This is the Camarillo Q2 2026 quarterly market data page - May 2026 snapshot of price, days on market, list-to-sale, inventory, and closed sales, broken out by sub-neighborhood and price band. I am Brian Cooper, REALTOR at eXp Realty (DRE# 01434286). Camarillo is the largest city in central Ventura County by population, with two ZIPs (93010 and 93012) covering tract neighborhoods from the older central core through Mission Oaks and into the master-planned Las Posas and Spanish Hills areas. The Naval Base Ventura County buyer pool adds a layer of demand the other Conejo cities do not have.
Headline numbers (Q2 2026)
May 2026 snapshot for the Camarillo detached single-family market. Pulled from CSMAR MLS on the first business day of the month. ZIPs 93010 (south of the 101) and 93012 (north of the 101 / Mission Oaks and beyond). Single-family detached only; condos and townhomes are tracked separately. Heritage Park / Leisure Village age-restricted communities are flagged separately because the buyer pool and pricing dynamics differ from the open-market tracts.
The $870K median is up 3.9% year-over-year. Camarillo tracks slightly behind Simi Valley on absolute price but ahead on year-over-year appreciation. DOM at 19 days and LTS at 99.0% put Camarillo in a tight seller's market. Naval Base Ventura County VA-loan buyers (PCS transferees) add baseline demand year-round that smooths the seasonal curve compared to the more school-calendar-driven Conejo cities.
| Metric | May 2026 value | vs May 2025 |
|---|---|---|
| Median sale price (SFR) | $870,000 | +3.9% |
| Median days on market | 19 | +2 days |
| List-to-sale ratio | 99.0% | -0.3 pts |
| Active inventory (SFR) | 148 | +20% |
| Closed sales (trailing 90 days) | 388 | +7% |
| Months of supply | 1.1 | +0.2 |
| New listings (May) | 172 | +11% |
| Price per sqft (median) | $455 | +3.2% |
Inventory and supply
Active inventory in Camarillo is 148 detached homes at the May snapshot, up 20% year-over-year. The increase is concentrated in the Mission Oaks and Las Posas Estates $1M-$1.4M resale band and the north-of-the-101 newer construction band. Older central Camarillo inventory under $800K is barely changed. Months of supply runs 1.1 citywide - tight seller's market.
Above $1.4M, supply runs roughly 3 months - balanced. The luxury slice in Spanish Hills (above $2M) sits at 5-6 months supply and is buyer-leaning. Most activity volume is in the $700K-$1M band, which covers Mission Oaks tract resales, central Camarillo move-up homes, and the entry tier in 93010.
New listings in May totaled 172, up 11% from May 2025. The Naval Base Ventura County PCS season runs June through August and adds a noticeable late-spring and summer demand surge that lengthens Q3 absorption velocity compared to the Conejo Valley cities. If you are listing in Camarillo for PCS-buyer attention, May-July is the sharpest window.
Days on market trend
19-day median DOM is two days slower than May 2025 - inside normal Q2 range. Camarillo DOM follows a smoother seasonal curve than the school-calendar-driven Conejo cities because of the year-round PCS-buyer baseline. Q1 (16-22 days) and Q2-Q3 (18-25 days) are similar; Q4 (28-38 days) is the slowest stretch.
By price band: under $750K is moving in 13 days. $800K-$1M at 18 days. $1.2M-$1.5M at 24 days. Above $1.8M, DOM extends to 50+ days. Heritage Park / Leisure Village age-restricted homes carry their own DOM curve (typically 25-40 days) because the buyer pool is smaller and more discretionary in timing.
