A large wooden entrance sign over a road reads “Santa Monica Mountains National Recreation Area, Rancho Sierra Vista–Satwiwa,” set amid green hills near Newbury Park and distant mountains under a clear blue sky.

Living In Newbury Park, CA

A local look at neighborhoods, schools, & the Newbury Park lifestyle.
A suburban neighborhood in Newbury Park with houses and tree-lined streets is nestled at the base of rolling green hills under a clear blue sky, offering peaceful living with mountains visible in the background.
A large stone and wood entrance arch reads Santa Monica Mountains National Recreation Area - Rancho Sierra Vista - Satwiwa over a road with green hills and mountains in the background, inviting visitors to discover fun things to do under a partly cloudy sky.
A large, sprawling tree stands alone on a sunlit grassy hill in Newbury Park, with rugged mountains and a clear blue sky—a perfect setting for tranquil living and a relaxed lifestyle.
A suburban neighborhood in Newbury Park with rows of houses, tree-lined streets, and a wide, empty road alongside. Enjoy peaceful living with mountains and a clear blue sky in the background.
Brown sign reading “Pentachaeta Trail in Triunfo Creek Park” with information about Santa Monica Mountains Conservancy. The dry trail winds through hills, resembling the terrain of the nearby Southshore Hills, with sparse vegetation under a clear sky.
A brick and stone entrance sign with greenery and palm trees welcomes you to Newbury Park, Park Estate Community in green letters. A decorative lamp stands nearby beneath the blue sky and clouds.

THE CONEJO VALLEY’S BEST KEPT SECRET. MORE SPACE. MORE NATURE. MORE AFFORDABLE.

The laid-back Conejo Valley lifestyle is on full display in Newbury Park. Scenic vistas, hiking trails that stretch all the way to the ocean, and a setting that keeps things noticeably cooler than the rest of the valley.

And once buyers see all the Newbury Park has to offer, the decision usually gets a lot easier.

WHO SHOULD CONSIDER NEWBURY PARK

Newbury Park doesn’t always get the credit it deserves. It’s quieter, a little more spread out, and not as polished as some of the other towns, and for the right buyer, that’s the appeal.

It’s usually a good fit if:

  • You want more house for your money than anywhere else in the Conejo Valley
  • A quieter, more spread-out setting appeals to you
  • You’re an outdoor person who enjoys hiking, biking, and open space are part of how you live
  • You’re relocating for work, especially with Amgen, and want to stay close without stretching your budget
  • You’re a first-time buyer or move-up buyer who wants to stretch your budget as far as it can go
→ It may not be the right fit if walkability and being close to dining and retail matter to how you live, or if you want a consistently polished neighborhood feel throughout.

NEWBURY PARK | AT A GLANCE

  • COUNTY: Ventura
  • POPULATION: ~45,000
  • SCHOOL DISTRICT: Conejo Valley Unified (CVUSD)
  • HOUSING ERA: 1960s through early 2000s
  • PRIMARY PROPERTY TYPES: Single-Family Homes (~$700k-$1.5M), Townhomes & Condos (~$500k-$900k)
  • LIFESTYLE: Quiet, family-focused, outdoor living, suburban
  • BORDERS: Thousand Oaks, Camarillo

Newbury Park is a mix of the old and the new. change: It’s a collection of neighborhoods, and where you land makes a big difference.

WHAT IT’S LIKE TO LIVE IN NEWBURY PARK

A large, leafless tree with twisting branches stands on a grassy hillside in Newbury Park under a clear blue sky, sunlight casting living shadows across the lush green field.

Newbury Park is probably the most misunderstood town in the Conejo Valley. Many buyers start their search elsewhere, then end up here once they realize how much more space they can get for the same budget.

It’s the most affordable part of the Conejo Valley, which is one of the reasons people end up loving it. You get more house, more yard, and more space than you’d find anywhere else at the same price point.

The setting is different here too. Newbury Park sits up against the Santa Monica Mountains and looks out to open hills in most directions. If you hike, bike, or just want to feel like you’re not completely surrounded by suburbs, this is where that lifestyle exists in the Conejo Valley.

It’s more spread out than some of the other towns, and there’s no real walkable town center. The neighborhoods do vary, and that’s worth knowing. Some streets have real pride of ownership. Others have fallen behind. It’s one of the reasons local knowledge matters here more than in most parts of the Conejo Valley.

