Buying or selling in Newbury Park

It is part of Thousand Oaks, mostly. Newbury Park has its own name and its own ZIP code, 91320, but no city hall. By my count from the county's parcel map, about 89% of the addressed parcels in that ZIP code are inside the City of Thousand Oaks.

The rest is county land in three pockets: Casa Conejo in the middle, the Ventu Park hills on the south side, and the small Kelley Estates islands along Kelly Road and Lynn Road. The City's General Plan calls Casa Conejo and Ventu Park county islands. There the county's zoning applies, not the City's.

For most addresses, then, the City of Thousand Oaks' rules are the ones that count: its oak tree protections, its height limits and its permits. Send me the address and I will check it before you write an offer: city or county, the zoning and the tax bill.

In the 90 days ending September 22, 2026, 110 houses, condos and townhomes sold in Newbury Park, and the median sale price was $1,050,000, according to Redfin. Half sold for more and half for less.

The spread is wide. A townhome, a 1960s house near Borchard Road and a newer home in Dos Vientos sell at very different prices, so the median is a starting point, not a price for any one home. Tell me the neighborhood and the kind of home you want and I will send you what has actually sold there.

In the 91320 ZIP code, about 75% of homes are detached houses, about 8% are attached single-family homes such as townhomes, and about 5% are mobile homes. The rest are in buildings with two or more units.

The median home was built in 1980. About 28% of homes date from the 1970s and about 20% from the 1960s, and about 21% were built in 2000 or later, most of those in Dos Vientos and Rancho Conejo.

With a home from the 1960s or 1970s, the inspection matters. Roofs, plumbing and electrical panels may be original, and it is better to know that before you remove your contingencies.

I found no Mello-Roos tax in Dos Vientos, or on homes anywhere else in Newbury Park. The City of Thousand Oaks lists only two Mello-Roos districts, both for shopping center parking, and the county's 2025-26 list of special charges shows no other in the city apart from voluntary energy-loan liens on individual properties.

Dos Vientos does carry two landscape assessments. The City's landscape zone there is $310.34 for a house on a public street and $253.66 on a private street for 2026-27. The park district's Dos Vientos district, formed in 1996 to maintain the parks and open space, was $345.88 for a house on the 2026-27 tax bills I checked, and it can rise with inflation by up to 5% a year.

Add the City's lighting charge ($20.92 for 2026-27 on two of the four bills I checked and $5.22 on the other two) and the park district's district-wide charge, which Dos Vientos pays at half rate ($23.36 for 2026-27), and a house on a public street pays about $700 a year in these assessments, on top of the regular property tax. Homeowners association dues are separate: Dos Vientos has two master associations, east and west, and many neighborhoods have their own as well.

Send me the address and I will check the tax bill before you write an offer.

Casa Conejo is a neighborhood in the middle of Newbury Park with 1,045 homes and 3,267 people in the 2020 Census. The City of Thousand Oaks surrounds it, but it is not part of the city. It is unincorporated Ventura County.

Nearly all the homes are detached houses built in the 1960s, on lots of about a fifth of an acre, and about 93% are owned by the people who live in them. County zoning is single-family residential, with an 8,000 square foot minimum lot on most parcels.

What changes for an owner: the county's zoning and general plan apply, not the City's, and a county Municipal Advisory Council for Casa Conejo meets at Walnut Elementary School. What does not change: the tax rate is the same 1.0487% for 2026-27, the school district is the same, water comes from California American Water, and the City's sewer map shows its mains running through the neighborhood.

One thing to check on any address there: about one lot in seven has its center in a FEMA flood zone, and about one in six is touched by it, mostly along Michael, Gerald, Jenny and Alice drives.

For 2026-27 it is 1.0487% of assessed value, in the city part and in Casa Conejo and the other county pockets alike. That is the base 1% plus voter-approved bonds for the Conejo Valley Unified School District and the community college district, and a small Metropolitan Water District levy.

On a home assessed at one million dollars that is $10,487 a year for 2026-27, before fixed charges. The fixed charges are where addresses differ. Some older tracts along Lynn, Reino, Kimber, Wendy and Borchard roads are in small City landscape zones that charge $624.28 for a house for 2026-27, others charge about $60, and the City says only about 40% of properties citywide pay a landscape charge at all.

