Fillmore is a historic Heritage Valley citrus town in the Santa Clara River Valley, known for its small-town character and surrounding agriculture.
| Metric | Value |
|---|---|
| Median home price | ~$767,000 (Redfin, three months ending May 2026, +10.6% YoY; small market) · verify live |
| Median days on market | Pull live · verify current figure |
| County | Ventura |
| ZIP codes | 93015 |
| School district | the Fillmore Unified School District (K-12, including Fillmore High School) |
| Tax authority | Ventura County Assessor |
Where it sits and overview
Fillmore is part of the Ventura County in Ventura County. Fillmore sits in the Santa Clara River Valley along State Route 126, between Santa Paula to the west and Santa Clarita to the east, surrounded by citrus groves and foothills.
As part of the City of Fillmore, Fillmore taxes and records are administered through the Ventura County Assessor and the Ventura County tax collector.
Home types and price context
Fillmore offers established single-family homes, a historic downtown core, and surrounding agricultural and rural-residential parcels, generally at attainable prices.
Neighborhood character
Fillmore is a small, historic Heritage Valley town with a well-preserved downtown, a citrus and packing heritage, and the Fillmore & Western Railway. Much of the surrounding land is agricultural, some of it under Williamson Act contracts that tax farmland on its agricultural-use value.
Schools
Fillmore is served by the Fillmore Unified School District (K-12, including Fillmore High School). School attendance is assigned by the home's exact address, not by community name, and boundaries can change — always verify the assigned schools for a specific Fillmore address with the district before relying on them.
Fire hazard and insurance
Because Fillmore sits near open space and wildland, portions of the area can fall within or adjacent to a CAL FIRE Very High Fire Hazard Severity Zone. Confirm any specific parcel on the CAL FIRE hazard map and obtain a firm insurance quote during your contingency period; in higher-hazard areas, owners sometimes rely on the California FAIR Plan plus a wrap-around policy.
Mello-Roos and HOA
Most established Fillmore homes do not carry Mello-Roos (CFD) special taxes, since the area predates the special-tax districts common in newer master-planned construction. Some newer tracts, gated communities, or condos may carry a CFD or HOA dues; verify the specific parcel's tax bill and any HOA before writing an offer.
Commute and access
Fillmore is connected primarily by State Route 126 (and State Route 23), the Heritage Valley corridor. Drive times swing widely with the time of day, so the honest answer to “how long is the commute” is to test your specific route at the hour you would actually be driving it.
Buyer and seller considerations
For buyers
Before writing an offer in Fillmore, request the preliminary title report and the property-tax bill so you can see any Mello-Roos special tax and HOA dues separately from the base 1% ad valorem rate. Two similar-looking homes can carry very different monthly costs.
- Get pre-approved with payment scenarios that include any special tax, HOA, and realistic insurance — not just principal, interest, base tax, and a placeholder insurance figure.
- Confirm the school attendance area for the exact address.
- Where relevant, confirm wildfire-hazard-zone status and shop insurance early, before removing contingencies.
For sellers
Pricing in Fillmore rewards accurate, current comparables and clean disclosure. Buyers are payment-sensitive at today's rates, so presenting transparent carrying costs up front reduces fall-out risk. See our seller guide and buyer guide.
A closer look at Fillmore
The town core offers attainable, established single-family homes with genuine small-town character, while the surrounding Santa Clara River Valley holds citrus groves and rural-residential and agricultural parcels — some enrolled in the Williamson Act. Buyers of ag or rural land should verify Williamson Act status and use restrictions; the foothills carry wildfire-hazard considerations.
Schools serving Fillmore in depth
Fillmore is served by the Fillmore Unified School District (K-12, including Fillmore High School). The most important point for buyers is that attendance is governed by address-based boundaries, not by community or street name — two homes a short distance apart can feed different schools, and districts periodically adjust boundaries as enrollment shifts. If a specific school is a deciding factor, confirm the exact attendance area for any address directly with the district before you write an offer, since the published map is the only authoritative source. Our overview links and the California School Dashboard are good starting points.
Getting around: commute and access from Fillmore
Fillmore's position shapes how residents reach the freeways and job centers. Most commuters funnel toward the nearest freeway via local arterials, then head toward their destination; drive times vary widely by time of day. Whatever your destination, verify your own route and timing before committing — a weekday-morning test drive is worth more than any general estimate.
Understanding property tax and special assessments in Fillmore
California's base property-tax rate is roughly 1% of assessed value under Proposition 13, plus local voter-approved bonds, for a typical effective rate a little above 1%. Most established Fillmore homes do not carry Mello-Roos (CFD) special taxes, since the area predates the special-tax districts common in newer master-planned construction. Some newer tracts, gated communities, or condos may carry a CFD or HOA dues; verify the specific parcel's tax bill and any HOA before writing an offer. The tax authority of record is the Ventura County Assessor; confirm any special assessment or HOA by reading the actual property-tax bill and preliminary title report for the specific parcel, since amounts are parcel-specific and can include scheduled escalations.
What buyers should know before making an offer in Fillmore
Fillmore rewards buyers who do their homework on carrying costs and hazard status before they fall in love with a floor plan.