The main exception to the “affordable and understated” character of Newbury Park is Dos Vientos, which is its own region entirely. More on that below…

Newbury Park comes with breathing room. More space, trails, and more house for your money than anywhere else in the Conejo Valley.

WHERE NEWBURY PARK IS LOCATED

Newbury Park sits at the western end of the Conejo Valley, bordered by Thousand Oaks & Camarillo. It marks the end of  the Conejo Valley when heading north towards Ventura.

THE 5 TOWNS THAT MAKE UP THE CONEJO VALLEY:

 

From Newbury Park you’re about 60-90 minutes to Los Angeles (traffic dependent), roughly 30 minutes to Malibu via Kanan Road, and about 25 minutes to the San Fernando Valley. And if you’re an Amgen employee, you’re only minutes away from the campus.

A collage of three images: suburban living in a two-story house with a manicured lawn; a curved sidewalk passing townhouses and trees; the gated Lynnmere community entrance in Thousand Oaks.

PROPERTY TYPES IN NEWBURY PARK

Single Family Homes | $700k-$1.5M

The widest price range of any town in the valley. Older 1960s homes on good-sized lots in the established neighborhoods, up through newer construction in Dos Vientos. This is where buyers often realize they can step up in size compared to Thousand Oaks or Westlake at the same price. The price per square foot is the best in the Conejo Valley.

Browse Newbury Park single-family neighborhoods

Townhomes & Condos | $500k-$900k

The most affordable entry point in the Conejo Valley. For a lot of first-time buyers, this is the most realistic entry point into the Conejo Valley with access to CVUSD schools without stretching to Thousand Oaks or Westlake Village prices.

See Newbury Park townhome & condo communities

WHAT YOU'LL NOTICE TOURING HOMES IN NEWBURY PARK

  • THE OLDER NEIGHBORHOODS VARY A LOT
    Some of the established 1960s and 70s neighborhoods are genuinely great with good lots, mature landscaping, mountain views, and real pride of ownership. Others have fallen behind. Two streets can feel very different from each other. This is the part of Newbury Park where local knowledge matters most, and where having a local who knows the area pays off.
  • YOU GET MORE FOR YOUR MONEY
    Lot sizes are generally larger here than anywhere else in the valley, and price per square foot is consistently lower. If you’re debating between a smaller updated home in Thousand Oaks and a larger home in Newbury Park at a similar price, you’ll almost always get more space in Newbury Park at the same price.
  • DOS VIENTOS FEELS LIKE A DIFFERENT TOWN
    Tour the older parts of Newbury Park and then go look at Dos Vientos. It’s a noticeable difference. Newer construction, planned community feel, great schools, views. It commands a premium over the rest of Newbury Park, and for a lot of buyers it’s worth it. That same Dos Vientos house would cost considerably more if it was located in one of our other towns.
  • SCHOOL BOUNDRIES AFFECT HOME PRICES 
    Newbury Park feeds into Conejo Valley Unified, Most schools rank very good to excellent, but with 17 elementary schools you can imagine that scores range depending on the neighborhood. If schools are a priority, knowing which neighborhood feeds where matters before you start making offers.
  • THE OUTDOOR ACCESS IS UNMATCHED
    Trailheads are essentially in the backyard for much of Newbury Park. The Santa Monica Mountains National Recreation Area is right there. If hiking and open space matter to how you live, this factors into quality of life in ways that don’t show up in listing photos.
  • IT’S NOTICEABLY COOLER
    The further north you travel, the cooler it gets. On a hot summer day, the temperature difference between Newbury Park and Agoura Hills can reach 15-20 degrees.

These little details don’t always show up in listing descriptions, but they’re part of what shapes the everyday feel of living here.

NEIGHBORHOOD HIGHLIGHTS

Newbury Park is smaller than Thousand Oaks, but the neighborhoods vary more than you might expect. It’s a mix of the old, the new, and everything in between.

Here are the areas that tend to come up most when we’re looking:

Dos Vientos | $700k-$2.5M

Dos Vientos is the newest and most sought-after part of Newbury Park. It’s not one neighborhood. It’s a collection of more than 25 communities, ranging from townhomes ($700k-$850k) to larger single-family homes and gated estates ($1M+). Most homes were built from the late 1990s through the mid-2000s.

