Camarillo new construction in 2026 spans four distinct project types: KB Home's Compass Pointe (active, north-side), Spanish Hills new additions on the legacy Standard Pacific footprint, scattered Mission Oaks phases (mostly built out but with occasional new releases), and the Camarillo Springs 55-and-over community on the south side. The Camarillo new-construction SERPs are dominated by builder marketing pages, but no individual agent has built a clear cross-builder comparison for buyers. I am Brian Cooper, REALTOR at eXp Realty (DRE# 01434286). This guide covers what is actually available, what each project costs delivered, the Mello-Roos exposure by tract, and how the four project types compare for different buyer needs.
What Camarillo new construction looks like in 2026
Camarillo new construction in May 2026 reflects a city that has been building consistently for 30+ years and is now in an infill-and-finishing mode rather than the master-planned-expansion mode of Moorpark or eastern Ventura County. Most active projects are smaller batches - 12-50 units at a time - tucked into the remaining undeveloped pockets of established neighborhoods. The exception is KB Home's Compass Pointe, which at approximately 90 total units is the largest active Camarillo new-construction project.
Standing inventory across the four active project types in May 2026 sits at approximately 42 units, with another 40-70 to-be-built lots available in Compass Pointe and the Spanish Hills additions. Pace has been steady through 2025-2026 - rate-buy-down incentives from all three production builders have kept absorption running at 8-14 units per month across the city. The Camarillo Springs 55+ community is currently resale-only (the original build-out completed in 2018), but new releases of remaining lots have been periodically rumored for 2027.
Delivered prices: Compass Pointe is closing $1.15M-$1.45M delivered. Spanish Hills new additions are closing $1.65M-$2.25M delivered. Mission Oaks current-phase releases are closing $1.30M-$1.65M delivered. The broader Camarillo single-family median in May 2026 is approximately $1.02M for all transactions including older resale stock, so new construction is trading at a 15-40% premium to the city median - typical for the area.
Compass Pointe - KB Home
Compass Pointe is KB Home's flagship Camarillo project, on the north side of the city. Total build-out is approximately 90 homes across multiple phases launched 2023-2026, with current Phase II as the active phase. The community has a small park and is within the Pleasant Valley School District boundary. As of May 2026, approximately 24 standing-inventory and to-be-built homes are available across the active phase.
Floor plans range from 2,300 sq ft (Plan 1) to 3,400 sq ft (Plan 4), all single-family detached on 5,500-6,800 sq ft lots. Standard configurations are 3-4 bedrooms with 2-car garages; Plan 3 and Plan 4 offer optional 5-bedroom or downstairs guest-suite configurations. Base prices range $1.05M for the smallest plan to $1.32M for the largest. There is no factory casita or ADU configuration in Compass Pointe - multigen buyers typically buy and add a detached ADU after close.
What I tell Compass Pointe clients: this is the value play in Camarillo new construction. Base prices are the lowest of the three production builders, the location is convenient (north of the 101, easy freeway access, 10 minutes to Old Town), and the Pleasant Valley School District boundary is desirable for families with K-8 kids. The tradeoff is smaller lots than Spanish Hills additions and more standard finishes - design center adds tend to run higher because the standard finishes are value-grade.
Spanish Hills additions (Standard Pacific legacy)
Spanish Hills is one of Camarillo's marquee golf-course-adjacent communities, built primarily by Standard Pacific Homes from the mid-1990s through the mid-2010s. Standard Pacific was acquired by CalAtlantic in 2015 and CalAtlantic merged with Lennar in 2018, which is why the current new-construction releases in Spanish Hills are branded variously depending on the year. The current active 'Spanish Hills additions' are two small infill batches on remaining undeveloped parcels at the edges of the original community, totaling approximately 18 homes.
