Ventura County Real Estate Market Update: June 2026

A data-driven look at Ventura County's housing market for June 2026 — median prices, market pace, sale-to-list ratios, and city-level trends from MLS closed sales data.

If you're trying to figure out what's actually happening in the Ventura County housing market right now, the headlines won't tell you much — but the numbers will. As your local REALTOR® at RE/MAX ONE, I pulled the closed sales data straight from the MLS for June 2026 so you can see exactly where prices, pace, and buyer/seller leverage landed last month, city by city.

This Ventura County real estate market update for June 2026 covers 590 closed transactions across the county — everything from Ventura and Oxnard to Thousand Oaks and Westlake Village — so whether you're buying, selling, or just keeping tabs on your equity, you'll get a real read on where things stand, not just a national headline that doesn't reflect what's happening on your street.

Ventura County Real Estate Market Update Snapshot: June 2026

June was a busy month. Across Ventura County, 590 homes closed escrow, spanning single-family homes, condos, and townhomes. Here's the county-wide picture:

For broader statewide housing context, I also recommend watching the California Association of REALTORS® market data alongside local MLS numbers, because statewide trends can help explain buyer sentiment even when Ventura County behaves like its own collection of micromarkets.

That median sale-to-list ratio is worth sitting with for a second. When homes are closing at 100% of list price on average, it tells you sellers who price realistically aren't leaving much on the table — and it tells buyers that lowball offers are, in most cases, still not the winning strategy in this Ventura County housing market. The gap between the median price ($860,000) and the average price ($1,090,167) is also worth noting, because it reflects the handful of luxury closings in places like Westlake Village and Ojai pulling the average well above what a typical buyer will actually encounter.

Median Home Price Across Ventura County Cities

Meanwhile, Ventura County isn't one market — it's a dozen smaller ones stitched together, and June's data makes that obvious. Here's how median closed prices broke down by city:

Somis posted the highest median at $1,475,000 across 3 sales, while Westlake Village followed closely with 30 sales at a $1,465,000 median. On the more accessible end, Port Hueneme's 27 sales closed at a $540,000 median — nearly a $1 million spread between the two. In the higher-volume cities, Simi Valley, Ventura, Camarillo, and Thousand Oaks carried most of the activity, showing how different the buyer pool can look from one Ventura County city to the next.

Simi Valley, Ventura, and Camarillo were the volume leaders in June — together they accounted for nearly half of all closed sales countywide — while Thousand Oaks and the Conejo Valley communities continued to command a meaningful price premium. Because of that, if you're comparing markets, this is a good companion piece to my San Fernando Valley market update, since a lot of buyers are cross-shopping both areas as they weigh commute time against home price.

Similarly, it's also worth noting how wide the spread is: the gap between Port Hueneme's $540,000 median and Somis's $1,475,000 median is nearly $1 million, all within the same county. Consequently, "the Ventura County market" as a single number is almost meaningless without knowing which city you're actually asking about.

Single-Family Homes vs. Condos vs. Townhomes in June

Next, property type matters just as much as city when you're reading price data. Single-family homes accounted for 468 sales at a median price of $930,000, while condominiums saw 69 sales at a median of $575,000, and townhomes recorded 40 sales at a median of $674,500.

Single-family homes made up nearly 80% of all closed transactions, which reinforces something I tell almost every buyer I work with in Ventura County: if you're priced out of a single-family home in your target city, a condo or townhome in that same city is very often a realistic and meaningfully cheaper path to ownership. In cities like Thousand Oaks or Westlake Village, where single-family medians push well past $1 million, a townhome or condo in the same school district can be the difference between waiting another year to save and moving forward now.

Also, the median price per square foot countywide, $526, is another useful benchmark. It lets you compare a smaller single-family home against a larger condo on equal footing, rather than getting fixated on the total price tag alone.

Days on Market and Sale-to-List Price Ratio

In addition, pace matters as much as price, and June told a fairly balanced story. The median days on market was 30, while the average was 44.3 days.

The gap between the median and the average is telling — most homes moved in about a month, but a handful of overpriced, distressed, or unusually specific listings, think horse properties or homes needing significant work, sat much longer and pulled the average up. If your home has been sitting well past 30 days, that's usually a pricing conversation, not a marketing one. Similarly, if you're a buyer eyeing a home that's been listed for 60 or 90 days, that's often a signal there's room to negotiate, whether on price, closing costs, or repairs.

Then, on the pricing side, that median sale-to-list ratio of 100% held steady across most price points, though luxury listings above $1.5 million showed more room for negotiation than the sub-$900,000 segment, where multiple-offer situations were still common on well-priced, move-in-ready homes. This split matters: the strategy that works for a first-time buyer competing for a $750,000 starter home in Simi Valley is not the same strategy that works for a buyer eyeing a $2 million estate in Westlake Village.

City-by-City Breakdown: Where Buyers and Sellers Were Most Active

First, a few standouts from the June data: as a result, Simi Valley led the county in sales volume with 90 closings, at a median price of $805,000 — proof that it remains one of the most active and accessible markets for buyers moving out of the San Fernando Valley in search of more space for the money. Ventura posted 87 sales at a $849,000 median, reflecting steady demand for its mix of coastal proximity and established neighborhoods. Thousand Oaks commanded the highest median among high-volume cities at $1,100,000, consistent with its reputation for top-rated schools and larger lot sizes. Westlake Village and Ojai delivered the strongest per-sale price points outside the ultra-low-volume luxury pockets, both clearing $1.3 million-plus medians.

Since prices vary this much by city, if you've been asking whether now is the right time to make a move, I'd point you toward my breakdown on whether you should wait to buy a house in 2026 — it walks through the trade-offs of waiting versus buying into a market like this one, including how mortgage rate movement and rising rents typically factor into that decision.

Curious What Your Specific Home Might Be Worth?

I'd be glad to run the comparable sales for your address — you can start with a free home valuation and I'll follow up with a more detailed, hands-on comp analysis based on your neighborhood, condition, and recent closings just like the ones covered in this report.

Looking Ahead: What to Watch Heading Into July

Finally, a few things are worth watching as we move into the back half of summer. First, seasonal patterns typically bring a slight uptick in new listings through July and August, which could ease some of the competition buyers have been facing on well-priced starter homes in Simi Valley and Camarillo. Second, mortgage rate movement remains the single biggest wildcard for both sides of the transaction; even modest rate shifts tend to ripple quickly through buyer affordability and, in turn, through how aggressively sellers can price. Finally, keep an eye on the higher-end segment in Westlake Village, Ojai, and Thousand Oaks, where June's data showed the most room for negotiation.

Ventura County Real Estate Market Update: June 2026 FAQ

Ready to Make Sense of Your Numbers?

Ready to make sense of what this market means for your specific situation? Whether you're buying, selling, or just want a real comp analysis for your home, contact Zac Wasserman at RE/MAX ONE — your local Ventura County market expert — and let's talk through your numbers.