May 2026 · Conejo Valley
Spring Is In Full Swing.
Is Your Home Ready?
Your monthly deep dive into real estate, local life, and everything happening in Thousand Oaks, Westlake Village, Agoura Hills & Simi Valley.
Get My Free Home Value →A local story. Zero selling. Just the truth about what's happening right now in the Conejo Valley.
You know that feeling when you roll the windows down on Kanan Road and the hills have turned that impossible shade of green? That's May in the Conejo Valley. It's fleeting. And it's perfect.
The jacaranda trees are exploding in purple all over Thousand Oaks right now. The trails at Point Mugu State Park are humming with hikers again. And Westlake Lake? You can't find a better sunset view anywhere in Southern California right now. We're not biased. Okay, maybe a little.
But here's what's interesting. Every spring, we notice the same thing: people start feeling the change in the air, and it sparks something. They start asking themselves bigger questions. Is this neighborhood still working for us? Is it time to upgrade? Do I still want to be here in five years?
"The best time to think about your home isn't when life forces you to — it's when the valley smells like jasmine and everything feels possible."
May is that month. It's the month when the Conejo Valley market shifts gears. Inventory climbs. Buyers get serious. Open houses get crowded. If you've been watching from the sidelines — now is the time to lean in and understand what's actually happening.
The truth is, this market rewards the prepared. Sellers who prep in May close in June with a smile. Buyers who get off the fence now avoid the bidding war hangover that hits in late spring when competition peaks. Every year, the same story plays out. And every year, the people who moved with the market — rather than against it — are the ones who call me saying "best decision we ever made."
The best part? You're already here reading this. That means you're paying attention. And in real estate, attention pays off.
How to Sell Your Home This Spring Without Leaving Money on the Table
These are the Ross Realty Group Standard.
Every one of these 5 steps is baked into how we work — from day one. You don't have to figure this out alone, chase down contractors, or wonder what comes next. This is what we handle for you. Our job is to take the stress off your plate so you can focus on what matters — your next chapter.
Price It Like a Pro — Not Like Your Neighbor
Zillow's estimate is a starting conversation, not a strategy. Real pricing comes from recent comparable sales in your zip, your home's condition, and what buyers are actually offering right now. Overpricing in spring means sitting while the market passes you by. Start with a free, live home valuation — no obligation, just real data.
Stage Like a Lifestyle Magazine, Not a Moving Truck
Spring buyers aren't just buying square footage — they're buying a feeling. Declutter ruthlessly. Let natural light lead. Add fresh flowers from the Agoura Hills Thursday Farmers Market. Buyers should walk in and think: "this is the life I want." First impressions close deals.
Fix the Small Stuff Before Buyers Find It
Leaky faucet. Cracked grout. Chipped paint on the front door. These tiny things signal bigger problems to buyers — even when there aren't any. Spend a weekend fixing the obvious issues and you'll protect your negotiating position. Buyers negotiate hardest when they sense a seller hasn't cared.
Market It Like You're Competing for Attention — Because You Are
Professional photography is non-negotiable. A drone shot of Westlake Village with the lake in the background? Buyers in San Francisco will click that before they click anything else. Targeted social media, email campaigns, and MLS placement aren't extras — they're the engine. Weak marketing costs you real money.
Negotiate From Strength, Not Fear
When offers come in, emotions run hot. The number might be amazing. Or it might sting. Either way, strategy matters more than ego. We look at contingencies, closing timelines, buyer strength, and terms — not just the headline price. The best deal isn't always the highest one. Call 805-300-1626 and let's talk strategy before you list.
Bottom line: a prepared seller in a spring market doesn't just sell — they win.
What's growing, opening, and changing across our four cities this month.
Italian & French Vibes Coming to The Shoppes
Osteria La Buca — an upscale Italian trattoria with handmade pastas and farm-to-table ingredients — is taking over the former 101 North Eatery space at The Shoppes at Westlake Village. Opening timing is TBA. Meanwhile, Novo Cafe is now co-housing Boule de Pain French Bakery, serving fresh artisan breads and breakfast daily starting at 7 a.m. — a lovely reason to linger on a Saturday morning.
New Flavors Hit Thousand Oaks Blvd
Kaze recently opened at 1610 E Thousand Oaks Blvd, bringing modern Japanese flavors to the strip. Graze Craze — a gourmet charcuterie board shop — has also opened at the Oaks Plaza on 2940 E. Thousand Oaks Blvd. And if you're a fan of Italian, Sette Sorelle opened in early 2026 and is earning quick buzz. Plus — Paris Baguette is coming soon to the Whole Foods Plaza. The dining scene in T.O. is genuinely leveling up.
Cuban Flavors & New Gems at Whizin
Cafecito — a Cuban and Latin American café with a full vegan and vegetarian menu — is coming to the Agoura Meadows Shopping Center at 5639 Kanan Road (next to Azuki Tea). Timing is TBA. Meanwhile, Whizin Market Square continues to be the social epicenter of Agoura Hills, with the Thursday night Farmers Market at 5050 Cornell Road drawing crowds for fresh produce, food trucks, and live music weekly from 4:30–8:30 p.m.