| Price band | Median DOM | Sample size (90 days) |
|---|---|---|
| Under $750K | 13 | 98 |
| $750K - $950K | 18 | 138 |
| $950K - $1.2M | 22 | 78 |
| $1.2M - $1.5M | 28 | 42 |
| $1.5M - $2.0M | 45 | 22 |
| $2.0M+ | 62 | 10 |
By-neighborhood breakdown
Camarillo divides into several distinct sub-areas. Spanish Hills Country Club (gated, golf course) carries the highest median at $1.85M. Las Posas Estates (the gated community at Las Posas and Camarillo Springs) sits at $1.55M. Mission Oaks (the north-of-the-101 tract communities) anchors the move-up tier in the $1.0M-$1.15M range. Old Camarillo (south of the 101 / 93010 core) is the entry tier at $755K. Heritage Park (55+ active adult) and Leisure Village (55+ manufactured-home community) operate as separate sub-markets.
The Mission Oaks vs Old Camarillo distinction matters for buyer search. Mission Oaks (93012) is newer construction with HOAs, parks, and tract-home character. Old Camarillo (93010) is original ranch-style 1950s-70s tracts with no HOA, larger lots, mature trees, and walkable proximity to Old Town. Different buyer profiles, different comp sets.
| Sub-area | Median price | Median DOM | Active |
|---|---|---|---|
| Spanish Hills Country Club | $1,850,000 | 48 | 10 |
| Las Posas Estates | $1,550,000 | 32 | 12 |
| Mission Oaks (93012) | $1,080,000 | 22 | 32 |
| Sterling Hills / Village at the Park | $1,020,000 | 20 | 18 |
| Camarillo Springs (55+) | $885,000 | 26 | 14 |
| Camarillo Heights | $865,000 | 18 | 16 |
| Old Camarillo (93010) | $755,000 | 15 | 30 |
| Leisure Village (55+) | $465,000 | 22 | 16 |
By-price-band breakdown
The $750K-$1.2M bands together represent 65% of trailing-90-day closings. That is the family-buyer heart of the Camarillo market. Below $750K is mostly Leisure Village (manufactured home, smaller footprint) and the smallest Old Camarillo tracts. Above $1.5M is a smaller slice anchored in Spanish Hills, Las Posas Estates, and the Mission Oaks custom-build edge.
Buyers in the $1.5M+ band have some leverage - LTS at that level runs 97-98%. Sellers under $1M are in the strongest position; well-presented Mission Oaks and Old Camarillo homes routinely see multiple offers in 12-18 days. VA-loan PCS buyers add demand at the $700K-$1M tier specifically because BAH and VA loan math line up best in that range.
| Price band | Closings (90d) | % of total | Median LTS |
|---|---|---|---|
| Under $750K | 98 | 25.3% | 99.6% |
| $750K - $950K | 138 | 35.6% | 99.4% |
| $950K - $1.2M | 78 | 20.1% | 99.0% |
| $1.2M - $1.5M | 42 | 10.8% | 98.4% |
| $1.5M - $2.0M | 22 | 5.7% | 97.5% |
| $2.0M+ | 10 | 2.6% | 96.2% |
Buyer takeaway
For Camarillo buyers in Q2 2026, the playbook is band-specific. Under $900K: tight competitive market, clean pre-approval, ready to decide in 24-48 hours. $900K-$1.2M: balanced; full inspection and reasonable credits in play. $1.5M+: real buyer leverage. VA-loan PCS buyers should plan for the 30-45 day close timeline and work with a VA-experienced lender from the start - the BAH-to-PITI math typically works best in the $700K-$1M Mission Oaks and Camarillo Heights bands.
Schools in Camarillo are split across two districts: Pleasant Valley School District (K-8) and Oxnard Union High School District (high school). Camarillo High and Adolfo Camarillo High serve different boundary areas. PVSD elementary boundaries drive measurable price differentials (Las Posas Elementary, Tierra Linda) - verify on the PVSD site. Public-data amenity analysis only.
Seller takeaway
Sellers in Camarillo under $1.2M face a strong market through Q2 extending into the PCS-buyer summer surge. List in May-June for peak buyer attention. $1.2M-$1.5M is more competitive with Las Posas Estates and Mission Oaks custom resales competing - pricing precision matters. Above $1.5M, plan for 35-50 day DOM and structured concession negotiation.
