Tiffany Oaks is a single recorded tract of 13 houses, Tract 3507-06, on Blackbird Avenue and Golden Knoll Court. With no sale through the MLS since March 2020, the listing record that the other guides in this series draw on is empty here, and this guide does not guess at what it would say.

The builder is not confirmed in any source Gary Jacobs has been able to verify. What the county record shows is an enclave of large houses, 3,183 to 4,452 square feet, on lots of about half an acre to an acre and three-quarters.

No plan sheet for Tiffany Oaks is in the Conejo Simi Moorpark Association of Realtors archive that this guide series draws on, so there is no drawing to reproduce. County records give the range across the 13 houses as 3,183 to 4,452 square feet.

Blackbird Avenue has 8 of the 13 houses; Golden Knoll Court and Golden Knoll Street have the other 5. Lots run from 0.46 to 1.73 acres in county records.

The reasons are in the county record: large houses, lots of half an acre and more, and an enclave of 13 where turnover is rare enough that no house has come to the MLS in more than six years.

No listing is on record since 2020, so no dues figure is available. Whether the 13 houses share an association, and what it covers, is a question for the title report and the seller’s disclosures.

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.

Tiffany Oaks is in the Conejo Valley Unified School District, and Westlake High School is the high school for this side of Westlake Village. Elementary and middle school assignments depend on the address, so confirm them with the district’s school locator before writing an offer.

Daily life here runs on the east end of the Conejo Valley: the shops along Lindero Canyon Road and Thousand Oaks Boulevard, the neighborhood parks and the trailheads of the open space to the north.

Lindero Canyon Road and Westlake Boulevard both run south to the Ventura Freeway. The drive to the Westside is forty minutes on a good day and ninety on a bad one, the same as from anywhere in the Conejo Valley.

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.

No sale inside the tract is recorded in the MLS since March 2020. With no recorded sale to work from, the prices of the neighboring tracts are the guide, and they are set out in the comparison below.

With no sale in more than six years, a value here comes from the neighboring tracts and from the house itself: its size, its lot and its condition. Gary Jacobs can set a given house against the North Ranch and Braemar sales nearby.

No lease is recorded in the MLS sources this guide draws on, so it does not quote a rent. In a tract this small, leases are occasional and mostly private.

With no listing on record, the age of each house should be confirmed from the assessor before the inspection is briefed. Large houses on large lots add their own list: the roof and the systems sized for the house, the pool if there is one, and drainage and slope on the bigger lots.

In a tract of this era the remodels that return their cost are the ones that bring the original 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 the pool brought up to date. What does not return its cost is the addition that pushes the house past what the street will support.

The nearest named neighborhoods are Braemar and the Braemar Townhomes at the east end of North Ranch, Kensington Park and Meadow Oaks, which are gated townhomes, and Westlake Canyon Oaks. Tiffany Oaks differs from all of them in scale: 13 detached houses of about 3,600 square feet on half-acre and larger lots.

Start with the facts a listing would normally supply: the year built, the association if any, and the school assignment, all confirmed for the specific address. Then the house and the lot, inspected. Then the price, which has to be built from neighboring sales because the enclave has none of its own.

Buyers who want a large house on a large lot and are prepared to wait for one, since nothing has come to the MLS here in more than six years.

For a buyer, ask Gary to watch the enclave; a sale here is more likely to be arranged quietly than listed. Confirm the year built, the association and the schools for the exact address.

For a seller, there is no comparable inside the enclave, so the price has to be built from the larger houses of North Ranch and Braemar. Say the lot size and the square footage in the first lines of the listing.