Thousand Oaks, CA · Updated Oct 2026

What a Thousand Oaks house pays

Property tax, water, trash and energy from public rates. Look up your address to make it yours, and see how to pay less.

Sent only to free public map services to find who serves it. Not stored unless you save your house.

Example · a Thousand Oaks house

$16,601a year · $1,383 a month

Starts at the typical market value, $991,600; your assessed value is often lower. Typical use.

A Thousand Oaks house at the typical market value ($991,600) pays about $16,600 a year: $10,330 property tax and charges, $1,650 water and sewer, $340 trash, $2,800 electricity, $1,490 home insurance. Estimated from public rates, not anyone's actual bill.

Rates checked Oct 22, 2026. Insurance: what you enter, or a typical premium until you do. Sources are listed at the bottom.

Ways to pay less

Nothing here applies to every house automatically. These are worth checking:

Switch to the limited service: 32-gallon garbage cart (with 64-gallon recycling and 96-gallon organics carts) cartUp to $33 a year
Your cart costs $28 a month; the smallest costs $25. Worth it if you rarely fill it.
How: Call your garbage hauler.
Income-qualified: SCE CARE rate32.5% off the electric bill
Through SCE's CARE program, qualifying households receive 32.5% off their electric bills; you may qualify based on household size and the total income of everyone living in the home.
How: Apply online at sce.com or call SCE's automated line at 1-800-798-5723; no additional documentation is required to apply.
Income-qualified: SoCalGas CARE20% off the gas bill
You may qualify for 20% off your monthly natural gas bill through CARE if someone in your household receives public assistance such as Medi-Cal, CalFresh or SSI, or if household income is under the program's limit.
How: Apply online with SoCalGas at socalgas.com; no additional documentation is required.

Adjust to match your bills

What you knowTrash cartMaximum rates effective January 1, 2026, from the City's 2026 rate schedule for single-family homes.

Value before exemptionsUnder Prop 13 a home is generally reassessed to market value only when it changes ownership or is newly built, and its base year value rises no more than 2% a year otherwise, so the assessed value is often far below market: use the assessed value on your tax bill.

I live here and have the Homeowners' exemption

Home insurance, a yearFrom your policy. We start at $1,492, NAIC data via the Insurance Information Institute; California figures from the California Department of Insurance.

Earthquake insurance, a yearSeparate from home insurance. Most owners don't have it.

Your use

Water, units a month

On your water bill. 1 unit (CCF) is 748 gallons. A typical house uses 7–12.

Electricity, kWh a month

On your Clean Power Alliance (100% Green Power) with Southern California Edison delivery bill. An electric car adds about 300 kWh.

Money dates

Dec 10in 48 daysFirst property tax installment (due Nov 1) is delinquent after Dec 10: 10% penalty.
Feb 15in 115 daysLast day for a first-time homeowners' exemption claim to get the full exemption for the year.
Apr 10Second property tax installment (due Feb 1) is delinquent after Apr 10: 10% penalty.

Who serves this house

Water: City of Thousand Oaks Water; City of Thousand Oaks water: a fixed meter charge per month plus three single-family commodity tiers per HCF; the January 2026 column of the proposed schedule in the September 9, 2025 staff report (adoption not confirmed).
Property tax: 1.05% of value; 2026-27 tax year, Ventura County (tax rate area 08000)
Garbage: Athens Services; Athens Services is the exclusive provider of scheduled collection and recycling services in Thousand Oaks.
Sewer: City of Thousand Oaks; The City of Thousand Oaks charges wastewater monthly per Service Unit; a single-family home is one Service Unit.
Electricity: Clean Power Alliance; Clean Power Alliance lists 100% Green as Thousand Oaks' preferred energy option.

