Is Now a Good Time for Veterans to Buy a Home in Conejo Valley?

Conejo Valley Housing Market Update: What Veterans and Homebuyers Should Know in August 2026

By Alex Ramirez | VA Home Loan Expert serving the Conejo Valley

Published: August 7, 2026 | Last Updated: August 7, 2026

Conejo Valley Housing Market: Quick Answer

The Conejo Valley housing market in August 2026 is becoming more favorable for some buyers, but conditions vary significantly by city and property type.

Thousand Oaks condos currently show the strongest buyer advantage, with a Market Action Index of 29 and 52% of available listings experiencing a price reduction. Single-family homes in Thousand Oaks and Newbury Park remain more competitive, while Westlake Village and Agoura Hills are showing longer market times, price reductions, or cooling market momentum.

For Veterans and military families using a VA home loan in the Conejo Valley, these conditions may create opportunities to negotiate price, allowable closing costs, seller concessions, or other transaction terms depending on the individual property and seller.

The key is understanding that the Conejo Valley is not one housing market.

Westlake Village, Thousand Oaks, Newbury Park, and Agoura Hills are currently behaving differently, and houses and condos within the same city can tell completely different stories.

August 2026 Conejo Valley Housing Market Comparison

Here is how the four markets compare based on the latest available market reports:

City

Property Type

Median List Price

Inventory

Median DOM

Price Reduced

Market Action

August 2026 Conejo Valley Housing Market Comparison

Here is how the four markets compare based on the latest available market reports:

Westlake Village

Houses
Median List Price: $2,850,000
Inventory: 87
Median Days on Market: 70
Price Reduced: 37%
Market Action Index: 34

Condos
Median List Price: $860,000
Inventory: 46
Median Days on Market: 56
Price Reduced: 46%
Market Action Index: 35

Thousand Oaks

Houses
Median List Price: $1,399,499
Inventory: 106
Median Days on Market: 28
Price Reduced: 32%
Market Action Index: 43

Condos
Median List Price: $525,000
Inventory: 60
Median Days on Market: 63
Price Reduced: 52%
Market Action Index: 29

Newbury Park

Houses
Median List Price: $1,112,500
Inventory: 76
Median Days on Market: 28
Price Reduced: 28%
Market Action Index: 44

Condos
Median List Price: $749,000
Inventory: 23
Median Days on Market: 35
Price Reduced: 43%
Market Action Index: 35

Agoura Hills

Houses
Median List Price: $1,749,999
Inventory: 81
Median Days on Market: 49
Price Reduced: 36%
Market Action Index: 31

Condos
Median List Price: $563,388
Inventory: 20
Median Days on Market: 53
Price Reduced: 40%
Market Action Index: 37

Source: Altos Research market reports dated August 7, 2026. Median list prices represent asking prices for homes currently on the market and do not necessarily represent final closed-sale prices.

SOURCE LINK: https://altos.re/r/898df942-a411-4522-963e-7c7ac3d34b6b?condos=true

Key Takeaways for Conejo Valley Homebuyers

Thousand Oaks condos currently provide the clearest buyer advantage. The Market Action Index has fallen to 29, while 52% of available condos have experienced a price reduction.

Newbury Park houses remain relatively competitive. The Market Action Index is 44, with a median market time of only 28 days.

Westlake Village houses are taking considerably longer to sell. Median days on market has reached 70 days, while 37% of listings have experienced a price reduction.

Agoura Hills houses are showing cooling market momentum. The Market Action Index has declined to 31, inventory has increased, and 36% of homes have experienced price reductions.

For buyers, especially those using VA financing, this means the asking price should not be the only number you evaluate.

Days on market, previous price reductions, property type, inventory, seller motivation, HOA costs, property condition, and financing terms can all affect whether an individual property represents a good opportunity.

Westlake Village Housing Market

Westlake Village remains the most expensive housing market among the four communities included in this report.

The median list price for a single-family home is currently $2,850,000, with 87 homes available.