Price-reduced Camarillo listings sold for 96.4% of original list on average in May. The most common pricing mistake: anchoring to a Mission Oaks comp when listing in Old Camarillo (different sub-market, different buyer pool). The opposite mistake also costs money - anchoring to Old Camarillo comps when listing a Mission Oaks home. Sub-area-specific comp work matters.
How this data is compiled
Source: Conejo Simi Moorpark Association of REALTORS MLS, pulled on the first business day of each month. Geographic scope is the City of Camarillo municipal limits, ZIPs 93010 and 93012, MLS area CAMA. Single-family detached only. Leisure Village manufactured homes are included in the by-sub-area breakdown but flagged separately due to the different financing and resale dynamics.
Methodology: medians across closed transactions in the snapshot month. DOM is median across trailing 90 days. LTS is original-list to final-sale. Active inventory is point-in-time on the first of the month. Year-over-year is same-month comparison.
Custom comp pulls for specific tracts, school boundaries, VA-loan BAH-band targeting, or the 55+ age-restricted communities available on request. The /data-room archive carries monthly snapshots back to 2024.
Frequently Asked Questions
What is the median home price in Camarillo as of May 2026?
The May 2026 median single-family sale price in Camarillo is $870,000, up 3.9% year-over-year. Pulled from CSMAR MLS, detached only. Sub-area medians range from $755K (Old Camarillo 93010 core) to $1.85M (Spanish Hills Country Club). Mission Oaks anchors the move-up tier at $1.08M.
How fast are Camarillo homes selling?
Median DOM in May 2026 is 19 days citywide. Under $750K moves in 13 days, $750K-$950K in 18 days, $1.5M+ in 45+ days. The Naval Base Ventura County PCS buyer pool adds year-round baseline demand that smooths the seasonal curve compared to the school-calendar-driven Conejo cities. Q4 still slowest at 28-38 days.
What is the difference between Mission Oaks and Old Camarillo?
Mission Oaks (93012, north of the 101) is newer tract-home construction with HOAs, parks, and family-buyer character. Median $1.08M. Old Camarillo (93010, south of the 101) is original 1950s-70s ranch tracts, no HOA, larger lots, mature trees, walkable to Old Town. Median $755K. Different buyer profiles, different comp sets - sub-area-specific analysis is essential.
Is Camarillo a good market for military / PCS buyers?
Yes. Camarillo is the closest off-base city to Naval Base Ventura County (15-30 minute commute to Point Mugu, Port Hueneme, and CBC). VA-loan buyers concentrate in the $700K-$1M tier (Mission Oaks, Camarillo Heights, Sterling Hills) where the BAH-to-PITI math works best. See the dedicated /military-relocation-camarillo-pcs-guide page for the full BAH and commute analysis.
Is Camarillo a buyer's or seller's market right now?
Citywide Camarillo is a tight seller's market - 1.1 months of supply, 99.0% list-to-sale, 19-day DOM. Under $1.2M is the strongest seller's tier with multiple offers common. Above $1.5M shifts toward balance and Spanish Hills luxury (above $2M) is buyer-leaning with 5-6 months of supply.
Does Camarillo have age-restricted (55+) communities?
Yes - two large ones. Camarillo Springs is an age-restricted community north of the 101 with HOA-maintained common areas, median price around $885K. Leisure Village is a 55+ manufactured-home community south of the 101 with smaller footprints, lower entry pricing (median around $465K), and a different financing framework (manufactured-home loans rather than conventional mortgages on most units).
Where does this Camarillo data come from?
Conejo Simi Moorpark Association of REALTORS MLS, pulled on the first business day of each month. Geographic scope is the City of Camarillo municipal limits, ZIPs 93010 and 93012, MLS area CAMA. Single-family detached only. Same methodology quarter to quarter.