The City's sewer charge also arrives on the property tax bill for most homes. After you buy, the assessed value can rise no more than 2% a year until the home sells again or you add new construction.

A little over half of it is. On the state's fire hazard maps, about 43% of the parcels in the 91320 ZIP code are in a Very High zone and about 12% are in a High zone. Dos Vientos is about 93% Very High, Rancho Conejo about 77%, and the county land in the Ventu Park hills about 92%. Casa Conejo is mostly outside the zones.

Two large fires have reached the edges. The Springs Fire started on May 2, 2013 beside the 101 at Camarillo Springs, burned 24,251 acres and destroyed 10 structures. It burned parts of Rancho Sierra Vista, and its mapped perimeter touches the edge of Dos Vientos. The Hill Fire started on November 8, 2018 and burned 4,381 acres. CAL FIRE's inspection records show two homes destroyed along Old Conejo Road: a mobile home in the Vallecito park and a house on its own lot nearby. A commercial building there was destroyed too.

If you sell a home in a High or Very High zone, a Ventura County Fire Department rule in effect since January 1, 2026 has you give the buyer documentation that the property meets defensible space rules. It applies in the city and on county land alike. If you are buying, get a homeowners insurance quote during your contingency period, before you are committed to the purchase.

Part of it is. The South Branch Arroyo Conejo runs through the middle of Newbury Park, and the City's General Plan calls the stretch south of the 101 between Old Conejo Road and Borchard Road the main area of the city potentially subject to flooding.

By my count about 370 addressed lots in the ZIP code, roughly 2.5%, have their center inside a FEMA special flood hazard area: about 235 in the city and about 135 in Casa Conejo. About 560 are touched by one. The streets with the most are Michael Drive, Hiram Avenue, Lupe Avenue, Gerald Drive, Deerwalk Place, Jenny Drive and Redfield Avenue. Dos Vientos and Rancho Conejo are almost entirely outside the flood zones.

Flood insurance is required for a home in a high-risk flood area when the mortgage comes from a government-backed lender. Outside those areas it is optional. Send me the address and I will check the flood zone before you write an offer.

Newbury Park sits at the top of the Conejo Grade, where the 101 drops to Camarillo. From the Wendy Drive interchange it is roughly 3 freeway miles to Camarillo Springs Road, the first Camarillo exit, about 4 to Pleasant Valley Road at the bottom of the grade, about 6 to Carmen Drive in Camarillo, about 14 to Oxnard and about 22 to Ventura. Going east, it is about 6 miles to the 23 and about 45 to downtown Los Angeles.

The grade is short and steep. By my reading of federal elevation data, the freeway crests at roughly 840 feet under a mile west of Wendy Drive and comes down to under 200 feet at Camarillo Springs Road, about two miles later.

There is no train station here. The nearest is in Camarillo, roughly 7 road miles from the Borchard Road interchange, on Metrolink's Ventura County Line, which runs to Los Angeles Union Station on weekdays. Thousand Oaks Transit runs two local bus routes through Newbury Park, and the City has a park-and-ride lot at Borchard Road and the 101.

All of Newbury Park, including Casa Conejo, is in the Conejo Valley Unified School District, which runs from transitional kindergarten through 12th grade. The district lists these schools at Newbury Park addresses: Banyan, Cypress, Maple and Walnut elementary schools (transitional kindergarten to 5th grade), EARThS Magnet School (kindergarten to 5th), Sycamore Canyon in Dos Vientos (transitional kindergarten to 8th) and Newbury Park High School (9th to 12th). Sequoia Middle School (6th to 8th) is on Borchard Road.

Which school serves an address depends on the district's attendance boundaries, so check it with the district's Find My Assigned School tool before you write an offer.

Most of Newbury Park gets its water from California American Water, not from the City: about 83% of the parcels in the ZIP code, by my count from the state's water system map, including Dos Vientos, Rancho Conejo and Casa Conejo. The City of Thousand Oaks water system serves a pocket south of the 101 on the east side, around Ventu Park Road and Susan Drive, and most of the Ventu Park hills. Both deliver imported water from the Calleguas Municipal Water District.

