More Homes, More Choice and More Strategy: June 2026 Conejo Valley Real Estate Market Update

The June 2026 real estate market is not telling one simple story.

Sales activity increased throughout Ventura County, but the number of homes available for purchase increased much faster. Prices varied considerably by city, ZIP code, property condition and price range.

For buyers, this means more selection and potentially greater negotiating leverage.

For sellers, it means pricing, presentation and professional market positioning matter more than they did when inventory was extremely limited.

This is not a market where every home is declining in value. It is also no longer a market where every property will sell simply because it becomes available. The market has become more selective, and that distinction is important for homeowners throughout Westlake Village, Thousand Oaks, Newbury Park, Oak Park and neighboring Agoura Hills.

Ventura County Housing Market at a Glance

The most important number is inventory. Ventura County had 1,120 active single family listings in June 2026, compared with 605 one year earlier. Condominium inventory more than doubled, rising from 203 to 453 active listings.

At the same time, sales increased. This tells us buyers are still participating, but the supply of available homes is growing faster than the number of completed sales.

What Growing Housing Inventory Means

More inventory does not automatically mean prices will fall dramatically. It does mean buyers have more opportunities to compare properties.

A home is now being evaluated against more competing listings. Buyers can compare condition, location, upgrades, lot placement, homeowner association costs, insurance availability and overall value before making a decision.

The market is becoming increasingly divided into two categories.

Homes that are well prepared, properly priced and professionally marketed can still attract strong attention.

Homes that are overpriced, poorly presented or burdened by substantial deferred maintenance may experience longer market times, price reductions or more aggressive buyer negotiations.

The days of relying solely on limited inventory to create urgency are changing.

Local Real Estate Market Breakdown

Westlake Village Real Estate Market

Westlake Village recorded 23 single family home sales during the reporting period, with a combined median sales price of approximately $1,818,000 and a median price of $675 per square foot.

The number of single family sales was nearly unchanged from the previous year, increasing 0.5 percent, while the reported median price declined 10.9 percent.

The condominium and townhome market followed a different direction. Twelve attached properties sold at a median price of approximately $1,219,000, representing a reported 4.6 percent increase in median price.

Westlake Village ZIP Code Differences

Westlake Village 91361

Single family sales: 11
Median sales price: $1,627,000
Annual median price change: Down 6.7%
Median price per square foot: $759

Westlake Village 91362

Single family sales: 12
Median sales price: $2,010,000
Annual median price change: Down 15.0%
Median price per square foot: $591

These results demonstrate why Westlake Village cannot be accurately summarized by a single citywide number. Waterfront homes, Westlake Island properties, North Ranch estates, gated communities, condominiums and more traditional residential neighborhoods can perform very differently.

A one month median can also be influenced by which homes happened to close during that period. It should not be interpreted as evidence that every Westlake Village home lost the same percentage of value.

Thousand Oaks Real Estate Market

Thousand Oaks showed significant differences among its ZIP codes.

Thousand Oaks 91360

Single family sales: 37
Median sales price: $1,073,000
Annual sales activity: Up 7.0%
Annual median price change: Down 5.7%
Median price per square foot: $576

The 91360 market had the highest number of single family sales among the Thousand Oaks ZIP codes shown in the report. Buyers had activity and choices, but pricing remained sensitive.

Thousand Oaks 91362

Single family sales: 16
Median sales price: $1,513,000
Annual sales activity: Up 14.7%
Annual median price change: Down 7.1%
Median price per square foot: $525

This ZIP code includes a wide variety of properties, from traditional neighborhoods to larger homes and luxury communities. Property condition, lot quality and specific neighborhood location can create substantial differences in value.

Thousand Oaks 91320

Single family sales: 13
Median sales price: $1,289,000
Annual median price change: Up 2.1%
Median price per square foot: $526

The report separately categorizes certain 91320 properties under Thousand Oaks and Newbury Park. These lines should be read according to the report’s community designations rather than automatically combined.

Thousand Oaks 91361

Only three single family sales were reported, with a median price of approximately $5,018,000. Because the sales count was so small and the ZIP code contains higher value properties, this number should not be used as a general valuation benchmark for the broader Thousand Oaks market.

Newbury Park Real Estate Market

Newbury Park recorded 15 single family home sales at a median price of approximately $1,076,000, or $517 per square foot.

The report shows sales activity increasing 156.5 percent and the median price increasing 53.1 percent from the prior year.

Those percentages are attention getting, but they require context. With only 15 sales during the month, the annual comparison may have been heavily influenced by the size, condition and price range of the homes that happened to sell. It is unlikely that every Newbury Park home uniformly appreciated by 53.1 percent.

Three Newbury Park condominiums sold at a median price of approximately $858,000.

For Newbury Park homeowners, the more useful analysis is not a broad monthly percentage. It is a direct comparison with recently closed and currently competing homes in the same neighborhood, school area, architectural style and property condition.

Oak Park Real Estate Market

Oak Park presented one of the more stable single family price patterns in the report.

Single family sales: 14
Median sales price: $1,304,000
Annual sales activity: Up 9.8%
Annual median price change: Down 0.4%
Median price per square foot: $595

Sales increased while the median price remained nearly level with the previous year.

Only one condominium sale was included, at approximately $710,000. A single transaction is not enough to define the overall Oak Park condominium market.

Oak Park continues to require a micro market analysis. Gated communities, view properties, larger homes, attached housing and properties closer to schools or open space can command meaningfully different values.

