Pros & Cons of living in Thousand Oaks

emily berdon thousand oaks real estate

If you’re thinking about moving to Thousand Oaks, CA, then this blog is for you!

When I moved my family out here, I couldn’t find much information online. So now that I’ve lived here a while, I want to provide you with the information you need to decide if you would enjoy living here.

Side note: The City of Thousand Oaks encompasses parts of Westlake Village, and Newbury Park. I’ve created separate blogs for those towns This blog is about Thousand Oaks proper.

Let’s get in to the Pros & Cons of living in Thousand Oaks:


One thing people love about Thousand Oaks is you can find some pretty big lots, compared to some of the neighboring towns. There’s less cookie cutter tract homes, and more large lots with custom homes.

And because of all the hills and open space in Thousand Oaks, many homes have beautiful views and back up to open space, giving you tons of privacy and peaceful vibes.

Also, Compared to neighboring towns of Westlake Village and Agoura Hills, you’ll get more for your money in Thousand Oaks. At the time of this writing (2022), the average price for a home in Thousand Oaks is right at $1 million. Compared to Agoura Hills and Westlake average home prices of $1.4 and $1.7,  respectively. 


There is a big misconception about the weather in Thousand Oaks… For some reason, people have an assumption that Thousand Oaks gets really hot. Whenever I tell people from LA that I moved out this way, they go “Oh how do you live there? Isn’t it sooooo HOT?” Um… no – this is THOUSAND Oaks, not SHERMAN Oaks!

People who aren’t very familiar with this area, sort of lump it in with the San Fernando Valley, and assume it hits those summertime triple digits on a regular basis. This is NOT the case. The weather in Thousand Oaks is considerably cooler and more mild than some of the neighboring areas- namely Calabasas and Agoura Hills. In the summer, Thousand Oaks temps can easily be lower by 10 degrees or more compared to those hotter areas.


If you’re coming from a bigger city and you’re used to having everything you need within arms reach, Thousand Oaks is the closest thing you’ll get to that. With a population of over 125,000 (right now), it’s the largest town in the Conejo Valley, and the first place that comes to mind when most people think of this area. It has pretty much everything you need, so no need to venture out of the bubble!

Thousand Oaks is also great for shopping. It’s home to The Oaks Mall, a beautiful indoor/outdoor shopping center as well as Janss Marketplace, an outdoor mall that includes shopping, restaurants, and fun activities for kids. 

And as I film this, there’s also talk of creating a pedestrian-friendly downtown area. It would feature outdoor dining, shopping, and entertainment spanning a half-mile along Thousand Oaks Blvd (the main thoroughfare that runs through Thousand Oaks). This is very exciting for the city of Thousand Oaks… but leads me into Con #1…


That’s right, there’s no main “hot spot” here .. and despite the city’s attempt to create one, there is some push-back from local residents who do NOT want a downtown area.

Some people, who moved out here to enjoy a peaceful life, fear that a downtown hub will draw more people and more traffic to the area. So while there ARE plans to build this downtown hub, there is no certainty as to when it will happen. I recently spoke with a city analyst, who said it will likely be years from now.

The town of Thousand Oaks is a bit spread out making the bars, restaurants, shops, and entertainment venues peppered throughout the city, so you’ll be driving from place to place instead of walking.

CON #2 HOA’s (and lack HOA’s)

OK this is a pro for some and a con for others. Thousand Oaks has neighborhoods with HOA’s and neighborhoods without. Some people prefer NOT to have an HOA because it gives them the freedom to do whatever they want with their house: But in Thousand Oaks, it can often be apparent that a neighborhood doesn’t have an HOA as you drive through. You may see RV’s parked on the streets, and properties that are in need of serious maintenance.

This can be a turn-off for some buyers, but it all comes down to preference. If you’re relocating to Thousand Oaks, you’ll want a Realtor to help you navigate the neighborhoods!


With a few exceptions, most of the restaurants in Thousand Oaks are chain restaurants or low to mid-level restaurants that serve up more casual fare – “fine dining” is scarce. This will hopefully change over time, but like I mentioned before, there is some community push-back when it comes to growth or anything that could draw more people to the area. For now, if you want a nice night out, you’ll be going to the neighboring Westlake Village. Good news is, that’s right next door.

moving to the conejo valley


Alright, that wraps up my Pros & Cons of living in Thousand Oaks.

Now if you’re considering a move to Thousand Oaks, be sure to check out my other blogs where I discuss the things you will LOVE and the things you will HATE about living in the Conejo Valley, as well as: The Pros and Cons of living in Westlake Village, and The Pros and Cons of living in Newbury Park.

If you’re interested in more information about living in Thousand Oaks, feel free to reach out and I can get into more details as they pertain to your personal needs. There’s a neighborhood out here that’s right for everyone, so let’s find the one that’s right for you.  See you soon.


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