Buying or selling in Oak Park

In the 90 days ending September 22, 2026, 36 houses, condos and townhomes sold in Oak Park, and the median sale price was $1,039,750, according to Redfin. Half sold for more and half for less.

The spread is wide. A condominium, a townhome and a house on a third of an acre 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.

No. Oak Park is an unincorporated community governed by the County of Ventura. It has no mayor and no city council. It is in the county's Supervisorial District 2, and an elected Municipal Advisory Council advises the supervisor. The council meets at Oak Park High School on the last Thursday of most months.

Services come from several agencies. The Ventura County Sheriff's Thousand Oaks station polices Oak Park, the California Highway Patrol handles traffic, and the Ventura County Fire Department has Station 36 on Deerhill Road. The Rancho Simi Recreation and Park District runs the parks, the county library has a branch on Kanan Road, and county Public Works maintains the streets.

A county service area, CSA 4, pays for street lights, landscaping along county roads, crossing guards and street sweeping. The mailing address was Agoura until 1991, and Oak Park has had its own ZIP code, 91377, since January 1, 1999.

About 65% of Oak Park's homes are detached houses, about 15% are attached single-family homes such as townhomes, and about 20% are in buildings of two or more units. There are almost no mobile homes.

The median home was built in 1985. About 38% of homes date from the 1980s, about 26% from the 1970s and about 24% from the 1990s. Only about 5% were built in the 1960s, and about 5% in 2000 or later.

The county's area plan says Oak Park was built out in 2002, with no further development possible, so what comes on the market here is resale.

It is 1.158% of assessed value for 2026-27, the same in all ten of Oak Park's tax rate areas. That is the basic 1% plus the community college bond at 0.0134%, the Metropolitan Water District at 0.0085%, and three Oak Park Unified school bond levies that add up to about 0.136%.

On a home assessed at one million dollars that is $11,580 a year before fixed charges. The same home across Lindero Canyon Road, in the Conejo Valley Unified part of Thousand Oaks, would be taxed at 1.0487%, about $1,090 a year less.

Assessed value normally starts at your purchase price and can rise no more than 2% a year after that.

I found no Mello-Roos district in Oak Park. I checked the county's list of every direct assessment on 2025-26 tax bills, and none of the community facilities districts on it is here.

The bill does carry fixed charges. The large one is the Triunfo sewer fee, about $1,515 for 2026-27. County Service Area 4, which covers street lights and landscaping, was $17.28 on each of the six 2026-27 Oak Park tax bills I checked. The Rancho Simi Recreation and Park District's Oak Park assessment was $46.50 on the house bills and $32.08 on the condominium bills. Mosquito control, flood control, stormwater and two water district standby charges added about $25 to $32 more. All the fixed charges together came to about $1,590 to $1,610 a bill.

Homeowners association dues are separate from the tax bill, so ask for them with the listing.

One agency does both: the Triunfo Water & Sanitation District. It was organized in 1963 as the sewer district for this part of the county, and it has sold the water in Oak Park since 1993, when it bought the developer's water company. Triunfo says the area relies solely on imported water.

From July 1, 2026, the water rates are a monthly service charge of $42.66 for a 3/4-inch meter, plus $9.68 per unit for the first seven units a month and $10.70 per unit above that. A unit is 748 gallons.

The sewer fee does not come on the water bill. It is collected on the property tax bill: $126.23 a month for a single-family home for 2026-27, about $1,515 for the year, with an increase scheduled each July through 2029. Triunfo treats wastewater at a plant it shares with the Las Virgenes Municipal Water District under a partnership that dates from 1964.

Trash pickup is by a county-franchised hauler. The county's service map lists Athens Services for Oak Park, and The Acorn reported in August 2023 that the county had awarded Athens the contract from January 1, 2024. Electricity is delivered by Southern California Edison, with Clean Power Alliance as the default power supplier unless you opt out.

The Oak Park Unified School District, which runs transitional kindergarten through 12th grade and was formed in 1977. It has three elementary schools, Brookside, Oak Hills and Red Oak, plus Medea Creek Middle School and Oak Park High School. Its two alternative schools are Oak View High School and Oak Park Independent School.

Elementary school placement goes by a street list, so check the address with the district. The district line also matters for taxes: North Ranch, just to the west, is in the Conejo Valley Unified School District and has a lower tax rate.

Yes, nearly all of it. On the 2025 fire hazard map about 88% of Oak Park's home lots are in the Very High zone, about 6% are in the High zone and about 6% are in the Moderate zone. The High and Moderate lots are mostly in the oldest tract at the south end and near Medea Creek. The open space around the community is in the state's Very High zone.

The Woolsey Fire started on November 8, 2018 and burned 96,949 acres in Ventura and Los Angeles counties, destroying 1,643 structures. CAL FIRE's perimeter for the fire covers a little over half of the land inside Oak Park's Census boundary, nearly all of it open space. CAL FIRE's damage inspection records show about 21 homes destroyed in Oak Park and about 34 more damaged.

