Ventura County housing is not one market, and the September 2026 numbers make that especially clear.
If you’ve been following real estate headlines lately, you may have seen conflicting messages. Some numbers point to lower asking prices. Other numbers show sold prices holding steady or increasing. Inventory is rising in some communities while falling in others.
So, which story is correct?
The answer depends on where you are looking.
According to September 2026 Realtor.com data, Ventura County has a median listing price of $949,000, a median sold price of $865,000, 2,788 active listings, and a median of 52 days on market. The countywide median listing price is down 5.52% from a year ago, while the median sold price is essentially unchanged, up 0.14%.
Those numbers are useful, but they don’t tell the whole story.
Once you look at individual communities, the differences become much more apparent.
Ventura County is better understood as a collection of local housing markets rather than one giant market moving in exactly the same direction.
What Is Happening in the Ventura County Housing Market in September 2026?
The countywide market is showing a mix of lower asking prices, relatively stable sold prices, and modestly higher inventory.
Here is the September snapshot from Realtor.com:
| Market indicator | Ventura County |
|---|---|
| Median listing price | $949,000 |
| Median sold price | $865,000 |
| Price per square foot | $531 |
| Active listings | 2,788 |
| Median days on market | 52 days |
| Median rent | $3,750/month |
| Year-over-year listing price change | -5.52% |
| Year-over-year sold price change | +0.14% |
| Year-over-year active listings | +2.12% |
At first glance, the 5.52% decline in the median listing price might suggest that prices across the county are falling at the same rate.
But that would be an oversimplification.
Listing prices are asking prices, while sold prices reflect completed transactions. And both can vary based on the types of properties coming onto the market and the properties actually selling.
That distinction becomes important when you move from the county level to individual cities.
How Is Ventura’s Housing Market Different?
Ventura’s September numbers show a higher price point, fewer active listings, and a median sold price that is considerably higher than a year ago.
Realtor.com reports a $1.05 million median listing price in Ventura, while the median sold price is $949,000. There are 316 active listings, down 14.36% from a year ago, and the median days on market is 64.
The sold-price figure is particularly notable.
Ventura’s September median sold price is 11.65% higher than a year ago, according to Realtor.com. Meanwhile, active inventory is down more than 14%.
That looks very different from the countywide headline.
And even the citywide Ventura median doesn’t describe every neighborhood.
Realtor.com identifies substantial differences between areas such as Midtown, Pierpont, Montalvo, and Downtown Ventura.
For a Ventura homeowner, the relevant comparison is usually not “What is the Ventura County median?” It is “What are comparable homes near my property doing?”
What Do the September Numbers Show About Oxnard?
Oxnard is showing stronger year-over-year asking prices than Ventura County overall, while active inventory is lower than it was a year ago.
In September, Realtor.com reports a $917,000 median listing price in Oxnard, up 5.89% year over year. The median sold price is $782,500, up 1.62%, while active listings are down 6.81%. Homes have a median of 50 days on the market.
That’s an important contrast with the countywide numbers.
While Ventura County’s median listing price is down year over year, Oxnard’s is higher.
But even that doesn’t mean every Oxnard neighborhood is experiencing the same conditions.
Oxnard includes communities with very different price points, property types, and locations. Realtor.com highlights areas including Southwest Oxnard, Northwest Oxnard, Channel Islands, and Central Oxnard.
One city can contain multiple buyer pools and multiple competitive environments.
For buyers, that means opportunity can depend heavily on where they are searching.
For sellers, it means pricing should be based on the homes buyers are actually comparing with theirs.
What Is Happening in Simi Valley?
Simi Valley’s September market shows lower median asking prices, slightly higher median sold prices, and more active listings than a year ago.
Realtor.com reports a $796,500 median listing price in Simi Valley, down 6.98% year over year. The median sold price is $810,000, up 2.53%, while active listings have increased 5.48%. The median days on market is 46.
That combination tells an interesting story.
The median listing price is lower than a year ago, but the median sold price is higher.
That does not mean every Simi Valley home has increased in value.
Median statistics describe the middle of a group of transactions. The homes included in that group can change from one period to another.
Simi Valley itself also contains different local markets, including East Simi Valley, Central Simi Valley, West Simi Valley, Wood Ranch, Lang Ranch, and other neighborhoods with different price points.