- Get pre-approved with payment scenarios that include any Mello-Roos special tax and HOA dues.
- Request the preliminary title report and property-tax bill early, and read the special-tax line separately from the base 1% rate.
- Check wildfire-hazard status where relevant and shop insurance before removing contingencies, not after.
- In more rural pockets, confirm whether the home is on a private well or septic system rather than municipal service.
Our buyer guide and first-time buyer guide cover these steps in detail.
What sellers should know in Fillmore
Pricing a Fillmore home well starts with current, accurate comparables drawn from the right sub-area, since carrying-cost profiles differ across the community. Because today's buyers are payment-sensitive, the listings that move cleanly are the ones that present transparent costs up front. Clean, decluttered, well-photographed homes with proactive disclosure tend to attract stronger offers and fewer renegotiations. Our seller guide walks through prep, pricing, and timing.
Who Fillmore tends to fit
Fillmore fits buyers seeking small-town character and value, and those interested in agricultural or rural-residential property in the Heritage Valley.
Local lifestyle in Fillmore
Fillmore offers its historic downtown and central park, the Fillmore & Western Railway, citrus-country scenery, and a quiet, small-town pace.
What drives the Fillmore market
Fillmore is a small Heritage Valley city, and its market splits into two parts. The town core offers attainable, established single-family homes with genuine small-town character — a preserved downtown, central park, and the Fillmore & Western Railway — and that affordability relative to the wider Conejo and coastal markets is the main draw for value-focused buyers. Surrounding the town is the Santa Clara River Valley, where citrus groves and rural-residential and agricultural parcels trade on very different terms; some are enrolled in the Williamson Act, which taxes farmland on its agricultural-use value in exchange for keeping it in production and can carry use restrictions and exit penalties. Because overall volume is modest, the reported median moves with the reporting window and source — recent public data put it in the high-$700,000s, up year over year, but that is directional in a small market. The foothill setting brings wildfire-hazard considerations. For any specific home or parcel, a live, dated comp set is the right pricing tool.
Frequently Asked Questions
What is Fillmore known for?
Fillmore is a historic Heritage Valley citrus and packing town in the Santa Clara River Valley, known for its preserved downtown, the Fillmore & Western Railway, and surrounding agriculture.
What school district serves Fillmore?
Fillmore is served by the Fillmore Unified School District, a K-12 district that includes Fillmore High School. Verify the assigned schools by address.
Is agricultural land in Fillmore under the Williamson Act?
Much of the surrounding farmland is agricultural, and some parcels are enrolled in the Williamson Act, which taxes farmland on its agricultural-use value in exchange for keeping it in ag use. Verify a specific parcel's status with Ventura County.
What is the median home price in Fillmore?
Fillmore is a smaller market where published figures move with low sales volume, so a single town-wide number can mislead. For an accurate, current figure, pull a live, dated MLS comp set for the specific area.
What county is Fillmore in?
Fillmore is in Ventura County, California, part of the Ventura County.
Does the Brian Cooper team have a Ventura County office?
No. The Brian Cooper Real Estate Team serves the Ventura County from our Simi Valley headquarters; we do not maintain a local office.
How long do Fillmore homes take to sell?
Fillmore is a small market, so days on market varies by source and reporting window and an average can move with low volume. For a current figure, pull a live, dated comp set for the specific home and price band.
Is Fillmore a seller's market?
Public data shows Fillmore prices firm year over year in mid-2026, but with modest sales volume conditions shift by month and segment. The most reliable read for a specific home is a live comp set rather than a town-wide label.
Where does the Fillmore market data come from?
Public sources put Fillmore's median around the high-$700,000s in mid-2026, drawn from public real estate portals such as Redfin and cross-checked against county records — it varies by source and window. See our data sources and methodology page, and confirm with a live, dated comp set.
How have Fillmore prices changed in the past year?
Public data (Redfin, three months ending May 2026) showed the Fillmore median up about 10.6% year over year to roughly $767,000, but in a small market that figure varies by source and window. Treat it as directional and verify with current comparables.
What should buyers and sellers do in Fillmore right now?
Buyers should get pre-approved, check wildfire-hazard status, and — for ag or rural parcels — verify Williamson Act terms before writing, then pull a live comp set. Sellers should price off current comparables in the right sub-area and present clean disclosures and transparent carrying costs up front.
Local restaurants & things to do in Fillmore
Fillmore's compact downtown offers locally owned restaurants — strong on Mexican food and barbecue — plus the heritage railroad and small-town museums. The picks below are popular local options for orientation.
Where to eat
- R+Q Kitchen — oak-smoked BBQ with a California twist
- El Pescador — Mexican food and seafood
- Fillmore Central Station — railroad-themed local dining and drinks
- Ay Chihuahua — Mexican restaurant
- Los Altos Restaurant — Mexican fare
- La Fondita — casual Mexican
Things to do
- Fillmore & Western Railway — historic train rides through the valley
- Fillmore Historical Museum — restored depot and historic homes
- Fillmore Fish Hatchery — state trout hatchery open to visitors
Local spots change hands and hours — please confirm directly before visiting. These are popular local picks for orientation, not paid endorsements.
