Median Home Price in Ventura County in 2026 — A City-by-City Breakdown

Ventura County Median Home Price in 2026: The Countywide Number

The countywide median home price in Ventura County in 2026 sits at approximately $880,000 to $900,000, based on Q1 2026 closed sales data. According to Q1 2026 closed sales data from CRMLS, the countywide median across all property types landed at $880,000, while single-family homes specifically hit a median of $955,000.

However, that countywide average is a blended figure across ten cities and multiple unincorporated areas. As a result, it smooths over some dramatic local differences that matter enormously to real buyers and sellers.

Year-over-year, Ventura County home prices are up roughly 4–5% compared to Q1 2025. Furthermore, the California Association of REALTORS® has noted that Ventura County remains one of the stronger-performing coastal metro submarkets in Southern California, supported by low inventory and consistent demand from LA County relocators. That demand has kept prices elevated even as rising mortgage rates continued to slow transaction volume in early 2026.

The bottom line: Ventura County is not a cheap market. However, it is still significantly more affordable than comparable coastal markets in LA County — and that price differential continues to drive buyer migration from the San Fernando Valley and Los Angeles basin.

Sources: Redfin, CRMLS Q1 2026 closed sales data. Figures represent all property types including condos and townhomes. Single-family home medians are typically 8–12% higher in most cities.

As you can see, the spread from Oxnard to Thousand Oaks is nearly $300,000 — a difference that significantly changes the financing picture, especially with 2026 mortgage rates hovering in the mid-to-upper 6% range. For additional context on how these prices compare to the broader regional market, see my Ventura County housing market Q1 2026 report (https://zacsellsca.com/ventura-county-housing-market-q1-2026/).

Thousand Oaks: Ventura County's Premium Market

Thousand Oaks sits at the top of the Ventura County median home price ladder in 2026, with a median sale price around $1.1 million for all property types and closer to $1.2 million or more for detached single-family homes. That figure places Thousand Oaks firmly in the seven-figure market — a designation that wasn't universal just a few years ago.

Despite the high price point, demand remains strong. Redfin data shows roughly 34% of homes in Thousand Oaks sold above asking price in early 2026, which is a meaningful indicator of underlying competition. Additionally, the city's school district quality, low crime statistics, and proximity to both the 101 and the 23 freeways make it one of the most consistently desirable markets in Southern California.

For buyers, Thousand Oaks is well worth the premium if your budget accommodates it. For sellers, the median home price in Thousand Oaks has held its ground, and correctly priced homes continue to generate multiple offers in desirable neighborhoods like Lynn Ranch, Newbury Park-adjacent, and the Conejo Valley corridor.

Camarillo: Mid-County Value with Strong Demand

Camarillo's median home price in 2026 sits in the $825,000–$850,000 range, representing roughly 3% year-over-year appreciation. That's a moderate, sustainable growth rate — and consequently, Camarillo has been one of the more consistently active markets in the county.

What makes Camarillo particularly attractive is the combination of price point and lifestyle. Buyers moving from Los Angeles frequently target Camarillo because it offers newer housing stock, excellent schools, easy freeway access, and significantly more square footage per dollar than comparable LA County cities. Furthermore, Camarillo's proximity to the 101, the Camarillo Premium Outlets, and the Ventura County line makes it a strong commuter market.

For buyers, Camarillo represents one of the best value propositions in Ventura County at the current median home price — especially for families prioritizing square footage and new construction. For a broader sense of what buyers are up against countywide, the step-by-step home buying guide for Ventura County (https://zacsellsca.com/buying-a-home-in-ventura-county-step-by-step-2026-guide/) breaks down the entire process from pre-approval to close.

Simi Valley: The Affordable Entry Point in 2026

Simi Valley is consistently one of the most affordable median home price markets in Ventura County, and 2026 is no exception. The current median sits around $825,000, up approximately 4.4% year-over-year. However, that modest appreciation reflects a market that has absorbed more inventory than its counterparts — days on market in Simi Valley have stretched compared to prior years, suggesting slightly more buyer leverage.

For first-time buyers and move-up buyers priced out of Thousand Oaks or Camarillo, Simi Valley often presents the most accessible path into Ventura County homeownership. The city offers detached single-family homes, strong neighborhood schools, and a family-friendly suburban environment — all at a median price point that can still be reached with a conforming loan.

That said, Simi Valley's longer days on market also mean sellers need to be precise with pricing. Overpriced listings are sitting longer in 2026, and buyers in this range have enough options to be selective. For context on where the market is heading, see whether home prices are dropping in Ventura County (https://zacsellsca.com/are-home-prices-dropping-ventura-county-2026/) — the short answer is no, but the nuance matters.

