Across the 16 Ventura County communities tracked here, 479 single-family homes closed in June 2026. Weighting every ZIP-level median by the number of sales behind it puts the midpoint of that market at $950,000, with a sales-weighted average of $1,045,603. Individual city medians run from $745,000 to $1,490,000.
Every citywide figure feeding this roll-up is Chicago Title’s CITY TOTAL row — an unweighted average of that city’s ZIP medians, not a sales-weighted median — and the regional midpoint here is sales-weighted across the ZIP medians precisely to avoid that distortion. Cities whose CITY TOTAL diverges more than 10% from their sales-weighted figure are withheld and publish their ZIP tables instead.
That midpoint is derived from 28 ZIP-level medians covering 479 closed sales. It is not a median of individual transactions, because the county report publishes ZIP and community medians rather than sale-level data — and it is deliberately not an average of the city medians, which would weight a one-sale community the same as an eighty-five-sale one. The city table below is the version that actually describes the market.
Every tracked community, June 2026
| Community | Median sold | $/sqft | Sales | YoY |
|---|---|---|---|---|
| Westlake Village | $1,490,000 | $667 | 24 | -1.5% |
| Oak Park | $1,250,000 | $595 | 14 | +9.8% |
| Ventura | $1,022,000 | $694 | 62 | -2.9% |
| Newbury Park | $999,000 | $517 | 15 | not published‡ |
| Camarillo | $988,000 | $571 | 54 | +3.3% |
| Oxnard | $926,000 | $540 | 61 | +1.7% |
| Moorpark | $904,000 | $454 | 21 | +16.3% |
| Simi Valley | $836,000 | $498 | 85 | +5.0% |
| Santa Paula | $745,000 | $528 | 18 | -4.2% |
‡ The source report shows a year-over-year change above 50% here. A residential market does not move that far in a year, so the figure is withheld as unverified rather than published as a market change.
The communities that do not publish a median, and why
7 of the 16 do not carry a citywide median. Each one says why rather than showing a number that would not survive scrutiny.
- Thousand Oaks — 69 sales. No citywide median: The county report's city figure ($2,516,000) is an unweighted average of the ZIP medians and is distorted by a thin ZIP — 91361 at $6,425,000 on 3 sale(s). Sales-weighted, the city runs nearer $1,389,464. Publish the ZIP table, not one number.
- Ojai — 34 sales. No citywide median: The county report's city figure ($748,000) is an unweighted average of the ZIP medians and is distorted by a thin ZIP — 93022 at $338,000 on 1 sale(s). Sales-weighted, the city runs nearer $1,133,882. Publish the ZIP table, not one number.
- Fillmore — 7 sales. No citywide median: only 7 sales — below the twelve-sale floor.
- Oak View — 6 sales. No citywide median: only 6 sales — below the twelve-sale floor.
- Port Hueneme — 4 sales. No citywide median: only 4 sales — below the twelve-sale floor.
- Somis — 4 sales. No citywide median: only 4 sales — below the twelve-sale floor.
- Piru — 1 sale. No citywide median: only 1 sale — below the twelve-sale floor.
How this figure is built
Sixteen Ventura County cities are tracked here. Santa Barbara County cities — Santa Barbara, Goleta, Montecito, Hope Ranch, Carpinteria, Summerland and Isla Vista — are reported separately by the Santa Barbara Association of REALTORS® and are not in this roll-up. Figures refresh in the first week of each month when the county reports roll. The rules applied here are the same ones applied on every city page: twelve sales is the floor below which no median is published, a citywide row whose unweighted average diverges from the sales-weighted figure by ten percent or more is withheld in favour of the ZIP table, and multi-ZIP communities publish the table rather than a blended number.
Source: Chicago Title Market Trend Report (June 2026 full-value sales, compiled from MLS and public recorded data), pulled 2026-08-15.
What the next year depends on — without a fabricated forecast
This site does not publish a price prediction, because a defensible one cannot be built from a monthly median series alone. What can be said with sources: the county’s June 2026 midpoint of $950,000 rests on 479 closed sales spread across sixteen very different markets, and the three forces most likely to move it are mortgage rates (which change buying power faster than local supply changes), insurance availability in the fire hazard severity zones along the county’s hillsides (already constraining what sells in Ojai, upper Ventura and the Conejo hillsides), and the supply pipeline, which in Ventura County is structurally thin — the county’s growth-control history keeps new construction scarce relative to Los Angeles. Anyone quoting you a single county-wide number a year out is describing their model, not this market.
