county line.
Are there gated communities in Thousand Oaks?
Yes. Primary gated communities include Sherwood Country Club (24-hour guard-gated, in unincorporated Ventura County above the city), several sub-tracts of North Ranch (varies — some guard-gated, some auto-gated, some ungated), and a number of smaller gated communities scattered across the city including Lake Sherwood (separate from Sherwood Country Club), portions of Wildwood, and several smaller gated condo and townhome communities. Verify gate type and HOA structure at the specific community level. For the marquee 24-hour guard-gated luxury experience, Sherwood Country Club is the primary option in the Thousand Oaks footprint.
