Selling a home in the Conejo Valley comes with real costs – some expected, some not so obvious.
The good news is that once you know what they are and what to plan for, you’ll have a clearer understanding of what you’ll net once you close escrow.
After over 25 years helping sellers in Westlake Village, Agoura Hills, Oak Park, Thousand Oaks, Newbury Park and beyond, I’ve experienced just about every scenario.
While we can’t predict the exact market, this post reflects the current cost structure and fee trends we expect throughout 2026.
This guide will help you understand how to prepare both your home and your finances before you sell your home.
Cost Overview
Let’s take a look at the typical cost associated with selling your home, then I’ll break them down in more detail.
Expenses to prep the house for sale
- Cleaning
- Basic repairs
- Minor improvements
- Staging (optional)
Expenses to close the sale
- Realtor Commissions
- Termite/dry rot repairs
- Buyer repair requests
- Escrow & Title Fees
Think of it in two phases: getting the home ready and getting the deal closed.
Quick Answer: How Much Does it Cost to Sell a Conejo Valley Home?
Most Conejo Valley home sellers spend 6%–8% of the sale price to sell their home.
This includes:
- 5%–6% total agent commission
- 1%–2% in closing costs
- Optional repairs / staging
These numbers are similar across Westlake Village, Thousand Oaks, Newbury Park, Oak Park, and Agoura Hills.
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Let’s break down what makes up those costs.
Jump to Sections:
- Prep Work Most Sellers Do
- Staging
- Realtor Commissions
- What Realtor Commissions Cover
- Termite/Dry Rot Repairs & Buyer’s Repair Requests
- Escrow/Title Fee
- Putting it All Together | Real Example: Selling a Westlake Village Home
- Calculator: Estimate Your Own Net Proceeds
- FAQs
Getting the House Ready for Sale
Prep Work That Most Sellers Do
Most homes, even the well maintained ones, need a little TLC to get show-ready for the market. The more move-in ready your home is, the more buyers you’ll attract.
- Most sellers do the basics: paint touchups, handyman fixes, quick landscaping refresh, and a deep cleaning.
Budget: $1,000 – $3,000 - If your home could use a little more, simple updates like new interior paint, modern fixtures/hardware, and replacing tired flooring is often a worthwhile investment. Minor, strategic improvements can reenergize a house without breaking the bank.
Budget: $3,000 – $15,000
💡TIP: In some cases, bigger projects can help, especially if you’re going for top dollar and the market is competitive. In general, large remodel jobs rarely pay off. Your home will often sell faster, but it’s unlikely you’ll recoup the remodel costs.
Once the home is prepped, the next step is making sure your home is ready to show. That’s where staging can help.
From house prep to reviewing offers, learn more about selling your home with The Conejo Valley Guy. Explore our selling services.
Staging | Showcasing Your Home
Have you ever visited a vacant home? If so, then you know it can be tough to visualize the layout – that’s where staging can really help. Even furnished homes can often benefit from strategic staging, especially if the existing decor is outdated or doesn’t quite fit the space.
According to the NAR, staging can lead to a 5-10% increase in sales price. I have no idea how accurate that is, but I do know that staging, while not cheap, is often worth the investment.
Types of Staging
- Full staging: The stager will suggest which rooms are most important to buyers and focus on those rooms – minimally the living areas, kitchen, and primary bedroom.
Budget: $4,000 – $8,000 for two months - Partial staging: Keeping some of the existing furniture, the stager might swap out some pieces and add some tasteful accents.
Budget: $2,000 – 3,000 for two months - Virtual staging: A digital alternative where furniture and décor are added to listing photos using software. Great for online photos. Not helpful for showings, but it makes a big difference online.
Budget: Around $200
💡TIP: Depending on the situation, your Realtor may pitch in on staging costs.
Once the home looks its best and hits the market, the next set of costs comes after you’re in escrow. These are the expenses tied to actually getting the deal closed.
Having your finger on the pulse of the market is a valuable tool, no matter when you decide to sell your home. Check out the latest Conejo Valley real estate market updates to see what the market is currently like.
Costs to Close the Sale
Realtor Commissions
For full service agents in the Conejo Valley (Westlake Village, Agoura Hills, Oak Park, Thousand Oaks, and Newbury Park), commissions are typically structured as a percentage of the purchase price. This covers everything from marketing, to negotiation and overseeing the escrow.
The seller is not required to offer to pay the buyer’s agent commission, but it is customary (and recommended). Offering buyer agent compensation upfront helps attract serious, qualified buyers and gives you a clearer picture of your net proceeds from the sale.
The total is commonly 5% – 6%, split equally between the two agents.
💡TIP: Real estate commissions are not set by law and are negotiable.
Looking for more home-selling tips and debunked myths? Here are a few more posts you might find helpful:
- New Rules for Agent Compensation
- 8 Tips for First-Time Home Sellers
- Stop Wasting Money When Getting Your Home Ready For Sale
- 7 Home Selling Myths Debunked
What Realtor Commissions Cover
A lot goes into selling a home effectively, and most of it happens long before an offer comes in. Every agent has their own unique marketing and services that are included at the agent’s expense. These are the most common:
Professional photos/video & drone photography
This is your home’s first impression and the best way to get buyers in the front door. Photography should be outsourced to someone who specializes in real estate to ensure your online presence is top notch.
Marketing
The agent’s role is to make your home easily discoverable to active buyers across multiple platforms. That should include (at minimum):
- Dedicated property website (youraddress.com)
- Real estate portals (Zillow, Redfin, etc)
- Social Media
- Print/offline marketing – fliers, postcards and other media.
