Agoura Hills incorporated in 1982, but most of its tracts were laid out and built through the 1960s and 1970s when the area was unincorporated Los Angeles County, and the names on the record maps and in the MLS are the names the builders used at the time.

The patio homes were built in 1980 as a pocket of duplex-style attached houses inside the single-family tracts of the Reyes Adobe end of the city, each on its own small lot with a patio and a garage, sharing the pool, the spa and the tennis court. The MLS files them as Stonecrest Patio Homes, separate from the large-lot Stonecrest houses on Oakfen, Aldren and Ember Courts. The developer is not confirmed in any source Gary Jacobs has been able to verify. The county records show 63 parcels.

The plans are a 1,614-square-foot two-bedroom and a 1,780-square-foot three-bedroom, both two level with vaulted ceilings, a fireplace and a two-car garage. The top is $877,000 in October 2024 for the 1,780-square-foot three-bedroom, and $755,000 in July 2024 for the 1,614-square-foot two-bedroom. The bottom is $725,900 in June 2020 and $700,000 in October 2020, both for the three-bedroom plan. Three of the four sales are three-bedrooms; none is single story.

No plan sheet for Stonecrest Patio Homes 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 1,614 to 1,780 square feet, median 1,780, with three bedrooms in three of the four, two in one, and every recorded sale is two story.

One street, Passageway Place, a loop of short cul-de-sacs with the paired houses along it and the pool and tennis court in the middle. The lots run from about 3,300 to 4,700 square feet.

The first reason is the form: a duplex with one shared wall, its own patio and a two-car garage, in a single-family neighborhood rather than a complex. The second is the price, a three-bedroom in the Las Virgenes district for under $900,000. The third is the scale, 63 homes around one pool and one court.

Listings report the fee at $290–$400 a month on the recorded sales and about $465 a month since. The recorded sales report association fees of $290 and $400 a month, and listings since have reported about $465. Listings describe the pool and spa, the tennis court, guest parking and maintained landscaping in the amenities.

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 on these streets give Yerba Buena Elementary, Lindero Canyon Middle School and Agoura High School. Confirm the exact address with the district locator.

Reyes Adobe Park and the Reyes Adobe Historical Site are a few blocks away, Lindero Canyon Middle School is nearby, and the Kanan Road shops and the Lake Lindero course are a few minutes in either direction. 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 Reyes Adobe Road interchange is a few minutes. 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 last two years, just 1 home in the community sold through the MLS, at $877,000 in October 2024. Over the longer record, four sales from June 2020 through October 2024 ran from $700,000 to $877,000 with a median of $740,450. The top of the record is $877,000 on Passageway Place in October 2024 for a 1,780-square-foot three-bedroom; $755,000 on Passageway Place in July 2024 for a 1,614-square-foot two-bedroom. The bottom is $725,900 on Passageway Place in June 2020; $700,000 on Passageway Place in October 2020.

Four sales in four years from $700,000 to $877,000 is two plans in a narrow band, with the 2020 sales at $700,000 to $726,000 and the 2024 sales at $755,000 to $877,000; the renovation decides the position inside a year. Gary Jacobs keeps the full sale-by-sale history and can say where a given home sits in it.

No lease is recorded in the MLS sources this guide draws on, so it does not quote a rent. The association’s leasing rules should be read before buying as an investment.

These homes date from 1980, 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. In attached communities add the association questions: who owns the roof, the exterior walls and the plumbing inside them, when the buildings were last repiped or reroofed, and whether the reserves are funded for the next round. Ask the association for the roof and plumbing history in writing.

In attached communities the remodel that pays is inside the walls: the kitchen opened to the living room, the baths, the floors, the windows where the association allows, and a laundry brought into the unit. What does not pay is anything the association will not approve or that the next buyer cannot see from the listing photos. Check the rules before the plans.

The comparison is the other attached communities north of the freeway. Chateau Park Townhomes, 1981 to 1988, is 1,056- to 2,209-square-foot townhomes at a median of $800,000. Oakview Gardens, 1987 to 1989, is 2,017-square-foot townhomes at a median of $925,000. Lake Lindero Townhomes, 1974, is 999- to 1,090-square-foot units at a median of $510,000. The detached Stonecrest houses next door trade at a median of $1,575,000 on half-acre lots. The patio homes are the duplex with a garage and a yard of its own, priced between the townhomes and the houses.

Start with the association package for a 63-home community, since a small association carries a pool and a tennis court on a small budget. Then the house, briefed for 1980: original systems, roofs and windows where not replaced, and the shared wall. Then the freeway, which the south side of the loop hears.

First-time buyers first, for the garage and the yard. Downsizers second, from the larger houses nearby, who accept the stairs. Buyers who want Stonecrest at a third of the price 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 the top of the record — $877,000 — 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.