Is your move on the horizon, but you’re unsure when to put your Conejo Valley home on the market? Timing can shape your price, days on market, and stress level. If you want a smooth sale and a summer move, you need a plan that matches local seasonality and gives you enough time to prep. In this guide, you’ll see the best windows to list in Old Agoura, Westlake Village, and Thousand Oaks, plus a 90–120 day prep timeline and photo strategy that works in our climate. Let’s dive in.
Why timing matters in Conejo Valley
Conejo Valley follows a Mediterranean climate with mild, wet winters and warm, dry summers. That means spring landscapes look lush, while late summer can be hot and dry. This affects curb appeal and how your photos look online.
Buyer activity also shifts with the calendar. Families often plan moves around the Las Virgenes Unified and Conejo Valley Unified school schedules. Commuters to the greater Los Angeles area and remote workers also watch inventory closely in spring and early summer. Aligning your list date with these patterns helps you reach the largest buyer pool.
Best months to list
Spring advantage
Across much of the U.S., and in Southern California, the strongest overall window is spring. Listing in April or May helps you capture family buyers who want to close in June through August. Spring also brings better natural light and greener yards, which can boost first impressions and online engagement.
Secondary windows to consider
- Late summer can still be productive for buyers who missed spring and want to move before early fall. Plan for high sun angles and keep curb appeal fresh with mulch and potted color.
- Early fall can work for motivated buyers, especially if inventory is tight. Just be ready for showings to slow as school starts.
Periods to plan around
- Late November through December often see fewer showings because of holidays. Well-prepared homes can still perform due to lower competition, but overall traffic is lighter.
- Late summer into fall can bring wildfire smoke or Santa Ana winds. Poor air quality can hurt photography and showings. Build flexibility into your photo and launch schedule.
Neighborhood nuances: Old Agoura, Westlake Village, Thousand Oaks
Each micro-market in Conejo Valley has its own rhythm.
- Old Agoura: Equestrian-friendly properties and trail access appeal to lifestyle buyers year-round. Spring listing photos highlight open space and yard potential. Allow extra lead time for drone and twilight photography on larger lots.
- Westlake Village: Outdoor living spaces, lake and golf-adjacent settings, and commuter access make spring and early summer strong. Morning or late-afternoon photos help manage harsh summer light.
- Thousand Oaks: Family moves tied to the school calendar drive demand from spring into early summer. Keep lawns and shrubs well groomed for a crisp first impression.
Your 90–120 day prep plan
Use this simple plan if you want to hit the spring window. Adjust the dates if you are targeting a different season.
Days 0–30: Assess and plan
- Meet with your listing agent for a comparative market analysis and a custom timing plan.
- Order preliminary title and request HOA documents if applicable. Some associations take weeks to deliver resale packets.
- Walk the property to scope repairs, touch-ups, and staging needs. Prioritize high-ROI cosmetic updates.
- Begin decluttering, deep cleaning, paint touch-ups, and small fixes like caulking or hardware swaps.
Days 31–60: Execute repairs and staging
- Complete approved repairs and cosmetic updates. Build in extra time for contractor availability and permits if needed.
- Schedule professional staging 1–2 weeks before photos to maximize presentation.
- Consider a pre-list inspection to surface issues early and speed escrow negotiations.
- Gather disclosures, warranties, and permit documentation.
Days 61–80: Photos and pre-marketing
- Book professional photography for interiors, exteriors, and, if helpful, drone and twilight. Aim for clear air days and golden-hour light.
- Add floor plans and a 3D or video tour to attract out-of-area and busy buyers.
- Finalize your property description, feature list, and neighborhood highlights.
- Refresh curb appeal with mulch, trimmed hedges, and seasonal plants.
Days 81–120: Launch and show
- Do a final clean and walkthrough. Set showing guidelines and open house dates.
- Go live on the MLS with full media. Begin targeted marketing and broker outreach.
- Review feedback in the first 1–2 weeks. Be ready to adjust pricing or presentation if the data suggests it.
Photo and presentation strategy
When to shoot
- Favor spring for green lawns and flowering shrubs. If you list in summer, schedule exterior photos early morning or late afternoon to avoid harsh shadows.
- Choose days with clear air. If smoke or haze is present, reschedule exterior shots.
- If grass is dry in late summer, use mulch, potted plants, and a tidy trim to keep curb appeal fresh.
Drone, video, and virtual tours
- Drone aerials can showcase lot size, nearby open space, and views, which are common draws in Conejo Valley. Commercial drone work should follow FAA Part 107 rules, so most sellers hire a licensed pilot through their agent.
- Twilight images highlight lighting, views, and outdoor areas. They are effective for higher-end or lifestyle-focused properties.
- 3D tours and video walkthroughs help reach LA-based and out-of-state buyers who may start their search remotely.
Seasonal staging focus
- Spring: Emphasize indoor-outdoor flow, patios, and yard spaces.
- Summer: Highlight shade, cooling features, and comfortable living areas.
- Winter: Create a warm, bright feel with lighting and clean, cozy spaces.
Weather, wildfire, and disclosures
Wildfire season and Santa Ana winds can affect air quality and visibility. If smoke or ash is present, pause exterior photography and consider a short delay for showings. Disclose any material impacts from prior events as required. If local watering rules are in place, lean on drought-tolerant landscaping and hardscaping to maintain curb appeal.
When winter selling works
Winter typically has fewer active buyers, but inventory can also be lower. If your home shows well and is priced right, you can still attract motivated buyers. Shorter daylight hours mean tighter photo windows, so plan carefully and use strategic lighting.
Next steps
The strongest results come from a plan that matches your property, neighborhood, and timeline. If you want to close in summer, start now so you can list in spring with standout photos and a smooth process. For a custom timing plan and a full-service approach from listing through closing, connect with Sarah Quaker. Request Your Free Home Valuation.
FAQs
Is spring always the best time to sell in Conejo Valley?
- Spring usually brings the largest buyer pool and better curb appeal, but local supply, demand, and inventory levels can make other seasons effective too.
How far in advance should I start if I want to close by summer?
- Begin 90–120 days before your target list date so you can list in April or May and allow time for escrow to close in June through August.
How do school calendars affect timing in Old Agoura and Thousand Oaks?
- Many families prefer to close during summer break to avoid mid-year moves, which concentrates buyer activity in spring and early summer.
Should I get a pre-list inspection for my Conejo Valley home?
- A pre-list inspection can reduce surprises, speed negotiations, and prevent fall-throughs, especially in older homes or when repairs are likely.
Are drone photos allowed for my listing?
- Yes, when conducted by a pilot who follows FAA Part 107 rules and any local restrictions; your agent can coordinate a licensed professional.
How do wildfire or smoke conditions affect my listing?
- If smoke or ash is present, postpone exterior photography and consider a brief launch delay; always disclose any material past impacts as required.
