There is no honest single median for Piru in June 2026, because only 1 single-family homes closed in June 2026, and one sale would move a median more than the market does. Here is every ZIP, every count and the range.
| ZIP | Median (SFR) | $/sqft | Sales | YoY |
|---|---|---|---|---|
| 93040 | $565,000 (fewer than 5 sales — too few to read as a trend) | $453 | 1 | +133.3% |
Source: Chicago Title Market Trend Report, June 2026 full-value sales, compiled from MLS and public recorded data, pulled 2026-08-15.
Why that's the honest answer
Piru is an unincorporated Ventura County community of roughly 2,000 people in the Heritage Valley — a historic citrus town with a small preserved downtown, surrounded by agricultural land, with Lake Piru just to the north. A median is the middle value of a list, and in Piru that list is very short in any given month. One large ranch closing, or one small fixer, can move the "median" by six figures from one month to the next. That is why our August 2026 check found a six-figure spread across public snapshots covering roughly the same months: ~$652,000 (reported sold median, June 2026), ~$527,000 (listing-based median, summer 2026), and ~$641,000 (median list price, March 2026). None of those figures is wrong — they are snapshots of different, and very small, baskets.
Our own compiled regional MLS review reaches the same conclusion: volume is too thin to certify a town-wide median for Piru. The full breakdown — source table, sub-market bands, and the days-on-market caveat — lives on our Piru median home price page.
What drives value instead
Piru's housing stock spans genuinely different property types: older homes in the historic core, rural-residential parcels where acreage matters more than square footage, and agricultural or ranch parcels where water, access, and any Williamson Act contract dominate. A town-wide average blends all of that into a number that describes none of it. Parcel-level factors — acreage, condition, well/septic versus utilities, wildfire-hazard exposure, and Lake Piru's steady pull on rural and recreational buyers — are what actually set prices here.
How to price a Piru property
Three steps: (1) a live, dated MLS comp search built around genuinely comparable parcels — similar acreage, parcel type, and condition; (2) parcel-level due diligence on wildfire-hazard status, well/septic, and any Williamson Act terms; (3) a cross-check against Ventura County Assessor records, which are authoritative on what recorded but lag the market by months.
Frequently Asked Questions
What is the median home price in Piru?
Piru records too few sales for a reliable monthly median. In our August 2026 check, public portal figures for the 93040 area scattered from roughly the low-$500,000s to the mid-$600,000s depending on source and window — from about $527,000 (a listing-based median) to about $652,000 (a reported June 2026 sold median). Treat any single Piru number as directional at best, and price specific properties with a live, dated MLS comp set.
Why won't this page publish one Piru median like other sites do?
Because with only a handful of closings in a typical month, one large ranch sale or one small fixer can move the "median" by six figures. Sites that print a single unqualified Piru number are usually republishing a thin-sample statistic without saying so. The genuinely useful answer is the range, the dates, and the method.
Is Piru cheaper than Fillmore?
Generally yes — Piru's published figures typically sit below Fillmore's, reflecting older housing stock, fewer services, and a more rural setting. But because both are small markets, the gap moves around from month to month; compare live comp sets rather than town-wide medians. See why is Piru cheaper than Fillmore? for the full breakdown.
How do I price a specific Piru property?
Use a live, dated MLS comp set built around genuinely comparable parcels — similar acreage, parcel type, and condition — and verify wildfire-hazard status, well/septic, and any Williamson Act considerations before writing or listing. Brian Cooper runs these comp sets at no charge; call (805) 723-2498.
Update cadence & revision log
This page is updated monthly — next refresh first week of September 2026. On each refresh we re-check the named sources; if a stable, adequately-sampled Piru median ever emerges, we will publish it here with its date and source.
- 2026-08-13 — Page published. Range and snapshots reused from our canonical Piru median page: ~$652,000 reported sold median (June 2026), ~$527,000 listing-based median (summer 2026), ~$641,000 median list price (March 2026). Conclusion: sample too thin for a reliable town-wide median.
