Thousand Oaks has the busiest fall calendar in the Conejo Valley — a full Civic Arts Plaza season, Plantpalooza at Conejo Creek North Park on October 10, a wave of new retail at The Oaks and The Lakes, and Pure Water Project construction that is still working its way through the middle of town. Here is what is actually happening between September and December, and what it means if you are buying or selling here.
Fall events in Thousand Oaks
- Native Plantpalooza & Eco Fest — Saturday, October 10 at Conejo Creek North Park. If you have been meaning to convert a thirsty front lawn to natives, this is the one to go to.
- Les Miserables — 5 Star Theatricals, Fred Kavli Theater at the Civic Arts Plaza, multiple performances October 9 through 18.
- UB40 — presented by TOArts at the Civic Arts Plaza, Sunday, October 25.
- Conejo Players Theatre — Beetlejuice Jr. opens in early October; Conejo Improv Players on October 24. The Conejo Players is one of the longest-running community theaters in the state and tickets are cheap.
- CMATO — the California Museum of Art Thousand Oaks continues its exhibition schedule through fall, and it is criminally underused by locals.
- Fall/Winter recreation priority registration — opens October 12 for park district classes and youth sports.
- Pumpkin patches and farm days — start appearing across Thousand Oaks and out toward Moorpark and Somis in early October.
The broader regional calendar, including the December 2 wildlife crossing opening, is in the valley-wide fall guide.
New openings, closings and retail changes
Thousand Oaks has had an unusually active year on the retail side, and the mix says something about where the city’s demographics are heading:
- Erewhon opened at The Lakes at Thousand Oaks in late August — the single biggest retail signal of the year here.
- POP MART opened its first Ventura County location at The Oaks, joined by a second Newberry Candy store.
- Raising Cane’s held its grand opening in August; Juice It Up arrives at the Oakbrook Shopping Center in September.
- Wok Haus Modern Chinese Kitchen is now open, and La Poblana Mexican Grill is opening another location in the former Chef Burger space.
- Coming: PopUp Bagels at The Lakes and Laidrey Coffee Roasters.
- Closed: Cafe Rio Mexican Grill shut its doors in August.
Road work and construction to plan around
Pure Water Project
The Las Virgenes–Triunfo Pure Water Project is the dominant construction story across our whole area, and Thousand Oaks is squarely in it. Crews have been working near Conejo School Road and Thousand Oaks Boulevard, generally weekdays from around 9 a.m. to 4 p.m., with temporary lane closures, lane shifts, turn restrictions, flagging operations, and periodic bike lane, sidewalk and crosswalk closures. Earlier phases ran along E. Hillcrest Drive between Erbes Road and N. Conejo School Road. Questions and current schedules go to the project outreach line at (818) 245-4440.
Pump station work and the 101
The Lone Oak, Erbes Road and Ventu pump station project has been running since early 2025 with a timeline into mid-2026, producing partial lane closures on Lone Oak Drive and Kathlene Drive. Separately, Caltrans periodically announces overnight lane and ramp closures on US 101 through Ventura County — those are the ones that catch people off guard on a Tuesday night, so it is worth checking Caltrans District 7 notices before a late drive.
Active Transportation Plan
The city adopted an updated Active Transportation Plan in 2026, which will shape bike and pedestrian improvements across the city over the next several years. If you are buying near a corridor slated for changes, it is worth a look.
The thing that actually defines Thousand Oaks: the open space
Thousand Oaks contains 15,334 acres of protected open space within its city limits and planning area — roughly a third to 40 percent of the city, depending on how you count. The Conejo Open Space Conservation Agency, formed in 1977 as a joint powers agency between the city and the park district, owns or manages roughly 12,400 to 12,700 of those acres and maintains more than 150 miles of trails for hiking, biking and equestrian use.
Fall is when all of it becomes usable again. Wildwood Park, the Two Springs and Wildwood Canyon trails, Lang Ranch and Woodridge, and the Conejo Canyons are all far more pleasant in October than in July. If you are relocating and trying to understand why homes here command what they do, walk one of those trails on a Saturday morning and it will click. I wrote more on how the open space system works and why it is permanent in why much of the Conejo Valley will never be built on.
