Calabasas/TO/Agoura/Oak Park vs Woodland Hills (Thousand Oaks, Simi Valley: sales, real estate)

[housepoor]

We're looking to purchase a SFR in one of the areas mentioned above. My job is in Northridge, and our budget is ~450k. I rent in Porter Ranch right now. I am attracted to the schools in all of these areas (I have a toddler, and want to settle in an area with good public schools), as well as their reputation for family-friendliness.

Woodland Hills would be closer to work, but I am wary about its reputation for getting very hot in the summer. I also wonder if the other cities mentioned are better from a long-term investment perspective. Lastly, I understand that Woodland Hills feeds into good schools (at least the area south of Ventura, which is where I am looking), but I worry about all the issues LAUSD (in general) deals with.

Based on what I've read (and I've also driven around a little bit), the other areas I mentioned are all great from a school and family life perspective, but the commute might be a challenge. I am willing to sacrifice a bit with the commute to provide a family-safe environment, but not to the extent of it killing me.

Any insight on which areas may be better than others would be appreciated. I know there's a lot of subjectivity here, but I welcome all opinions.

Thanks.

[Charles]

I think I'd rather drive 118/23 to/from Northridge from/to Simi, Moorpark, TO, Agoura and Oak Park than criss cross the valley to Woodland Hills. Lots of lights on Tampa, Reseda, Corbin, De Soto, etc. Also the 101 is often jammed between Woodland Hills and Tarzana.

Those other places also get pretty hot.

You can not go wrong in Oak Park, Agoura Hills, and TO. You might have more selection in your price range too.

[housepoor]

Originally Posted by Charles

I think I'd rather drive 118/23 to/from Northridge from/to Simi, Moorpark, TO, Agoura and Oak Park than criss cross the valley to Woodland Hills. Lots of lights on Tampa, Reseda, Corbin, De Soto, etc. Also the 101 is often jammed between Woodland Hills and Tarzana.

Those other places also get pretty hot.

You can not go wrong in Oak Park, Agoura Hills, and TO. You might have more selection in your price range too.

Thanks, Charles. I've been observing the traffic patterns (vis Google maps) during rush hour, and I've noticed that the 101 does tend to get tangled up fairly often. I've considered the 23/118 circumnavigation, but am a bit daunted by the distance. But you have a point about going out of your way to avoid bad traffic.

Currently though, I mostly get to and from work using Valley side streets, and it hasn't been that bad.

[user_id]

The 101 through the Conejo Valley usually isn't so bad, it starts to get bad once you enter the San Fernando Valley but at that point you'd be getting off. If you live in Agoura Hills, Calabasas or Westlake Village the commute wouldn't be that much worse than Woodland Hills.

Your price range is going to limit you a good deal though.

[housepoor]

Originally Posted by user_id

The 101 through the Conejo Valley usually isn't so bad, it starts to get bad once you enter the San Fernando Valley but at that point you'd be getting off. If you live in Agoura Hills, Calabasas or Westlake Village the commute wouldn't be that much worse than Woodland Hills.

Your price range is going to limit you a good deal though.

Thanks, user-id. My online monitoring of traffic patterns certainly bares out your point. I guess I should do a rush hour dry run to see for myself. As far as house prices, I'm trying to get a good deal, but I have some flexibility with my budget.

[housepoor]

Also, I noticed that the area in TO that is west of the 23, roughly between W Olsen and W Janns, seems to have less expensive houses. I have not driven around that area yet, so I am curious as to what makes those neighborhoods less expensive. I was thinking that that area might be more suitable for the 23/118 commute into Northridge, versus the more southern areas. Does this area get hotter in the summer time too, because it is inland?

[Charles]

Originally Posted by housepoor

Also, I noticed that the area in TO that is west of the 23, roughly between W Olsen and W Janns, seems to have less expensive houses. I have not driven around that area yet, so I am curious as to what makes those neighborhoods less expensive. I was thinking that that area might be more suitable for the 23/118 commute into Northridge, versus the more southern areas. Does this area get hotter in the summer time too, because it is inland?

My guess is, those houses, Wildwood neighborhoods and out near CLU are just that much farther out from the 101 into jobs in the valley and LA. They are a little older. There's probably a $XK/minute relationship, the farther out, the cheaper.

Here's a good view of SFR 4 BR homes recent sales in your price range:

Real Estate Search | Redfin



You could also look at Moorpark (near the college and also south of the 118), and Wood Ranch in Simi. Sunset Hills in TO would be really close but the budget might not be there.

