Dreaming of moving to Thousand Oaks, CA? We certainly can’t blame you! Named after the beautiful trees in the area, the city situated in coastal Ventura County is consistently ranked as one of the best places to live in the nation. As part of one of the wealthiest, safest, and healthiest counties around, Thousand Oaks is a cut above the rest. Yes, it’s an expensive place to live, but when you factor in the fantastic suburban lifestyle and numerous opportunities it offers, it’s an easy decision to move here. And an easy transition as well, of course, with help from one of the best moving companies in Thousand Oaks.
About 40 miles west of Los Angeles, Thousand Oaks is surrounded by Malibu (south), Santa Monica (east), Santa Barbara (west), and Santa Clarita (north). Along with its proximity to the Pacific coastline, the city offers fantastic suburban living with its gorgeous homes, welcoming neighborhoods, and numerous open spaces. Add to the mix the business opportunities in the area, and you have a recipe for an amazing life in one of SoCal’s most desirable cities. Welcome to Thousand Oaks!
Living in Thousand Oaks, CA: What to Know Before Moving to Thousand Oaks
Thousand Oaks, situated in Ventura County, is the largest city in Conejo Valley and 46th most populous city in California, with nearly 129,000 residents. Offering an outstanding blend of coastal suburban living, substantial commercial opportunities, and a host of incredible outdoor recreation & activities, the City of Thousand Oaks is a beautiful SoCal community that has something for everyone!
Pros and Cons of Living in Thousand Oaks
- Weather: Ventura County is renowned for its fantastic, year-round Mediterranean climate by the coast. Not to mention, Thousand Oaks is one of California’s greenest cities.
- Low crime: As one of the safest cities in the United States, the town is full of close-knit neighborhoods and friendly, inclusive neighbors that look out for one another.
- Immense job opportunities: Some may think only the rich and famous live here, but you’d be surprised how many great work and entrepreneurial opportunities there are here.
- Fun things to do: From Paradise Falls to Civic Arts Plaza to Marcello Ristorante, there’s something for everyone! On top of that, Los Angeles is less than an hour’s drive away.
- Green spaces everywhere: The city has designated over a third of the area as open green spaces. You’ll also find 150+ trails for hiking, walking, and biking among the 50,000 oak trees.
- Coastal SoCal lifestyle: The sunshine, beach trips, endless activities, close-knit neighborhoods, green surroundings – lovers of the outdoors will love it here!
- The high cost of living: With a cost of living index of nearly 172, it’s much more expensive to live here compared to the US average. However, it’s still cheaper than LA and SF.
- Steep housing prices: With a median selling price hovering around $760,700, homes in the Thousand Oaks area currently range from $400,000 to $15.9 million. Whoa!
- Less-than-stellar public transportation: This seems to be a common complaint by locals and visitors alike. Just keep in mind that this is a highly vehicle-dependent area.
- Lack of nightlife: Of course, if you’re looking to party or let your hair down, there are plenty of nearby metropolitan areas where you can enjoy late-night fun.
Is Thousand Oaks a Nice Place to Live?
Thousand Oaks is a wonderful place to live because the weather is perfect, crime rates are some of the lowest in California, and there are many opportunities to find steady work without too much hassle. Another thing this town has going for it is green space: it has parks, walkways, and trails all over the place, which makes it a decent city to take long walks or ride bikes when you need some fresh air. All in all, Thousand Oaks offers tons of benefits if you’re looking for an LA suburb to call home.
- Property tax: According to the Overview of Property Taxes by SmartAsset, the average rate is 0.742%. Average property tax is $5,565 (assessed home value of $750,000).
- Sales tax: The state of California has a base sales tax rate of 7.25%. The 2020 minimum combined sales tax rate in Thousand Oaks is also currently 7.25%.
- State income tax: The state currently has ten separate tax brackets, ranging from 1% to 13.3%. The rate depends on income and filing status (single or married).