What fall means for the Thousand Oaks market
Thousand Oaks is the deepest, most varied market in the valley — everything from condos in the low ranges to large estate properties in Lynn Ranch, North Ranch and Lang Ranch. That depth means the fall pattern is less uniform here than in a small city like Westlake Village. The entry-level and mid-range segments stay reasonably active into November because they are driven by relocation and job moves. The upper end thins out noticeably after October and often does not really wake up again until late January.
If you are selling a family home in a strong school attendance area, understand that most family buyers with school-age kids have already transacted by August. That does not mean you cannot sell in October — it means your buyer is more likely to be a relocation, a downsizer, or a family willing to move mid-year, and your marketing should speak to them rather than to a spring audience.
If you are buying, October and November are when you find sellers who listed in June, have had a summer of low activity, and are now genuinely negotiable. That is a real edge and it disappears in February.
What the Thousand Oaks housing market actually looks like heading into fall 2026
Thousand Oaks is the deepest market in the valley and the one that carries fall. It closed 193 single-family sales from January 1 through August 24, 2026 at a median of $1,200,000 — down about 8% from the 2025 peak of $1,304,000, but still roughly 10% above the $1,089,000 median of 2023.
| Thousand Oaks — single-family, Jan 1 to Aug 24 | 2023 | 2024 | 2025 | 2026 |
|---|---|---|---|---|
| Homes closed | 197 | 173 | 235 | 193 |
| Median sale price | $1,089,000 | $1,210,000 | $1,304,000 | $1,200,000 |
| Average sale price | $1,213,636 | $1,496,485 | $1,648,662 | $1,442,884 |
| Avg. days on market (sold) | 38 | 44 | 38 | 40 |
| Sale-to-list ratio | 101% | 101% | 99% | 99% |
Supply here is steady rather than shrinking: 92 single-family homes were listed on August 24, 2026, exactly the same count as a year earlier. Set against 300 closings over the trailing twelve months, that is about 3.7 months of supply.
Thousand Oaks has held its speed better than its neighbors. Average days on market for sold homes was 38 in 2023 and 40 in 2026 — a two-day change, while Agoura Hills added eighteen days and Westlake Village added thirteen over the same period. The sale-to-list ratio did ease, from 101% in 2023 and 2024 to 99% now. Homes are no longer routinely closing above list, but they are still moving at close to full price.
In the fall window, Thousand Oaks does the heaviest lifting in the valley: 73 closed single-family sales in fall 2025, more than any other city here, with a fall median of $1,200,000 — its highest of the last four autumns. The tradeoff is pace. Homes sold in fall 2025 averaged 55 days on market against 38 days for the January–August period.
| Thousand Oaks — single-family, Sep 1 to Nov 30 (the fall window) | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|
| Homes closed | 86 | 68 | 76 | 73 |
| Median sale price | $1,055,500 | $1,082,500 | $1,130,000 | $1,200,000 |
| Avg. days on market (sold) | 42 | 35 | 40 | 55 |
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.
Numbers like these make more sense next to the actual inventory. See what homes are currently available in Thousand Oaks, or browse recently sold homes in Thousand Oaks.
Frequently asked questions
What events are happening in Thousand Oaks this fall?
Highlights include Native Plantpalooza & Eco Fest on October 10 at Conejo Creek North Park, 5 Star Theatricals’ Les Miserables at the Fred Kavli Theater October 9–18, UB40 at the Civic Arts Plaza on October 25, and the Conejo Players Theatre fall season.
Where is construction happening in Thousand Oaks?
Pure Water Project crews have been working near Conejo School Road and Thousand Oaks Boulevard on weekdays, with lane closures, turn restrictions and flagging. Pump station work has affected Lone Oak Drive and Kathlene Drive, and Caltrans schedules periodic overnight closures on US 101.
How much open space does Thousand Oaks have?
15,334 acres of protected open space within the city limits and planning area, with COSCA owning or managing roughly 12,400 to 12,700 acres and maintaining more than 150 miles of trails.
What school district serves Thousand Oaks?
Conejo Valley Unified School District serves Thousand Oaks and Newbury Park, along with the Ventura County portion of Westlake Village.
If you want a straight answer about what your Thousand Oaks neighborhood is actually doing right now — not the county-level headline — get in touch, or run a free valuation.
More: Thousand Oaks area guide · Fall in Newbury Park · Fall in Westlake Village · Fall in the Conejo Valley