It has its own community center, parks, and trails, plus rolling hills, open space, mountain views backing the Santa Monica Mountains. To some, the seclusion is the appeal, to others, it can feel a little removed. 

Dos Vientos is also the primary landing spot for Amgen employees relocating to the area. The campus is close, the neighborhood has that planned community feel that relocating buyers tend to gravitate toward, and the schools are part of the well-regarded CVUSD district.

If I’m working with a relocating buyer, there’s a good chance we’re touring Dos Vientos at some point. It checks a lot of boxes right away.

Living in Dos Vientos

A single-story Newbury Park house with a large driveway, double garage, American flag by the entrance, well-kept lawn, and a big tree in the front yard offers comfortable living on a sunny day.

Dutch Haven | $800k-$1.4M

Dutch Haven is a more established neighborhood, known for its larger lots, single-story homes, and mature tree-lined streets. It has a more traditional neighborhood feel, with many buyers drawn to the extra space, RV parking potential, and homes that offer room to personalize over time.

Dutch Haven Neighborhood

A two-story white house with a red-tiled roof, blue shutters, and an arched entryway offers serene living amid well-manicured bushes and greenery in the front yard, set under a clear blue Newbury Park sky.

Arbor Hills | $1M-$2.8M

Arbor Hills is a smaller gated neighborhood in western Newbury Park known for its newer homes, larger floor plans, and quieter tucked-away feel. Buyers are usually drawn to the combination of privacy, nearby trails, and convenient access to shopping and the freeway.

Arbor Hills Neighborhood

Explore All Newbury Park Neighborhoods

Newbury Park Real Estate Market Snapshot

Newbury Park is the most affordable market in the Conejo Valley. That part is pretty consistent. What’s less consistent is how different things can look depending on where you are.

In general, Newbury Park pricing looks roughly like this:

  • Single-Family Homes: $700k-$1.5M
  • Townhomes & Condos: $500k-$900k
  • Dos Vientos: $700k-$2.5M

If you’re trying to understand the bigger picture, it helps to look at the Conejo Valley overall:

Conejo Valley Real Estate Snapshot as of May 1st:

  • Median Home Price: $1,178,500 down 1.3%
  • Homes for Sale: 495 homes vs 535 last year
  • Average Days on Market: 28 vs 27 last year
  • 30 Year Mortgage: 6.3% vs 6.7% last year

→ Read the Full Monthly Market Update HERE

If you want a clearer picture of what’s happening right now and how it affects you, start with my advice for buying and selling:

Buying a Home This Year  Selling a Home This Year

SCHOOLS IN NEWBURY PARK

All of Newbury Park, including Dos Vientos, feeds into Conejo Valley Unified School District (CVUSD). CVUSD is a large and highly sought after district that it shares with Thousand Oaks and the Ventura County side of Westlake Village.

Certain neighborhoods feed into higher ranked schools which is important to know as you search, and that’s something I help buyers sort through.

The district includes:

  • 17 elementary schools
  • 5 middle school
  • 3 high schools

Logo of Conejo Valley Unified School District with a large tree, the words “Conejo Valley Unified School District” above, and “Academics • Activities • Safety CVUSD” below in blue and green on a beige background, representing Thousand Oaks.

CVUSD is a big district with a lot of nuance. If schools are an important part of your decision, this breakdown will help make sense of it for you.

Conejo Valley Unified School District | What to know before buying

Parks & Outdoor Activities

A cyclist wearing a helmet and hoodie performs an aerial trick on a mountain bike in Thousand Oaks, lifting both legs off one side of the bike against a backdrop of trees and distant mountains.

Newbury Park might have the best outdoor access of any town in the Conejo Valley. The Santa Monica Mountains National Recreation Area is right there, and trailheads are scattered throughout the neighborhoods.

Curious what daily life looks like here?
What it’s like to live in Newbury Park

How Newbury Park Compares to Other Conejo Valley Towns

Newbury Park is one of five neighboring towns that make up the Conejo Valley. Here’s a quick snapshot of how they compare.

