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 North Meadows was recorded as its own tract on the last flat ground before the hills and built out in a single year, 1982, which makes it the most uniform of the sections. The county records show about 123 parcels.

The plans run from a 2,343-square-foot single level to 3,523-square-foot two-story five-bedrooms, with the 3,157-square-foot four-bedroom the most common in the record. The top is $2,072,500 on Fountainwood Street in September 2025 for a 3,157-square-foot four-bedroom, and $1,925,000 on the same street in April 2025 for the same plan. The bottom is $1,375,000 on Fountainwood Street in July 2020 for a 3,523-square-foot five-bedroom, and $1,323,000 on Fenworth Court in July 2020 for a 3,157-square-foot four-bedroom. Eight of the eleven sales are four-bedrooms; two of the eleven are single story, at a median of $1,519,000.

No plan sheet for Morrison North 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 3,523 square feet, median 3,157, with four bedrooms in eight of the eleven, five in two, three in one, and two of the eleven recorded sales are single story.

Fountainwood Street carries eight of the eleven sales, Fenworth Court two and Kerryhill Court one. The section is a loop of Fountainwood Street with the two courts off it, backing to the hills on the north side, where the lots run larger; the record shows lots from about 8,200 to 26,500 square feet, median about 8,700.

The first reason is the edge: the north side backs to the open hills, with lots to half an acre and nothing behind. The second is the uniformity, one year and one set of plans, which makes the comparable easy to read. The third is the Morrison setting, the greenbelts and the horse trail with the schools and the shops a few minutes away.

Listings report the fee at $255 a quarter (about $85 a month) on every 2025–2026 sale, and at $540–$570 a year or $135–$172 a quarter earlier. The recorded sales report fees of $540 to $570 a year, $135 to $255 a quarter and $85 a month, and every 2025 and 2026 sale reported $255 a quarter, about $1,020 a year; the disclosure package should give the current figure. 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.

The greenbelt and the horse trail run along the section, Morrison Park is a few blocks south, and the open hills are at the back fence. 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 about five 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, 6 homes in the tract sold through the MLS, at prices from $1,600,000 to $2,072,500 and a median of $1,860,400. Eleven sales are on record since July 2020, from $1,323,000 to $2,072,500. The top of the record is $2,072,500 on Fountainwood Street in September 2025 for a 3,157-square-foot four-bedroom; $1,925,000 on Fountainwood Street in April 2025 for a 3,157-square-foot four-bedroom. The bottom is $1,375,000 on Fountainwood Street in July 2020; $1,323,000 on Fenworth Court in July 2020. Single-story homes account for two of the eleven sales, at a median of $1,519,000.

Eleven sales in six years from $1,323,000 to $2,072,500 is one set of plans and a steep six-year rise: the 2020 sales at $1,323,000 to $1,375,000 and the 2025 sales at $1,925,000 to $2,072,500 for the same 3,157-square-foot plan. The premium inside a year is the lot, especially the larger lots backing to the hills, 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 North 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 1982, and the inspection carries the 1980s list: original furnaces and condensers at end of life, tile-roof underlayment nearing the end of its span, failed dual-pane seals, and for 1985 to 1989 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.

In a tract of this era the remodels that return their cost are the ones that bring a 1980s 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 East Meadows, 1979 to 1985, is 2,343- to 3,705-square-foot houses at a median of $1,527,500 with more single-level plans. 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. The North Meadows is the smallest and most uniform section, with the larger hill-backed lots as its distinction.

Start with the lot, since the hill-backed lots are the premium and the slope behind them is a geotechnical question. Then the house, briefed for 1982: original systems at end of life, tile-roof underlayment and dual-pane seals. Then the association package, which should reconcile the fee the listing reported with the fee that applies.

Families first, for the four-bedrooms and the schools. Buyers moving up from the East Meadows and Fountainwood second, for the larger lot. Buyers who want the hills at the back fence third.

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 1980s. 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 — $2,072,500 — 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.