Oxnard: Ventura County's Most Affordable Coastal City

Oxnard stands out on the Ventura County median home price map for one critical reason: it's the most affordable coastal city in the county, with a median sale price around $798,000 as of March 2026 — up 7.4% year-over-year, making it one of the fastest-appreciating markets in the county.

That combination — coastal access, strong appreciation, and a sub-$800K median — is drawing significant buyer attention, particularly from LA County buyers who want to stay near the coast without paying Santa Monica or Malibu prices. Moreover, Oxnard's waterfront neighborhoods, including Channel Islands Harbor and the Oxnard Shores area, offer beach-adjacent living at a price point that's virtually unmatched anywhere along the Southern California coast.

For buyers, Oxnard's 37-day median days on market signal real competition — this is not a slow market. Therefore, buyers targeting Oxnard should be pre-approved and ready to move decisively when the right property appears.

Moorpark: Rising Prices, High Demand

Moorpark's median home price has climbed sharply in 2026, reaching approximately $1,030,000 — a 23% year-over-year increase according to Redfin's March 2026 data. That jump partly reflects a small sample size skewing the median, but it also confirms a real trend: Moorpark has transitioned from Ventura County's "hidden gem" into a premium market in its own right.

Moorpark's appeal is straightforward. It offers newer housing stock, top-rated schools, relatively low density, and a quiet suburban character that attracts families moving out of denser parts of LA County and the San Fernando Valley. Additionally, the city borders Thousand Oaks and shares many of the same quality-of-life attributes at a price that was historically lower — though that gap has narrowed considerably.

For sellers in Moorpark, the current market is favorable. For buyers, expect competition and plan accordingly.

City of Ventura: Coastal Living Near the $900K Mark

The City of Ventura presents a unique value proposition: ocean proximity at a median home price around $870,000 — a slight dip of about 2% year-over-year, though that figure reflects short-term variation rather than a structural decline. The city's overall market remains healthy, with homes averaging 44 days on market, faster than several of its inland counterparts.

Ventura's draw is lifestyle-driven. The historic downtown, the pier, surf breaks, and the Saturday Farmers Market create an environment that residents genuinely love — and that translates into consistent buyer demand. Furthermore, Ventura is increasingly on the radar of remote workers and semi-retired buyers from LA who want coastal living without the price premium of Santa Barbara.

For those weighing Ventura County vs. Los Angeles as a place to live, see the full cost of living comparison between Ventura County and Los Angeles (https://zacsellsca.com/cost-of-living-ventura-county-vs-los-angeles/) — the gap in housing costs alone is significant.

What These Median Home Price Numbers Mean for Buyers

Understanding the median home price in Ventura County in 2026 is useful context — but for buyers, it translates into some very specific strategic realities.

First, with a countywide median near $880,000 and mortgage rates in the mid-to-upper 6% range, buyers at the median are looking at monthly principal and interest payments in the $4,500–$5,200 range on a 20% down payment. That number means affordability math is tight for many buyers, and therefore, loan type and down payment strategy matter significantly.

Second, the city-by-city spread means budget flexibility can unlock dramatically different markets. A buyer at $825,000 tops out in Simi Valley or Camarillo but is priced out of Thousand Oaks and Moorpark single-family homes. Conversely, a buyer who can stretch to $950,000–$1 million opens up all six major cities.

Third, days on market vary significantly by city, and consequently so does negotiating leverage. Oxnard at 37 days and Thousand Oaks at 46 days are competitive. Simi Valley and Camarillo, with longer DOM figures, offer buyers more breathing room.

What Median Home Price Trends Mean for Sellers

For sellers, the 2026 median home price data tells a nuanced story. On one hand, prices across Ventura County are still appreciating in most cities — year-over-year gains ranging from modest in Ventura and Camarillo to sharper in Oxnard and Moorpark. On the other hand, the days-on-market figures in several cities have lengthened, which signals that buyers are no longer absorbing overpriced listings the way they did in 2021–2022.

In practical terms, sellers in 2026 can still achieve strong prices — but only if the initial list price is calibrated correctly. Homes priced at or slightly below market are moving competitively. Homes priced above recent comps are sitting, accumulating days on market, and often ending up with price reductions that erode the final net sales price.

Additionally, seller concessions have increased across Ventura County in 2026. Buyers are more frequently negotiating credits for closing costs, rate buydowns, and inspection repairs. That doesn't mean sellers are losing ground — it means pricing discipline at the outset is more important than ever.

Frequently Asked Questions About Ventura County Home Prices

Ready to Buy or Sell in Ventura County?

Use the market data — then build the right strategy around your actual home or budget.

Whether you're benchmarking a home purchase against current median prices or trying to price your home correctly in a more selective 2026 market, working with a local expert makes all the difference.

Zac Wasserman, REALTOR® with RE/MAX ONE — CA DRE# 02210760