Published November 1, 2026 in Market Update

Newbury Park is moving faster than the rest of Conejo Valley

By Shane Marechal

Real estate, Conejo Valley

Rates crossed 7% again. Realtor.com reported that mortgage rates climbed above 7% for the first time since January 2025. Nationally, price cuts hit 20.8% of listings in September, the highest share since October 2022. That is the backdrop. Now look at what Newbury Park actually did.

The Real Estate Data Aggregator counted 112 homes sold in Newbury Park (ZIP 91320) in the three months ending August 31, 2026. That is up 15.5% from the same months in 2025. Buyers did not slow down. They showed up.

That 35.5% share is up 7.4 points from a year before, according to the Real Estate Data Aggregator. More than one in three listings went pending in under two weeks. That is not a slow market.

The median sale price in Newbury Park did dip. The Real Estate Data Aggregator put it at $1,038,250, down 5.6% from the same period in 2025. So prices softened a little, but buyers kept coming and deals kept closing close to list. That combination tells you something: buyers are price-aware, not absent.

How Newbury Park stacks up against the rest of the valley

Not every pocket in Conejo Valley read the same way. The Real Estate Data Aggregator tracked 517 homes sold across all six ZIP codes combined in the three months ending August 31, 2026, down 1.1% from a year before. Newbury Park was one of the bright spots pulling against that slide.

Oak Park (ZIP 91377) tells a different story. The Real Estate Data Aggregator counted only 43 homes sold there, down 29.5% from a year before. Just 11.4% went pending within two weeks, down 19.1 points. Pending sales fell 40.7%. That is a meaningful slowdown in a small market, and it shows how much one pocket can diverge from the one next to it.

Westlake Village (ZIP 91361) also moved slower. Median days on market hit 63, up 10 days from a year before. The share of homes sold above list fell 8.1 points to 12.6%. Note: ZIP 91361 covers both the City of Westlake Village in LA County and a portion inside Thousand Oaks in Ventura County. The county, school district and taxes differ depending on which side a property sits on. Verify that before you write an offer.

What this means if you own in Newbury Park

Buyers are still showing up and moving fast. The Real Estate Data Aggregator counted 124 pending sales in Newbury Park in the three months ending August 31, 2026, up 8.8% from a year before. Supply is lean at 3.2 months. If you are thinking about selling, the window is open, but price still matters. Homes are closing at 99% of list on average, not over it by much.

What this means if you want to buy in Newbury Park

More than 35% of homes went pending in under two weeks. Waiting for the market to cool on its own is a real risk here. Clean terms and a clear price matter more than timing the rate environment. Realtor.com reported rates above 7%. That is real. But 112 buyers in Newbury Park still closed in three months. They found a way.

One more thing if you are buying: get your fire insurance quotes early. Availability and cost in this part of Ventura County can change whether a deal works. You may need the California FAIR Plan plus a wraparound policy. Do not leave that for the last week.

Newbury Park is part of the City of Thousand Oaks and is served by Conejo Valley Unified School District. If the specific school matters to you, verify the assignment directly with CVUSD. District lines do not always follow neighborhood lines.