Ventura County Real Estate Market Update: August 2026

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:

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.

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.

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.

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

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.

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 month.

A few patterns stand out. First, Simi Valley led the county in raw volume with 85 closings, followed closely by Camarillo, Oxnard, and Ventura—evidence that the mid-market is the engine of local activity. Next, the premium enclaves of Westlake Village, Oak Park, and Ojai command the highest medians, while Port Hueneme remains the county's most accessible entry point at a $540,000 median. Notably, Port Hueneme homes also sold the fastest, in just 21 days. Meanwhile, Newbury Park and Moorpark stood out for pace and pricing power, each posting a 26-day median and full-price results. If you want a deeper lifestyle-and-budget breakdown of these communities, my guide to the best neighborhoods in Ventura County pairs nicely with this data.

What This Market Means for Buyers

For buyers, August's numbers are reassuring. Prices are stable rather than spiking, inventory exists across every tier, and the 99% sale-to-list ratio means you are not routinely overpaying by huge margins the way buyers did during the frenzy. Because 43% of homes still closed below asking, there is genuine room to negotiate on the right property—particularly on listings that have lingered past the 31-day median.

That said, the best homes still move fast, so preparation is everything. Get fully underwritten before you shop, know your true budget, and be ready to act decisively when the right home appears. Additionally, lean on local expertise, since the difference between Oxnard at $775,000 and Westlake Village at $1,375,000 is enormous, and matching the right city to your budget is half the battle. A focused strategy beats a scattered search every time, especially when a well-priced listing can attract several buyers within its first weekend.

What This Market Means for Sellers

Sellers, you remain in a strong position—but this is no longer a market where any price works. The homes capturing 99% to 100% of asking are the ones that show beautifully and launch at the right number. Since well-priced homes are still selling in under a month, your first two weeks on the market are critical. Price correctly out of the gate and you can absolutely command a competitive result.

However, the 43% of sales that closed below asking is your cautionary tale. Overpricing in this market does not create a bidding war; it creates a stale listing and, eventually, a bigger price cut. If you want to know exactly where your home stands in today's conditions, start with a free home valuation, then let's build a pricing and prep plan tailored to your neighborhood. For a broader look at the year's trajectory, my Ventura County housing market 2026 overview and my February 2026 market update add helpful context.

What to Expect Heading Into Fall

As we move into the fall season, expect the same balanced tone to continue. Historically, inventory eases slightly after summer, which can create a window for motivated buyers facing less competition. At the same time, sellers who missed the peak summer weeks can still succeed, provided they price to current comps rather than to spring optimism. Because mortgage rates continue to shape affordability, both sides should keep a close eye on financing conditions as the quarter unfolds. Above all, the data keeps pointing to the same conclusion: this is a market that rewards preparation and realistic pricing on both sides of the transaction. For the official countywide series, the California Association of REALTORS® market data is a solid reference to bookmark alongside these monthly reports.

Frequently Asked Questions

Let's Talk About Your Move

Numbers tell the story, but strategy wins the deal. If you are thinking about buying or selling in the county, I would love to help you turn this Ventura County real estate market update into a plan that actually fits your goals. Reach out to Zac Wasserman at RE/MAX ONE—your local Ventura County expert—and let's get started today.

Zac Wasserman is a licensed California REALTOR® with RE/MAX ONE serving Ventura County and surrounding Southern California communities. His market reports focus on translating local sales data, neighborhood-level pricing, days on market, and buyer behavior into practical guidance for homeowners, sellers, and buyers.

Phone: 805-212-9147  ·  Email: ZacSellsCA@gmail.com  ·  Website: zacsellsca.com