Ventura County Real Estate Market Update: September 2026

By Zac Wasserman, REALTOR® | RE/MAX ONE | CA DRE# 02210760 | Published October 2026

Ventura County Real Estate Market Update at a Glance (September 2026)

First, here are the countywide numbers, with August's Ventura County market numbers alongside for comparison.

In short, September looked a lot like August. Sales volume slipped by eight closings, the median price rose 1.4%, and the pace held steady at 31 days. As a result, anyone calling this a crash or a boom is reading something the data does not show. Instead, this is a balanced market that rewards preparation on both sides.

Additionally, the mix of what sold shifted toward the top. Single-family homes accounted for 384 closings, while condos made up 61 and townhomes 39. Meanwhile, 88 homes sold above $1.5 million, up from 69 in August. Because more high-end homes closed, the overall median rose even though the single-family median dipped slightly.

Median Home Prices: What $875,000 Really Means

The $875,000 median means half of September's sales closed above that figure and half closed below it. However, the property type you are shopping changes the number dramatically.

For example, a first-time buyer looking at condos is shopping in a market almost half the price of the detached-home market. Similarly, 109 homes sold for less than $700,000 last month, so entry points still exist. On the other hand, 181 sales, or 37% of the county, closed at $1 million or more.

Here is how September's sales broke down by price range:

Consequently, the $750K to $1M band remains the heart of this market, with more than one in three closings. If you want the longer view on values, my guide to the median home price in Ventura County tracks each city across the year.

How Fast Are Homes Selling? Days on Market in September

The median home sold in 31 days, which is identical to August. However, the average was 44 days, because a group of slow sellers pulled the number up. In other words, this market has two speeds.

Furthermore, speed and price moved together. Among the homes that sold within two weeks, 46% closed above the asking price. In contrast, only 11% of the homes that sat longer than 60 days managed to do the same. Therefore, the first two weeks on the market are when a seller holds the most leverage.

Property type also matters. Single-family homes sold in a median of 28 days, while condos and townhomes took 44 days. As a result, condo sellers in particular should plan for a longer runway this fall.

Are Homes Selling Over Asking? Price Cuts and Sale-to-List Trends

On average, homes sold for 98.6% of their final list price in September. Here is the full breakdown:

However, the more important number is this one: 32% of the homes that closed in September had reduced their price at least once along the way. The median reduction was $45,000, or about 4.6% of the original price.

Moreover, the cost of overpricing shows up clearly in the data. Homes that never reduced their price sold in a median of 20 days and typically closed at 100% of their original list price. Meanwhile, homes that needed a reduction took a median of 70 days and closed at roughly 93% of where they started. Put simply, starting too high cost sellers both time and money.

Additionally, seller credits are now a normal part of the deal. In 39% of September's sales, the seller contributed toward the buyer's closing costs, with a median credit of $7,750. Because of this, buyers should factor a credit request into their offer strategy, and sellers should budget for one. If your listing has stalled, my post on why your house isn't selling in Ventura County walks through the usual causes.

Ventura County Real Estate Market Update by City

Countywide numbers only go so far, because every city behaves differently. Below is every city with at least eight closed sales in September.

A few things stand out. First, Simi Valley was the busiest city in the county with 89 closings, followed by Ventura with 75 and Thousand Oaks with 74. Second, Thousand Oaks sales jumped from 54 in August to 74 in September, and the median climbed to $1.1 million. For a closer look, see my Thousand Oaks real estate market update.

Third, the city of Ventura was the fastest major market, with a median of just 22 days and 41% of homes under contract within two weeks. Finally, Santa Paula and Port Hueneme remain the most affordable cities on the list, both with medians under $700,000.

One caution is important here. Monthly medians in smaller cities swing widely, because a handful of sales can move the number. For instance, Westlake Village, Ojai, and Oak Park each had fewer than 25 closings, and several were luxury properties. Therefore, treat one month of city data as a snapshot rather than a trend. If you want to know what your specific home would sell for, a free home valuation is far more accurate than any city median.

Mortgage Rates Jumped: Why October Will Look Different

September's sales tell you about the past, not the present. The typical September closing went under contract about 26 days earlier, so most of these buyers locked their rates in August or early September.

Since then, the ground has shifted. On September 16, the Federal Reserve raised its benchmark rate by a quarter point, its first increase since 2023. Subsequently, the average 30-year fixed mortgage rate reached 7.28% on October 1, according to Freddie Mac's Primary Mortgage Market Survey. That was up from 7.03% only one week earlier and 6.34% one year ago.

As a result, I expect October and November data to show longer days on market, more price reductions, and more seller credits. I covered the rate decision in detail in my post on what the September 2026 Fed rate hike means for buyers.

What This Market Means for Buyers

Higher rates hurt, but they also thin out your competition. Consider the leverage the September numbers already show:

Therefore, the smartest move right now is to target homes that have been listed for 30 days or more and negotiate a credit you can use to buy down your rate. In addition, get fully underwritten before you shop, because rate locks matter when the market moves a quarter point in a week. To set a realistic budget at current rates, start with my guide on how much house you can afford in Ventura County.

What This Market Means for Sellers

Homes are still selling, and well-priced ones are still selling quickly. Nevertheless, the margin for error is shrinking as rates rise. Based on September's data, three rules apply:

Furthermore, the holiday slowdown is approaching, so sellers who want to close in 2026 should be on the market by early November.

Frequently Asked Questions

Let's Talk About Your Move

Every market update I publish is a starting point, but your street, your floor plan, and your timeline are what actually determine your result. Therefore, if you are thinking about selling, find out what your home is worth and I will show you exactly where your home fits in today's numbers. If you are buying, I will help you find the listings where you hold the leverage.

Call or text me, Zac Wasserman, at 805.212.9147, or email ZacSellsCA@gmail.com. I serve the Conejo Valley, all of Ventura County, and the San Fernando Valley from the RE/MAX ONE office in Westlake Village.

Zac Wasserman is a licensed REALTOR® with RE/MAX ONE serving the Conejo Valley, Ventura County, and the San Fernando Valley. He publishes monthly market reports built from MLS closed-sale data.