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Ventura County · Head to Head

Camarillo vs Newbury Park

Price, schools, commute, neighborhoods, and lifestyle — Camarillo and Newbury Park compared line by line.

Option A

Camarillo

Citrus groves, a college-town pulse, and the easiest commute in the county.

Explore Camarillo

Option B

Newbury Park

The western Conejo Valley community: Conejo Valley Unified schools, Dos Vientos master-planned, and a slightly lower price ceiling than central Thousand Oaks.

Explore Newbury Park

The short version

Camarillo and Newbury Park sit 20 minutes apart on the 101 corridor — Camarillo on the western end of the central county, Newbury Park on the western edge of the Conejo Valley. Both are family-residence cities with strong schools and stable suburban character. Buyers comparing them are usually choosing between Camarillo's Pleasant Valley K-8 vs Newbury Park's Conejo Valley Unified K-12, and balancing 101 commute access in both directions.

The decision usually comes down to school district preference (Pleasant Valley K-8 vs CVUSD K-12), commute corridor priorities (LA-direction Newbury Park vs Camarillo's better 101 west access), and beach proximity (Camarillo wins by 10-15 minutes). Pricing is comparable — Newbury Park runs slightly higher than Camarillo at the median.

Line by line

Camarillo vs Newbury Park, metric by metric

Camarillo compared with Newbury Park across 10 metrics — price, schools, commute, lifestyle, and taxes.
MetricCamarilloNewbury Park
Median home priceNewbury Park runs ~10% above Camarillo at the median.~$960K (Camarillo)~$1.05M (Newbury Park)
PopulationCamarillo is the larger city.~70,000~40,000
School districtBoth top-quartile; CVUSD K-12 single-district, PVSD K-8 + OUHSD.Pleasant Valley Unified K-8 + Oxnard Union HSDConejo Valley Unified K-12
Commute to West LANewbury Park 15-25 min closer to LA via 101.75-105 min55-90 min
Commute to CamarilloNewbury Park is the closest Conejo Valley city to Camarillo.—20-30 min
Beach proximityCamarillo is meaningfully closer to the coast.10-15 min to Hueneme/Oxnard30-45 min to coast
Master-planned coverageCamarillo more distributed; Newbury Park concentrated.Mission Oaks, Sterling, Village (40%)Dos Vientos (concentrated)
Equestrian inventoryCamarillo has the deeper equestrian market.Santa Rosa Valley (deepest)Walnut Acres (smaller)
Inventory depthCamarillo has more inventory at any moment.~98 listings~62 listings
ClimateNewbury Park ~5°F warmer in summer.Coastal-influencedInland Conejo Valley

Self-select

Who chooses each

Choose Camarillo if you’re…

  • Buyers prioritizing Pleasant Valley K-8 school zoning
  • Households wanting closer beach proximity
  • Equestrian buyers (Santa Rosa Valley)
  • Buyers wanting larger inventory selection
  • Households who don't have a daily LA commute

Choose Newbury Park if you’re…

  • Buyers prioritizing CVUSD K-12 single-district zoning
  • Households with daily or 3x-weekly LA commutes
  • Buyers wanting newer master-planned construction (Dos Vientos)
  • Households accepting slightly higher prices for closer LA access
  • Buyers prioritizing the Conejo Valley brand and adjacencies

The bottom line

Camarillo and Newbury Park are equivalent in family-residence quality with meaningful differences in school district structure and commute corridor. Pick Camarillo for Pleasant Valley K-8 zoning, beach proximity, and value. Pick Newbury Park for CVUSD K-12 single-district zoning and faster LA commute access. The price differential is small enough that lifestyle priorities should drive the decision more than budget.

Good to know

Camarillo vs Newbury Park — common questions

Is Newbury Park more expensive than Camarillo?

Yes, by about 10% at the median ($1.05M vs $960K). Comparable single-family homes typically run $950K-1.2M in Newbury Park vs $900K-1.1M in Camarillo. The Newbury Park premium reflects the Conejo Valley brand and closer LA commute access.

Which has better schools — Camarillo or Newbury Park?

Both top-quartile, but different structures. Camarillo's Pleasant Valley Unified covers K-8 with consistently top performance; high schools fall under Oxnard Union HSD with more variance. Newbury Park's Conejo Valley Unified covers K-12 with consistent quality across all levels — Newbury Park HS ranks among top California public high schools. For families specifically prioritizing K-8 elementary years, Camarillo's PVSD has a slight edge; for K-12 single-district consistency, Newbury Park's CVUSD wins.

Which is closer to the beach?

Camarillo, by 15-30 minutes. Camarillo is 10-15 min to Hueneme/Oxnard beaches; Newbury Park is 30-45 min via 101 west. For buyers wanting regular weekend beach access, Camarillo is meaningfully closer.

Which has the easier LA commute?

Newbury Park, by 15-25 minutes for most West LA destinations. Newbury Park sits on the eastern edge of the central Ventura County section of the 101, putting it 15-25 minutes closer to Calabasas, Westlake, and West LA than Camarillo. For daily LA-direction commuters, Newbury Park's location is meaningfully better.

Are there equestrian properties in both cities?

Yes, but Camarillo's market is deeper. Camarillo's Santa Rosa Valley is the largest concentrated equestrian zone in central Ventura County (1-4 acre lots, established horse properties, riding trails). Newbury Park's Walnut Acres is a smaller semi-rural pocket with horse-property capability. Camarillo offers more inventory; Newbury Park offers a more contained Conejo Valley setting.

Which is a better value — Camarillo or Newbury Park?

Depends on priorities. For Pleasant Valley K-8 + beach proximity, Camarillo is the clear value. For CVUSD K-12 + closer LA commute, Newbury Park earns the modest premium. Both cities are solid long-term holds; market appreciation patterns are similar.

Last reviewed 2026-05-04.

Equal Housing Opportunity. We support the Fair Housing Act and the Equal Opportunity Act. We do not discriminate on the basis of race, color, religion, sex, handicap, familial status, national origin, sexual orientation, gender identity, marital status, source of income, ancestry, age, citizenship, primary language, or military or veteran status.

Jason Walters, REALTOR®. California DRE #01467130. Walters Group Real Estate, eXp Realty of California, Inc., DRE #01878277.