The Market Action Index increased slightly from 33 last month to 34, which Altos Research characterizes as a slight seller's advantage.

However, buyers should look beyond that single number.

The median home has been on the market for approximately 70 days, while average days on market is 113.

Even more notable, 37% of Westlake Village houses have experienced a price reduction.

The median price of a new listing is also lower at $2,675,000.

Those conditions do not mean every Westlake Village seller is ready to negotiate. However, a property that has accumulated significant days on market or already experienced one or more price reductions deserves a different analysis than a newly listed property receiving immediate attention.

For Veterans purchasing in this higher-cost market, VA financing may also be more relevant than many buyers realize.

Westlake Village Condo Market

The Westlake Village condo market has a median list price of $860,000.

Inventory has decreased to 46 units, and the Market Action Index stands at 35.

However, 46% of available condos have experienced a price reduction.

Median days on market is 56 days, compared with an average of 90 days.

For a VA buyer, condos can potentially provide another entry point into Westlake Village, but there is an important VA-specific consideration:

The condominium project generally must satisfy VA requirements for VA financing.

Before becoming serious about a particular condominium, buyers using VA financing should investigate whether the project is already VA approved or whether another viable approval path exists.

Thousand Oaks Housing Market

Thousand Oaks currently has one of the stronger single-family housing markets in this group.

The median list price is $1,399,499, and inventory has increased to 106 homes.

Its Market Action Index is 43, down slightly from 44 last month but still indicating a slight seller's advantage.

Median days on market is only 28 days.

That tells us desirable and properly priced homes can still move relatively quickly.

However, 32% of listings have experienced a price reduction.

That is an important distinction.

A market can favor sellers overall while still providing opportunities for buyers on individual properties.

A house listed yesterday with strong buyer interest may provide very little negotiating leverage. A house that has been available for several weeks and already experienced a price reduction may represent a completely different conversation.

Thousand Oaks Condos Currently Favor Buyers

The Thousand Oaks condo market tells a substantially different story.

The median list price for a Thousand Oaks condo is currently $525,000, significantly below the city's single-family median list price.

Inventory has increased to 60 units.

The Market Action Index has dropped from 34 last month to 29, giving buyers a slight advantage according to the current data.

Median days on market is 63 days, while average days on market has reached 101 days.

Most notably: 52% of Thousand Oaks condos have experienced a price reduction.

That is more than half of the current inventory.

For Veterans trying to purchase in the Conejo Valley, this is a market segment worth watching.

An eligible VA borrower may potentially be able to purchase with 100% financing, subject to VA eligibility, lender qualification requirements, appraisal requirements, entitlement and property eligibility.

Combine that financing benefit with a market segment experiencing longer market times and frequent price reductions, and some buyers may discover opportunities that were considerably harder to negotiate during a hotter market.

Newbury Park Housing Market

Newbury Park's single-family market remains relatively competitive.

The median list price is $1,112,500, with inventory increasing to 76 homes.

The Market Action Index has fallen from 47 to 44.

Although that still represents a slight seller's advantage, the direction of the index is worth watching.

The market has been cooling as more inventory becomes available relative to demand.

Median days on market is 28 days, and 28% of listings have experienced a price reduction.

The median price of new listings is also $949,900, considerably below the overall median list price.

This does not necessarily mean Newbury Park has become a buyer's market. Instead, it demonstrates why buyers should evaluate the individual property rather than making an offer based solely on the overall market classification.

Newbury Park Condo Market

Newbury Park condos currently have a median list price of $749,000.

Inventory is relatively limited at only 23 units, but the Market Action Index has fallen sharply from 42 last month to 35.

Approximately 43% of listings have experienced a price reduction.

Median days on market is 35 days.

The combination of declining market momentum and frequent price adjustments makes Newbury Park another market where buyers should look beyond the initial asking price and evaluate the seller's position.