- Plus a strategic open house timed as part of the rollout strategy.
Pricing and Rollout Strategy
A carefully thought out pricing strategy is key to a successful sale. And that strategy should align with both the seller’s goals and the current state of the market. Couple that with a rollout plan to maximize exposure and generate excitement.
Negotiation
Anyone who’s ever negotiated for themselves knows how challenging that can be. Strong negotiation skills on your behalf is a primary attribute of a good agent.
Transaction Management
Escrow paperwork is complex and extensive. A transaction generates hundreds of pages of disclosures and reports requiring review and signature. Most agents have a dedicated transaction coordinator to help ensure everything is done properly to protect you from liability.
💡TIP: Unless otherwise agreed, your agent will cover these costs upfront and at their own risk. Commission is only earned upon a successful close of escrow.
Now let’s talk about the costs that come after inspections – this is where surprises typically show up.
Looking for more advice on selling your home? We’ve written about it extensively. Here are a few more posts to check out next:
- 4 Common Mistakes that Keep You From Getting an Offer on Your House
- How Sellers Screw Up Multiple Offers and How to Avoid It
- How Does a Contingency on Selling My Current Home Affect My Ability to Purchase Another One?
Termite/Dry Rot Repairs & Buyer’s Repair Requests
Homes in L.A. & Ventura Counties are sold “as is” meaning sellers are not required to make any repairs with 3 exceptions: strap the water heater for earthquake safety, install smoke detectors, and install carbon monoxide detectors. That’s it. Everything else is negotiable.
As a rule of thumb, repair requests for broken and safety items are considered “reasonable requests” and should be considered to keep the deal together.
Buyer’s Repair Request
- Assuming no major surprises like a deteriorated roof or major system failures, most repair requests fall between $2,500 – $7,500.
Termite/Dry Rot Repairs
- Not required by law, but definitely customary for sellers to cover. Most homes fall in the $1,500 – $5,000 range, with outliers on both ends.
💡TIP: Even though the buyer orders the termite inspection, I always recommend that sellers get one before listing. Knowing the repair costs eliminates big surprises during escrow and allows you to price the repairs into your negotiations before you’re in escrow.
With inspections behind you, the final set of costs shows up right before closing day: escrow and title fees.
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 the sale of your home. The escrow fee is based on the price of the home.
Budget $2,500 – $3,500 - Title Insurance: 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 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 required disclosure reports to messenger fees and transfer taxes. The chart below will outline the most common.
Budget $2,500 – $3,500
💡TIP: Because the Conejo Valley crosses L.A. County and Ventura County, some fees may differ depending on your address.
Now that we know what to expect, let’s put it all together
Wondering what your home is worth in today’s market? Request a full home assessment to find your home’s value and start the selling process.
Putting it All Together | Real Example: Selling a Westlake Village Home
Let’s take a look at a real world example. Since some of the costs are based on price, condition, and county, let’s assume:
- Sales price is $1,300,000
- Located in Westlake Village, Ventura county
- Home is vacant and in need of minor updates & repairs
- Neighborhood has an HOA
- Middle of the price range assumed for variable costs
- Commission reflects my rate at Remax One
- Escrow fees are from Landmark Escrow
| PREPPING FOR SALE | Total |
|---|---|
| Minor repairs, touch ups and cleaning ($1,000-$3,000) | $2,000 |
| Minor updates like painting and flooring ($3,000-$15,000) | $6,000 |
| Staging – Full ($4,000-$8,000) Partial ($2,000-$3,000) | $6,000 |
| Total Estimated Prep Expenses | $14,000 |
| REALTOR COMMISSIONS | Total |
|---|---|
| Listing Agent Commission at 2.5% | $32,500 |
| Buying Agent Commission at 2.5% | $32,500 |
| Total Commissions | $65,000 |
| TERMITE/DRY ROT REPAIRS & BUYER REQUESTS | Total |
|---|---|
| Buyer’s Repair Request ($2,500-$7,500) | $5,000 |
| Termite/Dry Rot Repairs ($1,500-$5,000) | $3,500 |
| Total Estimated Repairs | $8,500 |
| ESCROW/TITLE FEES | Total |
|---|---|
| Escrow Fee* | $3,100 |
| Title Insurance Policy* | $3,405 |
| County Transfer Fee* | $1,431 |
| Home Warranty | $700 |
| Brokerage Processing Fee | $495 |
| HOA Docs & Transfer Fee (if applicable) | $350 |
| Natural Hazard Report | $100 |
| Drawing Grant Deed | $100 |
| Sub Escrow Fee | $90 |
| Messenger Fee | $45 |
| *Fee is based on sales price of home | |
| Total Estimated Escrow/Title Fees | $9,816 |
Grand Total Estimate To Sell
| GRAND TOTAL | Total |
|---|---|
| Prepping for Sale | $14,000 |
| Realtor Commission | $65,000 |
| Termite/Dry Rot Repairs & Repair Requests | $8,500 |
| Escrow/Title Fees | $9,816 |
| Total Estimated Costs to Sell (Total is 7.5% of the sales price) | $97,316 |
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Frequently Asked Questions
If you’re thinking about selling your Conejo Valley home in 2026, it’s best to start the process early. I’m here to help! Get in touch today by filling out the form on this page, calling me at 818-384-9929, or emailing me directly at Michael@ConejoValleyGuy.com.