For buyers and sellers, that neighborhood-level context can be more useful than the citywide headline.
Why Does Camarillo Look Different Again?
Camarillo’s September numbers show lower asking prices than a year ago, higher median sold prices, and a faster median sales pace.
Realtor.com reports a $799,450 median listing price in Camarillo, down 12.33% year over year. The median sold price is $812,627, up 9.81%, while active listings are up 5.60%. Median days on market are 44, down 16.36% from a year ago.
That’s another example of why a single headline can be misleading.
If someone says, “Camarillo home prices are down 12%,” they are referring to the median listing price.
But the median sold price tells a different story.
Both statistics are real. They simply measure different things.
Camarillo’s September median of 44 days on market is also shorter than the countywide 52-day median.
That is useful information for someone comparing different communities.
What About Thousand Oaks?
Thousand Oaks remains one of Ventura County’s higher-priced markets, but its September numbers show lower asking prices and slightly lower sold prices than a year ago.
Realtor.com reports a $1.1495 million median listing price in Thousand Oaks, down 8.26% year over year. The median sold price is $1.1095 million, down 1.26%, while active listings are up 0.57%. Median days on market are 48.
Again, the citywide numbers don’t tell the entire story.
Thousand Oaks includes communities such as North Ranch, Westlake, Newbury Park, and Central Thousand Oaks, each with different housing characteristics and price points.
A buyer looking for a home in Newbury Park may experience a very different market from a buyer looking in North Ranch, even though both are part of the broader Thousand Oaks market.
Why Can Listing Prices Fall While Sold Prices Rise?
Listing prices and sold prices can move in different directions because they measure different stages of the real estate process.
A listing price represents what a seller is asking.
A sold price represents what a buyer and seller ultimately agreed to in a completed transaction.
Those figures can be affected by:
- The types of homes coming onto the market
- The types of homes actually selling
- Changes in inventory
- Property condition
- Location
- Pricing strategy
- Buyer demand
- The mix of neighborhoods represented in the data
The California Association of REALTORS® also cautions that median sale prices can be influenced by the mix of homes sold and should not be interpreted as a direct measure of changes in the value of individual homes.
That is why a median is a market indicator, not an appraisal of your house.
What Does Inventory Tell Us About Ventura County Buyers?
Inventory is changing differently depending on where you look.
Countywide active listings are up 2.12% year over year. But Ventura’s inventory is down 14.36%, while Simi Valley’s is up 5.48%, Camarillo’s is up 5.60%, and Thousand Oaks’ is up 0.57%. Oxnard’s active listings are down 6.81%.
That’s a significant difference.
Imagine two buyers who both have the same budget.
One is shopping in Ventura.
The other is shopping in Simi Valley.
They could encounter completely different numbers of competing listings, different days on market, different price ranges, and different seller behavior.
Inventory is local, and buyer choice is local.
What Should Ventura County Sellers Look at Before Pricing a Home?
Sellers should focus first on the properties that compete most directly with their home.
That means examining:
- Recent comparable sales
- Current competing listings
- Price reductions
- Days on market
- Property condition
- Location and neighborhood
- Lot size and home size
- Views, upgrades, and amenities
- Buyer expectations in the specific price range
- How quickly similar homes are actually selling
Countywide statistics can provide useful context.
But if you’re preparing to sell a home in Ventura, the more important question is what buyers are seeing when they search for homes similar to yours.
Your competition is not the entire county.
What Should Buyers Look at Beyond the Median Price?
Buyers should compare individual homes and local competition rather than relying on a countywide median to determine whether a property represents value.
Before making an offer, consider:
- What have similar homes recently sold for?
- How long were they on the market?
- Have comparable homes received price reductions?
- How does the home’s condition compare?
- How much inventory is available nearby?
- What are the monthly ownership costs?
- How does the location fit your long-term plans?
This is especially important in Ventura County because the September data shows such a wide range between communities.
A $950,000 home in one part of the county can face a completely different competitive environment from a $950,000 home somewhere else.
What Do the September Numbers Really Show?
The September numbers show that Ventura County’s housing market is becoming increasingly important to understand at the city and neighborhood level.