Town General Vibe Typical Price Range School District
Single Family Condo/Townhome
Newbury Park More space, mountain views, and often a little more house for the money $700k-$1.5M $500k-$900k CVUSD
Thousand Oaks Largest city, widest mix of neighborhoods, housing types, and price points $750k-$1.5M $600k-$900K CVUSD
Westlake Village Upscale, polished, with some walkable pockets near shopping and dining $1.2M-2.5M+ $700k-$1.5M LVUSD/CVUSD
Oak Park Quiet, family-oriented, residential, and known for highly regarded schools $900K-$2M $600k-$1M OPUSD
Agoura Hills Scenic foothill setting with a mix of suburban and semi-rural feel $900k-$2M $500k-$1M LVUSD

Text graphic that says HI! I'm Michael—with HI! in gray block letters and I'm Michael in large brown cursive script. Perfect for anyone interested in buying a house, set on a light background for a welcoming, professional touch.

I’m a local Realtor and the creator of ConejoValleyGuy.com. I’ve been helping buyers and sellers in the Conejo Valley for over 25 years.

Most of that time is spent helping people figure out which town actually fits them. Not just which one looks good online. Newbury Park comes up a lot in those conversations.

If you’re thinking about making a move, I’m happy to help you sort through it.

Let’s Discuss

 

STILL DECIDING BETWEEN CONEJO VALLEY TOWNS?

Westlake Promenade in Westlake Village with a clock tower and blooming trees is reflected in a pond with a small fountain. Text over the image reads: How to Choose Between All 5 Conejo Valley towns when choosing a town in this beautiful region.Most buyers don’t choose a home first—they narrow down the right area. If Newbury Park is on your list, the next step is comparing it side-by-side with the other towns.

Once we narrow those down, your search gets a lot easier.

How to Choose Between All 5 Conejo Valley Towns

THINKING ABOUT BUYING OR SELLING IN NEWBURY PARK?

Whether you’re relocating to the Conejo Valley or thinking about selling, Newbury Park has its own price ranges and tends to attract a certain type of buyer.

 

FOR BUYERS

Explore Newbury Park Neighborhoods

Buying in the Conejo Valley

FOR SELLERS

Calculate Your Net Proceeds

Selling Your Conejo Valley Home

Let’s Discuss

NEWBURY PARK FREQUENTLY ASKED QUESTIONS

Newbury Park is generally considered a very safe community. Like anywhere, some neighborhoods feel more updated and maintained than others, but overall safety is one of the reasons many families feel comfortable here.

Technically yes. Newbury Park is an unincorporated community within the city of Thousand Oaks. But it has its own distinct identity, zip code, and feel, and most locals treat it as its own town.

Dos Vientos is a large master-planned community within Newbury Park, built mostly in the late 1990s and 2000s. It’s newer, more polished, and generally sits at the higher end of the Newbury Park market. Both areas feed into Newbury Park High School and CVUSD.

Living in Dos Vientos

A combination of factors: older housing in much of the town, more distance from the 101 corridor and commercial centers, and less of the walkable lifestyle feel that drives premiums in places like Westlake Village. Dos Vientos is the exception and is priced accordingly.

What It’s Like to Live in Newbury Park

Newbury Park is usually one of the better values in the Conejo Valley if your priority is getting more space for your money.

Single-family homes generally run around $700k-$1.5M, while condos and townhomes are typically closer to $500k-$900k.

But the range can vary a lot depending on the neighborhood. Older parts of town tend to be more affordable, while Dos Vientos and some newer sections command noticeably higher prices.

Value-focused buyers who want more space for their money, outdoor-oriented buyers who want trail access, and buyers relocating for companies like Amgen.

First-time buyers and move-up buyers make up a big portion of the market in the older neighborhoods.

Not usually. Most come around to it after seeing what their budget actually buys across the rest of the valley. Once they compare the tradeoffs, Newbury Park starts making a lot more sense.

EXPLORE MORE OF THE CONEJO VALLEY

WESTLAKE VILLAGE AGOURA HILLS OAK PARK THOUSAND OAKS NEWBURY PARK

POPULAR COMMUNITIES

Lang Ranch Lakefront Gated North Ranch Dos Vientos

CONEJO VALLEY ON THE MAP

Click to Explore Neighborhoods

STEP 1:

FIRST MEETING

We’ll talk through your plans and what buying looks like in the Conejo Valley.

STEP 2:

AREA & HOME TOURS

You’ll get a feel for how the towns connect and which ones feel right to you.

STEP 3:

OFFERS → CLOSING

I’ll guide you through offers, negotiations, and all the way to closing.

See How the Buying Process Works