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Halfway Through 2026: Here’s What I’m Seeing in the Conejo Valley Market | July 2026

Jul 2nd, 2026 | Real Estate Market

Market Update | July 2026

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

My Quick Take: The biggest surprise this year has been how consistent the market has been. Despite all the headlines, home prices have remained stable, demand has held up, and well-priced homes continue to sell.

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

Local Snapshot | End of June

  • Prices remain relatively flat, up 2.5% year-over-year, but bouncing between 1.1M-1.2M annually → Median home price: $1,199,500
  • 566 active listings, compared to 669 this time last year — inventory should trend slightly down as we get into summer.
  • Homes are taking 33 days to sell – vs 29 days last year
  • Expired listings were up 49% from last year to 107 unsold homes for the month vs 72 last year indicating a divide between what sellers want and what buyers are willing to pay.
  • Mortgage rates ended June at approx. 6.5% – down from 6.8% last year, but more volatile due to war concerns.

My View From Inside

We’re officially halfway through 2026. Time to take a step back and look at what’s happened so far, and what I expect for the rest of the year.

If I had to sum up the first half of the year, I’d say this:

The market has become more balanced, but there isn’t just one market anymore. Every house is different. That’s probably the biggest change I’ve seen.

A few years ago, it felt like almost every home was selling quickly with multiple offers. Today, one home can sell the first weekend while another sits for weeks. Sometimes they’re in the same neighborhood.

That’s why I tell my clients not to judge the market based on one house they saw online or one story they heard from a friend.

Buyer’s Market or Seller’s Market?

It’s a little bit of both.

→ Buyers have more choices than they’ve had in quite a while, and they’re not feeling the same pressure to make quick decisions. They’re taking their time, asking more questions, comparing more homes, and in many cases negotiating more aggressively.

→ Sellers are still in a good position, but pricing and condition has become much more important. Buyers have options now, so if a home is priced too high or doesn’t show well, they’ll simply move on to the next one.

One Thing Has Stayed Pretty Consistent: Home Prices

One month they’re down. The next month they’re up.

But if you zoom out, home prices in the Conejo Valley have been bouncing between roughly $1.1M and $1.2M for nearly three years.

While some parts of California have seen larger price corrections, the Conejo Valley has remained remarkably stable. People still want to live here, and that’s helped keep values up.

Three Things That Stood Out to Me This Year

  • Multiple offers are still happening. I expected bidding wars to become a lot less common this year, but several of my buyers still found themselves competing. One thing that was consistent in these situations: the home was move-in ready and priced right.
  • Many sellers were comfortable waiting. Rather than accepting an offer they weren’t happy with or reducing their price, many sellers chose to wait for the right buyer instead. Not exactly what you’d expect if the market were falling apart.
  • Demand stayed stronger than a lot of people expected. High mortgage rates, economic uncertainty, tariffs, war, inflation. There have been plenty of reasons to think buyers would disappear. Instead, the market just kept moving. Maybe not at the pace of a few years ago, but people still bought and sold homes every day.

What Am I Expecting for the Second Half of the Year?

The Conejo Valley market has continued to show its resilience.

Other than the typical summer slowdown and the pickup we often see in the fall, I don’t expect the market to look dramatically different than it does today.

The biggest takeaway from the first half of 2026 is that we’re in a much more normal market than we’ve been in for the past several years. Buyers have more options, sellers need to be more strategic, and there’s a lot more room for negotiation than there used to be. Expect more of the same going forward.

Bottom Line

For Buyers: If you’ve been waiting for the “perfect” market, you could be waiting a long time. What you do have now is more room to breathe. More homes to choose from, more time to think, more room to negotiate on anything that’s not move-in ready. The good ones still sell fast. Find the right home and be ready to move on it.

For Sellers: Buyers are still out there, but they’re pickier than they were a few years ago. Price it right, make it show well, and it’ll sell. Skip either one, and it’ll sit. If you get a decent offer, try to make it work or you may end up sitting a lot longer.

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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EXPLORE FURTHER

If you’re trying to make sense of where you fit in this market, these will help:

STEP 1:

FIRST MEETING

We’ll talk through your plans and what buying looks like in the Conejo Valley.

STEP 2:

AREA & HOME TOURS

You’ll get a feel for how the towns connect and which ones feel right to you.

STEP 3:

OFFERS → CLOSING

I’ll guide you through offers, negotiations, and all the way to closing.

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