Spring Market Surge & Community Momentum
Simi Valley is experiencing a strong spring market surge — with momentum building heading into peak season. On the local activity front, the Skateboarding Hall of Fame & Museum continues to attract visitors and the city's outdoor recreation scene — from Mt. McCoy Trail to Rancho Simi Community Park — is buzzing with activity. The Adventist Health Simi Farmers' Market runs Tuesdays from 11 a.m.–3 p.m. at 3000 Sycamore Drive, year-round.
⚠️ Heads up: Opening dates for new restaurants and retail are subject to change. Always check directly with each business before visiting. Development timelines are estimates only and may shift due to permits, construction, or leasing changes.
Real numbers. No spin. Here's what the Conejo Valley market is doing right now.
⚠️ Data note: Market stats reflect the most recently available data (March–April 2026) sourced from MLS and public records. There is typically a 30–60 day lag in recorded data. Figures represent a mix of median and average sold prices across sources and should be used as market indicators, not appraisals. For a live, hyper-local comp report specific to your home or neighborhood, call Eric & Debra directly at 805-300-1626.
What This Means for You
Spring is your window. Inventory is rising but buyer demand is holding strong in properly priced homes. In Thousand Oaks and Simi Valley especially, well-presented homes are moving. Westlake Village and Agoura Hills have more days on market — meaning preparation and pricing strategy matter even more. Don't go it alone. A strong listing plan makes all the difference.
More inventory means more choices — which is genuinely good news. Interest rates in the low-to-mid 6% range are steady, which has cooled bidding wars somewhat. Simi Valley remains the best value play in the region with average sold prices around $906K. Westlake Village and Agoura Hills offer a window for buyers who've been priced out previously. Get pre-approved before you start touring.
📈 Market outlook: The California Association of REALTORS® projects continued gradual appreciation and improving transaction volume through 2026, with rate stabilization creating a more accessible market for buyers. Local micro-markets vary significantly — always get neighborhood-specific data.
Find your neighborhood. Every city in the Conejo Valley tells a different story. Which one is yours?
Thousand Oaks
One of America's safest cities with award-winning schools, incredible open space, and a community feel that keeps residents here for decades. Spring in T.O. is honestly stunning.
See All Thousand Oaks Homes →Westlake Village
Waterfront charm meets Southern California elegance. Westlake Village offers a resort lifestyle with four-star dining, walking paths around the lake, and some of the most sought-after addresses in the region.
See All Westlake Village Homes →Agoura Hills
Nestled at the gateway to the Santa Monica Mountains, Agoura Hills blends outdoor adventure with a warm, local community feel. Think farmers markets, hiking trails, and hidden-gem restaurants.
See All Agoura Hills Homes →Simi Valley
The best value play in the Conejo Valley. Simi Valley delivers more square footage, excellent schools, and tight-knit neighborhoods at a price point that makes real estate dreams achievable.
See All Simi Valley Homes →All listings updated daily · agreatlistingagent.com
Get out and enjoy the valley this month. Here's what's happening near you.
49th Annual T.O. Chili Cook-Off, Car Show & Craft Brew Festival
This is the one you do not miss. 30+ chili booths, live music on two stages, classic car show, craft beer festival, kids zone — and 100% of proceeds go to local charities. Presented by the Rotary Club of Thousand Oaks. Tickets available at chili-cook-off.com.
Thousand Oaks Certified Farmers' Market
Fresh produce straight from California farms — open rain or shine since 1991. Flowers, seasonal fruits, fresh food vendors, and that classic farmers market energy. The perfect Thursday afternoon ritual. Free. vccfm.org
Agoura Hills Thursday Night Farmers Market at Whizin
This is the Thursday night hang in Agoura Hills. Fresh vegetables, local vendors, food trucks, and live music right next to Whizin Market Square. Dates run weekly through spring and summer. ⚠️ Verify specific May dates at (818) 591-8161
40th Annual California Strawberry Festival
A short drive from the valley and worth every mile. 50+ food and beverage booths, 150 artists and crafters, strawberry-themed everything, live entertainment, and carnival rides for the kids. General admission $15. Kids under 5 free. castrawberryfestival.org
Rancho Simi Music in the Park — Summer Series Kickoff
Simi Valley's beloved free summer concert series is returning in 2026. Bring your lawn chairs, your picnic, and your neighbors. Live bands, summer vibes, and zero cover charge. Presented by Rancho Simi Recreation and Park District. ⚠️ Check rsrpd.us for confirmed May/June start dates.
Fred Kavli Theatre — Civic Arts Plaza Spring Programming
The Thousand Oaks Civic Arts Plaza continues its spring entertainment lineup with concerts, comedy, and theatre performances throughout May. Check their calendar at fredkavli.org for specific shows and ticketing.
⚠️ Always verify before attending. Event dates, times, and locations can change without notice. Check each event's official website or call ahead to confirm. The Ross Realty Group is not responsible for changes to third-party events.
