If you’re looking outside of Los Angeles County and keeping Ventura County on your list, Camarillo and Thousand Oaks are the two names that come up most often along the US Route 101 corridor. If you are considering living in Camarillo, CA or Thousand Oaks, they are not interchangeable – each one sits in a different part of the county, draws a different buyer profile, and carries a different price tag.
Camarillo is out on the relatively flat Oxnard Plain, closer to the coast. Thousand Oaks is further east in the Conejo Valley, closer to the LA county line. Both have direct highway access. What changes is how much you’ll pay, and how long you’ll sit in traffic.
Comparing Home Prices and Market Speed
The price gap between these two cities is real and worth taking seriously before you fall in love with either one. Thousand Oaks median list prices run around $1,075,000. In Camarillo, you’re looking at $915,000 to $945,000 on the listing side – and closed sale data shows a similar spread.
As of mid-2026, the median sale price in Camarillo sits at approximately $885,000. Thousand Oaks closed sales land between $1.03 million and $1.1 million. That’s a meaningful difference on your monthly payment.
Current Property Values
Camarillo homes are selling for around $885,000 – up roughly 3% from the prior year – and about 42% of them close above asking price. That’s not a soft market.
Thousand Oaks buyers should expect average home values around $1.05 million. Across the Conejo Valley, different zoning rules and lot sizes push values higher consistently, not just in pockets.
Housing Styles and Neighborhood Layouts
Both cities have single-family homes, condominiums, and newer construction in the mix. Thousand Oaks leans toward larger estates and planned developments that follow the natural topography of the Conejo Valley. Camarillo spreads its single-family neighborhoods across the flatter geography of the Oxnard Plain.
HOAs are common in both cities. Before you get attached to a subdivision, know what the monthly dues look like – they add up.
Listing Inventory and Days on Market
Camarillo is moving. The median days on market is 29, with about 192 active listings on the board right now – roughly 2.9 months of supply.
Thousand Oaks runs a bit slower at 37 to 41 days, but don’t read that as soft demand. Both markets are seller-leaning at these inventory levels.
Property Taxes and Living Expenses
Budget for Ventura County property taxes and local utility costs on top of your mortgage. Both cities fall under California’s Proposition 13, which sets a base property tax rate of 1% of the home’s assessed value – but local voter-approved bonds and assessments push the actual number higher.
Day-to-day living costs outside of housing are broadly comparable between the two cities.
Ventura County Tax Rates
For the 2025-2026 assessment year, homeowners in both Camarillo and Thousand Oaks are looking at an effective property tax rate in the 1.1% to 1.3% range. The county-wide median effective rate sits between 1.15% and 1.29%.
Thousand Oaks follows the same framework. The only difference is that higher purchase prices there mean higher dollar amounts – same rate, bigger number.
Non-Housing Costs
Groceries, utilities, and transportation are similar across this stretch of Ventura County. Your monthly budget variance between the two cities comes mostly from the mortgage and HOA dues.
Water and trash fees can vary slightly by subdivision depending on the local utility provider. It’s a small detail, but worth checking when you’re doing final budget math.
Commuting, Parks, and Local Amenities
US Route 101 is the spine of daily life in both cities. It connects you east toward Los Angeles and west toward Santa Barbara, and where you sit along that corridor determines how much of your life you spend on it.
Thousand Oaks is closer to the LA county line. Camarillo is further west, closer to the coast.
Drive Times Along the US-101 Corridor
From Thousand Oaks to Downtown Los Angeles is about 40 to 41 miles. Light traffic gets you there in 43 to 60 minutes. Rush hour is a different story – plan for 90 minutes or more.
Camarillo is about 51 miles from Los Angeles, which means 1.5 to over 2 hours during peak traffic. Flip it around: if you’re heading to Santa Barbara, Camarillo has the edge – 43 to 46 miles, roughly 46 minutes to an hour and a half by car, or about 69 minutes on the Amtrak train.
Retail Centers and Local Shopping
Camarillo has the Camarillo Premium Outlets, which pulls shoppers from all over Southern California. It’s a legitimate regional draw. Thousand Oaks has The Oaks, a large traditional indoor shopping mall. Both cities cover the basics – grocery stores, local restaurants, daily errands – without requiring a trip into LA.
Touring Homes in Both Markets
It comes down to this: budget versus commute time. Buyers who need to be closer to Los Angeles regularly tend to land in Thousand Oaks. Buyers who want a lower median purchase price and don’t mind the longer drive – or who are heading toward Santa Barbara – tend to focus on Camarillo.
Do yourself a favor and drive the US-101 corridor during your actual commute hours before you commit. Touring open houses in the Oxnard Plain and the Conejo Valley will show you quickly which one fits how you live.
Frequently Asked Questions
How do median home prices and overall cost of living compare between Camarillo and Thousand Oaks?
Thousand Oaks is the more expensive city. Median sale prices there run $1.03 million to $1.1 million, against roughly $885,000 in Camarillo. Outside of housing, general living expenses and property tax rates are similar across both Ventura County cities.
Which city offers a better daily commute for residents traveling to Los Angeles?
Thousand Oaks is the shorter trip. The 40-mile drive takes about 43 to 60 minutes in light traffic. From Camarillo, it’s 51 miles and can run up to two hours. If you’re commuting to Santa Barbara, that math flips – Camarillo is the closer option.
What are the main differences in retail amenities and shopping between Camarillo and Thousand Oaks?
Camarillo is anchored by the Camarillo Premium Outlets – large-scale outdoor discount retail. Thousand Oaks centers its commercial activity around The Oaks, a large traditional indoor shopping mall. Both cities have solid local dining and grocery options along the main thoroughfares.