Agoura Hills Real Estate Market

Agoura Hills is located in Los Angeles County and is not separately included in this Ventura County report. Therefore, the report does not provide a supported June 2026 median price, sales count or inventory total specifically for Agoura Hills.

However, Agoura Hills is closely connected to the regional buyer pool. Buyers frequently compare Agoura Hills with Oak Park, Westlake Village, Thousand Oaks and parts of Calabasas.

As inventory expands across neighboring communities, Agoura Hills sellers may experience increased competition for the same buyers. A property in Agoura Hills should therefore be evaluated against both local Agoura Hills activity and comparable alternatives available throughout the surrounding Conejo Valley and Northwest Los Angeles County markets.

Precise Agoura Hills pricing should be based on a separate local MLS analysis rather than applying Ventura County averages.

Is Ventura County Becoming a Buyer’s Market?

It is becoming more buyer friendly, but it would be premature to classify every neighborhood and price range as a buyer’s market.

Inventory has expanded substantially, and buyers have more time and more properties to evaluate. This can create opportunities to negotiate:

1. Purchase price
2. Repairs and condition issues
3. Seller credits
4. Closing timelines
5. Personal property
6. Contingency periods
7. Rate buydowns where appropriate

However, highly desirable homes that are well priced and properly prepared can still receive immediate interest. A turnkey home on a premium lot may perform very differently from an outdated property that requires extensive renovation.

Is There Evidence of a Foreclosure Wave?

The report does not show evidence of a broad foreclosure wave.

Single family notices of default declined from 42 in June of the previous year to 30 in June 2026. Condominium notices of default declined from 17 to 11.

Single family notices of trustee sale moved from 17 to 18, while condominium notices of trustee sale declined from seven to five.

Individual owners can certainly experience financial hardship, but these numbers do not indicate widespread distress across the county based on this report alone.

What Sellers Should Do in the Current Market

Price Against Today’s Competition

The home that sold six months ago is part of the analysis, but buyers are also looking at the homes available today.

A seller must understand:

1. What competing homes offer
2. Which homes are receiving offers
3. Which listings are reducing their prices
4. How long similar properties are remaining on the market
5. Whether buyers perceive the home as move in ready or a renovation project

Make the Home Stand Out

With more homes available, presentation matters.

Strategic improvements may include paint, lighting, flooring corrections, landscaping, repairs, professional staging, design consultation, photography, video, floor plans and careful online positioning.

The objective is not to spend money unnecessarily. It is to remove distractions that could cause buyers to choose another property.

Prepare for Real Negotiation

Negotiation is no longer limited to the purchase price.

Inspection findings, repair requests, credits, insurance questions, appraisal concerns, financing timelines and possession terms can all affect the transaction.

The agent representing the seller must know when to compromise, when to hold firm and how to keep the transaction moving toward a successful closing.

What Buyers Should Do in the Current Market

Use Increased Inventory Strategically

More inventory allows buyers to compare options and avoid making decisions based solely on fear of missing out.

That does not mean every listing is overpriced or that every seller will accept a substantial discount.

The strongest buyer strategy considers:

1. The home’s condition
2. Recent comparable sales
3. Current competition
4. Days on market
5. Previous price reductions
6. Seller motivation
7. Expected renovation costs
8. Insurance, tax and homeowner association expenses

Do Not Confuse More Choice With No Competition

The best homes can still sell quickly.

A buyer should be prepared with financing, proof of funds, professional representation and a clear negotiation plan before the right property becomes available.

The Real Story Behind the June 2026 Market

The Ventura County and Conejo Valley housing market is transitioning from an extreme shortage of homes toward a more balanced environment.

Sales are happening. Buyers remain active. But buyers are becoming more selective, and homes must compete for attention.

For sellers, success will depend on preparation, pricing and positioning.

For buyers, success will depend on recognizing genuine value and negotiating without losing the right property.

Most importantly, broad county statistics are only the beginning. Westlake Village, Thousand Oaks, Newbury Park, Oak Park and Agoura Hills each contain smaller micro markets that can behave very differently.

A Westlake Island waterfront home should not be valued like a conventional inland property. A North Ranch estate should not be evaluated using a broad Thousand Oaks median. An Oak Park view property, a Newbury Park single story home and an Agoura Hills condominium each require their own competitive analysis.

Thinking About Selling, Buying or Investing?

The right strategy begins with understanding where your property fits within today’s market, not where the overall market was several months ago.

At Avant ONE Real Estate, we combine local market knowledge, experienced negotiating strategies, legal resources, escrow, mortgage professionals, transaction support and design guidance to help keep every transaction organized, protected and moving in the right direction.

We represent buyers, sellers, investors and landlords throughout Westlake Village, Thousand Oaks, Newbury Park, Oak Park, Agoura Hills and the surrounding Ventura County and Northwest Los Angeles County communities.

At Avant ONE, we do real estate differently, with the client’s interests always coming first.

Contact me for a confidential, property specific market analysis and strategy consultation.

Teri Pacitto | Broker & Founder
Avant ONE Real Estate
DRE 00997649
📱 747.269.1190
✉️ [email protected]
🌐 www.AvantOneRealEstate.com

Source: Fidelity National Title, Ventura County Trend Report, June 2026. Information is deemed reliable but is not guaranteed. City and ZIP code results may include small sample sizes and should not replace a property specific comparative market analysis.