No plan sheet for Fountainwood is in the Conejo Simi Moorpark Association of Realtors archive that this guide series draws on, so there is no drawing to reproduce. What the sale record shows instead is a tract with a handful of recurring sizes: a 1,527-square-foot three-bedroom single-story at the entry; single-story homes of about 1,900 to 2,100 square feet in the middle; and a 2,347-square-foot two-story five-bedroom that appears four times in twenty-four sales and reads as one of the original two-story plans, with expanded and rebuilt houses reaching 3,185 square feet. Thirteen of the twenty-four sales are one story and eleven are two, which is an unusually even split for a 1970s tract and the reason Fountainwood works for two different buyers at once.

The streets do not sort the price the way they do in a lake tract; there is no water and no view line here, and a Carell Avenue house and a Timberlane Street house of the same plan and condition sell for much the same money. What sorts the price is the plan, the floor count and above all the lot: the $1,700,000 sale on Gleam Court in December 2025 was a 2,347-square-foot house on more than an acre, and the other $1,700,000 sale, on Allman Street in 2022, was a 3,185-square-foot expansion on an ordinary lot. Between those, condition does the work, and a buyer should compare within a plan and a floor count rather than across the tract.

The first reason is the lot. A median of about 8,270 square feet, on a detached house, is larger than most of Agoura Hills and much larger than the attached tracts of the Conejo Valley, and it is why the tract has absorbed pools, expansions and second storeys without losing its yards. The second is the fee, or the lack of one: $30 a year against $500 to $700 a month in the attached communities is the difference between a house and an obligation. The third is the floor count, with more than half the record on one level — rare in a 1970s family tract. The fourth is the park in the middle. And the fifth is the price, a median of $1,249,000 over the last two years for a detached four-bedroom house in the Las Virgenes district, which is what the tract has been worth for a reason.

Fountainwood has a homeowners association in name, and listings that report its fee show $30 to $32 a year; many listings report none at all. That figure is the neighborhood telling you what the association is: a body that exists to speak for the tract and, in some years, to organise it, rather than one that maintains anything. There is no pool, no clubhouse, no greenbelt and no exterior maintenance in the dues, and no architectural committee with the authority of a Westlake Village or Morrison Ranch association — what constrains an owner here is the city’s zoning and permit process, which is a genuine freedom for a household that wants to add a room or a pool, and a genuine absence of protection from a neighbour who does the same badly.

A buyer should still ask for the CC&Rs, because a 1970s tract in Los Angeles County usually recorded some, and they may say more than the fee suggests about fences, setbacks and animals. But the practical answer for underwriting is that a Fountainwood house carries no meaningful monthly association cost, which against the $500-to-$700-a-month attached communities of the Conejo Valley is worth real money over a decade.

The park in the middle of the tract — a public neighborhood park with a playground, lawns and picnic tables — is the everyday amenity, and it is the reason Fountainwood reads as a family neighborhood on a weekend afternoon. Because it is public rather than an association amenity, it comes with no fee and no gate. Beyond it, the neighborhood sits north of the freeway on the west side of the city, with the open space of the Simi Hills to the north and the Santa Monica Mountains to the south a short drive, and the shops and services of Agoura Hills along the freeway corridor minutes away. This guide does not name a trailhead within walking distance of a specific street, because the record it works from does not establish one.

Fountainwood is a few minutes from the 101 on the west side of Agoura Hills, and the freeway corridor is where the errands are: groceries, pharmacies, banks and medical offices along the frontage roads of Agoura Hills and, a few minutes further west, Westlake Village. Inside the tract the streets are residential grids and courts rather than through routes, and every home in the record has a garage and a driveway. Commuters face the usual Conejo Valley pattern, eastbound in the morning and westbound in the evening, with Kanan Road and Lindero Canyon Road the routes toward the coast.

Fountainwood is in the Las Virgenes Unified School District, and listing data for the tract’s addresses gives Sumac Elementary, Lindero Canyon Middle School and Agoura High School. That assignment comes from listings rather than from a district boundary document this guide has been able to obtain, and in Agoura Hills the middle-school line in particular has been known to fall inside a neighborhood. A family buying for a specific school should run the exact address through the Las Virgenes address locator before removing contingencies.

The figures in this section were current when this guide was last reviewed. The sale record in the facts above and the listings below are drawn live from the MLS each time the page loads.

In the two years through September 2026, 11 homes in the tract sold through the MLS, at prices from $850,000 to $2,400,000 and a median of $1,249,000. Over the longer record Gary assembled, twenty-four sales from March 2020 through September 2026 ran from $850,000 to $1,700,000 with a median of $1,200,000. The single-story homes — thirteen of them — have a median of about $1,131,500 and run from $850,000 for a 1,527-square-foot three-bedroom on Aries Street in October 2024 to well above $1.3 million for the larger renovated ones; the two-story homes have a median of about $1,320,000 and hold the top of the record at $1,700,000 twice, on Gleam Court in December 2025 and Allman Street in August 2022, with Timberlane Street at $1,625,000 in June 2026 and Carell Avenue at $1,510,000 in July 2024 behind them.

The floor is 2020 — $885,000 for a 1,924-square-foot single-story on Calmfield Avenue and $904,000 for the 2,347-square-foot two-story plan on Quaint Street — and the same 2,347-square-foot plan has since sold at $1,510,000, $1,625,000 and $1,700,000. That is the shape of the tract’s six years: strong appreciation to 2024, a band since, and within the band a premium for the lot and the renovation. Against the rest of the city, Fountainwood sits above Lake Lindero and Hillrise, the other west-side 1970s tracts, and below Chateau Springs and Morrison Ranch, the 1980s tracts to the east; against Westlake Village, it trades below the detached tracts of the Los Angeles County side for a comparable house on a larger lot.