According to Zillow, the median home value in Thousand Oaks over $742,510. This median is higher than the San Bernardino County median home value of $616,909. As for renting, the median rent cost is $2,067 per month (or $24,804 per year) for 1BR and $2,729 (or $32,748 per year) for a 2BR place.
Here are the cheapest neighborhoods to live in Thousand Oaks, CA:
- Newbury Park
- Ave De Los Arboles / Calle Tulipan
- Greenwich Village
- City Center
- Erbes Rd / Pederson Rd
Cost of Living
According to the Cost of Living in Thousand Oaks by BestPlaces, the city has a cost of living index of 171.8. This index is significantly higher than the national average of 100.
Here are some examples of individual costs (relative to the average of 100): Groceries (109.9), Health (99.7), Housing (319.4), Utilities (97.3), and Transportation (115.2). The median household income in LA is currently around $103,800 per year (compared to the US average of about $62,000).
Let’s take a look at the average monthly expenses in Thousand Oaks for a family of four:
- Housing = $1,739
- Food = $860
- Childcare = $1,290
- Transportation = $1,390
- Health Care = $1,109
- Other necessities = $1,049
- Taxes = $1,336
- Total = $8,772 per month or $105,269 per year
For comparison, here are the monthly costs in LA for two adults + two kids:
- Housing = $1,663
- Food = $830
- Childcare = $1,223
- Transportation = $1,159
- Health Care = $795
- Other necessities = $1,006
- Taxes = $1,016
- Total = $7,691 per month or $92,295 per year
Weather & Natural Disasters
There’s nothing quite like SoCal sunshine! One of the most attractive selling points of living here, if not the top one, is the gorgeous, temperate year-round weather in Thousand Oaks, CA.
Thousand Oaks experiences the warmest temperatures in July and August, with July seeing an average high of 85°F and a low of 59°F. The coldest temperatures arrive between December and February, with December seeing an average high of 65°F and low of 44°F. If you’re escaping brutal winter weather, it’s okay to smile from eye to eye. The Mediterranean climate here is fantastic!
One drawback (depending on your personal preferences) is that there isn’t much in the way of seasonal variation in the area (and in Southern California in general). Of course, if you’re coming from a colder or wetter region, the lack of snow and 18 inches of rainfall per year may be a big plus.
As for natural disasters, the main risks include earthquakes, wildfires, and floods. To be prepared, we suggest you take a look at the Thousand Oaks Emergency Management resource.
Economy & Job Market
As the second-largest city in Ventura County, Thousand Oaks is home to many thriving entrepreneurs, small businesses, corporations, and California Lutheran University. The unemployment rate is currently 3%, which is lower than the national average of nearly 4%.
Major industries in the City of Thousand Oaks include professional, scientific, and technical services; manufacturing; healthcare and social assistance; and utilities.
Here are the Top 10 major employers in Thousand Oaks:
- Amgen Biotechnology
- Conejo Valley School District
- Los Robles Regional Medical Center
- Anthem Blue Cross
- California Lutheran University
- Shire Biotechnology
- Skyworks Solutions, Inc.
- PennyMac Mortgage
- SAGE Publications
- Teledyne Technologies
Traffic and Transportation
When it comes to public transportation, there are several options in and around the city. These include Moorpark Transit, Simi Valley Transit, Gold Coast Transit, VCTC Intercity, LADOT Commuter Express, Metro Line 161, Metrolink, and Amtrak. As for air travel, there are three airports in the area: Camarillo Airport, Hollywood Burbank Airport, and Los Angeles International Airport (LAX).
According to Living in Thousand Oaks by Walk Score, the city receives a walkability score of 32. Thousand Oaks is a car-dependent city, and most errands necessitate the use of a vehicle.
Being a car-dependent area, it pays to know major routes. Ventura Freeway cuts east-west through the city and connects with State Route 27 (north-south) and the 405 (north-south) in the east towards Santa Monica, Los Angeles, and other popular destinations. State Route 23 (north-south) travels through the center of Thousand Oaks, joining US 101 in the south and State Route 118 in the north.
