This is the Santa Rosa Valley Q2 2026 quarterly market data page - May 2026 snapshot for the Santa Rosa Valley unincorporated area east of Camarillo. I am Brian Cooper, REALTOR at eXp Realty (DRE# 01434286). Santa Rosa Valley is the ag-zoned valley running between the Conejo Mountains and the Las Posas Hills, with parcels ranging from 1-acre lifestyle properties through 10+ acre equestrian estates and small vineyards. Inventory is thin, the buyer pool is patient, and per-parcel comp analysis matters more than any aggregate median.
Headline numbers (Q2 2026)
May 2026 snapshot for Santa Rosa Valley. Pulled from CSMAR MLS on the first business day of the month. ZIP 93012 (eastern unincorporated Camarillo area). Single-family residential on ag-zoned 1+ acre parcels - no tract-home subdivisions in this area. Sample sizes are moderate (32 trailing-90-day closings) - meaningful but careful property-by-property analysis is essential.
The $1.5M median is up 2.5% year-over-year. Santa Rosa Valley appreciation tracks the broader inland-Ventura ag-residential market. DOM at 45 days and LTS at 98.0% reflect a market where the buyer pool is small but more active than Somis - lifestyle buyers from Camarillo and Newbury Park move into Santa Rosa Valley at a steady rate for the acreage and equestrian potential.
| Metric | May 2026 value | vs May 2025 |
|---|---|---|
| Median sale price | $1,500,000 | +2.5% |
| Median days on market | 45 | +5 days |
| List-to-sale ratio | 98.0% | -0.5 pts |
| Active inventory | 28 | +22% |
| Closed sales (trailing 90 days) | 32 | +3 units |
| Months of supply | 2.6 | +0.5 |
| New listings (May) | 12 | +4 units |
| Price per acre (median, improved) | $220,000 | varies widely |
Inventory and supply
Active inventory in Santa Rosa Valley is 28 properties at the May snapshot, up 22% year-over-year. The increase is concentrated in the $1.4M-$2M improved equestrian-estate band. Smaller-acreage entry parcels (1-2 acres, modest residence) remain tight - that property type turns over rarely. Months of supply runs 2.6 - balanced market with light seller-leaning.
The buyer pool here includes equestrian buyers who want close-in horse property (Santa Rosa Valley is one of the closest equestrian areas to the Camarillo / Conejo commute), small-vineyard hobbyists, and lifestyle buyers from Camarillo and Newbury Park trading up for acreage. The proximity to Camarillo amenities (shopping, dining, medical) makes Santa Rosa Valley more accessible than Somis for non-rural-lifestyle buyers.
New listings in May totaled 12 - moderate for the area. Spring is the highest-listing window because both lifestyle buyers and equestrian buyers are most active April through July. Q4 listings face thinner buyer attention and noticeably longer DOM.
Days on market trend
45-day median DOM is five days slower than May 2025. Santa Rosa Valley DOM is shorter than Somis (60 days) because the buyer pool is larger and the property mix skews more residential than working ag. Lifestyle parcels move faster than working ag parcels here as well.
By property type: smaller lifestyle parcels (1-3 acres) move in 30-40 days median. Mid-acreage improved estates (3-10 acres with arena and barn) at 50-65 days. Larger acreage / view lots (10+ acres) at 75-100 days. Vineyard-adjacent and ag-productive parcels can sit longer because the underwriting framework is more complex.
| Property type | Median DOM | Sample size (90 days) |
|---|---|---|
| Small lifestyle (1-3 ac) | 35 | 10 |
| Mid-acreage estate (3-10 ac) | 55 | 14 |
| Large improved (10+ ac) | 82 | 6 |
| Vineyard / productive ag | 115 | 2 |
By-neighborhood breakdown
Santa Rosa Valley sub-areas are defined by road frontage and lot characteristics rather than formal neighborhood names. The Santa Rosa Road corridor carries the largest improved estates and most of the equestrian inventory. The Hill Canyon Road area has mid-acreage lifestyle properties. The eastern Las Posas Hills (toward Moorpark Road) carries the hillside view lots with the highest medians. Western Santa Rosa Valley (toward Camarillo) has the smaller-acreage entry properties.
The table below is directional given small sample sizes. For accurate pricing on any specific parcel, the work is in reading lot characteristics: acreage, water rights, fencing condition, arena and barn quality, residence condition, road frontage, view, and agricultural improvements if any.
| Area | Median price | Median DOM | Active |
|---|---|---|---|
| Eastern (Las Posas Hills / view) | $2,200,000 | 72 | 8 |
| Santa Rosa Rd corridor (improved estates) | $1,750,000 | 55 | 10 |
| Hill Canyon Rd area (mid-acreage) | $1,450,000 | 42 | 6 |
| Western (smaller acreage) | $1,250,000 | 35 | 4 |
By-price-band breakdown
The $1.2M-$2M bands together represent 66% of trailing-90-day closings. That is the heart of the Santa Rosa Valley market - lifestyle parcels and improved equestrian estates. Above $2.5M is a smaller slice of larger acreage and view-lot trophy properties. Below $1.2M is rare - the entry to ag-zoned acreage with improvements sits in the high 6-figures to low 7-figures.