Since January 1, 2026, a Ventura County Fire Department ordinance requires the seller of a home in a High or Very High zone to give the buyer documentation that the property meets defensible space rules. It applies in all unincorporated areas, so it covers almost every sale here.

Get a homeowners insurance quote during your contingency period, before you are committed to the purchase.

Only a small part. About 2% of the land inside Oak Park's Census boundary is in a FEMA special flood hazard area, almost all of it a strip along Medea Creek. About 100 home lots are in it, most of them condominiums on Foxwood Drive, with others on Indian Oak Lane, Oak Bank Trail, Oak Hills Drive and Park View Drive.

FEMA says homes in high-risk flood areas with mortgages from government-backed lenders are required to have flood insurance. Send me the address and I will check it before you write an offer, including the flood zone.

Oak Park is outside both of the zones where the county runs its Temporary Rental Unit permit program, which are the coast and the Ojai Valley. The permit rules and the limits that go with them are written for those zones.

Two county requirements apply across the unincorporated area. The county says anyone operating a short-term rental that is not the owner's primary residence must register for and pay the transient occupancy tax, and anyone providing transient lodging must keep a county business tax certificate.

Outside those two zones the county's zoning ordinance lists short-term rentals and homeshares as exempt uses in the R1 and RPD zones, the two zones that cover Oak Park's home lots. Exempt means no county planning permit is required, though the rest of the zoning ordinance still applies. Confirm the specific lot with the county Planning Division before you count on rental income, and read the association's rules: state law lets an association prohibit rentals of 30 days or less.

The County of Ventura, through the Building and Safety Division of its Resource Management Agency. There is no city hall to go to. The county's 2025 building code applies to permit applications filed on or after January 1, 2026.

Zoning is the county's Non-Coastal Zoning Ordinance, together with the Oak Park Area Plan and the development plans the county approved for each part of the community. About 81% of home lots are in the Residential Planned Development zone and the rest are zoned R1, single-family.

If you plan to add on, check two things before you buy: the county's rules for that lot and the association's own architectural rules.

The county's area plan says no further development is possible in Oak Park and calls the open spaces within and around it forever dedicated parklands. The plan's policy is that open space inside the community be dedicated to a public agency or an association, with deed restrictions or easements to keep it open.

About 45% of the land inside Oak Park's Census boundary is designated public open space in that plan, and the county's SOAR map covers about 62% of it. SOAR, the county's open-space initiative, adds a second lock: land designated Open Space on the county's general plan maps cannot be changed to another use before December 31, 2050 without a vote of the people, except through the limited procedures the measure itself sets out.

National Park Service land at Cheeseboro and Palo Comado canyons borders Oak Park, and it is open to hikers, mountain bikers and horseback riders. The main trailhead is on Chesebro Road, with an Agoura address.

By Kanan Road. There is no freeway and no train station in Oak Park. From Oak Park High School it is about 3 road miles down Kanan Road to the 101 freeway in Agoura Hills. Lindero Canyon Road, on the west side, is the other way to the 101.

From the high school it is about 37 road miles to downtown Los Angeles, about 9 to Thousand Oaks City Hall, about 21 to Camarillo and about 64 to Santa Barbara. Kanan Road continues south of the freeway toward Malibu, about 15 road miles from the high school to Pacific Coast Highway.

The nearest station on Metrolink's Ventura County Line is Moorpark, about 14 road miles away. Simi Valley's station is about 19. The Kanan Shuttle, a free bus run by the county with the City of Agoura Hills and the school district, serves Oak Park High School, Medea Creek Middle School and the neighborhoods along Kanan Road.

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

I help veterans and active-duty buyers with VA purchases, and my Veterans page explains how.

The fire paperwork is the one that catches sellers here, because almost every home is in a High or Very High fire hazard zone. The seller must give the buyer documentation that the property meets defensible space rules. The Ventura County Fire Department's inspection is free and typically takes 7 to 10 days, and the department recommends requesting it at least two weeks before escrow closes. Corrections are due within 30 days or before closing, whichever comes first, unless the buyer agrees in writing to finish within 60 days after closing.

For a home built before 2010 in those zones, state law also requires a home-hardening disclosure. Most Oak Park homes were built before 2010.

The transfer tax is the county's $1.10 per $1,000 of price. Oak Park has no city, so there is no city transfer tax on top of it.

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.

It depends on price and condition more than on the community. 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.

Here it pays to request the fire department's defensible space inspection as soon as you decide to sell, so it is done before a buyer asks for it.

I'm Jason Walters, and my office is in Camarillo, on Village Commons Boulevard. I have 22 years in real estate, the last 17 in Ventura County.

I work across Ventura County, and Oak Park is in its southeast corner. I work on both sides of the county line, so the line does not limit which homes I can show you. You work with me directly, from pricing strategy to closing day.