CPA for the Conejo Valley: Thousand Oaks, Westlake Village and Agoura Hills
MangoBooks is a CPA firm for small businesses and individuals in the Conejo Valley, serving Thousand Oaks, Westlake Village, Agoura Hills and Oak Park from our office at 6200 Variel Ave in Woodland Hills. We prepare business and personal tax returns, plan taxes during the year, keep monthly books, run payroll and set up LLCs and S corporations.
The work is led by Felix Park, CPA, MBA, a licensed California CPA. Monthly bookkeeping typically costs $650–$1,400 per month, and a business tax return $2,000–$3,500 per year.
Where We Work in the Conejo Valley
The Conejo Valley area takes in Thousand Oaks and Oak Park in Ventura County and the cities of Westlake Village and Agoura Hills in Los Angeles County. The county an address is in assesses and collects its property tax, and business license rules differ from city to city, with the county setting them in unincorporated areas. Areas we serve include:
- Thousand Oaks, at the center of the Conejo Valley in Ventura County, including Dos Vientos and most of Newbury Park.
- The cities of Westlake Village and Agoura Hills, in Los Angeles County.
- Unincorporated Ventura County: Oak Park, Casa Conejo, Lynn Ranch, Lake Sherwood and Hidden Valley.
- Nearby Calabasas, a city in Los Angeles County.
The Westlake Village area is split by the county line: the City of Westlake Village is in Los Angeles County, and part of the Westlake area lies on the Ventura County side.
Situations We Handle
A new business in Thousand Oaks. A business operating in Thousand Oaks needs the city's Business Tax Certificate before it starts work, alongside its filings with the state. We set up the LLC or corporation, file the S corporation election when it suits the business, and set out what is due to California in the first year. See Business Formation.
Rental property on both sides of the county line. An owner with rentals in Thousand Oaks and in Agoura Hills or the City of Westlake Village deals with two assessors, two tax collectors and two appeal deadlines. We report each property on Schedule E and keep its depreciation schedule from year to year. See Rental Property Owners.
Business Licenses by City
- Thousand Oaks. Every business operating in the city or keeping a business address there needs a Business Tax Certificate before it starts work, and the city has an application for businesses located outside city limits. Certificates expire on December 31 and are delinquent if not renewed by March 1.
- Agoura Hills. Anyone performing work within city limits needs a business license, whether or not the business has a location there. Office, home occupation and contractor licenses cost $150 new and $104 to renew.
- Westlake Village. The city does not require a city business license, business registration or business tax. Some business types need a business license from Los Angeles County.
- Oak Park and other unincorporated areas. Every business operating in unincorporated Ventura County needs a County of Ventura Business Tax Certificate, including businesses based in a city that deliver, solicit or operate in those areas.
- Calabasas. The city does not require a business license.
Property Tax on Both Sides of the County Line
- Which county. Ventura County assesses and taxes property in Thousand Oaks, Newbury Park and Oak Park. Los Angeles County does the same for the City of Westlake Village and for Agoura Hills.
- Installment dates. Both counties use the same dates: the first installment is due November 1 and is late after December 10, and the second is due February 1 and is late after April 10.
- Assessment appeals. The filing periods for the regular annual assessment differ. In Ventura County the period for the 2026 regular assessment was July 2 to September 15. In Los Angeles County applications to appeal the regular annual assessment are filed from July 2 to November 30. An owner with property in both Thousand Oaks and Agoura Hills or the City of Westlake Village has two different deadlines. In both counties a supplemental, escape or roll-change assessment is appealed within 60 days of the date its notice was mailed.
- Passing a rental to children. Since February 16, 2021, the parent-to-child exclusion covers only a family home or family farm, so a rental passed to children is reassessed.
- Homeowners' exemption. The homeowners' exemption, a $7,000 reduction in assessed value, applies only to the owner's principal residence, so rental property does not qualify.
How We Work
Our office is at 6200 Variel Ave in Woodland Hills, open Monday–Friday, 9:00 am–6:00 pm. Meetings are scheduled in advance, and documents are exchanged electronically. Each engagement begins with a consultation about the work involved, and we then send an engagement letter that sets out the scope of work and the fee before any work begins.
To get started, call (213) 255-4665 or contact us.
Fees
| Service | Typical range |
|---|---|
| Monthly bookkeeping | $650–$1,400 per month |
| Catch-up bookkeeping | From $1,500 |
| Payroll | $175–$400 per month |
| Business tax return (1120-S, 1065 or 1120 with the California return) | $2,000–$3,500 per year |
| LLC or S corporation setup | From $950 plus state fees |
| Individual return with a business or rental properties | $1,100–$1,800 |
| Individual return with K-1s, stock compensation or several states | $2,500–$4,500 |
Fees depend on the scope of work and are set out in a written engagement letter before work begins. See the Fee Guide.
Services Involved
- Individual Tax Preparation
- Business Tax Preparation
- Tax Planning
- Bookkeeping, monthly and catch-up
- Payroll, including the owner's salary
- Business Formation
- Financial Statements
Frequently Asked Questions
Is my Conejo Valley address in Ventura County or Los Angeles County?
Thousand Oaks, which includes most of Newbury Park, is a city in Ventura County, and Oak Park, Casa Conejo, Lynn Ranch, Lake Sherwood and Hidden Valley are unincorporated communities in Ventura County. The cities of Westlake Village and Agoura Hills are in Los Angeles County. The Westlake Village area is split by the county line, so the property tax bill is the surest guide for a Westlake address.
Which business license applies in the Conejo Valley?
It depends on where the business operates. Thousand Oaks requires a Business Tax Certificate for businesses operating in the city or with a business address there. Agoura Hills requires a business license for anyone performing work within city limits. The City of Westlake Village does not require a city business license, though some business types need a license from Los Angeles County. Businesses operating in Oak Park or other unincorporated areas need a County of Ventura Business Tax Certificate.
When can I appeal a property tax assessment in the Conejo Valley?
It depends on the county and the type of assessment. In Ventura County, which assesses property in Thousand Oaks and Oak Park, the filing period for the 2026 regular assessment was July 2 to September 15. In Los Angeles County, which assesses property in the City of Westlake Village and in Agoura Hills, applications to appeal the regular annual assessment are filed from July 2 to November 30. In both counties a supplemental, escape or roll-change assessment is appealed within 60 days of the date its notice was mailed.
How far is the MangoBooks office from the Conejo Valley?
Our office at 6200 Variel Ave in Woodland Hills is about 14 miles from Agoura Hills City Hall and Westlake Village City Hall, roughly 20 minutes without traffic, and about 18 miles from Thousand Oaks City Hall, roughly 25 minutes.
Does a new California LLC owe the $800 tax in its first year?
Yes. The first-year exemption applied only to tax years 2021 through 2023, so a new LLC pays the $800 annual tax by the 15th day of the 4th month after it files with the Secretary of State. A new corporation, including an S corporation, does not pay the $800 minimum franchise tax in its first taxable year.
What does monthly bookkeeping cost?
Monthly bookkeeping typically costs $650–$1,400 per month, depending on the number of accounts, the number of transactions each month and whether the business has payroll. Catch-up bookkeeping for books that are behind starts from $1,500. The fee is set out in a written engagement letter before work begins.
Schedule a Consultation
Call (213) 255-4665 or send us a short message about your situation.
Please do not include Social Security numbers, bank account numbers or tax documents in the form.