Here’s the thing nobody tells you about choosing between the five Conejo Valley towns

There’s no “best” town. The best town depends on your priorities.

I’ve had clients fall in love with Westlake Village only to realize Oak Park makes more sense for their family. I’ve had others dead-set on Thousand Oaks end up in Agoura Hills.

So how do you actually figure it out?

I’ve been walking buyers through this exact comparison for over two decades, and the patterns repeat.

If you’re comparing Westlake Village, Oak Park, Agoura Hills, Thousand Oaks, and Newbury Park, the differences usually come down to four things: lifestyle, schools, space, and budget. Each town emphasizes those differently. That’s what I’ll break down below.

A Lesson I Learned the Hard Way

Years ago, I bought a house just outside the Conejo Valley in Moorpark because the opportunity was too good to pass up. Nice area, good value, and on paper it made total sense.

Within a year, I regretted it.

That’s when I realized I’m more of an area guy than a house guy. Being in the Conejo Valley – close to the places I actually spent time – mattered more to me than getting a slightly bigger house somewhere else.

So I moved back.

Here’s what I’ve learned from that experience and from working with hundreds of buyers since: most people lean one direction or the other. Some care most about being in the right town – walkability, schools, the lifestyle, feeling connected to the community. Others care most about maximizing the house – newer construction, bigger square footage, more upgrades for the money.

Neither is wrong. But different towns reward different priorities.

Westlake Village rewards location. Thousand Oaks and Newbury Park reward space and value. Oak Park and Agoura Hills land somewhere in between.

If you don’t figure out which matters more to you early on, you can end up buying the “right” house in the wrong place. And trust me, that’s a lot more expensive to fix than just getting it right the first time.

Start With What Matters Most

At this early stage, think in broad terms about what you’d like and what your non-negotiables are. What type of lifestyle do you prefer? Are you someone who wants to walk to coffee in the morning? Do you like being in the center of it all, or are you more of a homebody?

Before you dive into neighborhoods or start touring homes, get honest about what you actually care about.

If you want to walk to coffee shops and restaurants, Westlake Village (especially the south side by the lake) is really your only option. It’s the most “happening” part of the valley.

If you want space – like, actual yard space, look at Agoura Hills or Thousand Oaks. Old Agoura is popular for this reason and even allows horses. The further north you go toward Thousand Oaks and Newbury Park, the more yard you get for your money.

If you want to be in the center of everything, Westlake Village, Agoura Hills, and Oak Park put you close to the best shopping, dining, and amenities in the Conejo Valley.

If you prefer a quieter, more residential feel, North Ranch in Westlake Village and the newer communities in Newbury Park (like Dos Vientos) offer a more suburban, family-oriented atmosphere with less through-traffic and more open space.

This is what we’ll talk through in our First Meeting. We’ll discuss your priorities and start to get a sense of which towns might be worth exploring. That helps me prepare for our Area Tour. It helps you focus your search without feeling like you need to look at everything.

Then Face the Budget Reality

Here’s where it gets interesting.

Let’s say you have $1.3 million to spend.

In Westlake Village, that likely gets you a 3-bedroom townhome or an older single-family home that probably needs updating. Check out: Westlake Hills & Stoneybrook Townhomes

That same $1.3 million in Oak Park? A 3-4 bedroom single-family home, probably move-in ready, but with a smaller yard. Check out: Montego Homes & Hillcrest Pointe

In Agoura Hills, you’re looking at a 4-bedroom, 3-bath home with a bigger yard -maybe even pool-sized. Check out: Hillrise Homes & Reyes Adobe Homes

In Thousand Oaks, you could get 4-5 bedrooms, a larger lot, maybe even RV access or room for horses depending on the area. Check out: Symphony Homes & Sunset Hills

And in Newbury Park, you’re getting 4-5 bedrooms, 2,800+ square feet, often in newer communities like Dos Vientos or Rancho Conejo.

Same budget. Completely different outcomes.

Your dollar will stretch very differently depending on where you focus. And that’s not a bad thing—it just means you need to be clear on what matters most.

When we have our Area Tour , I’ll show you real examples of what your budget gets you in each town. Not hypotheticals – actual homes that have sold recently in your price range. That way you’re making decisions based on reality, not guesses.

Feeling the Trade-Offs Yet?

This is usually where buyers realize the choice isn’t as simple as price alone.