Floor plans in the current Spanish Hills additions are 2,800-4,400 sq ft on 7,000-10,000 sq ft lots, with 3-car garages standard. Base prices $1.45M-$1.95M for the floor plan ranges. Build quality and standard finishes are higher than Compass Pointe - hardwood floors standard on the main level, upgraded cabinetry, 9-10 ft ceilings - which is part of why the base prices run higher. Some floor plans offer downstairs guest suites with full bath (no separate kitchen by default).
Spanish Hills HOA dues run $185-$240/month and cover community common areas. Mello-Roos exposure in the new additions is moderate ($1,200-$1,800/year on most parcels) - lower than Serenata Moorpark but higher than Mission Oaks. The Spanish Hills Golf Course is private and membership-optional - it is not bundled with HOA dues. Camarillo Country Club membership at Spanish Hills runs separately and is independent of the home purchase.
Mission Oaks scattered phases
Mission Oaks is a large established community south of the 101, primarily built out 1990-2015 through multiple builder cycles (Lennar, Pardee, Pulte, others). The community is largely complete, but occasional new releases continue on remaining infill parcels. As of May 2026, the current active Mission Oaks new-construction is a 12-home Lennar release on the eastern edge of the community, with base prices $1.15M-$1.45M for 2,500-3,400 sq ft homes on 5,500-7,000 sq ft lots.
Mission Oaks is the closest Camarillo neighborhood to the Naval Base Ventura County (Point Mugu gate is 16-22 minutes), which has made it a consistent draw for military relocation buyers. The current Lennar release includes 2 floor plans with the Next Gen suite configuration - the only active new-construction multigen option in Camarillo. Next Gen homes in this release are $1.42M-$1.55M base.
What I tell Mission Oaks clients: the community is mature (most homes are 10-30 years old) and the amenity infrastructure is established (good schools, working parks, established traffic patterns). The downside is that the current new-construction inventory is small - 12 homes, and at the current absorption pace will sell out in 6-9 months. After that, Mission Oaks becomes resale-only with no announced future new-construction project.
Camarillo Springs 55+ (separate from Leisure Village)
Camarillo Springs is the city's other 55-and-over age-restricted community, distinct from the larger Leisure Village. Camarillo Springs sits on the south side of the city near the foothills, with approximately 750 total homes (single-family detached, attached patio homes, and a small condo component). The community has its own clubhouse, pools, and golf course access. Age restriction: at least one occupant must be 55 or older, and no occupants under 19 (typical 55+ federal HOPA structure).
Build-out completed in 2018; as of May 2026, Camarillo Springs is currently resale-only with no active new-construction. Resale activity runs 4-9 listings per month, with median sale prices $850K-$1.15M for single-family configurations and $620K-$780K for the attached patio homes. HOA dues run $385-$485/mo depending on home type and cover common areas, exterior maintenance on attached units, and clubhouse access.
I include Camarillo Springs in this new-construction guide because the 55+ buyer audience often shops new and Camarillo Springs is the primary 55+ option in the city beyond Leisure Village. Buyers who want truly new construction in a 55+ community in Ventura County in 2026 have to look outside Camarillo - either at the Ventura coast (smaller projects) or the Conejo Valley (no active 55+ new construction currently).
Side-by-side project comparison
The table below compares the four Camarillo new-construction project types on the dimensions that drive most decisions. Numbers reflect May 2026 active offerings (or in the case of Camarillo Springs, current resale market data since new construction is not currently active).
