Market Update | April 2026

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

Quick Take: This market is a bit flipped from what you might expect. Some lower-priced homes are struggling to sell, while certain higher-end homes are getting multiple offers. It really comes down to the type of home and how buyers are reacting to the monthly payment.

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

My View From Inside

Not All Homes Are Moving the Same Right Now.

Trying to make sense of the market right now is a bit of a mixed bag. Some homes are sitting, and waiting for buyers to give them attention, and others are selling in one weekend with multiple offers.

That’s not unusual. We’ve seen that before.

What’s different right now is that it’s flipped from what you might think: Condos and townhomes are often harder to sell than a high priced luxury home.

That’s probably not what you were expecting.

Here’s what I’m seeing on the ground:

Condos and Townhomes: Slower than Usual

This is where things have softened the most. Condos and townhomes, especially ones with higher HOA dues, are taking longer to sell, or not selling at all.

A big reason is the monthly payment.

HOAs have jumped significantly over the past few years, mainly due to rising insurance costs. In some cases, buyers are also having to get supplemental insurance on top of the high HOA fee.

When you combine higher HOA dues with today’s interest rates, the total monthly cost is just too much for a lot of buyers.

I saw this firsthand on a listing last year. The HOA had more than doubled, and the monthly payment at the asking price was simply too high for the target buyer. Buyer feedback was clear, and the home didn’t sell.

This seller wasn’t alone. Expired listings are up almost 150% in townhome/condo communities compared to last year.

Single Family Homes (Up to ~$1.5M): Still the Sweet Spot

This is still the most active part of the market.

Updated and well-priced single family homes are still selling fairly quickly, especially in popular neighborhoods in Westlake Village, Oak Park, and Thousand Oaks.

A couple weeks ago, I listed a home in Westlake Village that was both priced well and showed beautifully. The open houses were packed and the home sold over asking price after the first weekend.

Not every home is getting multiple offers like before, but the good ones are still getting strong activity, often right away.

Condition matters. Pricing matters. Demand is still there.

Higher-End Homes: Moving Better Than You Might Expect

This one surprises people.

In many cases, the higher-end market has been moving better than expected.

Buyers in this range are less sensitive to rates, and when the right home comes up, they’re willing to act.

In the last month, I’ve written offers on homes in the 2M-3M range and ended up having to compete with other buyers. That’s not something most buyers would anticipate.

It’s not a frenzy, but it’s steady.

Bottom Line…

For Buyers: The Conejo Valley market isn’t one market right now. It’s a few different ones happening at the same time. Spring has arrived which brings out the most buyers and sellers. Understanding which market you’re in will help you properly strategize and find the right home.

For Sellers: If you’re thinking about selling, the key is knowing which market your home is in. Buyers are more sensitive to the total monthly cost than ever, and not all homes are getting the same response. The ones that are priced and positioned correctly from the start are still moving. The ones that aren’t are sitting, and that’s much harder to fix later.

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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