Summary
Setting Seller Expectations in today’s Conejo Valley market is key—let the Webber Estates team help you with pricing, preparing, and positioning your home for success in a shifting market. You can reach us directly at (805) 558-3360.
Setting Seller Expectations in Today’s Conejo Valley Market
By Kevin Webber, Webber Estates
In recent years, the Conejo Valley real estate market has been characterized by red-hot demand, record-low inventory, and sellers enjoying multiple offers within days. However, the second quarter of 2025 paints a different picture—one of shifting momentum, longer days on market, and rising inventory. Sellers entering today’s market must align expectations with the new reality to ensure a smooth and successful sale.
Inventory Is Rising—But Not Flooding the Market
Compared to 2024, active listings in Conejo Valley have increased notably. According to regional MLS data, June 2025 saw a 41% year-over-year jump in listings, climbing from 427 homes to 602. While this isn’t a flood, it’s a meaningful shift that tips the market away from the frenzy of previous years.
More inventory means more options for buyers. Sellers can no longer assume they’ll receive multiple offers on day one, especially if their home isn’t priced competitively or presented immaculately. With this change comes the need for strategic pricing and intentional marketing.
Days on Market Are Stretching Out
In prior hot seller markets, homes often sold in under a week. But today, sellers are seeing longer timelines. One local report found that in June 2025, the average days on market in the Conejo Valley reached 54—up approximately 8% from the previous year. While this may feel like a slowdown, it reflects a shift toward a more balanced, sustainable pace. For comparison, a typical “balanced” market often sees 60–90 days on market.
For sellers, this means planning ahead. Don’t expect a weekend open house to result in immediate offers. Instead, think about marketing momentum over several weeks—pricing correctly, staging effectively, and continuing to engage buyers well beyond the first showing.
Months of Inventory Are Rebalancing
At the beginning of 2024, Conejo Valley hovered around 1.9 months of inventory—indicating a strong seller’s market. By mid-2025, that number has edged closer to 3 months, moving us closer to a neutral market (which experts define as 5–6 months of inventory).
While we’re not yet in a full buyer’s market, the balance is shifting. Sellers need to understand that buyers have regained negotiating power. Price reductions, seller credits, and even repair requests are increasingly part of the conversation.
Pricing Matters More Than Ever
In previous markets, pricing high often worked out for sellers who knew buyer competition would lift their offers. Today, overpricing is a critical mistake. When a home sits too long on the market, buyers perceive it as stale—even if it’s perfectly presented.
In this environment, accurate pricing is essential. Sellers should rely on their agent’s knowledge of hyper-local data—comps from the past 30–60 days, not just the previous year. Homes that are priced in line with recent sales trends and buyer expectations will stand out and move faster.
Presentation and Condition Count
With more homes available, buyers are choosier. That means staging, professional photography, and cosmetic updates play a major role in getting attention online and in person. If your home looks dated, cluttered, or poorly maintained, expect it to linger—and possibly sell for less.
Before listing, consider investing in simple, high-impact updates: fresh paint, updated fixtures, and professional staging. As your real estate agent we employ top-tier marketing strategies, including social media, video tours, and targeted advertising.
Emotional Resilience Is Key
Selling a home can be emotionally charged, especially when expectations aren’t met. It’s natural to feel frustrated if your home doesn’t receive immediate attention or strong offers. But remember: this is not the same market as 2021–2022.
Stay grounded by focusing on your broader goals—whether you’re downsizing, relocating, or making a lifestyle change. Having an experienced real estate team by your side, like our team at Webber Estates, can make all the difference in navigating challenges with clarity and confidence.
Final Thoughts
The Conejo Valley remains a highly desirable place to live. The schools, natural beauty, and quality of life continue to attract buyers. However, the dynamics of the market have changed. Sellers who adapt to the new landscape—by pricing accurately, presenting their homes beautifully, and remaining patient—will ultimately succeed.
At Webber Estates, we specialize in helping sellers navigate these evolving conditions with honesty, strategy, and personalized attention. If you’re considering selling your home in Thousand Oaks, Westlake Village, or the greater Conejo Valley, contact us for a personalized consultation.
