Oak Park is not a city. It is an unincorporated community of Ventura County, wedged between Agoura Hills to the south, Westlake Village to the west and the Simi Hills to the north, and it grew as a series of tracts from the late 1960s through the early 2000s under the county’s planning rather than a city’s. The first tracts were the small-lot houses and townhomes of the 1970s along the Kanan corridor; the late 1980s brought the larger houses up the slopes, and Morrison Estates and Sutton Valley, built 1986 to 1989, are the top of that wave.

The two names cover adjoining streets on the north side of the community, and the MLS folds them into one subdivision code, Morrison Ests/Sutton Valley. Whether they were one tract map or two, and who built them, is not confirmed in any source Gary Jacobs has been able to verify, so this guide does not say. What the sale record shows without ambiguity is a single market: the same 1986–1989 build years, the same plan sizes and the same fee scale across both names.

No plan sheet for this tract is in the Conejo Simi Moorpark Association of Realtors archive that this guide series draws on, so there is no drawing to reproduce. The sale record shows a tract built to several plans in a wide range: a roughly 2,500-square-foot four-bedroom at the entry, a 3,188- to 3,457-square-foot four- or five-bedroom in the middle that accounts for most of the sales, and a 4,315-square-foot single-story five-bedroom at the top. The 3,338-square-foot two-story five-bedroom appears again and again in the record and is the plan a buyer is most likely to see.

Bromely Drive carries the most sales, with Liverpool Court, Pathfinder Avenue, Kilburn Court, Forest Knoll Drive, Napoleon Avenue, Hidden Springs Avenue and Dumaine Avenue behind it. The courts are where the largest lots are: the 4,315-square-foot single story on Kilburn Court sold in April 2026 on a lot of about 20,000 square feet, and the Wagner Way five-bedroom that sold in September 2026 sits on about 17,400. A cul-de-sac lot here can be half again the size of a mid-block lot, and the price follows.

Seven of the twenty-five recorded sales are single-story houses, from a 3,231-square-foot four-bedroom to the 4,315-square-foot five-bedroom on Kilburn Court. That is 28 percent of the record, against zero in Chambord, Regency Hills, Montego and Hillcrest Pointe. For a buyer who wants one level, a large lot and Oak Park schools in the same house, this tract and Rolling Hills Estates are the short list, and this one has the size.

The single-story plans have not traded at a discount. The seven sold at a median of $1,950,000 against $2,030,000 for the two-story homes, a gap that is within the noise of lot and condition, and the largest single story is the second-highest sale in the record at $2,285,000. Expect competition when one comes to market; they are rare and the buyers who want them know it.

The first reason is the lot. Median 12,900 square feet, with courts to 20,000, in a community where most tracts sit on 4,000 to 8,000; a pool, a yard and a view are all possible here in a way they are not in Chambord or Montego. The second is the single-story option, a quarter of the record. The third is the district: Oak Hills Elementary, Medea Creek and Oak Park High without a boundary question. The fourth is value against the county line: the same size of house on the same size of lot in Morrison Ranch’s Highlands, ten minutes south in Agoura Hills, has traded at a median near $2,600,000.

2026 sales show the fee at $310 a quarter (about $103 a month); listings since 2020 have reported $270 to $330 a quarter, and the amenities carried in the listings are greenbelt and park, hiking and biking trails and a sport court. The scale suggests an association that keeps common landscaping, the trail connections and the court, and holds an architectural say over exteriors; what it actually covers, and whether the CC&Rs restrict anything a buyer would care about, is not confirmed in any source Gary Jacobs has been able to verify. Take the budget, the reserve study and the CC&Rs from the seller’s disclosure package and read them before removing a contingency.

For underwriting, the fee is a small line: on a $2,000,000 house, a $300 quarterly assessment is about $100 a month, which does not move a payment. The constraint on an owner who wants to add a pool, a casita or a second-story addition is the county’s permit process plus whatever review the association holds.

Oak Park’s north side backs onto the Simi Hills, and the trails that leave from the top of the community connect into the open space that runs toward Cheeseboro Canyon and the Santa Monica Mountains National Recreation Area. Listings for this tract list hiking and biking trails as an amenity, and the streets at the top of the tract are where the trailheads are. The same hills mean that many lots here are on a slope, with a view side and a hill side, and that the fire-hazard designation for the upper streets affects insurance; a buyer should get an insurance quote early rather than late.

Morrison Estates and Sutton Valley are in the Oak Park Unified School District, a small independent K–12 district that is one of the main reasons buyers choose Oak Park over the neighboring cities. The district publishes an elementary boundary street list, and every street in this tract’s sale record — Bromely, Liverpool, Pathfinder, Kilburn, Forest Knoll, Napoleon, Hidden Springs, Dumaine, Wagner, Lafitte, Tottenham, King James and Earlham — is assigned to Oak Hills Elementary. The district has one middle school, Medea Creek, and one high school, Oak Park High, so there is no boundary question above fifth grade. The street list this guide relies on is dated 2017; confirm the current assignment with the district office before relying on it.