Sewer is the City's, treated at its Hill Canyon plant, and the City's sewer map shows mains in the streets of Casa Conejo too. The pipe from the house to the main belongs to the owner. On a hillside lot in the Ventu Park area, ask whether the home is on sewer or septic and where its water comes from: roughly a fifth of the county parcels there are outside any public water system on the state's map.

In the city part, trash and recycling pickup is by Athens Services, electricity is delivered by Southern California Edison with Clean Power Alliance as the default supplier unless you opt out, and gas comes from Southern California Gas.

On larger lots, with the right paperwork. Inside the city, the City's Farm Animal Permit form allows two horses on a lot of at least 20,000 square feet, and one more for each added half acre, after notice to the adjacent owners. On county land, Kelley Estates is zoned Rural Exclusive with a one-acre minimum, and the Ventu Park hills are zoned Rural Agricultural. In those zones the county's animal-keeping table allows horses on lots of 20,000 square feet or more. On a smaller lot of at least 10,000 square feet, up to two full-size horses are possible only with a county waiver.

Check the lot size, not just the zone. About three quarters of the county parcels in the Ventu Park and Kelley Estates pockets are under 20,000 square feet. Casa Conejo is zoned single-family residential, where the county allows pet animals only. Its pet list includes up to two miniature horses under 36 inches, but not full-size horses.

For a lot inside the city, ask City planning about the permit, and read the association's rules, which can be stricter. For riding, the park district's Rancho Potrero Community Equestrian Center on Lynn Road is operated for the public by the nonprofit Ride On, and the National Park Service allows horses on designated trails at Rancho Sierra Vista.

Five mobile home parks have Newbury Park addresses, with about 710 spaces in all. The City's map marks three as senior parks: Vallecito on Old Conejo Road with 303 spaces, and Ventu Park Villa and Ventu Estates on Ventu Park Road with 171 and 156. Conejo and Elms Plaza, on Newbury Road, are all-age parks with 49 and 34 spaces.

All five are inside the City of Thousand Oaks, so the City's Mobile Home Rent Stabilization Ordinance applies. It regulates the rent for the space a home sits on, with yearly increases tied to the Consumer Price Index.

In a park you own the home and rent the space, so read the park's lease and rules before you remove your contingencies.

A few projects. On October 5, 2026 the City's development map showed these under construction in Newbury Park: 18 single-family homes on Susan Drive, a 10-lot subdivision on Rivendell Circle, and a mixed-use project on Newbury Road with 218 apartments and a 120-room hotel. A second Susan Drive proposal, for 23 houses, was still pending.

The house sites are small infill parcels, and the City's map does not say who will sell the houses. At a new-home community the sales agent works for the builder. You can bring your own agent, but most builders expect that agent to be registered on your first visit, so call me before you tour.

Yes. For 2026 the conforming loan limit and the FHA loan limit for a single-family home in Ventura County are both $1,035,000. A loan above that amount is a jumbo loan, which has its own rules.

VA loans work differently. With your full entitlement, VA sets no loan limit: the amount depends on what your lender approves and what the home appraises for.

Naval Base Ventura County's Port Hueneme site is roughly 19 road miles from the Borchard Road interchange. I help veterans and active-duty buyers with VA purchases, and my Veterans page explains how.

No City report. Thousand Oaks ended its required report of building records at resale on June 2, 2023, and permit records are now free to look up on the City's TO/24 portal.

The fire rules matter more here. About 55% of the parcels in the ZIP code are in a High or Very High fire hazard zone. There the seller gives the buyer defensible space documentation from the Ventura County Fire Department and, for a home built before 2010, a home-hardening disclosure. The department recommends asking for the inspection at least two weeks before escrow closes. The same rule covers Casa Conejo and the other county pockets.

The transfer tax is $1.10 per $1,000 of the sale price, in the city or on county land. On a one million dollar sale that is $1,100.

It depends on price and condition more than on the neighborhood. Across Ventura County, my own 49 listings since 2022 sold in a median of 11 days on the market, at a median of 100% of the asking price.

Before you list, I walk the home, show you what has actually sold nearby, and tell you what is worth fixing and what is not.

I'm Jason Walters, and my office is in Camarillo, on Village Commons Boulevard. Camarillo is the next city west on the 101, at the bottom of the Conejo Grade. I have 22 years in real estate, the last 17 in Ventura County.

You work with me directly, from pricing strategy to closing day.