Buyers in the $2.5M+ band have leverage right now - LTS at that level runs 95-96%. Sellers under $1.5M with well-presented lifestyle parcels are in a stronger position because that property type sees consistent buyer demand from the Camarillo trade-up pool.
| Price band | Closings (90d) | % of total | Median LTS |
|---|---|---|---|
| $1.0M - $1.3M | 6 | 18.8% | 98.8% |
| $1.3M - $1.6M | 9 | 28.1% | 98.4% |
| $1.6M - $2.0M | 8 | 25.0% | 97.8% |
| $2.0M - $2.8M | 5 | 15.6% | 97.0% |
| $2.8M+ | 4 | 12.5% | 95.5% |
Buyer takeaway
For Santa Rosa Valley buyers in Q2 2026, the dynamics favor preparation and patience. Plan for a 45-90 day search timeline. Equestrian buyers need to read arena footing, barn condition, paddock fencing, and pasture quality on each property. Vineyard or small-ag buyers need water rights and soil quality. Lifestyle buyers from Camarillo trading up for acreage should be ready for the lender pre-qualification step (ag-residential financing) before submitting offers.
Pleasant Valley School District serves Santa Rosa Valley at the elementary and middle levels; Oxnard Union High School District at the high school level. Verify boundary on PVSD and OUHSD sites for any specific parcel before assuming school assignment. Public-data amenity analysis only.
Seller takeaway
Sellers in Santa Rosa Valley need to plan for a 45-90 day listing horizon. Professional drone photography showing the full acreage and improvements, video walkthrough, and detailed written disclosures on water source and rights, fencing, structures, and any agricultural production are baseline. Equestrian sellers should photograph arena, barn, paddocks, and any trail access separately for buyers searching specifically for horse property.
Price-reduced Santa Rosa Valley listings sold for 95.5% of original list on average in May. The most common pricing mistake: comparing to ag-land per-acre values when the property has significant residential improvements (residence + arena + barn can easily represent 60-70% of the value). The opposite mistake is comparing to residential per-square-foot when the property has 5+ acres of ag use.
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 Santa Rosa Valley area within ZIP 93012, MLS area SRVA. Single-family residential on ag-zoned and rural-residential parcels of 1+ acre. Sample sizes are moderate but each property is uniquely positioned - careful comp work matters more than aggregate medians.
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. Price-per-acre figures are directional only because the value mix (land + improvements + ag productivity) is property-specific.
Custom comp pulls for specific acreage bands, equestrian-suitability filters, or the small-vineyard segment available on request. The /data-room archive carries monthly snapshots back to 2024.
Frequently Asked Questions
What is the median home price in Santa Rosa Valley as of May 2026?
The May 2026 median sale price in Santa Rosa Valley is $1,500,000, up 2.5% year-over-year. Pulled from CSMAR MLS. Inventory mix is ag-zoned 1+ acre parcels with significant residential improvements. Sub-area medians range from $1.25M (western smaller acreage) to $2.2M (eastern Las Posas Hills view lots).
How fast are Santa Rosa Valley properties selling?
Median DOM in May 2026 is 45 days. Smaller lifestyle parcels (1-3 acres) move in 30-40 days. Mid-acreage improved estates (3-10 acres) at 50-65 days. Larger acreage / view lots (10+ acres) at 75-100 days. Vineyard-adjacent or working-ag parcels can sit longer because buyer underwriting takes longer.
Is Santa Rosa Valley good for horse property?
Yes - Santa Rosa Valley is one of the closest equestrian areas to the Camarillo and Conejo commute corridors. Ag-zoning permits horse-keeping. Many parcels have built-out arenas, barns, paddocks, and trail access. The Santa Rosa Road corridor in particular has the highest concentration of improved equestrian estates. See the dedicated /santa-rosa-valley-equestrian page for the horse-property specifics.
Where does Santa Rosa Valley get its water?
Water sources are a mix of Calleguas Municipal Water District service and private wells. The water source on a specific parcel materially affects value and is a critical due-diligence item. Some parcels have both Calleguas service for the residence and well water for ag use. Verify water source, well-flow testing if applicable, and water rights on any specific property.
Is Santa Rosa Valley a buyer's or seller's market right now?
Citywide Santa Rosa Valley is a moderate seller-leaning market - 2.6 months of supply, 98.0% list-to-sale, 45-day DOM. Under $1.6M lifestyle parcels are in a stronger seller's tier. Above $2.5M shifts toward buyer leverage with longer DOM and concession negotiation in the typical contract.
What schools serve Santa Rosa Valley?
Pleasant Valley School District (PVSD) at the elementary and middle levels, and Oxnard Union High School District (OUHSD) at the high school level. Las Colinas Middle and Rancho Rosal Elementary serve much of the area. Verify boundary on PVSD and OUHSD sites for any specific parcel - boundary lines do not always align with road or geography boundaries. Public-data amenity analysis only.
Where does this Santa Rosa Valley data come from?
Conejo Simi Moorpark Association of REALTORS MLS, pulled on the first business day of each month. Geographic scope is the Santa Rosa Valley area within ZIP 93012, MLS area SRVA. Single-family residential on ag-zoned and rural-residential 1+ acre parcels. Same methodology quarter to quarter for trend consistency.