Here's a nice home in TO that just sold for $450K

1824 Woodside Dr, Thousand Oaks, CA 91362

1857 BERKSHIRE Dr, Thousand Oaks, CA 91362 | MLS# 11002637



Here's a nice one in Moorpark

13648 SHADY KNOLL Ct, Moorpark, CA 93021 | MLS# 11006195

Here's a beauty in Wood Ranch

503 SHADOW Ln, Simi Valley, CA 93065 | MLS# 11002101





From Northridge to Wildwood would be a lot less stressful than Northridge to Woodland Hills. I just hate city street driving with traffic lights (I have a stick shift).

[housepoor]

Originally Posted by Charles

My guess is, those houses, Wildwood neighborhoods and out near CLU are just that much farther out from the 101 into jobs in the valley and LA. They are a little older. There's probably a $XK/minute relationship, the farther out, the cheaper.

Here's a good view of SFR 4 BR homes recent sales in your price range:

Real Estate Search | Redfin



You could also look at Moorpark (near the college and also south of the 118), and Wood Ranch in Simi. Sunset Hills in TO would be really close but the budget might not be there.

Here's a nice home in TO that just sold for $450K

1824 Woodside Dr, Thousand Oaks, CA 91362

1857 BERKSHIRE Dr, Thousand Oaks, CA 91362 | MLS# 11002637



Here's a nice one in Moorpark

13648 SHADY KNOLL Ct, Moorpark, CA 93021 | MLS# 11006195

Here's a beauty in Wood Ranch

503 SHADOW Ln, Simi Valley, CA 93065 | MLS# 11002101





From Northridge to Wildwood would be a lot less stressful than Northridge to Woodland Hills. I just hate city street driving with traffic lights (I have a stick shift).

Thanks for the tips, Charles. That example of a recently sold home in Wood Ranch looks really nice, but I noticed the high HOA's and tax rate (mello roos?). I'd like to stay away from that, if possible.

I will definitely schedule a trip out to the Wildwood neighborhood soon then. If the only reason for their relatively low pricing is the distance, but the commute in traffic still makes sense, then it might be an ideal area for me.

I was looking more for a 3 bed + 2 bath type house. 4 br's might be more than we need (and will probably be costlier).

I used to drive stick, so I hear ya on the city driving. I'm hoping that maybe once we've moved and settled down some place, my wife will let me get some little weekend car like a miata or an s2000. If I'm a good boy, she might even let me play with a boxster or get that new toyota/scion/subaru 2-door. One can always dream.....

[Charles]

Originally Posted by housepoor

Thanks for the tips, Charles. That example of a recently sold home in Wood Ranch looks really nice, but I noticed the high HOA's and tax rate (mello roos?). I'd like to stay away from that, if possible.

I will definitely schedule a trip out to the Wildwood neighborhood soon then. If the only reason for their relatively low pricing is the distance, but the commute in traffic still makes sense, then it might be an ideal area for me.

I was looking more for a 3 bed + 2 bath type house. 4 br's might be more than we need (and will probably be costlier).

I used to drive stick, so I hear ya on the city driving. I'm hoping that maybe once we've moved and settled down some place, my wife will let me get some little weekend car like a miata or an s2000. If I'm a good boy, she might even let me play with a boxster or get that new toyota/scion/subaru 2-door. One can always dream.....

Mello Roos has a maturation. For example, if a home built in 1995 has a 20 year MR, it is expired in 2015. It's done. Factor in the Mello Roos cost per year and the number of years to pay. Mello Roos isn't forever. It might be worth paying $1000/year for five years than $600 for 12 years for example.

[housepoor]

Originally Posted by Charles

Mello Roos has a maturation. For example, if a home built in 1995 has a 20 year MR, it is expired in 2015. It's done. Factor in the Mello Roos cost per year and the number of years to pay. Mello Roos isn't forever. It might be worth paying $1000/year for five years than $600 for 12 years for example.

Good point. Where can one find MR information on a particular home? I suppose the MR start point is approximately the house's year-built date, but I understand MR's vary in duration. Also, I recall reading somewhere before (but I am not sure if that info was any good), that some MR's are somehow renewed/reissued upon maturity - maybe that's just on newer developments though.

HOA would still be a turn off though. My sense is that it only goes up over time, isn't tax deductible, and of course doesn't go away. On the other hand, if there were really good amenities that I thought are worth paying extra for, I might be swayed.