These homes are forty-five to fifty years old, and on unrenovated houses of this era inspectors in this market commonly report original copper supply lines and cast-iron drains, aluminium-frame single-pane windows and sliders, period electrical panels, original furnaces and water heaters, and popcorn ceilings that may test positive for asbestos. Additions are common in a tract where the original plans have been expanded past 3,000 square feet, and the permit history of any expansion, second storey or pool belongs on the list. Every home is different and only a licensed inspector on the specific property can say what is actually there.

Because there is no maintaining association, everything is the owner’s: the roof, the exterior, the sewer lateral, the fences. On the remodel side the record is unambiguous: kitchens, baths, floors and glass return, a single-story house that has been opened up sells at the top of its floor-count range, and a well-executed expansion on a large lot is the only route to the very top of the tract.

No lease is recorded in the MLS sources this guide draws on, so it does not quote a rent for the tract; a current figure should come from the leasing agents who work these streets. What can be said is that a detached four-bedroom house with a yard in the Las Virgenes district and a $30-a-year association is close to the easiest product in the Conejo Valley to let and to hold, because there is no association fee to carry between tenants and no rental cap in a body that does not maintain anything. A landlord should still read the CC&Rs, and should budget for the roof and the systems that an association elsewhere would carry.

Start with the house, because there is no association to share it with. Forty-five- to fifty-year-old systems, the permit history of any addition or pool, the ceiling texture and the sewer lateral all belong on the inspection list, and the roof is yours. Then the plan: read the floor count and the square footage off the record rather than the tract, because the split is even and the premium for one level is real. Then the lot, which sets the top of the market and can carry a slope or a drainage condition on the larger parcels at the edges. Then the schools, through the district locator. And finally the absence of protection: no architectural committee means a neighbour’s addition is between them and the city, not between them and you.

Families first, for the four- and five-bedroom houses, the yards, the park and the schools, and the 2,347-square-foot two-story plan is what they compete for. Downsizers second, and more of them than a 1970s family tract usually draws, because thirteen of the last twenty-four sales were single-story houses on flat lots with no dues to speak of. Owners who want to build third — a pool, a room, a second storey — for whom a large lot and a nominal association are the point. What the tract draws less often is the buyer who wants an association to take the roof and the yard, and the buyer who wants a view, because the tract has neither.

Within the west side, Lake Lindero, 1965 to 1977, is the nearest comparison: detached houses of 1,260 to 2,516 square feet on lots around 7,000 square feet at a median of $985,000, with a golf course and club in the association and, at present, a $15.6 million judgment against it. Hillrise, 1968 to 1985, is 1,541- to 3,030-square-foot houses on smaller lots at a median of about $1,032,000, with fees that vary by pocket. Fountainwood is the larger house on the larger lot at the higher price, and the one with nothing to disclose.

To the east, Chateau Springs, 1983 to 1989, is entirely two-story houses of 2,489 to 3,338 square feet at a median of $1,500,000, and Morrison Ranch South, 1983 to 1987, at a median of $1,770,000, is where a Fountainwood family that wants a newer and larger house goes next. Old Agoura is the other end of the city altogether, at a median of $2,365,000 for acre lots and horses.

Figures are from CSMAR MLS sales records for 2020 through mid-2026 as carried in this site’s listing feed.

For a buyer, the inspection is the whole game, because there is no association carrying any of it. Brief the inspector on the year and on any addition, ask for the permit history of anything that changed the footprint or added a pool, and walk the lot for slope and drainage. Read the floor count and the square footage off the record rather than assuming from the tract. Ask for the CC&Rs even though the fee is nominal. Run the address through the Las Virgenes locator. And compare within a plan and a floor count, because that is how the tract prices.

For a seller, the comparable is the last few sales of the same floor count, and the sales at the top — $1,700,000 twice, $1,625,000, $1,510,000 — are the two-story plan renovated or expanded, or on a large lot. Lead with the lot and the floor count, because those are what the buyer is searching on, and with the fee, because a buyer coming from an attached community will not believe it until it is in writing. Kitchens, baths, floors and glass return; a permitted expansion returns; an unpermitted one is a negotiation.

Agoura Hills grew in three pushes. The first came after the Ventura Freeway opened through the valley in the late 1960s, and produced the first tracts — Hillrise, Liberty Canyon and Lake Lindero. The second was the 1970s, when the schools were built and the west side filled in, and Fountainwood belongs to that decade: the recorded sales are built from 1973 to 1980, most of them 1974 to 1979. The third was the 1980s, when the large ranch parcels on the east side were subdivided into Morrison Ranch and Chateau Springs, and the city incorporated in 1982. A Fountainwood house, then, was built by a developer working in unincorporated Los Angeles County, on a street that would not have a city government for another five to ten years.

What the developer built was the standard product of the decade done a little more generously than usual: three- to five-bedroom detached houses, a mix of single-story and two-story plans, on lots that median around 8,270 square feet in the sale record and run larger than most of Agoura Hills. The street names are a mix of the ordinary and the astrological — Aries and Pisces sit alongside Carell, Timberlane and Eagleton — and a park sits in the middle of the tract. The builder’s name is not confirmed in any source Gary has been able to verify; a secondary source puts the tract at a little over three hundred homes, and this guide treats that as an estimate rather than a count.