For a Veteran using VA financing, the property's condominium eligibility, HOA dues and complete monthly housing expense should also be evaluated before determining affordability.

Agoura Hills Housing Market

Agoura Hills also shows signs of cooling.

The median list price for a single-family home is $1,749,999.

Inventory has increased to 81 homes, while the Market Action Index has declined from 35 to 31.

Median days on market is 49 days, and average days on market is considerably higher at 95 days.

Approximately 36% of homes have experienced price reductions.

The market data indicates that pricing has been weakening from previous highs.

That does not mean prices are guaranteed to continue falling.

It means buyers have more reason to carefully analyze properties that have been sitting on the market rather than assuming every seller holds all the negotiating power.

Agoura Hills Condo Market

The median list price for an Agoura Hills condo is $563,388, with only 20 units available.

The Market Action Index is 37, down from 39.

Approximately 40% of available condos have experienced a price reduction, while median days on market is 53.

Limited inventory helps maintain some pressure on buyers, but the frequency of price reductions suggests sellers are not necessarily receiving the original asking prices they hoped for.

What Does the Conejo Valley Housing Market Mean for VA Buyers?

VA financing can be particularly valuable in higher-cost Southern California housing markets because eligible borrowers may be able to purchase without the traditional large down payment required by many other financing strategies.

Potential VA loan benefits can include:

Up to 100% financing for eligible borrowers

No monthly private mortgage insurance

Competitive interest rates

Flexible qualification guidelines

Limits on certain borrower-paid closing costs

Potential seller-paid closing costs or concessions when permitted under VA guidelines

VA loan assumption opportunities on qualifying existing VA loans

Eligibility and qualification requirements still apply, and zero down does not necessarily mean zero cash is required to complete every transaction.

For Veterans looking throughout Westlake Village, Thousand Oaks, Newbury Park or Agoura Hills, financing is only one part of the strategy. The condition of the local market matters too.

Price Reductions May Create Negotiating Opportunities

One of the most important statistics in the August 2026 Conejo Valley market data is the percentage of listings experiencing price reductions.

Westlake Village: 37% of houses and 46% of condos have price reductions.

Thousand Oaks: 32% of houses and 52% of condos have price reductions.

Newbury Park: 28% of houses and 43% of condos have price reductions.

Agoura Hills: 36% of houses and 40% of condos have price reductions.

That does not mean buyers should automatically submit aggressive low offers. Instead, it tells us there are sellers who have already discovered that their original asking price did not attract the response they expected.

Those properties deserve closer analysis.

A buyer and real estate agent can examine:

Days on market

Previous price reductions

Comparable sales

Property condition

Competing inventory

Seller motivation

HOA costs

Potential closing-cost needs

The objective is not simply to negotiate for the sake of negotiating. It is to determine where the buyer may actually have leverage.

Can a VA Buyer Ask a Seller to Pay Closing Costs?

Potentially, yes.

VA guidelines allow sellers to pay certain closing costs and permit seller concessions within applicable VA rules.

Whether a seller will agree is ultimately a negotiation between the parties.

This is where changing market conditions become relevant.

A seller with multiple strong offers may have little incentive to provide assistance. A seller whose home has been listed for 70, 90 or 100 days may have a very different motivation.

Instead of focusing exclusively on negotiating the lowest possible purchase price, some VA buyers may benefit from comparing strategies involving allowable closing costs, concessions, price negotiations or other transaction terms.

The best structure depends on the property, seller, loan scenario and buyer's financial goals.

Can Veterans Use a VA Loan for Million-Dollar Homes in the Conejo Valley?

Potentially, yes.

One of the biggest misconceptions surrounding VA financing is that VA loans can only be used for lower-priced homes.

Eligible Veterans with full entitlement generally are not subject to a traditional VA loan limit solely because they are purchasing with no down payment.

The borrower must still qualify financially for the requested loan amount, and the property must support the value.