Pay or manage your bills

Other CA cities

How these numbers are made

Individual bills are confidential in California, so we calculate yours from public rates and what you tell us.
Water: City of Thousand Oaks Water; fixed charge $29.84 a month for a 3/4-inch meter and $7.16, $7.79 and $8.15 per HCF for 0-12, 13-30 and over 30 HCF a month. These are the January 2026 rates in the City's September 9, 2025 staff report; the City's page says they take effect only if approved at the November 4, 2025 hearing, and we could not find a record of the vote. Water increases are also proposed for January 2027, and a proposed water shortage surcharge is not modeled. California Water Service (Westlake area) and California American Water serve other parts of the city and are not modeled; pumping-lift charges in higher zones ($0.48 to $1.44 per HCF) are left out.
Sewer: single-family fixed wastewater charge $42.88 a month from July 2026, from the proposed two-year schedule in the staff report (adoption not confirmed; a further increase is proposed for July 2027). Trash: Athens Services' maximum rates effective January 1, 2026 from the City's 2026 schedule ($28.05 for the standard 64-gallon cart).
Property tax: Ventura County 2026-27 rates for tax rate area 08000, 1.0487% in total; 528 of the 537 Thousand Oaks tax rate areas in the county's rate book carry this same total. Flat direct charges on the tax bill (such as the Ventura County Watershed Protection District benefit assessment) are not included because we could not confirm the 2026-27 amounts for Thousand Oaks. The starting value is the Census median market value; under Prop 13 assessed value can be far lower.
Electricity uses the SCE/Clean Power Alliance 100% Green comparison, as the neighboring Camarillo page does. Gas is not included: the typical total leaves out any gas bill. Insurance starts at the 2022 California average, which is several years old.
Nothing here is legal, tax or insurance advice.

Sources

How Thousand Oaks compares

A typical Thousand Oaks house against the 110 California cities we cover, using the same default numbers as the total above.

Per year	Thousand Oaks	Median	Where it falls
Property tax rate	1.05%	1.13%	lower than 104 of the other 109 California cities we cover
Water	$1,131	$955	higher than 79 of the other 109 California cities we cover
Sewer and utility-bill fees	$515	$584	lower than 46 of the other 76 California cities we cover
Trash	$337	$438	lower than 93 of the other 101 California cities we cover
Electricity and gas	$2,801	$3,556	lower than 102 of the other 109 California cities we cover
Home insurance	$1,492	$1,492	in the middle of 108 other California cities we cover
Total	$16,601	$15,240	higher than 67 of the other 109 California cities we cover

Cities bill differently (some put trash on the tax bill, some cover more services), so a higher number isn't necessarily worse. The property tax rate is compared instead of dollars because house values differ.

Questions to ask your candidates

Each one starts from a number above. Any candidate can answer them.

1. Property tax rate

The fact: Thousand Oaks's property tax rate is 1.05%, lower than 104 of the other 109 California cities we cover. The rate adds up every agency on the bill, not only the city.

Ask: "Property tax in Thousand Oaks is 1.05%, lower than 104 of the other 109 California cities we cover. What should that money pay for first, and would you change anything about how it is set?"

2. Trash

The fact: Trash pickup here costs about $337 a year for the standard cart, lower than 93 of the other 101 California cities we cover. Where trash is billed through the tax bill or a separate hauler, it is not counted here.

Ask: "Trash pickup here costs about $337 a year for the standard cart, lower than 93 of the other 101 California cities we cover. What drives that cost, and would you change anything about the service or the price?"

3. Electricity and gas

The fact: Electricity and gas for a typical house here cost about $2,801 a year, lower than 102 of the other 109 California cities we cover. Rates are set mostly by the utility and the state.

Ask: "Electricity and gas here cost about $2,801 a year for a typical house, lower than 102 of the other 109 California cities we cover. Which parts of that can the city influence, and what would you do about them?"

See who is running in your city →

Common questions about Thousand Oaks house costs

What is the property tax rate in Thousand Oaks?

About 1.05% of the value before exemptions a year (2026-27 tax year, Ventura County (tax rate area 08000)), plus flat charges on the same bill.

How much is property tax on a $500,000 house in Thousand Oaks?

About $5,170 a year on $500,000 of the value before exemptions with the homeowners' exemption.

How much is the water bill in Thousand Oaks?

About $137 a month for water and sewer at typical use (9 units, or 6,732 gallons a month) on City of Thousand Oaks Water.

How much does trash pickup cost in Thousand Oaks?

$25 to $32 a month, depending on the trash cart size (Limited service: 32-gallon garbage cart (with 64-gallon recycling and 96-gallon organics carts), Standard service: 64-gallon garbage cart (with 64-gallon recycling and 96-gallon organics carts), 96-gallon garbage cart (with 64-gallon recycling and 96-gallon organics carts)).

When is property tax due in Thousand Oaks?

Dec 10: First property tax installment (due Nov 1) is delinquent after Dec 10: 10% penalty. Apr 10: Second property tax installment (due Feb 1) is delinquent after Apr 10: 10% penalty.

Where can I get help paying utility bills in Thousand Oaks?

Income-qualified: SCE CARE rate: Through SCE's CARE program, qualifying households receive 32.5% off their electric bills; you may qualify based on household size and the total income of everyone living in the home. Apply online at sce.com or call SCE's automated line at 1-800-798-5723; no additional documentation is required to apply.

How much does a house in Thousand Oaks cost to run each year?

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