Ventura County Real Estate Market: All 10 Cities Compared

If somebody asks, “How’s the Ventura County real estate market?” the honest answer is: Which city are you talking about?

Ventura County has 10 incorporated cities, and they don’t all move in the same direction. A buyer shopping in Port Hueneme faces a very different price point than someone looking in Ojai. A seller in Ventura may see different buyer activity than a seller in Thousand Oaks or Santa Paula.

Here’s a plain-English look at the latest housing indicators across every incorporated city in Ventura County.

Ventura County Housing Market at a Glance

City	Median List Price	Active Inventory	Days to Pending	Typical Home Value
Camarillo	$866,317	233	21	$922,464
Fillmore	$786,667	32	Not available	$693,710
Moorpark	$1,052,667	80	Not available	$941,775
Ojai	$1,854,167	92	Not available	Not available
Oxnard	$908,667	258	16	$771,743
Port Hueneme	$573,950	79	Not available	$632,315
Santa Paula	$818,333	57	Not available	$719,395
Simi Valley	$798,000	327	18	$841,774
Thousand Oaks	$1,044,500	359	19	$1,047,273
Ventura	$983,000	222	17	$898,241

Listing and inventory figures reflect the latest consistently available city-level data through July 31, 2026. “Typical home value” is an estimated market-value indicator, not a median closed-sale price.

Camarillo Real Estate Market

Camarillo had a median listing price of approximately $866,000, with 233 homes available and a typical property going pending in about 21 days.

Camarillo still leans toward sellers, but buyers are negotiating. Nearly half of the most recently measured sales closed below the asking price. Sellers should not confuse limited supply with permission to overprice.

Fillmore Real Estate Market

Fillmore had a median listing price of approximately $787,000, with only 32 homes available.

It remains one of Ventura County’s more attainable incorporated cities, but the small number of listings means the citywide median can shift quickly. New construction and the condition of individual resale homes can also produce very different results.

Moorpark Real Estate Market

Moorpark’s median listing price was approximately $1.05 million, with just 80 properties on the market.

Limited inventory helps support home values, but approximately half of the most recently measured sales closed below asking. Moorpark remains desirable, but buyers are still paying attention to condition, location and value.

Ojai Real Estate Market

Ojai had the county’s highest median listing price at approximately $1.85 million.

Ojai is a small, highly specialized market with luxury properties, unique homes and large differences between neighborhoods. A few expensive listings or sales can move the citywide median dramatically, so property-specific comparable sales are especially important here.

Oxnard Real Estate Market

Oxnard had a median listing price of approximately $909,000, 258 active listings and a typical pending time of approximately 16 days—the fastest measured pace among the 10 cities.

That doesn’t mean every Oxnard property is flying off the market. Beachfront neighborhoods, RiverPark, north Oxnard, downtown and inland neighborhoods can behave like completely different markets.

Port Hueneme Real Estate Market

Port Hueneme had the county’s lowest median listing price at approximately $574,000.

That makes it an important option for first-time buyers and people seeking a lower entry price near the coast. Condominiums make up a meaningful part of the market, so HOA costs, insurance, financing requirements and property condition need to be considered.

Santa Paula Real Estate Market

Santa Paula had a median listing price of approximately $818,000, with 57 homes available.

Santa Paula combines established neighborhoods, rural properties and newer construction. Because inventory is limited, citywide statistics don’t always tell the full story. Buyers and sellers should compare similar property types instead of relying on one headline number.

Simi Valley Real Estate Market

Simi Valley had a median listing price of approximately $798,000, with 327 available properties and an average pending time of approximately 18 days.

Homes are still moving relatively quickly, but Simi Valley was the only incorporated city in this comparison showing a decline in its typical home-value estimate over the previous year. That makes smart pricing and preparation particularly important.

Thousand Oaks Real Estate Market

Thousand Oaks had the county’s largest active inventory, with 359 listings and a median asking price of approximately $1.04 million.

Properties were still going pending in approximately 19 days, but 54% of the most recently measured sales closed below asking. That combination tells us desirable homes can move quickly while buyers still negotiate on price.

Ventura Real Estate Market

Ventura had a median listing price of approximately $983,000, with 222 active properties and a typical pending time of approximately 17 days.

The market remains competitive for desirable, well-prepared homes. However, almost 47% of the most recently measured sales closed below asking. Sellers need to price for today’s market—not for what a neighbor received at the peak.

What Does This Mean for Ventura County Buyers?

Buyers generally have more choices and negotiating power than they had during the most competitive years. Depending on the property, opportunities may include:

• Price reductions

• Seller-paid closing costs

• Mortgage-rate buydowns

• Repair credits

• More favorable contingencies

• Less competition on listings that have been sitting

The best-looking and best-priced homes can still attract fast interest, so negotiating power depends heavily on the individual listing.

What Does This Mean for Ventura County Sellers?

This is not a bad market for sellers, but it is less forgiving.

Homes that are priced correctly, prepared well and marketed professionally can still sell quickly. Homes that start too high may sit, reduce their price and eventually sell for less than they could have received with a stronger opening strategy.

The Bottom Line

Ventura County is not one uniform housing market. It is 10 different city markets, plus several important unincorporated communities.

Port Hueneme and Fillmore offer comparatively lower entry prices. Ojai sits at the luxury end. Ventura, Oxnard and Simi Valley are still generating relatively quick contracts. Thousand Oaks has more inventory and stronger signs of negotiation.

Whether you’re buying or selling, the best decision should be based on your city, neighborhood, property type, price range and current competition—not a broad national headline.

Thinking about buying or selling in Ventura County? Contact Rick Uttich and Dawn Knowles for a property-specific market analysis and a clear strategy based on your goals.

Frequently Asked Questions

How many incorporated cities are in Ventura County?

Ventura County has 10 incorporated cities: Camarillo, Fillmore, Moorpark, Ojai, Oxnard, Port Hueneme, Santa Paula, Simi Valley, Thousand Oaks and Ventura, officially named San Buenaventura.

What is the most affordable city in Ventura County?

Based on the latest median asking prices, Port Hueneme has the lowest entry point among the county’s incorporated cities. Prices vary considerably by property type, location, condition and HOA costs.

What is the most expensive city in Ventura County?

Ojai has the highest median listing price in this comparison. Its smaller market and concentration of distinctive and luxury properties can cause the median to fluctuate.

Is Ventura County currently a buyer’s or seller’s market?

Ventura County still leans toward sellers because demand remains stronger than supply in many segments. However, growing inventory and frequent price reductions are giving buyers more negotiating leverage.

Are homes still selling quickly in Ventura County?

Some are. The latest city-level measurements show homes going pending in approximately 16 days in Oxnard, 17 days in Ventura, 18 days in Simi Valley and 19 days in Thousand Oaks. Overpriced or poorly prepared homes can take considerably longer.

Sources: Zillow city-level housing-market reports, Realtor.com housing data and Altos Research. Figures may include different property types and reporting periods. A citywide statistic should not replace a property-specific comparative market analysis.