Buying a home in the Conejo Valley is exciting and a little overwhelming – especially when it comes to understanding the true cost of buying.

Between the down payment, closing costs, inspections, and a handful of fees you probably didn’t even know existed, it’s hard to know what to budget for.

The good news? Once you break it all down, it’s actually pretty predictable. And after over 25 years of helping buyers in Westlake Village, Agoura Hills, Oak Park, Thousand Oaks, and Newbury Park, I can tell you exactly what to expect in 2026.

Here’s a straightforward look at the real costs of buying a Conejo Valley home – plus a calculator to help you estimate your numbers.

Quick Answer: How Much Does it Cost to Buy a Conejo Valley Home?

Most Conejo Valley home buyers spend 1%–3% of the purchase price plus the down payment to buy a home.

This includes:

• Down Payment: 3%–20%+
• Inspections: $700–$1,500
• Closing Costs: 1%–2% of the purchase price
• Move-In Costs: $500–$3,500+
  

These numbers are similar across Westlake Village, Thousand Oaks, Newbury Park, Oak Park, and Agoura Hills.

Let’s break down what makes up those costs.

Cost Overview

Let’s take a look at the typical cost associated with buying a home, then I’ll break them down in more detail.

Think of it in two parts: one-time fees to purchase, and ongoing costs.

Jump to Sections:

• Down Payment
• Initial Deposit & Inspections
• Non-Recurring Closing Costs
• Recurring Closing Costs
• Moving Company Cost
• Deep Cleaning & Misc. Prep Work
• Ongoing Costs
• Real Example: Buying a Westlake Village Home
• Calculator: Estimate Your Own Cost To Buy a Home
• FAQs

UPFRONT COSTS

Down Payment

Coming up with the down payment is usually the biggest hurdle for buyers. A lot of people think you need 20%, but that’s often not the case. Many buyers purchase with 10%, 5%, or even 3% down depending on the loan program.

That said, sellers do tend to prefer offers with 20% down or more because it demonstrates strong financing and gives the buyer more wiggle room if the appraisal comes in low or rates move around during escrow.

From your side, putting less than 20% down can trigger PMI (private mortgage insurance), which adds to your monthly payment and may come with stricter underwriting requirements. But it’s completely doable, and for many buyers it’s the right decision. I’ve even done it myself.

A Note About Reserves Requirements: For a jumbo loan (above $1,035,000 Ventura County, $1,249,125 LA County) you may be required to show you have 6-12 month’s worth of payments saved up. For conventional loans, you may only be required to show a couple month’s worth, or none at all.

💡TIP: You’ll only deposit 3% of the purchase price upfront as your Initial Deposit which gets credited towards your down payment. The rest isn’t due until the final days of escrow, but you will need to show a bank statement proving you have the full amount.

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Once your offer is accepted, things get serious…and exciting!

Out-of-Pocket Expenses | During Escrow

Initial Deposit: Once your offer is accepted, you’ll have 3 days to wire your 3% deposit into escrow. Don’t worry – it’s fully refundable if you decide to cancel during your contingency period, which is usually about 10 days for inspections and up to 17 days for loan and appraisal.

Example: On a $1M home, your 3% deposit is $30,000. That amount goes toward your down payment. So if you’re putting 20% down, the remaining $170,000 isn’t due until the final days before closing.

Inspections: It’s your right to do any inspections you would like during the contingency period. You don’t need permission from the seller, their agent, or even your agent – it’s 100% your choice. Just keep in mind, it is at your expense.

Should I Expect The Seller to Offer Repair Credits?
Sellers in both Ventura and L.A. Counties are only required to do 3 things: strap the water heater for earthquake safety, install smoke detectors, and install carbon monoxide detectors. That’s it. Everything else is negotiable.

However, broken items and safety concerns are fair game. Don’t hesitate to ask for repairs or concessions – most sellers are open to reasonable requests. Concessions are usually given as a credit towards closing costs reducing your cash to close.

💡TIP: These are the most common inspections for the Conejo Valley area, but you are not limited to just these inspections.

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Once your inspections are done and contingencies are removed, it’s time to move towards closing and getting your keys!

CLOSING COSTS

There are two basic types of closing costs, recurring and non-recurring.

• Non-recurring closing costs are the one time fees associated with buying a home like loan costs and escrow fees.
• Recurring closing costs include the ongoing expenses you will be paying on a yearly or monthly basis like interest, property taxes and insurance.

Non-Recurring Closing Costs

While we’re doing our inspections, lots of other activity will be going on behind the scenes with your lender and escrow. These fees are part of your closing costs that you’ll pay when you wire the rest of your down payment a few days before closing (remember, you already put in 3% of the purchase price).

Loan Fees

Your lender fees can vary depending on who does your loan, but your typical loan will have processing fees, underwriting fees and a few others.

💡TIP: It’s good practice to speak to at least one big bank (BofA, Chase, etc.) and one mortgage broker. The big banks are often best for highly qualified buyers with fully documented income. Mortgage brokers are best for everyone else.

