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Thousand Oaks & Westlake Village Real Estate Market Update - September 2025

In September 2025, there were about 4 months of housing supply available in Thousand Oaks and Westlake Village—officially placing us in a balanced market.

What Does Housing Supply Mean?

  • Under 4 months: Seller’s market – prices rise with low inventory
  • 4–6 months: Balanced market – supply meets demand
  • 6+ months: Buyer’s market – more options, downward pressure on price

Compared to last year’s 2.9 months and last month’s 4.1 months, inventory is rising but steady. This increased supply is allowing buyers to negotiate more confidently, while sellers are still seeing solid offers for well-priced homes. 

Average Home Prices - September 2025

The average sale price across Thousand Oaks and Westlake Village reached $1.29 million, based on 58 home sales.

Examples:

  • North Ranch estate: $9 million
  • Hillcrest area single-family: $872,000

📉 Prices are down 4.3% year-over-year and 1% from August 2025, signaling a softening market driven by increased inventory and cautious buyers.

If inventory continues to rise, we could see further price normalization, especially if interest rates stay elevated or macroeconomic uncertainty persists.  I love this video on the current state of the market by Compass Chief Economist Mike Simonsen and  Conor Sen, columnist for Bloomberg.

List-to-Sale Price Ratio

In September, the average list-to-sale price ratio was 98%, meaning homes sold for slightly under list price.

  • August 2025: 99.1%
  • September 2024: 98.8%

This indicates that while competition remains, buyers are negotiating more successfully.

Agent Tip:
Ask about seller interest rate buy-downs, closing cost credits, and broker fee coverage to make your offer stronger without raising your price.

Average Days on Market (DOM)

  1. Homes took an average of 33 days to sell in September.

    • Down from 38 days in August
    • Up from 29 days last year

    Sellers—this means if your home is priced and presented right, it’s moving within a month.
    Buyers—be prepared with quick escrows and clean contingencies to stay competitive.

Westlake-Village-real-estate-market-update-Sept-2025-DOM-Ellie-Winnerkrans

Financing Insights

According to FreddieMac.com, the average 30-year fixed mortgage rate sits at 6.29%.

With potential government shutdown delays and rate fluctuations, I recommend:
✅ Comparing multiple lenders
✅ Exploring 2-1 or 3-2-1 buy-down programs
✅ Getting a power bid to strengthen your negotiating position

These tactics can make your offer as strong as cash—even in a balanced market.

Some other great macro information can be found in this Compass National Insights.

Local Market Insights – Thousand Oaks & Westlake Village

The Conejo Valley real estate market is shifting toward balance after several years of being a solid seller market.

Key Drivers:

  • Rising inventory gives buyers more choices
  • Generational wealth transfer—28% of Thousand Oaks residents are over 60
  • Downsizing trends—empty nesters moving to smaller one-stories properties, often paying cash

Local dynamics matter:

  • Updated homes still attract multiple offers.
  • Older or dated homes: Sitting longer, creating great opportunities for buyers.

💡 Pro Tip: Through Compass Concierge, sellers can access interest-free funds for upgrades before listing—helping homes sell faster and for more.

Final Thoughts

While national housing headlines provide context, real estate remains hyper-local. Your best strategy depends on your neighborhood, timing, and financial goals.

If you’d like a free home valuation or want to identify off-market opportunities, I’d be happy to help.

📞 Book a no-obligation call or request your free market evaluation  today.
You’ll get clear, honest guidance to help you make the best decision for your next move.