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The Oaks is a 1.3 million square foot indoor/outdoor regional shopping center in Thousand Oaks, California, built in 1978 and renovated in 1993 and 2008. Located off US Highway 101 midway between Los Angeles and Santa Barbara, it serves as Ventura County"s largest mall with over 5 million annual visitors. Anchored by Macy"s (127,410 sq ft women/children), Macy"s Men"s and Home (separate store), JCPenney (148,165 sq ft), Nordstrom (138,000 sq ft), Dick"s Sporting Goods, and a 14-screen AMC Dine-In Theatre (106,000 sq ft).
Tenant mix includes over 170 stores across fashion (H&M, Zara-closing 2025), electronics (Apple), home (Arhaus), and dining options like Cheesecake Factory, Lazy Dog Cafe, Red Robin, and a 10-unit food court. The primary trade area encompasses the affluent Conejo Valley with a population of approximately 125,000 in Thousand Oaks alone, median household income of $134,367, and median age of 44.5. Total trade area supports high disposable income levels, with per capita income around $64,448.
Market position is strong as a community hub, generating estimated $300 million in annual sales and $3 million in local sales tax. Recent $157 million sale to Stockdale Capital Partners in late 2024 signals modernization plans, potentially including mixed-use elements.
Leasing advantages include high footfall, diverse demographics favoring mid-to-upscale retail, and strategic freeway access drawing regional traffic. However, challenges include e-commerce competition and recent anchor/vacancy pressures, with 2018 occupancy at 93% but store closures like J.Crew and Pottery Barn noted in 2025.
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Hours of Operation
Hours
| Monday | 10:00 AM — 08:00 PM |
| Tuesday | 10:00 AM — 08:00 PM |
| Wednesday | 10:00 AM — 08:00 PM |
| Thursday | 10:00 AM — 08:00 PM |
| Friday | 10:00 AM — 08:00 PM |
| Saturday | 10:00 AM — 08:00 PM |
| Sunday | 11:00 AM — 07:00 PM |
Hours may vary on public holidays. Check with individual stores for specific holiday schedules.
Insights
Demographic Profile
Thousand Oaks features a population of 125,676 with a median age of 44.5 years, 49.8% male and 50.2% female. Median household income stands at $134,367, with per capita income of $64,448; 80% US-born, 12.8% naturalized. Primary trade area in Conejo Valley supports affluent shoppers, with 16.1% under 15 and 12.8% aged 15-24, ideal for family-oriented retail. Poverty rate is low at 8.03%, below national average, fostering stable consumer spending on apparel, home goods, and entertainment.
Competitive Landscape
The Oaks competes with Simi Valley Town Center (10 miles north) and Pacific View Mall in Ventura (20 miles west, 95% occupied in 2018). E-commerce poses ongoing threat, contributing to closures like Zara in 2025. Nearby Janss Marketplace offers additional retail, but The Oaks maintains dominance in Ventura County with its size and anchors. Recent ownership change to Stockdale aims to counter saturation through renovations, though population density limits further growth compared to LA-area malls.
Leasing Considerations
Reported 93% occupancy in 2018 suggests solid demand, with annual sales per sq ft not publicly detailed but total mall sales estimated at $300 million. Rent levels align with regional averages around $30-50 per sq ft for inline spaces, higher for anchors. Accessibility via 101 freeway and 1,300-space parking supports traffic, but aging infrastructure from 1978 requires maintenance. Risks include market saturation in fashion categories and potential residential conversions discussed in 2023-2024, impacting pure retail viability. Modernization under new ownership may improve operational quality and tenant retention.
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Thousand Oaks, CA
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City Snapshot
Thousand Oaks, CA
Comprehensive market intelligence for retail expansion in this city