Escrow & Title Fees

Before you officially close the sale, there are a few final costs that come up during escrow. These are the standard items you’ll see on almost every closing statement like escrow, title insurance, and a handful of smaller fees. Here’s a quick overview of what to expect.

• Escrow: A neutral third party that facilitates the transaction. They’re the gathering spot that collects and distributes all the funds and paperwork for your home purchase. The escrow fee is based on the price of the home.
  Budget $2,500 – $3,500
• Lender’s Title Insurance: The seller pays for the main title policy, but your lender will also require a sub-policy. It ensures the home is clear of any issues like unpaid liens, taxes, or any other clouds on the title, and then issues title insurance to protect you and the lender if something from the past pops up later. Like escrow, it’s also based on the sales price.
  Budget $2,000 – $4,000
• Misc. Fees: Each transaction is going to have a variety of additional fees that cover items from recording fees to messenger and notary fees. The chart below will outline the most common.
  Budget $2,000 – $3,000
  

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Recurring Closing Costs

When you receive an estimated closing statement, the amount for closing costs may be more than you expect. That’s because the recurring costs (expenses you will have going forward) will be included along with the one-time non-recurring closing costs.

For example, if your new home closes on April 20th, your first payment won’t be May 1st, it will be June 1st so escrow will collect that 40 days worth of interest upfront. Same goes with your home insurance. In most cases, you’ll pay the first year policy up front.

💡TIP: Recurring closing costs can add another 1.0-1.5% to your cash-to-close. You’ll want to factor that in your planning.

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You’re almost to the finish line! Now it’s time to start planning your move.

MOVE-IN COSTS

Hiring a Moving Company

If you’re hiring professional movers, the price can vary quite a bit depending on the size of your home, the distance of the move, and whether you want help with packing.

Here’s a simple way to think about it:

• Local Moves (typically within 50 miles)
  Most local Conejo Valley moves fall somewhere between $1,000 and $3,500, depending on how much you’re moving and how many movers are needed. A smaller condo or townhome will be on the lower end, while a larger two-story home with heavier furniture may require a bigger crew and more hours.
• Long-Distance Moves
  Moving out of the area (or into the Conejo Valley from out of state) can range widely because the price is based on distance, weight, and services. It’s not unusual to see long-distance moves anywhere from $5,000–$15,000+, especially if you have a full household of furniture.
• Additional Services
  Some buyers prefer to have movers handle everything – packing, unpacking, disassembly and reassembly, temporary storage, etc. These services can add to the final cost, but they’re optional and vary by company.

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💡TIP: With so many variables, the best approach is to collect 2–3 quotes once you’re under contract so you can compare rates and service levels. If you need referrals to reputable local movers who my clients have been happy with, click here.

Deep House Cleaning

Hopefully the seller will have the house professionally cleaned. That’s often the case, but it’s not required. Many sellers do surface cleaning, but you may decide to take advantage of an empty house and have a deep cleaning done prior to moving in. The cost range is about $250-$500.

Miscellaneous Prep Work

No matter how nice the house is, chances are you’ll want to make some changes here and there. Maybe a couple new fixtures, or make some fixes the seller didn’t take care of. Obviously these costs can vary drastically, but as a rule of thumb, it’s a good idea to budget at least $1500 for miscellaneous work.

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ONGOING COSTS

Once the dust settles and you’re fully moved in, the heavy lifting is over! Here are the expenses you’ll have going forward:

Mortgage Payment

Your monthly payment includes a few ongoing costs:

• Property Taxes: ~1.1%–1.3% of the home’s value
• Homeowners Insurance (annual): ~$500 for condos, ~$2,000 for townhomes, ~$5,000+ for single-family homes
• HOA Dues (if applicable): Condos/townhomes: $400–$800/mo; SFH communities: $50–$150/mo
• Home Maintenance Reserves: Plan for ongoing upkeep and unexpected repairs

Don’t think of it as an expense, it’s an investment. You’re building equity, gaining tax benefits, and future appreciation!

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Now that we know what to expect, let’s put it all together.

Putting it All Together | Real Example: Buying a Westlake Village Home

Let’s take a look at a real world example. Since some of the costs are based on price and location, let’s assume:

• Purchase price is $1,200,000 (approx. median price of CV home)
• Single family home located in Westlake Village, Ventura County
• Buyer is putting down 20% and doing common inspections
• Buyer is moving locally (less than 50 miles)

Closing Costs

Grand Total Estimate To Buy

* Recurring closing costs (ongoing fees paid upfront) can add another 1.0-1.5% of the purchase price to your cash to close.

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Calculate Your Own Instant Estimate

Now it’s your turn to get your own personalized estimate – instantly!

💡TIP: Estimates only apply to Ventura & L.A. Counties (excludes L.A. city). Results believed to be accurate, but not guaranteed.