What Makes the Valley Home
Coffee Spots Worth the Drive
JOi Café at 2855 Agoura Rd in Westlake Village is the favorite for a reason — great espresso, a gorgeous patio, and a vibe that feels like your living room. Novo Cafe is evolving into a morning destination with Boule de Pain French bakery now sharing the space at The Shoppes at Westlake. In Thousand Oaks, the Promenade area continues to attract great coffee options. And in Agoura Hills, post-hike cold brews at Whizin Market Square are basically a Saturday tradition at this point.
Dog-Friendly Living
The valley is genuinely one of the best places in Southern California to own a dog. Wildwood Regional Park in Thousand Oaks has miles of pet-friendly trails. Cheeseboro Canyon in Agoura Hills is a dog owner's paradise — wide trails, shade, and that feeling of being totally disconnected from city life. In Westlake Village, the lakefront walking paths are flat, beautiful, and leash-friendly. The Canine Adoption and Rescue League (C.A.R.L.) in Agoura Hills does incredible work — their 26th Annual Pooch Parade is coming September 13, 2026.
Dining Worth the Drive
Spring menus are hitting hard right now. Mastro's Thousand Oaks remains the gold standard for a special night out. Coin & Candor at the Four Seasons Westlake is doing seasonal California cuisine that absolutely earns its reputation. BASTA — with locations in both Agoura Hills and Thousand Oaks — is the authentic Italian that keeps getting better. And Sette Sorelle, which opened in Thousand Oaks in early 2026, is the new Italian kid on the block worth checking out. Reservations recommended at 805-864-1164.
Walkability Gems
The Conejo Valley isn't known as a walkable urban grid — but it has its own kind of walkability. Conejo Creek Bike Path in Thousand Oaks connects neighborhoods in a way that's genuinely lovely on a spring evening. The Westlake Village lakefront is a two-mile loop that residents walk, jog, and cycle year-round. Rancho Sierra Vista in Newbury Park is a 10-minute drive from most of the valley and connects to the full Santa Monica Mountains trail network. And on Thursday evenings in Agoura Hills? The walk from Whizin Market Square to dinner is basically a neighborhood tradition.
Conejo Valley has more to do than people realize. Here's your field guide for the month.
🥾 Get Outside
- Wildwood Regional Park — Thousand Oaks — All levels, 1,800+ acres
- Cheeseboro Canyon — Agoura Hills — Dog-friendly, canyon views
- Mt. McCoy Trail — Simi Valley — Quick summit with 360° valley views
- Point Mugu State Park — Ocean views, wildflowers in bloom
- Westlake Village Lakefront Loop — 2 miles of flat, gorgeous, people-watching bliss
🎭 Culture & Arts
- Fred Kavli Theatre / Civic Arts Plaza — Spring concerts & shows
- Ronald Reagan Presidential Library — Simi Valley — History worth seeing
- Westlake Village Art Guild — Annual Open Juried Show (entries through June)
- Skateboarding Hall of Fame — Simi Valley — Surprisingly great
- The Canyon — Agoura Hills — Live music any weekend night
🐾 Family Fun
- Thousand Oaks Chili Cook-Off — May 3 — Kids Zone + live music
- California Strawberry Festival — May 16–17 in Ventura — Classic family outing
- Conejo Creek Bike Path — T.O. — Perfect for an afternoon ride
- Gardens of the World — Thousand Oaks — Unique outdoor garden attraction
- Thursday Farmers Market — Agoura Hills or T.O. — Weekly, kid-friendly routine
☀️ Spring Seasonal Picks
- Apricot Lane Farms Farmstand — Moorpark — Sat/Sun 10am–3pm (March–Nov)
- Wildflower hunting in the Santa Monica Mountains — Peak season NOW
- Westlake Farmers Market — Every Sunday — Fresh and local
- Sunset cruise on Westlake Lake — Rent a pedal boat and enjoy the golden hour
This is the month the valley reminds you exactly why you chose to live here. Get outside and soak it in.
When the sun goes down and the chili festival is a beautiful memory, here's what's worth watching this month.
🔴 Netflix May 2026
🔵 Amazon Prime May 2026
Real estate is one of the biggest decisions you'll ever make. Here's how we approach it.
We don't believe in pressure. I believe in clarity.
Whether you're thinking about selling your home in Thousand Oaks, buying your first place in Simi Valley, checking what your Westlake Village property is worth, or just trying to understand what's happening in Agoura Hills — you deserve real information, not a sales pitch.
The truth is, every home journey is personal. The numbers matter. But so does your life situation. Your timeline. Your goals. That's what we talk about when you call us — not just square footage and comps.
The best part? We've been doing this long enough to know the difference between a hot market and a hype market. Between a good offer and a great one. Between the right time to move and the wrong one — for YOU.
If this newsletter taught you one thing, let it be this: the Conejo Valley is a great place to build wealth, grow roots, and live a life you're proud of. Our job is to help you do all three.
Ready? Let's go. #YupSOLD
— Eric & Debra Ross, Realtors® | The Ross Realty Group | [email protected]
Your Next Move Starts Here.
Whether you're buying, selling, or just figuring things out — We're here. No pressure. Just real help from a local who knows these neighborhoods inside and out.
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