That distinction can be especially important in communities such as Westlake Village, Thousand Oaks, Newbury Park and Agoura Hills, where current single-family median list prices range from approximately $1.1 million to $2.85 million according to the August 7 market reports.

VA financing may therefore remain an option for eligible borrowers purchasing higher-priced properties.

Link to the official VA information regarding entitlement and loan limits.

Is August 2026 a Good Time to Buy in the Conejo Valley?

There is no universal answer.

But the data gives buyers several reasons to pay attention.

The Conejo Valley is clearly not one single housing market.

Thousand Oaks houses have a Market Action Index of 43, while Thousand Oaks condos are at 29. Newbury Park houses are at 44, while its condo index has declined to 35. Agoura Hills houses have fallen to 31. Westlake Village houses have a median market time of 70 days, while 37% have experienced price reductions.

Those differences can create opportunities for buyers who understand the individual property and market segment they are entering.

For VA buyers in particular, combining the benefits of VA financing with careful analysis of inventory, days on market, price reductions, property eligibility and seller motivation can create a stronger homebuying strategy.

The better question may therefore be:

Is there a property in the Conejo Valley right now that fits your long-term goals, monthly-payment comfort level and VA financing strategy?

That is a much more useful question than trying to perfectly time the entire housing market.

What I'm Watching as a Conejo Valley Mortgage Professional

What I am watching most closely is not simply whether home prices rise or fall.

I am paying attention to the difference between single-family and condo markets within the same city.

Thousand Oaks is a good example.

Single-family homes still show relatively strong seller conditions, with a Market Action Index of 43 and median days on market of only 28 days. Meanwhile, Thousand Oaks condos have moved to a slight buyer's advantage, with a Market Action Index of 29, median days on market of 63 days and price reductions affecting 52% of available inventory.

For a Veteran who has been priced out of a detached home, that difference could completely change the homebuying conversation.

I also pay close attention to days on market and previous price reductions.

Those numbers can tell us more about an individual seller's potential motivation than the citywide median price alone.

This is why I believe VA buyers should evaluate the property, market segment and financing strategy together, rather than treating the Conejo Valley as one market.

Conejo Valley Housing Market Update

In this video, I break down current housing conditions across Westlake Village, Thousand Oaks, Newbury Park and Agoura Hills and explain what inventory, price reductions, days on market and changing seller conditions could mean for Veterans and other homebuyers.

Frequently Asked Questions About VA Loans in the Conejo Valley

Can I buy a home in Westlake Village with a VA loan?

Yes. Eligible borrowers can use VA financing to purchase qualifying properties in Westlake Village, subject to borrower qualification, VA appraisal requirements, entitlement and other applicable guidelines. Because Westlake Village has higher home prices than many surrounding markets, Veterans should not automatically assume VA financing is unavailable simply because the purchase price exceeds conventional conforming loan limits.

Can I use a VA loan in Thousand Oaks?

Yes. VA loans can potentially be used to purchase eligible single-family homes, townhomes and qualifying condominiums in Thousand Oaks. The August 2026 data shows significantly different conditions between Thousand Oaks houses and condos, making it particularly important to evaluate the property type and market segment individually.

Can I use a VA loan to buy a condo?

Yes, but the condominium project generally must satisfy applicable VA requirements. Buyers should investigate VA condo eligibility early in the homebuying process rather than waiting until after an offer is accepted.

[INTERNAL LINK: VA Condo Approval Guide.]

Can I use a VA loan in Newbury Park or Agoura Hills?

Yes. VA financing is not restricted to specific California cities. Eligible borrowers may potentially use VA financing for qualifying properties throughout Newbury Park, Agoura Hills and the broader Conejo Valley.

Do VA loans require a down payment?

Eligible borrowers with sufficient entitlement can often purchase with 0% down, subject to applicable VA and lender requirements. The borrower still needs to qualify for the mortgage, and other transaction expenses may require funds even when no down payment is required.

Do VA loans have mortgage insurance?

