Ventura County Real Estate Market Update: August 2026

Ventura County Real Estate Market Update: August 2026 Ventura County Market Update — August 2026 Ventura County Real Estate Market Update: August 2026 If you have been watching home prices in our area and wondering where things actually stand, this Ventura County real estate market update for August 2026 gives you the real numbers. I pulled every closed sale across the county for the month—497 in total—and broke them down by price, days on market, and city. As a licensed REALTOR® with RE/MAX ONE, my goal here is simple: give you an honest, data-first read so you can make a confident decision, whether you are buying, selling, or simply keeping an eye on your equity. The short version? Ventura County remains a firm, well-balanced market. Prices are holding, well-priced homes are still moving quickly, and sellers are collecting very close to their asking price. However, the pace varies a lot depending on your city and price point, and that nuance is exactly where opportunity lives. Throughout this report, I will translate the raw data into what it practically means for your next move. Get My Free Home Valuation Call Zac: 805-212-9147 Ventura County Real Estate Market Update at a Glance (August 2026) Let’s start with the headline figures. Across all 497 closed sales in August, the median sale price landed at $862,500. The average sale price was noticeably higher at roughly $1.1 million, but that gap tells a story: a handful of luxury closings—including a $6.67 million Somis estate and a $6.24 million Thousand Oaks property—pull the average upward. As a result, the median is the more reliable number for most buyers and sellers, because it reflects the typical home rather than the outliers. Here are the county-wide vitals for the month: Median Sale Price $862,500 All property types Single-Family Median $959,500 Detached homes Median Days on Market 31 Days Countywide Sale-to-List Ratio 99% Typical sale Price Per Sq. Ft. $511 Countywide median At / Above Asking 43% Of August sales Cash Purchases ~10% Roughly 1 in 10 sales Additionally, single-family homes made up the bulk of activity, with 374 of the 497 closings. Condominiums accounted for 71 sales and townhomes another 46, so buyers seeking lower price points still had meaningful attached-home inventory to choose from. In short, this was a broad, active month rather than a market propped up by one narrow segment. For Ventura County Homeowners What do these August numbers mean for your home? Countywide statistics are useful, but your neighborhood, condition, lot, upgrades, and exact price range determine what buyers are likely to pay. Get a local value range based on today’s market. Request a Free Home Valuation Median Home Prices Across Ventura County At a $862,500 countywide median, Ventura County continues to sit in a healthy, move-up-friendly range. Furthermore, the spread of sales shows a market with real depth at every level. In August, 31 homes closed under $500,000, while 121 sold between $500,000 and $750,000. The largest slice—164 sales—fell in the $750,000 to $1 million band, followed by 112 sales between $1 million and $1.5 million. Finally, 69 homes traded above $1.5 million, including 39 above the $2 million mark. August Sales by Price Range 31 Under $500K 121 $500K–$750K 164 $750K–$1M 112 $1M–$1.5M 69 Above $1.5M Because inventory is spread so evenly across price tiers, this is not a market that only serves one type of buyer. First-time buyers, move-up families, and luxury purchasers all found homes that closed in August. The countywide median of $511 per square foot is another useful anchor, though it varies widely by city—from the mid-$300s in Santa Paula to roughly $675 in Westlake Village. If you are trying to gauge your own buying power against these prices, my guide on how much house can I afford in Ventura County walks through the math step by step. How Fast Are Homes Selling? Days on Market in August 2026 31 Median days on market 29% Closed in 2 weeks or less Speed is one of the clearest signals of market health, and here the data is encouraging for sellers. The median home spent just 31 days on market before going under contract. Even better, 29% of all August sales closed in two weeks or less, which tells you that sharply priced, well-presented homes are still commanding urgency. However, the average days on market—about 46—ran higher than the median. Consequently, this reveals a two-speed market: turnkey, correctly priced homes fly, while overpriced or dated listings sit and eventually negotiate. In other words, presentation and pricing strategy matter more than ever. Therefore, if you are preparing to list, the pre-market prep work is where deals are won or lost. A home that launches clean, staged, and priced to the comparables can still generate the kind of early urgency that leads to a strong offer. Are Homes Selling Over Asking? Sale-to-List Trends The county’s median sale-to-list ratio held at a strong 99% in August, meaning the typical seller collected 99 cents on every dollar of their asking price. Moreover, 43% of homes closed at or above their list price, and 17% sold for more than asking outright. That is a clear sign that competitive, in-demand properties are still drawing multiple offers. 99% Median sale-to-list ratio 43% Closed at or above asking 17% Sold above asking On the other hand, 43% of sales closed below asking, which underscores the same lesson from the days-on-market data. When a home is priced ahead of the market, buyers push back. Since roughly one in ten buyers paid cash, sellers who prepare well and price to the comps are the ones capturing top dollar. This balance—firm but not frenzied—is what makes the current market feel so stable compared to the extremes of recent years. Ventura County Real Estate Market Update by City County averages are useful, but real estate is hyper-local, so here is how each major city performed in August. The list below covers every city with at least eight closed sales for the