Persimmon Hill is a distinct sub-area of Ojai. Persimmon Hill is a gated, planned community of estate-tier homes on roughly one-to-five-acre lots, with shared private roads, gate access, and a mix of architectural styles.
| Metric | Value |
|---|---|
| Median home price | $2M-$6M (research range; verify live) |
| Median days on market | Pull live · verify current figure |
| County | Ventura |
| ZIP codes | 93023 |
| School district | the Ojai Unified School District (Topa Topa, San Antonio, Mira Monte, or Meiners Oaks Elementary; Matilija Junior High; Nordhoff High), with private options including The Thacher School, Villanova Preparatory, and Ojai Valley School |
| Tax authority | Ventura County Assessor |
Where it sits and overview
Persimmon Hill is part of the Ventura County in Ventura County. Persimmon Hill is a gated community off Foothill Road in Ojai's East End zone. Persimmon Hill is a gated, planned community of estate-tier homes on roughly one-to-five-acre lots, with shared private roads, gate access, and a mix of architectural styles.
As a sub-area of Ojai, Persimmon Hill taxes and records are administered through the Ventura County Assessor and the Ventura County tax collector.
Home types and price context
Persimmon Hill is estate homes on larger lots within a gated, planned setting.
Neighborhood character
Persimmon Hill is a gated, planned community of estate-tier homes on roughly one-to-five-acre lots, with shared private roads, gate access, and a mix of architectural styles.
Schools
Persimmon Hill is served by the Ojai Unified School District (Topa Topa, San Antonio, Mira Monte, or Meiners Oaks Elementary; Matilija Junior High; Nordhoff High), with private options including The Thacher School, Villanova Preparatory, and Ojai Valley 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 Persimmon Hill address with the district before relying on them.
Fire hazard and insurance
Because Persimmon Hill 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 Persimmon Hill 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
Persimmon Hill is connected primarily by State Route 33 and State Route 150. 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 Persimmon Hill, 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 Persimmon Hill 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 Persimmon Hill
Persimmon Hill is a gated, planned community of estate-tier homes on roughly one-to-five-acre lots, with shared private roads, gate access, and a mix of architectural styles. Buyers weigh Persimmon Hill's character and price tier against the rest of Ojai and nearby areas; Brian pulls the real comps, the assigned schools (by address), and the true monthly cost for any specific home.
Schools serving Persimmon Hill in depth
Persimmon Hill is served by the Ojai Unified School District (Topa Topa, San Antonio, Mira Monte, or Meiners Oaks Elementary; Matilija Junior High; Nordhoff High), with private options including The Thacher School, Villanova Preparatory, and Ojai Valley 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 Persimmon Hill
Persimmon Hill'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 Persimmon Hill
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 Persimmon Hill 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 Persimmon Hill
Persimmon Hill 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 Persimmon Hill
Pricing a Persimmon Hill 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 Persimmon Hill tends to fit
Persimmon Hill fits luxury buyers who want gated privacy and estate-scale lots with the East End's mountain setting.
Local lifestyle in Persimmon Hill
Persimmon Hill shares Ojai's lifestyle - Bart's Books (the iconic outdoor bookstore), Libbey Bowl and the Ojai Music Festival, the historic downtown Arcade, the 9-mile Ojai Valley Trail, longtime restaurants like Suzanne's Cuisine and Boccali's, and the Ojai Valley Inn and Spa. Day to day it offers the setting described above.
Frequently Asked Questions
Is Persimmon Hill a gated community?
Yes - Persimmon Hill is a gated, planned community in Ojai's East End, with estate homes on roughly one-to-five-acre lots, shared private roads, and gate access. Confirm the HOA structure and any private-road dues for a specific property.
What schools serve Persimmon Hill?
Persimmon Hill is served by the Ojai Unified School District (Topa Topa, San Antonio, Mira Monte, or Meiners Oaks Elementary; Matilija Junior High; Nordhoff High), with private options including The Thacher School, Villanova Preparatory, and Ojai Valley School. School attendance is assigned by the home's exact address, and boundaries can change - always verify the assigned schools for a specific Persimmon Hill address with the district before relying on them.
Is Persimmon Hill in a fire zone?
Yes - Ojai and its surroundings include CAL FIRE Very High Fire Hazard Severity Zones, and Persimmon Hill can fall within or adjacent to one. Confirm the 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.
What is the median home price in Persimmon Hill?
As of mid-2026, Persimmon Hill runs approximately $2M-$6M. Because a sub-area is a small slice of the market, a single median is unreliable - pull a live, dated comp set for the specific home and street.
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.