Reading the comparison - the four projects target different buyers and the right answer depends on price point, household configuration, and school priorities. Compass Pointe is the value SFR play. Spanish Hills additions are the move-up SFR play. Mission Oaks is the multigen-and-military play (closest to NBVC). Camarillo Springs is the 55+ play but currently requires accepting resale stock since no new construction is active. I run all four against client criteria on every Camarillo new-construction call.
| Project | Active inventory | Plans (sq ft) | Base price range | HOA / Mello-Roos |
|---|---|---|---|---|
| Compass Pointe (KB) | 24 units | 2,300 - 3,400 | $1.05M - $1.32M | HOA $145 / MR $400-$1,200 |
| Spanish Hills additions | 18 units | 2,800 - 4,400 | $1.45M - $1.95M | HOA $185-$240 / MR $1,200-$1,800 |
| Mission Oaks (Lennar) | 12 units | 2,500 - 3,400 | $1.15M - $1.55M | HOA $0-$95 / MR $1,800-$2,800 |
| Camarillo Springs (55+) | resale only | 1,600 - 2,800 | $620K - $1.15M (resale) | HOA $385-$485 / MR varies |
Mello-Roos exposure by Camarillo new-construction tract
Mello-Roos in Camarillo varies significantly by tract because the city has been built in waves over 30+ years and the financing structures of each wave were different. The newest tracts (Compass Pointe, current Mission Oaks phases) tend to have moderate-to-high Mello-Roos because the infrastructure was financed through CFD bonds. Older established Mission Oaks phases often have lower or expired Mello-Roos. Spanish Hills additions sit in the middle range.
The table below summarizes May 2026 Mello-Roos exposure by the major active Camarillo new-construction tracts. Always verify the specific APN against the county tax record before assuming - even within the same tract, individual lots can carry different CFD amounts depending on lot size and the original assessment formula.
| Tract | Annual Mello-Roos (2026) | Bond expiration |
|---|---|---|
| Compass Pointe (KB) | $400 - $1,200 | 2046-2048 |
| Spanish Hills additions | $1,200 - $1,800 | 2045-2048 |
| Mission Oaks Lennar (2024-2026) | $1,800 - $2,800 | 2049-2052 |
| Mission Oaks older phases (resale) | $0 - $1,400 | varies, some expired |
| Camarillo Springs (resale) | $0 - $600 | varies |
Common scenarios - Camarillo new construction buyer profiles
Profile A: family with school-age kids, mid-career income, looking for new construction at the most accessible price point. Compass Pointe is almost always the answer - base $1.05M-$1.32M, Pleasant Valley School District boundary, 10 minutes to Old Town Camarillo. Delivered prices with design center land $1.15M-$1.45M.
Profile B: move-up buyer wanting more square footage and the country-club-adjacent amenity profile. Spanish Hills additions, delivered $1.65M-$2.25M. Has to be comfortable with the golf-course-community vibe and the optional country club membership economics.
Profile C: military relocation buyer, PCSing to Naval Base Ventura County, wants new construction close to base with VA-friendly inspection exposure. Mission Oaks current Lennar release - closest to Point Mugu (16-22 minutes), Next Gen options for multigen households, base $1.15M-$1.55M. The Next Gen suite is also useful for military buyers planning future rental conversion.
Profile D: 55-and-over downsizing buyer looking for new construction in Camarillo. Currently no active new-construction option in Camarillo for this profile. Best alternatives: Camarillo Springs resale (with budget for some renovation if needed), or expand search outside Camarillo to Ventura coast 55+ projects.
Inspection and due-diligence items for new construction
New construction in Camarillo carries the same inspection and warranty considerations covered in detail in my Moorpark new-construction guide - third-party inspector at pre-drywall, pre-closing, and 11-month warranty walks. Specific items I have caught in Camarillo new-construction walkthroughs in 2025-2026: drainage grade issues on lots near foothills (Spanish Hills additions specifically), HVAC sizing issues on larger plans (Mission Oaks Lennar Plan 3 and 4), and exterior stucco coverage at corner trim transitions.
Camarillo-specific considerations: the city has a Sewer Lateral Inspection requirement at sale on existing homes (not on new construction, but worth knowing for future resale), and parts of the city sit in California State Fire Marshal Very High Fire Hazard Severity Zone (VHFHSZ) - primarily the hillside areas at the city's north and south edges. New construction in those zones requires ember-resistant vents, Class A roof, and other Chapter 7A code compliance items. Verify the lot you are buying is or is not in a VHFHSZ before writing an offer.
