Ventura County Real Estate Market Update: May 2026

If you've been watching the Ventura County housing market, May 2026 delivered some telling numbers. Across the county, 545 residential sales closed during the month — a meaningful read on buyer demand, seller pricing, and where the market stands heading into the summer selling season.

In this Ventura County real estate market update for May 2026, I'll break down the data by city, property type, days on market, and what it all means if you're thinking about buying or selling right now.

Ventura County Real Estate Market Snapshot: May 2026

Here's the top-line picture for Ventura County in May 2026:

The median of $920,000 reflects a market that continues to hold value despite elevated mortgage rates. However, the gap between median ($920K) and average ($1.12M) signals that high-end and luxury sales in cities like Westlake Village and Ojai are pulling the average upward. The core move-up and first-time buyer market, by contrast, is clustered closer to the median.

Additionally, the 99.4% sale-to-list ratio tells us sellers are pricing competitively — and buyers are generally meeting them there, with minimal negotiation room on well-priced homes.

Median Home Prices by City — May 2026

One of the most useful ways to understand the Ventura County housing market is to look at where prices actually landed by city. Below are the May 2026 median closed prices for cities with three or more sales:

A few things stand out in this data. First, Simi Valley remained the county's highest-volume market with 105 closings — nearly double any other city — at a $859,500 median. For buyers seeking relative affordability within commuting range of Los Angeles, Simi Valley continues to draw significant demand. You can see more context in our post on the median home price Ventura County 2026 city-by-city breakdown at https://zacsellsca.com/median-home-price-ventura-county-2026/.

Second, Camarillo posted 70 sales at an $885,000 median with a 34-day average DOM — one of the faster-moving markets in the county given its price point.

Third, Westlake Village and Ojai sit firmly in luxury territory, with medians above $1.4 million and longer absorption times reflecting the smaller buyer pool at those price points.

Days on Market: How Fast Are Homes Selling?

The county-wide median of 26 days may sound quick, but it masks meaningful variation between cities and segments. Furthermore, the average DOM of 44 days reflects that a portion of inventory — particularly in higher price bands and outlier cities like Santa Paula (109-day average) — is taking considerably longer to close.

For context, the Ventura County real estate market update for April 2026 showed similar absorption patterns, suggesting the pace has remained relatively stable entering the summer season. See: https://zacsellsca.com/ventura-county-real-estate-market-update-april-2026/

Sale-to-List Ratio: Are Sellers Getting Their Price?

Overall, Ventura County sellers received 99.4% of their list price in May 2026 — essentially full asking price across the board. However, city-level data reveals more nuance:

The Moorpark data point is particularly notable. At a $1,010,000 median and 101.6% SP/LP ratio, Moorpark buyers are competing — and frequently winning at or above asking.

As a result, if you're buying in Moorpark, expect multiple-offer scenarios on well-priced inventory. If you're selling there, strong pricing is supported by the data.

For current context on whether now is the right time to act, see our guide on should I sell my house in 2026 in Ventura County at https://zacsellsca.com/should-i-sell-my-house-2026-ventura-county/.

Single-Family Homes vs. Condos and Townhomes

May 2026 sales broke down by property type as follows:

Single-family homes dominated activity at 423 of 545 closings (78%), with a $1,025,000 median. Condominiums, meanwhile, represent the most accessible entry point into Ventura County homeownership at a $563,000 median — though that figure is still above the county's general affordability threshold for first-time buyers using conventional financing.

Additionally, townhomes at $657,500 occupy the middle tier — often offering more space than condos while remaining below the single-family threshold. For buyers weighing attached vs. detached options, townhomes in Camarillo, Simi Valley, and Oxnard are worth exploring as an alternative entry point.

What the May 2026 Numbers Mean for Ventura County Sellers

If you're considering selling, the May 2026 data is broadly supportive — but it rewards preparation and pricing precision.

To understand what your specific home is worth in today's market, start with a free home valuation at https://zacsellsca.com/home-valuation — it takes about 90 seconds and gives you a data-backed starting point before any conversation about listing strategy.

You can also review the Ventura County housing market Q1 2026 summary at https://zacsellsca.com/ventura-county-housing-market-q1-2026/ for a longer view of how this spring compares to earlier in the year.

What the May 2026 Numbers Mean for Ventura County Buyers

For buyers, May 2026 presents a mixed picture depending on budget and target city.

For a deeper look at what it takes to get into the market, review our Ventura County real estate market update for April 2026 at https://zacsellsca.com/ventura-county-real-estate-market-update-april-2026/ and compare month-over-month trends.

Frequently Asked Questions: Ventura County Housing Market May 2026