Newbury Park is where fall actually pays off in the Conejo Valley. It sits at the western end of the valley, closest to the Santa Monica Mountains and the ocean influence, which means it runs a few degrees cooler than Thousand Oaks proper and has the best trail access in the region. Between late September and December, the hiking here goes from punishing to genuinely spectacular. Here is what is happening this fall, plus what buyers and sellers should know.
First, a clarification people always need
Newbury Park is not a separate city. It is a community within the City of Thousand Oaks, with its own ZIP code (91320), its own identity, and its own distinct housing stock — from older ranch homes near the 101 to the newer, larger tract product up in Dos Vientos. It is served by Conejo Valley Unified School District. When you see a listing described as Newbury Park, you are looking at a Thousand Oaks address with a Newbury Park mailing designation, and that distinction matters for city services, permits and voting, but not for schools.
Fall in Newbury Park: the outdoors
This is the main event, so let’s start here.
- Rancho Sierra Vista / Satwiwa — the National Park Service site at the top of Newbury Park, and the gateway into the Santa Monica Mountains. The Satwiwa Native American Indian Culture Center hosts programming, and the rangers run guided and history hikes through fall. Free parking, and the wind up there in October is worth the drive by itself.
- Boney Mountain — the serious one. From Satwiwa you can climb into the Boney Mountain wilderness and up toward Sandstone Peak, the highest point in the Santa Monica Mountains. In summer this is genuinely dangerous. In November it is one of the best day hikes in Southern California.
- Sycamore Canyon and Point Mugu State Park — the Big Sycamore Canyon route runs from the Satwiwa side all the way down to the beach at Sycamore Cove. Fall is the season for it.
- Vista Del Mar Trail and the Twin Ponds — an easy mile-and-a-half along the west side of the Dos Vientos development. This is the one to take visiting family on.
- Dos Vientos Community Park — the neighborhood hub, and a new park at The Preserve is planned to open in 2027.
Two fall cautions from someone who hikes these trails: rattlesnakes stay active well into October on warm days, and the Santa Ana winds that arrive in the fall are strongest on exactly these west-end ridgelines. Check conditions.
Events and what’s new
Newbury Park does not run its own separate civic events calendar — it shares the Thousand Oaks and Conejo Recreation and Park District programming. Fall/winter recreation priority registration opens October 12. On the retail side, Cotti Coffee is coming soon to Newbury Park, and the bigger openings are a short drive east — Erewhon at The Lakes, POP MART at The Oaks. For the full regional calendar, including Plantpalooza on October 10 and the December 2 wildlife crossing opening, see the valley-wide fall guide and the Thousand Oaks guide.
Road work and access
Newbury Park’s traffic situation is defined by a single fact: almost everything funnels through the 101 at Wendy Drive, Rancho Conejo and Borchard. Caltrans schedules periodic overnight lane and ramp closures on US 101 through Ventura County, and those are the ones that matter here — a Wendy Drive on-ramp closure reroutes a lot of people. City pump station work has affected Lone Oak Drive and Kathlene Drive on the Thousand Oaks side, and Pure Water Project crews continue working through the valley on weekdays; the project outreach line is (818) 245-4440.
What fall means for the Newbury Park market
Newbury Park has a genuinely two-tiered market and the seasons hit the two tiers differently.
The older, more affordable inventory on the flats — the ranch homes and townhomes closer to the freeway — stays reasonably liquid through fall because it draws first-time buyers, relocations and investors who are not tied to a school calendar. If you own here, a fall listing is a perfectly reasonable move.
Dos Vientos is a different animal. It is a family-driven, larger-home submarket, and family buyers with school-age children are overwhelmingly transacting between February and July. A Dos Vientos listing that goes up in late October is fishing in a much smaller pond. That is not a reason to avoid it — sometimes life dictates timing — but it is a reason to be genuinely disciplined about price and presentation, because there is no volume of casual traffic to bail out an aggressive number.
For buyers, the flip side is the opportunity. If you can be flexible on timing, shopping Dos Vientos in November against a seller who has been listed since June is the best negotiating position you will find all year in this submarket.
What the Newbury Park housing market actually looks like heading into fall 2026
Newbury Park is the busiest and tightest market in the valley right now. It closed 154 single-family sales from January 1 through August 24, 2026 — more than any of the four prior years and about 32% above 2023 — at a median of $1,143,500.
| Newbury Park — single-family, Jan 1 to Aug 24 | 2023 | 2024 | 2025 | 2026 |
|---|---|---|---|---|
| Homes closed | 117 | 117 | 113 | 154 |
| Median sale price | $1,100,000 | $1,150,000 | $1,175,000 | $1,143,500 |
| Average sale price | $1,201,743 | $1,271,163 | $1,338,446 | $1,262,925 |
| Avg. days on market (sold) | 38 | 36 | 50 | 42 |
| Sale-to-list ratio | 101% | 100% | 99% | 99% |
Inventory has thinned sharply. There were 50 single-family homes listed on August 24, 2026, down from 68 on the same date in 2025. Against 237 closings over the trailing twelve months, that is roughly 2.5 months of supply, the tightest of the five Conejo Valley cities.
Prices have been remarkably stable through all of it. The median has run $1,100,000 (2023), $1,150,000 (2024), $1,175,000 (2025) and $1,143,500 (2026) — a band of about 7% across four years, which is unusual in this valley. Average days on market is 42, and the sale-to-list ratio has eased from 101% in 2023 to 99% now.
Newbury Park also had the strongest autumn of any city in the group last year: 65 closed single-family sales in the fall 2025 window, nearly double the 35 of fall 2024. If you have heard that nothing sells here after Labor Day, that number is the counterargument.
| Newbury Park — single-family, Sep 1 to Nov 30 (the fall window) | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|
| Homes closed | 46 | 45 | 35 | 65 |
| Median sale price | $945,000 | $1,159,000 | $1,070,000 | $1,120,000 |
| Avg. days on market (sold) | 54 | 41 | 47 | 52 |
Source: Flexmls / VCRDS closed-sale data for the Conejo Simi Moorpark Association of REALTORS® MLS, pulled August 24, 2026. Single-family residences unless noted. Figures reflect transactions reported to this MLS. Deemed reliable but not guaranteed. I refresh these tables every quarter. For all five cities side by side, see the full Conejo Valley fall market report.
To put those numbers in context, it helps to see what is actually out there. See what homes are currently available in Newbury Park, or browse recently sold homes in Newbury Park.
Frequently asked questions
Is Newbury Park its own city?
No. Newbury Park is a community within the City of Thousand Oaks with its own ZIP code, 91320. It is served by Conejo Valley Unified School District.
What are the best fall hikes in Newbury Park?
Rancho Sierra Vista / Satwiwa for accessible trails and ranger programming, Boney Mountain and Sandstone Peak for a serious climb, Big Sycamore Canyon toward Point Mugu State Park, and the easy Vista Del Mar Trail and Twin Ponds loop along Dos Vientos.
Is Newbury Park cooler than Thousand Oaks?
Generally yes. Newbury Park sits at the western, ocean-facing end of the Conejo Valley and typically runs a few degrees cooler than eastern Thousand Oaks, with more marine influence.
Is Dos Vientos a good place to buy in the fall?
It can be a strong buying window. Dos Vientos is a family-driven submarket where most sales happen between late winter and summer, so fall buyers face less competition and often find more flexible sellers.
Curious what your Newbury Park or Dos Vientos home would bring right now? Start with a free valuation, or reach out and we will talk through timing honestly.
More: Newbury Park area guide · Why the Conejo Valley open space is permanent · Fall in Thousand Oaks