As with most regions of Southern California, traffic can get pretty congested here. Ventura County suffers from bottlenecks due to commuters driving to and from Los Angeles and other major metro hubs. Highway 101 is the biggest culprit when it comes to heavy traffic.
What to Do
Nestled in Conejo Valley, Ventura County’s Thousand Oaks is a nature lover’s paradise. As one of the greenest and healthiest cities in America, it continues to capture the hearts of visitors and residents. Along with a wide variety of amenities, activities, and opportunities, the town also offers quick travel to some of the most famous SoCal areas around, including LA, Malibu, Santa Barbara, the list goes on!
As a highly green California city, we’ll start with parks. At the top of the list is the Santa Monica National Recreation Area, offering 500+ miles of trails from mountain to sea. Also located south of the city in the Santa Monica Mountains is Point Mugu State Park. Last but not least, we have the many green spaces like Conejo Canyons Open Space, Wildwood Regional Park, and North Ranch Open Space.
Are you looking for top attractions in Thousand Oaks, CA? The Gardens of the World is a breathtaking botanical garden found on 4.5 acres in Conejo Valley. The Oaks is a sophisticated, indoor-outdoor shopping center that’s home to the likes of the Thousand Oaks Farmers’ Market and Sephora. For history buffs, a popular destination is the indigenous interpretive center, Chumash Indian Museum.
At the moment, the City of Thousand Oaks doesn’t have any major professional sports teams. However, it’s home to the Los Angeles Lightning basketball team (IBL) and Ventura County Fusion soccer club (USL League Two). Housing the L.A. Rams training facilities at California Lutheran University, Thousand Oaks continues to move the ball forward towards creating a permanent home for the NFL team.
As for other popular destinations and local activities, there’s always something fun and exciting happening in Thousand Oaks. Civic Arts Plaza is the biggest performing arts center between San Francisco and Los Angeles. And if you’re into delicious food, the city is home to several creative and family-friendly restaurants that include Mouthful Eatery and Stonefire Grill.
Schools and Universities
Conejo Valley Unified School District (CVUSD), which provides education to almost 19,000 students, is the primary school district serving Thousand Oaks. Overall, public schools in the area are exceptional.
Highly-rated public schools include Westlake High School, Newbury Park High School, Thousand Oaks High School, EARTHS Magnet School, and Lang Ranch. Top private schools are La Reina High School, Newbury Park Adventist Academy, Hillcrest Christian School, and St. Paschal Baylon School.
As for higher education, Thousand Oaks is home to California Lutheran University, a four-year private Christian school. If you’re looking for other relatively close options, Los Angeles is home to several outstanding institutions that include UCLA, USC, and Loyola Marymount University.
According to Crime in Thousand Oaks by BestPlaces, the city has a property crime rate (including burglary, theft, and arson) of 21.2. This rate is lower than the US average of 35.4 and the California average of 37.1. The violent crime rate, which includes murder, rape, robbery, and aggravated assault, is only 11.1. This rate is much lower than the national average of 22.7 and the California average of 25.2.
Before moving to Thousand Oaks, you’ll want to have utilities set up by the time you arrive at your new home. Here’s a list of the major providers:
- Electric service: Southern California Edison is the major electricity provider in Thousand Oaks. To start service, visit the company’s Turn Your Service On and Off page.
- Gas service: Southern California Gas Company provides natural gas service to the city. Begin gas service by going online to their Schedule Service page.
- Water service: There are several providers, including the Calleguas Municipal Water District and the City of Thousand Oaks. For more info, check out the city’s Utility Service Providers page.
- Trash pick-up/recycling service: Conejo Valley Disposal (G.I. Industries) and Newbury Disposal (E.J. Harrison Industries) provide trash and recycling services.
- Internet/Cable service: Let’s not forget about internet and cable services. The significant providers include AT&T, DirecTV, Frontier Communications, Spectrum, and Verizon.