VA loans do not require monthly private mortgage insurance, commonly called PMI. A VA funding fee may apply unless the borrower qualifies for an exemption.

Can I use a VA loan on a million-dollar home?

Potentially, yes. Veterans with full entitlement may be able to use VA financing above $1 million without a required down payment solely because of the loan size. The borrower must still qualify financially, and the property must meet applicable VA requirements.

How much income do I need for a VA loan in the Conejo Valley?

There is no single minimum income that every Veteran must earn to qualify for a VA loan. Qualification depends on factors including the requested loan amount, monthly debts, residual income, housing expenses, credit profile and other underwriting requirements. In higher-cost areas such as the Conejo Valley, evaluating the complete monthly housing expense is particularly important.

Does VA disability income count when buying a home?

VA disability income may generally be considered when qualifying for a VA home loan when properly documented and expected to continue according to applicable underwriting requirements. Certain qualifying disability benefits may also affect whether a Veteran is exempt from the VA funding fee.

https://www.va.gov/disability/compensation-rates/veteran-rates/

Can a seller pay a VA buyer’s closing costs?

Potentially. VA rules allow sellers to pay certain allowable closing costs and concessions within applicable guidelines. Whether a seller agrees depends on the transaction and negotiation. Market conditions, including days on market and seller motivation, may affect how willing a seller is to consider those terms.

Related Conejo Valley VA Loan Resources

Westlake Village VA Home Loans

Learn about VA financing, higher-priced homes, eligibility and buying opportunities in Westlake Village.

Thousand Oaks VA Home Loans

Explore VA financing options, condos, local housing considerations and Veteran homebuying resources in Thousand Oaks.

Newbury Park VA Home Loans

Learn how Veterans and military families can use their VA home loan benefits when purchasing in Newbury Park.

Agoura Hills VA Home Loans

Explore VA loan options and local homebuying considerations for Veterans purchasing in Agoura Hills.

VA Loan Income Requirements

Learn how income, debts, residual income and housing expenses affect VA loan qualification.

VA Home Loan Guide

Learn about VA eligibility, zero-down financing, appraisals, funding fees, refinancing and other VA loan benefits.

The Bottom Line for Conejo Valley Homebuyers

The August 2026 data shows a Conejo Valley housing market with significant differences depending on the city and property type.

Thousand Oaks houses remain relatively competitive, while Thousand Oaks condos currently provide buyers with considerably more leverage.

Newbury Park remains a stronger seller's market, but its momentum is cooling.

Agoura Hills is showing weaker market action and longer marketing times.

Westlake Village remains expensive, but substantial price reductions and longer days on market indicate that buyers should not assume every seller holds all the negotiating power.

For Veterans and military families, VA financing adds another dimension.

The ability to potentially purchase with no down payment and no monthly private mortgage insurance can reduce one of the largest barriers to homeownership in the Conejo Valley: the amount of cash required to purchase a home.

But the best opportunity may not simply be finding the cheapest property.

It may be finding the right property, in the right market segment, with a motivated seller and financing structured around your long-term goals.

If you are considering a VA home loan in Westlake Village, Thousand Oaks, Newbury Park, Agoura Hills or elsewhere in the Conejo Valley, understanding both your VA benefits and the hyperlocal housing market can help you make a more informed decision.

About Alex Ramirez

Alex Ramirez is a VA Home Loan Expert based in Simi Valley, California, with more than 21 years of mortgage experience and over 500 VA loans closed.

He specializes in helping Veterans, active duty service members, Reservists, National Guard members, eligible surviving spouses and military families understand and use their VA home loan benefits throughout the Conejo Valley, Ventura County and Southern California.

Alex provides education and guidance on VA home purchases, VA refinancing, VA loan assumptions, VA disability income, residual income, VA appraisals, condominium financing and higher-balance VA home loans.

About Alex Ramirez

https://www.lexlender.com/conejovalleyvaloans/about

YouTube Channel

https://www.youtube.com/@LexLender