If you are buying in Ventura County
The spread is the finding: sixteen communities from $745,000 (Santa Paula) to $1,490,000 (Westlake Village) on the June 2026 medians, with seven more markets too thin to price from a single number. Practically, that means the county rewards shopping by commute-and-district first and by city second — Camarillo at $988,000 and Moorpark at $904,000 buy materially different commutes, districts and lot patterns than the same money in Oxnard at $926,000. Three checks belong in every Ventura County offer: the parcel’s fire-severity zone and a written insurance quote inside the contingency period; any Mello-Roos or special assessment (common in newer tracts); and the ZIP-level median rather than the citywide one, since multi-ZIP cities here routinely spread 20–60% between ZIPs. The buyer guide covers the sequence; each city guide carries the ZIP table.
If you are selling in Ventura County
The county’s closed-sale signals — roughly 30-day market-wide DOM and near-asking closings in its largest market — favor well-priced listings. The pricing discipline that works here is the same one this site applies to its own figures: price from closed comparables in your tract from the last 90 days, adjusted for condition and lot, not from a citywide median and not from a portal estimate. In thin markets — Fillmore, Piru, Somis, Oak View — comps beat medians entirely, and the honest conversation is about the three or four genuinely comparable closings, whatever a portal model claims. The seller guide and a tract-level CMA are the tools for that conversation.
How this county compares to its neighbors
Against the San Fernando Valley’s $1,220,000 weighted midpoint, Ventura County’s $950,000 is the price of the county line — roughly 22% — and against the Santa Clarita Valley’s $905,000 it is nearly level, which is why SCV-vs-Ventura shopping usually turns on commute direction and district rather than price. The SFV roll-up and SCV roll-up carry the same sales-weighted treatment for both.
What a county midpoint is good for — and what it is not
A county-level figure earns its keep in exactly three situations. Relocation budgeting: someone moving into the county from Los Angeles, the Bay Area or out of state needs one defensible number to anchor a search before they know which of sixteen communities fits, and $950,000 — sales-weighted, sourced, dated — is that anchor. Trend reading: when the same sales-weighted midpoint is recomputed each month from the same source, its direction means something even when any single city’s month is noisy. And honest comparison: against the San Fernando Valley’s equivalent midpoint, computed the same way from the same report, the county-line discount is a real, like-for-like measurement rather than two portals’ models disagreeing.
What the midpoint is not good for is pricing any specific home, in any specific community — the spread from Santa Paula to Westlake Village is wider than most buyers’ entire search band. The rule of thumb this site applies: use the county figure to choose which cities to look at, the city figure to choose which ZIPs, the ZIP figure to sanity-check a list price, and a live comp set to make a decision. Each level is linked from the table above.
How this figure moves — and how it does not
Because the midpoint is sales-weighted, it moves when the mix of what sells moves — a strong month in Oxnard and Simi Valley pulls it down-market even if no individual home changed value, and a quiet month in the mid-range cities lets the Conejo communities pull it up. That mix-sensitivity is why this page refuses to publish a one-month change as a headline: month-over-month swings in a 479-sale sample are usually composition, not appreciation. The year-over-year figures on each city guide, each carrying its own caveat where volume is thin, are the better trend instrument.
Frequently Asked Questions
What is the median home price in Ventura County?
Weighting every ZIP-level median by its June 2026 sales count puts the midpoint at $950,000, across 479 closed single-family sales. It is a sales-weighted midpoint across ZIP medians, not a median of individual transactions — the county report does not publish sale-level data.
What is the cheapest city in Ventura County?
Among communities clearing the twelve-sale floor in June 2026, Santa Paula at $745,000 across 18 sales. Thinner markets may be cheaper on paper but publish no reliable median.
What is the most expensive city in Ventura County?
Westlake Village at $1,490,000 across 24 June 2026 sales, among communities publishing a median.
How many homes sold in Ventura County in June 2026?
479 single-family homes closed across the 16 communities tracked here.
Why do some Ventura County communities publish no median?
7 of the 16 withhold one: below twelve closed sales a single transaction moves the median more than the market does, and where a citywide row is an unweighted average distorted by a thin ZIP, the ZIP table is published instead.
Where do these figures come from?
The Chicago Title Market Trend Report — June 2026 full-value sales, compiled from MLS and public recorded data, pulled 2026-08-15. The methodology, including the twelve-sale floor and the unweighted-average rule, is published on the data-sources page.