Best Movers in Thousand Oaks, CA
Best Neighborhoods in Thousand Oaks, CA
Thousand Oaks has several beautiful communities to call home. Here’s our list of the top Thousand Oaks neighborhoods:
Love horses? Looking for an alternative to neighborhoods like Lynn Ranch? Conejo Oaks is a great pick! Bordered by Moorpark Fwy to the west and located about four miles north of the downtown area, it offers 400+ custom houses and more than enough room for equestrian fun.
As a well-established neighborhood, built back in 1957, Conejo Oaks has continued to grow and thrive. Homes typically range from $600,000 to $2.1 million, with 3 to 4 bedrooms on half-acre lots. Plus, you don’t have to pay any homeowner association (HOA) fees. Bonus!
As for things to do, Conejo Ridge Open Space shares the neighborhood’s southern border, and Conejo Creek Equestrian Park shares its northern border. Like dining out? Check out Paul Martin’s American Grill, The Sea Casa, and The Landing Grill & Sushi Bar.
- Population – Under 2,250 residents
- Home Price – Median home value over $1.1 million
- Rent Prices – Average monthly rent over $2,300
- Schools – Westlake Hills Elementary School, Colina Middle School, Westlake High School
Located just north of Downtown Thousand Oaks (and bordered by La Granada Dr to the west), Kevington is nestled in the hills that define the shape of the city. This safe and friendly neighborhood is ideal for growing families, offering extra space and stellar schools.
Offering breathtaking views and homes of expansive lots, Kevington is another well-established neighborhood that certainly does not disappoint. Closing prices currently range from $624,500 to $1.75 million. Many homes here were built between 1960 and 1980.
As for stuff to do, Hillcrest Open Space Preserve offers excellent hiking, a steep hill climb, and a gorgeous scenic view. The Lakes at Thousand Oaks has great dining, organic produce, fitness classes, and pampering services. Located in Westlake, The Promenade is arguably the city’s best shopping center.
- Population – Under 300 residents
- Home Price – Median home value over $1 million
- Rent Prices – Average monthly rent over $2,000
- Schools – Revo Academy, Meadows Arts & Technology Elementary School, Colina Middle School, Westlake High School
Lang Ranch, approximately six miles north of downtown and bordered by Moorpark Hwy along its western border, is arguably the city’s most exclusive neighborhood. Its homes tend to be massive, with open floor plans and outstanding curb appeal.
Geared towards community, Lang Ranch has a nice mix of lifestyle-focused couples and growing families. It’s also served by Lang Ranch Elementary School, a phenomenal K–5 school that offers wonderful, nurturing, and challenging education.
As for things to do, the neighborhood offers Lang Ranch Neighborhood Park, perfect for jogging and basketball, as well as the Autumn Ridge Trail and Lang Ranch Open Space. It’s also just north of Chumash Indian Museum, providing cultural exhibits and guided hikes.
- Population – Under 7,400 residents
- Home Price – Ranges from $950,000 to $1.4 million
- Rent Prices – Average monthly rent over $2400
- Schools – Lang Ranch Elementary School, Los Cerritos Middle School, Westlake High School
Situated nearly 5.5 miles west of Downtown Thousand Oaks (and bordered by Lynn Rd to the east and W Hillcrest Dr to the south), Lynn Ranch is the quintessential neighborhood for horse lovers! It offers ranch-style homes with spacious yards.
Home to a blend of household types – families, empty nesters, retirees – Lynn Ranch residents are united by their love of all things equestrian. And even if you’re not that into riding, the neighborhood is filled with more than 500 big houses with large lots.
Residents like to visit the Gardens of the World. There’s also the local farmer’s market, and Arroyo Conejo Trailhead offers hiking on more than 300 acres. Lynn Ranch is also home to Teledyne Scientific & Imaging, a company that specializes in avionics systems.
- Population – Under 1,400 residents
- Home Price – Median home value over $1.14 million
- Rent Prices – Average monthly rent over $2,300
- Schools – Madrona Elementary School, Redwood Middle School, Thousand Oaks High School
Newbury Park, though separately incorporated, is technically part of Thousand Oaks. It’s located about five miles west of the downtown area and offers some great neighborhoods. These include Los Robles Estates, Lynn Oaks, Rosewood, and Dos Vientos (Conejo Valley’s largest planned community).