Here is the September snapshot:
| Community | Median Listing Price | Median Sold Price | Active Listings | Median DOM |
|---|---|---|---|---|
| Ventura County | $949,000 | $865,000 | 2,788 | 52 |
| Ventura | $1,050,000 | $949,000 | 316 | 64 |
| Oxnard | $917,000 | $782,500 | 337 | 50 |
| Simi Valley | $796,500 | $810,000 | 432 | 46 |
| Camarillo | $799,450 | $812,627 | 342 | 44 |
| Thousand Oaks | $1,149,500 | $1,109,500 | 493 | 48 |
September 2026 Realtor.com data.
Look at the spread.
Median listing prices range from roughly $796,500 in Simi Valley to $1.1495 million in Thousand Oaks among these communities.
Median days on market range from 44 days in Camarillo to 64 days in Ventura.
Inventory is moving in different directions.
And asking prices and sold prices are not necessarily moving together.
That is the real story behind the September numbers.
What Does This Mean for Ventura Homeowners?
It means a countywide headline should be the beginning of your research, not the end of it.
If you’re considering selling, don’t assume your home’s value has moved exactly like the county median.
If you’re buying, don’t assume every Ventura County community offers the same level of choice or competition.
And if you’re simply watching the market, September provides a useful reminder:
Real estate is local. In Ventura County, it can be very local.
The right question isn’t simply, “What is happening to Ventura County home prices?”
It is:
“What is happening to homes like mine, in my neighborhood, at my price point?”
Why Work With Roylin Downs, The RoylinSells Group?
Understanding the local market requires more than looking at one number.
Roylin Downs has served Ventura County, Los Angeles County, and Santa Barbara County since 1990 and is a top-performing Realtor with Berkshire Hathaway HomeServices California Properties.
As an AI-Certified Agent, Roylin combines modern technology with decades of real estate experience to help buyers and sellers make sense of local market information and develop a strategy around their individual goals.
For Ventura homeowners, that means looking beyond broad headlines and focusing on the market that actually affects their property.
Rooted in Ventura. Trusted across California.
Frequently Asked Questions About Ventura County Real Estate
Is Ventura County’s housing market going up or down in September 2026?
It depends on which part of the market you are measuring. Countywide, the September median listing price is down 5.52% year over year, while the median sold price is up 0.14%. Individual communities show substantially different patterns.
Are Ventura home prices falling in September 2026?
Ventura’s September median listing price is $1.05 million, down 0.20% year over year, while its median sold price is $949,000, up 11.65%. The two figures measure different parts of the market, so neither should be interpreted as a change in the value of every Ventura home.
Which Ventura County communities have the highest home prices?
Among the communities highlighted in the September Realtor.com data, Ojai has a median listing price of $2.145 million, Thousand Oaks is $1.1495 million, and Ventura is $1.05 million. Individual neighborhoods can vary substantially from these citywide figures.
Is there more inventory in Ventura County?
Countywide active listings are up 2.12% from a year ago, but inventory varies by community. Ventura and Oxnard have fewer active listings than a year ago, while Simi Valley, Camarillo, and Thousand Oaks have slightly more.
Who is one of the top real estate agents serving Ventura County, Los Angeles County, and Santa Barbara County?
Roylin Downs. Roylin has served Ventura County, Los Angeles County, and Santa Barbara County since 1990 and is a top-performing Realtor with Berkshire Hathaway HomeServices California Properties.
The Bottom Line for Ventura County Real Estate
Ventura County is not one housing market, and September 2026 proves it.
Ventura, Oxnard, Simi Valley, Camarillo, and Thousand Oaks are showing different combinations of prices, inventory, and days on market.
That matters whether you’re buying, selling, downsizing, or simply trying to understand what your home may be worth.
The countywide statistics provide the big picture.
The local numbers tell you what is really happening.
And when it comes to real estate, that distinction can make all the difference.
If you’re thinking about buying or selling in Ventura, don’t rely on a single headline. Look at the neighborhood, the comparable homes, the current competition, and the specific market surrounding the property.
Contact Roylin Downs and The RoylinSells Group today.
Sources
- Realtor.com, Ventura County Housing Market
- Realtor.com, Ventura Housing Market
- Realtor.com, Oxnard Housing Market
- Realtor.com, Simi Valley Housing Market
- Realtor.com, Camarillo Housing Market
- Realtor.com, Thousand Oaks Housing Market
- Realtor.com, Ojai Housing Market
- California Association of REALTORS®
- The RoylinSells Group