Insurance carriers have tightened in Ventura County since the 2024-2025 Mountain Fire / Camp Fire activity. Confirm a binder on your specific lot before contingency removal - I have seen multiple Camarillo new-construction deals delayed because the buyer assumed a homeowners policy would be straightforward and it was not.
- Pre-drywall, pre-closing, and 11-month third-party inspections
- VHFHSZ (Very High Fire Hazard Severity Zone) verification on lot
- Insurance binder confirmation on specific lot before contingency removal
- Mello-Roos verification at title commitment, not at sales counter
- School district boundary verification (Pleasant Valley K-8 vs Camarillo Heights vs Somis)
- Drainage and grade inspection (especially foothill-adjacent lots)
- HVAC sizing verification against Title 24 calc
- Builder contract addendum review (warranty, arbitration, inspection waiver)
What I tell clients
Three things on every Camarillo new-construction call. First: register your buyer agent on the first sales office visit. All three production builders pay commissions to buyer agents - you pay nothing, you get representation, and your agent can negotiate incentives, design center pricing, and contract addendum terms that you cannot get walking in solo. Second: budget the delivered price, not the website base. Camarillo new construction adds 10-20% over base through design center and lot premium combined - the website number is the floor, not the ceiling. Third: verify the school district boundary and the Mello-Roos for the specific lot before contingency removal. Camarillo school boundaries cross neighborhoods unexpectedly and Mello-Roos amounts vary lot-by-lot even within the same phase.
Camarillo new construction is a strong choice for buyers who want modern systems, mild climate, freeway and Metrolink access, and established city services. The value plays (Compass Pointe and lower-tier Mission Oaks plans) deliver competitively against comparable Conejo Valley new construction and beat Calabasas new construction (which barely exists). The premium plays (Spanish Hills additions) compete against premium new construction across the region. The specialty plays (Mission Oaks Next Gen for multigen, Camarillo Springs resale for 55+) are unique to the city.
Frequently Asked Questions
What new construction is available in Camarillo in 2026?
Four active project types in May 2026: KB Home's Compass Pointe (north side, approximately 24 standing inventory and to-be-built units, base $1.05M-$1.32M), Spanish Hills additions (legacy Standard Pacific footprint, 18 units, base $1.45M-$1.95M), Mission Oaks scattered Lennar phase (12 units including 2 Next Gen multigen floor plans, base $1.15M-$1.55M), and Camarillo Springs 55-and-over community (currently resale-only, no active new construction). Combined active new-construction standing inventory: approximately 42 units.
What is the difference between Camarillo Springs and Leisure Village?
Both are 55-and-over age-restricted communities in Camarillo but they are separate properties with different amenities, locations, and price points. Leisure Village is the larger and older community (built 1968-1995, 2,156 homes, north side near the 101). Camarillo Springs is smaller and newer (built 1995-2018, approximately 750 homes, south side near the foothills). Both meet the federal HOPA structure (at least one occupant 55+, no occupants under 19). Camarillo Springs has its own clubhouse, pools, and golf course access; Leisure Village has a larger amenity package including multiple golf courses, RV storage, and woodworking shop.
What is Compass Pointe by KB Home?
Compass Pointe is KB Home's largest active Camarillo project - approximately 90 total homes on the north side of the city, built across multiple phases launched 2023-2026. Current Phase II has approximately 24 standing-inventory and to-be-built homes available in May 2026. Floor plans range 2,300-3,400 sq ft on 5,500-6,800 sq ft lots, base prices $1.05M-$1.32M. The community is in the Pleasant Valley School District boundary and has a small community park. No factory multigen or casita configurations - multigen buyers typically buy and add a detached ADU after close.
Are there Mello-Roos on Camarillo new construction?