Offering more affordable housing, Newbury Park is an excellent alternative to the pricey neighborhoods that fill most of the City of Thousand Oaks. On top of that, temperatures are cooler here during the summer (up to 10 degrees!), and lots tend to be more spacious.
Along with numerous restaurants, bars, cafes, fitness centers, and more, Newbury Park provides access to Hope Nature Preserve and Lynn Oaks Park. There’s also the Stagecoach Inn Museum, which hosts many special events, programs, and lectures geared towards its rich history.
- Population – Under 30,000 residents
- Home Price – Median home value over $714,400
- Rent Prices – Average monthly rent over $2,100
- Schools – Maple Elementary School, Environmental Academy of Research, Sequoia Middle School, Newbury Park High School, Adolfo Camarillo High School
Located just over three miles north of downtown (and bordered by E Janss Rd to the north and N Moorpark Rd to the east), Shadow Oaks is the perfect neighborhood for first-time buyers.
Established in 1962, Shadow Oaks is a clean and well-kept community that offers an extremely convenient location to everything in the city. It’s home to around 350 homes, a lot of which are entry-level, midsize single-family houses ideal for families of three to seven.
Along with proximity to Conejo Valley Botanic Garden (one of the hidden gems of the valley) and Glenwood Park, Shadow Oaks is home to Julie’s Cookies (pick up or free delivery), Conejo Recreation & Park District, Shadow Oaks Daycare, and A Loving Heart Senior Care.
- Population – Under 3,800 residents
- Home Price – Ranges from $600,000 to $900,000
- Rent Prices – $1,980 for studio and $2,400 for 2BR apartment
- Schools – The Acacia Elementary School, Redwood Middle School, La Reina High School
Technically a city, Westlake Village is a master-planned community, two-thirds of which was annexed by Thousand Oaks. Situated about three miles southeast of Downtown Thousand Oaks, this community is considered the heart and soul of Conejo Valley.
Sitting on the eastern border of Thousand Oaks, Westlake Village has a highly appealing lifestyle perfect for those that are looking for quiet living, lovely walks, and mellow evenings at fine restaurants. Those looking for an escape from the congestion and noise of Los Angeles will love living here!
Literally in the center of Conejo Valley, Westlake Village is surrounded by an assortment of towns and things to do. One top spot is The Promenade, arguably the area’s premier shopping center. The best neighborhoods include North Ranch, Westlake Island, Foxmoor, and Hidden Canyon.
- Population – Under 8,500 residents
- Home Price – Median home value over $1.02 million
- Rent Prices – Average monthly rent over $2,300
- Schools – Westlake Elementary School, Lindero Canyon Middle School, Westlake High School, Agoura High School
Wildwood, which sits 7.5 miles northwest of downtown, is actually a section of Thousand Oaks, CA. It’s home to several neighborhoods, including Cresta Montanosa, Parkhills, and Wildflower. There’s an assortment of affordable condos, attached, and single-family homes.
Just west of Moorpark Fwy, Wildwood is surrounded by open spaces, parks, trails, and other outdoor wonders. Hot spots include Arroyo Conejo Open Space, Paradise Falls, Indian Cave, Wildwood Regional Park, Mountclef Ridge, and more. It’s also just west of California Lutheran College.
Are you looking for spectacular views, incredible outdoor recreation, and relatively cheap housing? In Thousand Oaks, it doesn’t get much better than Wildwood!
- Population – Under 5,000 residents
- Home Price – Ranges from $400,000 to $1 million
- Rent Prices – Average monthly rent over $2,100
- Schools – Wildwood Elementary School, Redwood Middle School, Thousand Oaks High School
Quality Moving Services from Thousand Oaks Movers
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Art & Antiques
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Same Day/Emergency/Short Notice
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