Oak Park has one commercial center, at Kanan Road and Lindero Canyon Road, with a supermarket, restaurants and the everyday services; everything else is in Agoura Hills or Westlake Village, five to ten minutes away. Oak Canyon Community Park, with its pond, playgrounds and splash pad, is the community’s gathering place, and Deerhill Park has the youth sports fields. The Ventura Freeway is reached down Kanan Road to Agoura Hills or down Lindero Canyon Road to Westlake Village, about ten minutes from this tract in normal traffic; the north-side streets are the far end of the community from the freeway, which is the trade a buyer makes for the lots and the hills.

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, 15 homes in the tract sold through the MLS, at prices from $1,650,000 to $2,650,000 and a median of $2,025,000. The top three — $2,650,000 on Bromely Drive in April 2026, $2,399,950 on Liverpool Court in April 2025 and $2,285,000 on Kilburn Court in April 2026 — are the larger plans, renovated, two of them on the largest lots. The bottom of the record is the unrenovated 3,231-square-foot four-bedroom: $1,430,000 on Liverpool Court in August 2020, $1,650,000 on Dumaine Avenue in November 2022 and $1,650,000 on Pathfinder Avenue in July 2026.

The shape of the six years is the same as the rest of the Conejo Valley: sharp appreciation from 2020 into 2022, then a band from roughly $1,650,000 to $2,650,000 in which the premium goes to lot, view and renovation. A house that sold for $1,430,000 in 2020 would trade near $2,000,000 today in the same condition; the difference between $2,000,000 and $2,650,000 is the kitchen, the primary suite, the pool and the cul-de-sac.

These houses are thirty-five to forty years old, and the late-1980s list is a specific one: original furnaces, water heaters and air-conditioning condensers at or past end of life; tile roofs whose underlayment is nearing the end of its span even when the tile looks fine; original dual-pane windows with failed seals; and, for the years 1986 to 1989 in particular, the possibility of polybutylene supply lines, which a plumber should be asked about by name. Slope lots add drainage and retaining-wall questions that a general inspector will flag but a geotechnical engineer should answer. Pools of this age often have original equipment and plaster. None of this is unusual; all of it is negotiable if it is found before the contingency comes off rather than after.

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 3,300-square-foot five-bedroom on a quarter-acre in the Oak Park district is a scarce rental, and the tenants it draws are families relocating for the schools who want a year or two to buy.

Start with the lot, because it is what you are paying for: walk it, understand the slope, ask about drainage and any retaining walls, and get an insurance quote if the street backs onto the hills. Then the house, with the inspector briefed on the late-1980s list and asked by name about polybutylene, and the permit history of any pool, addition or converted garage pulled from the county. Then the association, from the disclosure package rather than the listing. Then the commute: this is the far corner of Oak Park from the 101, and a buyer who drives to the Westside every day should time it at 7:30 in the morning before deciding.

Families first, and mostly families moving up: from a 1990s tract in Oak Park, from Agoura Hills or from Calabasas, for the fifth bedroom, the yard and the school district. Buyers who need one level second, because this is one of two large tracts in the community where a single story of real size exists. Relocations from out of the area third, who arrive knowing the district’s reputation and are shown the north side first.

The comparisons that matter are the other large-house tracts of Oak Park. Chambord, 2000 to 2002 on Deerhill Road and its courts, is 3,075- to 4,010-square-foot five-bedrooms on lots around 7,100 square feet at a median of $2,100,000, with a $160 to $200 monthly fee. Regency Hills, 1997 to 1999, is 2,854- to 3,716-square-foot houses on lots around 8,300 at a median of $1,825,000. Rolling Hills Estates, 1988 to 1989, is 1,860- to 3,136-square-foot houses on lots around 6,400 at a median of $1,185,000 with no fee. Morrison Estates and Sutton Valley trade level with Chambord for a house fifteen years older on a lot nearly twice the size — the buyer is choosing between the newer house and the larger land.

For a buyer, read the plan off the square footage, sort single story from two, and walk the lot before the house. Brief the inspector on the late-1980s list, pull the permit history from the county, take the fee and the CC&Rs from the disclosure package, and get the insurance quote early. If the house is one of the seven single stories, expect competition and decide in advance what it is worth to you.

For a seller, the comparable is the same plan on a similar lot, and the top of the record — $2,650,000, $2,399,950, $2,285,000 — is renovated houses on large or cul-de-sac lots. If the kitchen, the primary bath and the yard are done, price to those; if not, price to the $1,650,000 to $2,000,000 band and let the lot argue for the top of it. A single story should be marketed as one, in the first line, because that is the buyer it will find.