Yes, varying by tract. Compass Pointe (KB) runs $400-$1,200/year. Spanish Hills additions run $1,200-$1,800/year. Mission Oaks current Lennar phase runs $1,800-$2,800/year. Older Mission Oaks resale homes have $0-$1,400/year depending on the original phase. Camarillo Springs has minimal or zero Mello-Roos on most parcels. Verify the specific APN against the Ventura County tax record before assuming - amounts vary lot-by-lot even within the same tract.
What multigenerational options exist in Camarillo new construction?
Limited but real. The Mission Oaks current Lennar release includes 2 floor plans with Next Gen suite configurations (attached self-contained secondary suite with kitchen, bath, bedroom, separate entry). Next Gen homes in this release run $1.42M-$1.55M base. Compass Pointe Plan 3 and Plan 4 offer optional downstairs guest-suite configurations (no separate kitchen by default). Spanish Hills additions offer downstairs guest suites on Plans 3-5 (no kitchen by default). For full multigen flexibility, buyers can purchase a standard new-construction home and add a detached ADU under California state law after close-of-escrow.
Can I bring my own real estate agent to a Camarillo new construction sales office?
Yes, and you should. All three active Camarillo production builders (KB Home, Spanish Hills builders, Lennar) pay buyer agent commissions in California. The buyer agent must register on the first visit to the sales office (most builders require registration up front; some allow registration through a follow-up visit if no purchase decision has been made). Bringing your own agent costs you nothing, gives you negotiating leverage on incentives and design center, and provides representation on contract addendum review.
What schools serve Camarillo new construction?
It depends on the project location. Compass Pointe falls in Pleasant Valley School District (K-8) and Oxnard Union High School District (9-12). Spanish Hills additions are also in Pleasant Valley K-8 and Oxnard Union. Mission Oaks falls partly in Pleasant Valley and partly in Somis Union School District (K-8) depending on the specific phase. Camarillo Springs 55+ does not serve school-age children (HOPA age restriction). Always verify the specific school assignment for the address through the district websites - boundaries cross neighborhoods unexpectedly in Camarillo.
How long does a Camarillo new construction purchase take to close?
Standing inventory purchases close in 30-45 days, similar to a resale transaction. To-be-built purchases run 6-12 months depending on builder, current backlog, and complexity of design center selections. Compass Pointe is currently quoting 7-9 month construction times for to-be-built reservations. Spanish Hills additions are quoting 8-11 months. Mission Oaks Lennar current phase is quoting 6-8 months. Standing inventory in all three is faster but limited - the inventory available at any given time is whatever the builder has not pre-sold.
How does Camarillo new construction compare to Moorpark new construction?
Camarillo new construction base prices are similar to Moorpark (Compass Pointe $1.05M-$1.32M vs Moorpark KB $1.05M-$1.25M; Mission Oaks $1.15M-$1.55M vs Pardee Serenata $1.15M-$1.55M). The mix differs: Camarillo has more 55+ options (Camarillo Springs resale, Leisure Village resale) and Moorpark has a larger active master-planned project (Serenata Phase IV) with full community amenities. Mello-Roos exposure is broadly comparable across both cities. Commute access differs - Camarillo is closer to Naval Base Ventura County and the coast; Moorpark is closer to the 118 freeway and the Conejo Valley.
Is Camarillo new construction in a fire hazard zone?
Some lots, yes. The hillside areas at the north and south edges of Camarillo are within the California State Fire Marshal Very High Fire Hazard Severity Zone (VHFHSZ). New construction in these zones requires Chapter 7A code compliance including ember-resistant vents, Class A roof, fire-resistant exterior wall construction, and enhanced defensible space. Spanish Hills additions sit partially in VHFHSZ; the foothill-adjacent portions of Camarillo Springs are within VHFHSZ. Compass Pointe and Mission Oaks current phases are generally outside VHFHSZ. Verify the specific lot against the Cal Fire FHSZ map before writing an offer.
