Since you’re here, chances are you’re not a fan of Home Owner Associations. HOAs have been in the hot seat lately, and deservedly so. Higher maintenance costs and skyrocketing insurance premiums have led to significant year-over-year dues increases and special assessments.
The price volatility has spooked many potential homeowners to just throw up their hands and declare, “No HOAs for me!” But it’s not just the cost that turns some people off, it’s also the rules and restrictions.
If this sounds like you, then you’re in the right place. In this post, I’ll highlight our best Conejo Valley neighborhoods with no (or voluntary) HOAs.
Before we go further, a point of clarification: HOAs for single-family homes are much different than HOAs for a townhome/condo.
- Single Family Home – You own the structure and you’re responsible for your own upkeep and insurance. If there’s no HOA, you are free to do whatever you’d like with your home as long as it doesn’t violate any laws. But, if there’s a community pool, common area, or it’s a gated community, an HOA is guaranteed and you’ll be subject to their rules and regulations. Compared to a townhome/condo, the cost is significantly less – more like $100 per month give or take.
- Townhome/Condo – you own the space between the walls – the HOA owns the structure and maintains the common areas. So when it’s time to replace the roofs, fix the pool, or pay the insurance premium, it’s paid through your monthly dues which typically average about $500-$700 per month. There’s no such thing as a “no HOA” townhome/condo.
Are you planning on buying a Conejo Valley home this year? Not sure where to start? Read my advice for buying a home this year.
There Are Some Benefits of an HOA
For all the HOA haters out there, truth be told, there are benefits to an HOA. Conformity keeps things looking up. Some neighborhoods that didn’t make this list would benefit from some rules and uniformity.
Dead lawns and old RVs parked on the street can bring down the whole neighborhood and negatively affect property values. Some rules can be helpful – we’ve all seen the bright pink house with Christmas lights still hanging in June.
The Conejo Valley real estate market is as unique as our amazing homes and neighborhoods. If you’re thinking about buying a home soon (with or without HOA), here are a few more posts you might find interesting:
- HOAs: Benefit or Expense?
- 3 Questions to Ask Yourself Before Buying a Home
- How Much are Closing Costs?
Best Conejo Valley Neighborhoods with no HOA
Below are some of our best neighborhoods that maintain conformity without an HOA hanging over its head. These neighborhoods rely on self-policing. So if you happen to be the one who wants a bright pink house with year round Christmas lights, these neighborhoods might not be the place for you 🙂
But if you’re looking for high quality neighborhoods that look like they’re ruled by an HOA, but aren’t, then let’s get to the list.
Westlake Village Neighborhoods
Westlake Village has the proud distinction of being on the list of the 50 Best Master Planned Communities in the U.S. – with that, you’re going to come across a lot of neighborhoods with HOAs. But that can be a little misleading. While HOAs are common here, many are nominal.
Take Three Springs for instance – one of Westlake’s most popular neighborhoods with HOA dues of less than $300…per year! First Neighborhood is another good example. Its HOAs are under $100 per month and with that, you get a community pool and beautifully maintained greenbelts throughout.
Overall, Westlake Village’s HOAs have a pretty solid reputation for just keeping things in check with many including a community pool and common areas at a fair price.
But you’re here to find the best neighborhoods without an HOA, so check these out:
Want to read more about Westlake Village? Here are a few more posts to read next:
- Most Walkable Neighborhoods in Westlake Village
- The Potential Hidden Costs of a Westlake Village Home
- What it’s Like to Live in Westlake Village, CA
Agoura Hills Neighborhoods
Like Westlake Village, much of Agoura Hills is a planned community and also has the distinction of being named to multiple “best suburbs in L.A. area” lists. Planned communities and HOAs go hand in hand so it’s no surprise that most neighborhoods in Agoura Hills have an HOA.
And that fits perfectly with Agoura Hills’ well-earned reputation for being very slow growth. Keeping a consistent aesthetic is a big part of its charm. Much of Agoura Hills looks like it did 20+ years ago and that’s exactly how the residents like it.
Check out these No HOA neighborhoods:
Wondering what it’s really like to live in Agoura Hills? Get the full picture on the blog here.
Oak Park Neighborhoods
Oak Park is often considered our most cookie cutter town (I can say that because I live here). Many of the neighborhoods were built in the 80s-90s which was when HOAs became the norm.
Twenty-four neighborhoods make up Oak Park, and only a handful avoided the HOA trend. Of the seven single-family home communities in the newer section of Oak Park, five have an HOA. Driving through, you’d probably never guess these two neighborhoods didn’t:
Get an inside look at what it’s really like to live in Oak Park. Read more on the blog here.
Thousand Oaks Neighborhoods
Thousand Oaks is where HOAs start to matter more. It’s our biggest town with over 100k residents and runs the full spectrum of neighborhoods and housing types. With that, you’re going to come across some neighborhoods that aren’t quite holding up.
Unlike Westlake Village, Agoura Hills, and Oak Park, it can be fairly obvious when there’s no HOA. But there certainly are some notable exceptions. Here are a bunch:
Do you have more questions about Thousand Oaks? Here are a few more posts you might enjoy:
Newbury Park Neighborhoods
Newbury Park is technically part of Thousand Oaks which means most of what applies to Thousand Oaks applies to Newbury Park as well. Homes with on-site RV parking are more common in this area of the Conejo Valley. If that’s something you seek, Newbury Park may be a good option to check out.
Read more about what it’s really like to live in Newbury Park on the blog right here.
Keep an open mind as you search
When it comes to finding a great neighborhood in the Conejo Valley, lack of an HOA doesn’t mean you have to give up pride of ownership or curb appeal. In fact, the neighborhoods on this list prove that residents can maintain beautiful, well-kept homes without monthly fees or a rulebook hanging over their heads.
But, if you’re new to the area or just beginning your search, I suggest keeping an open mind. Many of the HOAs fees are nominal and exist simply to keep the neighborhood looking consistent. Ruling out HOAs entirely may cause you to miss out on some really exceptional neighborhoods and amenities.
Still not sure which Conejo Valley neighborhood is right for you? Here are a few more posts to help you decide:
- What it’s Like to Live in the Conejo Valley
- How to Choose Your Conejo Valley Neighborhood
- Find Your Conejo Valley Town
Need some guidance? Whether you’re at the beginning of your home-buying journey or you already know exactly which Conejo Valley neighborhood is right for you, I can help! If you’re ready to get started or you just have some questions, you can fill out the form on this page, call me directly at 818-384-9929, or email me at Michael@ConejoValleyGuy.com.
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