Thousand Oaks, CA
Peaceful and mature hills, top-ranked schools and a small-town feel. Let's find your place in it.
View Homes for SaleLife in Thousand Oaks
Thousand Oaks is a thriving city nestled in the Conejo Valley, wrapped in thousands of acres of protected hillside and canyon open space. Residents get hiking trails, mountain views, and safest-city rankings — without giving up easy access to Los Angeles or the coast. Add in the Conejo Valley Unified School District's reputation, and it's easy to see why families, move-up buyers, and downsizers all want in.
The truth is, this market moves fast and it has its own rules. That's exactly why we built this page — everything you need to know about buying or selling here, in one place.
Hi, We're Eric & Debra Ross
We're your local Thousand Oaks experts. Between us, we've helped hundreds of Conejo Valley families buy and sell with confidence — and we bring a level of strategy, marketing, and plain-spoken honesty you won't find everywhere. Who you work with matters.
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Browse every active Thousand Oaks listing, updated straight from the MLS.
Search Available HomesThousand Oaks at a Glance
Thousand Oaks is the second-largest city in Ventura County, forming the central populated core of the Conejo Valley. Incorporated in 1964, the city was master-planned around its oak-covered hillsides — and today, thousands of acres of that hillside remain permanently protected open space managed by the Conejo Open Space Conservation Agency (COSCA).
The city has ranked among the safest cities in America of its size for years running, and consistently draws families for the Conejo Valley Unified School District. Add a Mediterranean climate with roughly 280 sunny days a year, and it's easy to understand the demand.
Economically, Thousand Oaks punches well above its weight — home to biotech giant Amgen's headquarters, SAGE Publishing, Teledyne Technologies, and a AAA municipal bond rating that reflects real fiscal stability.
Four Areas, Four Personalities
Southwest Thousand Oaks. Home to Dos Vientos Ranch, newer construction, and easy coastal access.
The original core — Thousand Oaks Blvd, Wildwood, Lynn Ranch. Classic ranch homes, great walkability.
Reaches toward Cal Lutheran and North Ranch's gated golf communities. Some of the best view lots in the city.
Adjoining city, same school boundaries. Home to Westlake Lake, Sherwood Country Club, and premier estates.
Every Style of Living, One City
The median Thousand Oaks home sells for right around $1,025,000 — but the range is wide.
Condos / Townhomes
Ranch / Single-Story
Two-Story / Move-Up
New Construction
Hillside & View Lots
Gated / Golf Course
Schools Families Choose T.O. For
Thousand Oaks sits almost entirely within the Conejo Valley Unified School District — one of the biggest reasons families target this market.
| School | Type | Neighborhood |
|---|---|---|
| Westlake High School | Public High School | North T.O. / Westlake Village |
| Thousand Oaks High School | Public High School | Central T.O. |
| Newbury Park High School | Public High School | Newbury Park |
| Colina Middle School | Public Middle School | Central T.O. |
| Los Cerritos Middle School | Public Middle School | Newbury Park |
| California Lutheran University | Private University | North T.O. |
Dine Local
- Sette SorelleModern Italian · Newbury Park
- Mastro's SteakhouseSteakhouse · Downtown T.O.
- Lazy Dog Restaurant & BarAmerican · The Oaks
- Marcello RistoranteItalian · Hillcrest Dr.
- Buca di BeppoFamily-Style Italian · Janss Marketplace
Shop Local
- The OaksNordstrom, Apple, Sephora & full-line shopping since 1978
- Janss MarketplaceOutdoor center · retail, dining & a movie theater
- Thousand Oaks BoulevardBoutiques, galleries, and the Civic Arts Plaza
- The Lakes at Thousand OaksOpen-air shops & dining near the 101
Everyday Essentials, Close to Home
Small Town Calm, Big City Close
Highway 101 runs straight through Thousand Oaks, putting the whole region within easy reach.
Drive times are approximate and vary with traffic.
Top 10 Employers
Thousand Oaks punches above its weight economically, anchored by biotech, healthcare, education, and publishing.
Fun Things to Do in Thousand Oaks, CA
Gardens of the World
A 4.5-acre cultural garden with English, French, Italian, Japanese, and Mission-style gardens, right across from the Civic Arts Plaza.
Visit Website →Conejo Valley Botanic Garden
33 acres of hillside trails, native plant collections, and panoramic valley views. Free admission, open year-round.
Visit Website →Wildwood Regional Park
Miles of COSCA hiking and mountain-biking trails, waterfalls, and oak woodland right in the middle of the city.
Visit Website →Stagecoach Inn Museum
An 1876 California Historical Landmark in Newbury Park, with Chumash exhibits and docent-led tours.
Visit Website →Thousand Oaks Civic Arts Plaza
The city's performing arts center, hosting concerts, ballet, and a distinguished speaker series year-round.
Visit Website →Underwood Family Farms
A short drive to Moorpark for u-pick produce, farm animals, and seasonal pumpkin and tulip festivals.
Visit Website →Explore Thousand Oaks, CA
Pan, zoom, and search the interactive map below to find schools, shopping, parks, and more.
Just Down the Road
Shares Our School District & Lifestyle
Home to Westlake Lake, Sherwood Country Club, and some of the region's premier luxury estates — Westlake Village is a natural next stop for Thousand Oaks buyers.
Explore Westlake VillageEverything You Need to Know About Buying a Home in Thousand Oaks, CA
How much does a home cost in Thousand Oaks?
As of mid-2026, the median Thousand Oaks home sells for right around $1,025,000. Condos start around $500K, while gated golf-course estates in North Ranch and Sherwood can run $8M or more.
What school district serves Thousand Oaks?
Nearly all of Thousand Oaks falls within the Conejo Valley Unified School District (CVUSD), which serves over 21,000 students across 32 schools and is a major reason families target this market.
How do California property taxes work here?
California operates under Proposition 13. You're taxed at roughly 1% of your purchase price, plus local assessments — typically landing between 1.1% and 1.3% in Ventura County. Your bill resets to your purchase price when you buy, not the seller's old bill.
Which zip code should I focus on?
Want walkability and value? Start in 91360. Chasing a golf-course or gated lifestyle? Focus 91362 and 91361 (Westlake Village). Want newer construction and top schools for a growing family? Newbury Park's 91320 is your best hunting ground.
Is Thousand Oaks a safe place to live?
Yes — Thousand Oaks has ranked among the safest cities in America of its size for years running, and that reputation drives a significant share of buyer demand here.
When is the best time to buy a home in Thousand Oaks?
Fall (September-November) is often the sweet spot for negotiating leverage. For the most competitive school boundaries and move-in-ready homes, be pre-approved and ready to move by February, before spring inventory brings the most competition.
What should I watch for at inspection?
Aging mechanicals (1960s-80s housing stock), hillside foundation and drainage issues, wildfire risk and insurability, pool/spa condition, and HOA reserve funds for gated communities are the big five to have your inspector focus on.
Are there first-time buyer assistance programs in California?
Yes. CalHFA's MyHome Assistance Program and Dream For All program can help with down payment and closing costs, and FHA, VA, and Conventional 97 loans all offer low down payment options for qualified buyers.
The Thousand Oaks Home Buying Guide
Zip codes, property taxes, inspection red flags, first-time buyer programs, and the full 10-step buying process — everything we walk our own clients through, in one free guide.
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Let's Grab CoffeeArea Highlights
A quick view of the most influential metrics in Thousand Oaks.
News and Advice
Read helpful resources and articles related to the area.
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