Morrison Ranch is the north side of Agoura Hills between Kanan Road and the Ventura County line, developed on the old Morrison cattle ranch from the late 1970s through the 1980s as a set of related tracts — the East and North Meadows, the Highlands and Ranch South — that share a name, the greenbelts and the horse trails, and an association structure that varies by section. The developer of any one section is not confirmed in any source Gary Jacobs has been able to verify.

The East Meadows was the first and largest section, recorded on the flat ground east of Kanan Road at the end of the 1970s and built out through 1985. The county records show about 316 parcels.

The plans run from a 2,343-square-foot single-level three-bedroom to 3,705-square-foot two-story five-bedrooms. The top is $2,125,000 on Fountainwood Street in May 2023 for a 3,705-square-foot five-bedroom from 1985 on a quarter acre, and $1,982,000 on Woodcreek Court in March 2024 for a 3,702-square-foot five-bedroom from 1980. The bottom is $1,175,000 on Garden Oaks Court in March 2020 and again on Hollow Oak Court in November 2024, both for the 2,343-square-foot single-level plan. Eleven of the nineteen sales are four-bedrooms, four are five-bedrooms and four are three-bedrooms; six of the nineteen are single story, at a median of $1,285,251.

No plan sheet for Morrison East Meadows 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 homes of 2,343 to 3,705 square feet, median 3,015, with four bedrooms in eleven of the nineteen, three in four, five in four, and six of the nineteen recorded sales are single story.

Saddlebrook Drive, Catherwood Court and Hollow Oak Court carry three sales each, Garden Oaks Court, Fountainwood Street and Woodcreek Court two each, and Daylight Drive, Indian Ridge Court, Shadycreek Drive and Watertree Court one each. The section is a grid of short courts off the through streets, with the greenbelt and the horse trail along the edges and Morrison Park nearby. The lots run from about 6,600 to 10,300 square feet, median about 7,600.

The first reason is the single-level plan, which six of the nineteen recent sales show and which the other Morrison sections rarely offer. The second is the range, from $1,175,000 to $2,125,000 inside one section with one school assignment. The third is the setting: the greenbelts, the horse trail and Morrison Park inside the section, and the Kanan Road shops a few minutes away.

Listings report the fee at $540–$690 a year and $48–$265 a month and $172–$255 a quarter. The recorded sales report fees from $540 to $690 a year, $172 to $255 a quarter, and $48 to $265 a month, which reflects more than one association and more than one way of reporting the same fee; a buyer should take the current figure from the disclosure package rather than from a listing. The greenbelts and the horse trails are what the association carries.

What the association covers and what the CC&Rs restrict is not confirmed in any source Gary Jacobs has been able to verify. Take the budget, the reserve study, the insurance certificate and the CC&Rs from the seller’s disclosure package, read the minutes for any special assessment or litigation, and confirm the current fee with the manager before removing a contingency.

Agoura Hills is in the Las Virgenes Unified district, and listings in Morrison Ranch give Sumac Elementary, Lindero Canyon Middle School and Agoura High School. Confirm the exact address with the district locator.

Morrison Park and the greenbelt trails are inside the section, the Kanan Road shops are a few minutes away, and the Ventura County line and the Westlake Village side of Thousand Oaks Boulevard are a few blocks west. Agoura Hills runs on Kanan Road and the freeway: the shops and restaurants along Kanan Road and Agoura Road, the Whizin Market Square and the Twin Oaks center, Chumash Park and the city’s smaller parks, the Reyes Adobe Historical Site, and the Santa Monica Mountains trails at Cheseboro Canyon, Ladyface and Paramount Ranch a few minutes away. The Ventura Freeway runs through the middle of the city with interchanges at Kanan Road, Reyes Adobe Road, Chesebro Road and Liberty Canyon Road, and the drive to the Westside is the same forty minutes to ninety it is from anywhere in the Conejo Valley.

The Kanan Road interchange is a few minutes south. Errands are along Kanan Road and Thousand Oaks Boulevard; the Westside is forty minutes on a good day and ninety on a bad one.

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, seven homes in the tract sold through the MLS, at prices from $1,175,000 to $1,829,000 and a median of $1,545,000. Going back to March 2020, nineteen sales are on record, from $1,175,000 to $2,125,000 with a median of $1,527,500. The top of the record is $2,125,000 on Fountainwood Street in May 2023 for a 3,705-square-foot five-bedroom; $1,982,000 on Woodcreek Court in March 2024 for a 3,702-square-foot five-bedroom. The bottom is $1,175,000 on Garden Oaks Court in March 2020; $1,175,000 on Hollow Oak Court in November 2024. Single-story homes account for six of the nineteen sales, at a median of $1,285,251.

Nineteen sales in six years from $1,175,000 to $2,125,000 is a market with two clear plans: the 2,343-square-foot single level near $1,175,000 to $1,300,000, and the 3,000- to 3,700-square-foot two-story plans from $1,500,000 to $2,125,000. The premium inside each is the lot, the court and the renovation. Gary Jacobs keeps the full sale-by-sale history and can say where a given house sits in it.

No lease is recorded in the MLS sources this guide draws on, so it does not quote a rent for Morrison East Meadows; a current figure should come from the leasing agents who work these streets. Each association’s leasing rules — minimum terms, caps, pet rules — should be read before buying as an investment.

These homes date from 1979 to 1985, and the inspection carries the 1970s list: galvanised or early copper supply lines, original panels, single-pane windows where not replaced, original furnaces and water heaters, wood-shake roofs long since replaced but sometimes with the sheathing still original, and cast-iron or clay sewer laterals. 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.

In a tract of this era the remodels that return their cost are the ones that bring a 1970s plan to the way people live now: the kitchen opened to the family room, the primary bath and closet, the floors and the glass, and, on the right lot, the pool. What does not return its cost is the addition that pushes the house past what the street will support; the record shows the top sales are renovated versions of the original plans on the better lots, not the biggest houses.

The comparison is the other Morrison sections. Morrison North Meadows, 1982, is 2,343- to 3,523-square-foot houses at a median of $1,675,000. Morrison Ranch South, 1983 to 1987, is 2,369- to 4,000-square-foot houses at a median of $1,747,500. Morrison Highlands, 1983 to 1988, is 3,833- to 5,902-square-foot houses on larger lots at a median of $2,625,000. Fountainwood next door, 1973 to 1980, is 1,527- to 3,185-square-foot houses at a median of $1,115,000 with no fee. The East Meadows is the widest range of the Morrison sections and the one with the most single-level plans.

Start with the plan, because the single level and the two-story plans trade as different markets. Then the association: more than one fee is reported and the disclosure package should say which applies. Then the house, briefed for the early 1980s, including the polybutylene question for the 1985 houses. Then the court, since the ones backing to the greenbelt or the trail carry a premium.

Families first, for the four- and five-bedrooms and the schools. Downsizers second, for the single-level plan, from the larger Morrison houses. Buyers moving from the Westlake Village side of the boulevard third, for the same address at a lower entry.

For a buyer, read the plan off the square footage and the level, take the association package from the disclosures before the inspection, and brief the inspector for the 1970s. Pull the permit history of any addition, pool or converted garage from the county. Confirm the school assignment for the exact address.

For a seller, the comparable is the same plan and level, and the top of the record — $2,125,000 — is the renovated house on the better lot. Price to the record for the plan, say the association fee and the school assignment in the first lines of the listing, and let the condition argue for the top of the band.