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.

Ranch South was recorded in several tracts between Kanan Road and the Highlands hillside and built out from 1983 to 1987 with plans a size up from the Meadows. The county records show about 461 parcels, the most of any section after the East Meadows.

The plans run from 2,369 to 4,000 square feet, four and five bedrooms, nearly all two story. The top is $2,425,000 on Willowtree Drive in May 2023 for a 3,524-square-foot four-bedroom from 1984 on a 19,500-square-foot lot, and $2,350,000 on Woodglen Drive in April 2023 for a 3,359-square-foot five-bedroom. The bottom is $1,350,000 on Rainbow View Court in June 2023 for a 3,141-square-foot four-bedroom, and $1,340,000 on Kimberly Drive in November 2020 for a 3,580-square-foot four-bedroom on a half acre. Sixteen of the twenty-four sales are four-bedrooms and eight are five-bedrooms; two of the twenty-four are single story, at a median of $1,532,500.

No plan sheet for Morrison Ranch South 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 2,369 to 4,000 square feet, median 3,247, with four bedrooms in sixteen of the 24, five in eight, and two of the 24 recorded sales are single story.

Middle Crest Drive carries four of the twenty-four sales and Meadowmist Way three, with Green Meadow Drive, Kimberly Drive, Woodbrook Drive, Woodglen Drive, Stonecrest Drive and Hempstead Drive two each and five other streets one each. The section runs from the Kanan Road side east to the foot of the Highlands, with the lots from about 6,200 square feet on the courts to a half acre at the edges, median about 10,100.

The first reason is the lot: a quarter acre to a half acre on the edge streets, which the Meadows sections do not offer. The second is the plan, 3,100 to 4,000 square feet for most of the record. The third is the location, at the corner of Kanan Road and Thousand Oaks Boulevard with the shops, the park and the interchange minutes away.

2026 sales show the fee at $255 a quarter (about $85 a month); listings since 2020 have reported $535–$1,020 a year, $135–$262 a quarter and $57–$85 a month. The recorded sales report fees from $535 to $1,020 a year, $135 to $262 a quarter and $57 to $85 a month, which reflects several tracts and several ways of reporting the same fee; the disclosure package should give the figure that applies to the specific parcel. 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, and the Kanan Road shops are at the corner. 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, 10 homes in the tract sold through the MLS, at prices from $1,450,000 to $1,925,000 and a median of $1,675,000. Since July 2020, the top of the record is $2,425,000 on Willowtree Drive in May 2023 for a 3,524-square-foot four-bedroom; $2,350,000 on Woodglen Drive in April 2023 for a 3,359-square-foot five-bedroom. The bottom is $1,350,000 on Rainbow View Court in June 2023; $1,340,000 on Kimberly Drive in November 2020. Single-story homes account for two of the 24 sales, at a median of $1,532,500.

Twenty-four sales in six years from $1,340,000 to $2,425,000 is one section with a band from $1,500,000 to $1,900,000 where most of the sales sit, a floor near $1,350,000 for an original house, and a top near $2,400,000 for a renovated house on a large lot. 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 Ranch South; 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 1983 to 1987, 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 and the tracts across Kanan Road. Morrison East Meadows, 1979 to 1985, is 2,343- to 3,705-square-foot houses at a median of $1,527,500. Morrison North Meadows, 1982, trades at a median of $1,675,000. Morrison Highlands above, 1983 to 1988, is 3,833- to 5,902-square-foot houses at a median of $2,625,000. Oak View Ranch across Kanan Road, 1983 to 1986, is 2,152- to 2,985-square-foot houses at a median of $1,305,250. Ranch South is the middle of the Morrison range, with the largest lots outside the Highlands.

Start with the tract, because several were recorded and the fees and the plans differ. Then the house, briefed for the mid-1980s, including the polybutylene question. Then Kanan Road, which the western streets hear; walk the house at rush hour. Then the lot, since the half-acre edge lots are the premium and carry slope questions.

Families first, for the four- and five-bedrooms and the schools. Buyers moving up from the Meadows and from Oak View Ranch second, for the lot. Buyers relocating third, for whom a 3,000-square-foot house in the Las Virgenes district near $1,750,000 is the brief.

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 — $2,425,000 — 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.