Market Update | June 2026

Westlake Village, Agoura Hills, Oak Park, Thousand Oaks and Newbury Park

My Quick Take: The market isn’t clearly favoring buyers or sellers right now. It’s becoming much more dependent on the individual home. The homes that check the right boxes are still moving quickly, while others are facing a tougher market.

Here’s a quick look at where we are today.

My View From Inside

If you’ve talked to anyone about real estate lately, you’ve probably heard completely different opinions about the market.

→ Some people will tell you it’s still a seller’s market.

→ Others will tell you buyers have the upper hand.

Truth is, they’re both right.

As I was putting together this month’s market update, I realized something: it’s becoming harder and harder to define the Conejo Valley market right now.

The reason is that we’re really not dealing with one market anymore.

It’s Becoming A House-by-House Market

What I’m seeing is a market that’s becoming increasingly fragmented.

A few years ago, almost everything was moving together. When the market heated up, nearly every home benefited. When it slowed down, nearly every home felt it.

Today, the gap between the homes buyers want and the homes they’re willing to pass on has widened considerably.

• I’ve talked to agents who described their open houses as packed, only to end up with a single offer, or none at all.
• I’ve had buyers competing against several other offers on one home while negotiating a significant discount on another.
• I’ve seen move-in-ready homes attract a ton of attention while similar homes needing work struggled to get any interest.

As agents, it’s becoming harder to give blanket advice about what buyers and sellers should expect because the state of the market can shift house by house.

It’s All About Price and Condition

In other markets, sellers could get by with little to no house prep, test the market with a higher price, and still attract plenty of buyers.

Today, it’s a different story.

What I’m seeing right now is two types of buyers.

1. The buyer who wants a turnkey move-in ready house and is willing to pay a premium for it.
2. And the bargain shopper who will take on the necessary updates, but expects a discount in return.

You need to know where you fit in and adjust your expectations accordingly.

If you’re looking for a turnkey home, you’re leaning more into the seller’s side of today’s market. Expect to act quickly when the right house comes along and potentially face competition from other buyers.

If you’re willing to take on a project, you’re more likely to find sellers who are willing to negotiate and make concessions to get a deal done.

Bottom Line

For Buyers: Ignore the national headlines and clickbait articles trying to label this as either a seller’s market or a buyer’s market. In the Conejo Valley, it’s more complicated than that. Your experience is going to depend heavily on the type of home you’re looking for. The more move-in ready the home, the more competition you’re likely to face. The more work a home needs, the more negotiating power you may have.

For Sellers: No need to panic. The bottom hasn’t fallen out of this market. Demand for Conejo Valley homes remains strong, and prices have remained relatively stable. What has changed is that buyers have become much less forgiving. If a home feels overpriced, dated, or poorly prepared, many buyers will simply move on. The homes that are selling the quickest are those that get the condition and price right.

As always, if you want to talk through what any of this means for your situation, I’m happy to do that. Just reach out.

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