If you ever want help narrowing it down before touring homes, that’s a conversation I’m happy to have. → Let’s Narrow It to 1–2 Towns

Every Town Has Trade-Offs

There’s no perfect choice. You’re going to give something up no matter where you land.

Westlake Village is the most expensive town in the Conejo Valley, and the older homes (especially by the lake) often need updates. Systems like HVAC, plumbing, and electrical can be dated, which means potential hidden costs down the road.

Agoura Hills is closer to downtown, but can be 5-10 degrees warmer than the rest of the valley in summer. And you’ll often end up in Westlake Village for a night out.

Thousand Oaks is a bit further from Westlake’s town centers, and honestly, some neighborhoods are great while others feel a little worn down. You’ll want guidance on where to look.

Oak Park commands a premium because of the schools and the houses can look a little cookie cutter. And while it’s close to everything, it doesn’t have the same walkable town center vibe as Westlake Village.

Newbury Park is the most remote. The older neighborhoods can feel dated, though the newer communities like Dos Vientos are excellent.

Deciding on a town doesn’t mean you’re missing out on the others. All five towns are small, border each other, and share the same shopping centers, restaurants, and everyday conveniences.

We like to say, “When you live in one, you get all five.”

You can wake up in Agoura Hills, hike in Thousand Oaks, grab coffee by the lake in Westlake Village, and still be home in 10 minutes. What does change is what you come home to. The neighborhood. The schools. The lot size. The overall feel.

That’s where I come in. I help you understand the nuances of each town and how they affect your day-to-day life – not just on paper, but in real life. My role is to help you see the full picture so you can make the decision that fits your family best.

If You Have Kids, Schools Change Everything

Even if your kids are still in diapers, you need to think about schools now. Why? Because resale value is tied to school districts.

If you have school-age kids (or plan to), Oak Park, Agoura Hills, or the Westlake Village side that feeds into top-rated schools are your safest bets. Lang Ranch in Thousand Oaks is also an excellent option, with the added bonus of your dollar going further.
If you don’t have kids and don’t plan to, you’ve got more flexibility. You can focus on lifestyle and value without the school district premium.

School boundaries can get confusing fast. I’ll help you sort through what applies to your situation.

👉 Learn more: Conejo Valley School Districts Explained

Conejo Valley Towns – At a Glance

Town	Best For	What You Give Up	Price Level	Overall Feel
Westlake Village	Walkability & lifestyle	Higher price, older homes	Premium	Upscale, central
Oak Park	Top schools (OPUSD)	Smaller yards, premium pricing	Upper-mid	Quiet, family-focused
Agoura Hills	Space + strong schools	Warmer summers	Upper-mid	Laid-back, outdoorsy
Thousand Oaks	House for the money	Less walkable, varies by area	Mid-range	Large & varied
Newbury Park	Value & newer homes	Furthest from action	Most affordable	Suburbia, planned

Download: A Closer Look at the Five Towns

If this post is helping, but you’re still comparing towns, I put together a free Conejo Valley Overview Guide that breaks down:

Lifestyle differences
School districts
Housing types
Price expectations
Who each town tends to fit best

It’s the same framework I use with buyers, just organized in one place.

👉 Download the Conejo Valley Overview Guide

So Which Town Should You Actually Choose?

At this stage of your search, you really shouldn’t choose, but you should start thinking about it. My advice is always to cast a wide net in the early stages, and you’ll naturally start to hone in on certain areas as you explore. With my guidance, we’ll narrow down to the right neighborhoods and find your home.

Westlake Village if you value walkability and being in the center of things, and you’re comfortable with premium pricing. (Read: Most Walkable Neighborhoods in Westlake Village)
Oak Park if schools are your #1 priority and you’re willing to pay for OPUSD.
Agoura Hills if you want a similar vibe to Westlake Village but with more space and a slightly lower price tag.
Thousand Oaks if you want more house for your money and don’t mind being a bit further from Westlake’s restaurants and shopping.
Newbury Park if you want the best value, bigger yards, and newer construction, and you’re fine with being the most removed from the action.

So What’s the Next Step?

At this stage, you could use some guidance and clarity.

In one short call, we’ll talk through your priorities, eliminate what doesn’t fit, and narrow it down to one or two towns that truly make sense. Once that’s clear, everything else gets easier.

If you’d like help thinking it through, I’m happy to do that.

👉 Let’s schedule a call