Submarket Report · Q4 2025 data · Commentary updated September 2026
Ventura County
The southern gateway of the Central Coast corridor. Oxnard, Ventura, Camarillo, and the inland cities offer diverse risk profiles and some of the highest transaction volume on the Central Coast.
Ventura · Oxnard · Camarillo · Thousand Oaks · Simi Valley · Moorpark · Fillmore · Santa Paula · Ojai · Port Hueneme
The Read · September 2026
What's actually happening in Ventura.
The headline on our desk: Monte Vista Townhomes — 52 units at 10965–10997 Del Norte Street — closed in July at $12,325,000 with our team representing both buyer and seller, the largest commercial sale in the City of Ventura in 2026 by Radius transaction data. Institutional appetite for Ventura County product is selective but real, and private-capital 1031 demand remains steady.
Compliance is tightening in Oxnard: beyond the existing 4% annual cap on pre-February 1995 buildings, every rental unit must be registered with the City's Housing Department by November 1, 2026. Buyers should verify RSO coverage unit-by-unit and budget for the registry; the City of Ventura, Camarillo, and the east-county markets remain AB 1482-only.
Regulatory Summary
Oxnard has a local Rent Stabilization Ordinance capping annual increases at 4% on most multifamily units first occupied before February 1, 1995, plus just-cause rules — and effective November 1, 2026, all Oxnard rental units must be registered with the City Housing Department. The City of Ventura has no local rent ordinance — AB 1482 applies (8.6% cap for August 2026 through July 2027), as it does in Camarillo, Thousand Oaks, and Simi Valley. Buyers in Oxnard should verify unit-by-unit which rules apply.
Our activity here
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The bull & bear case.
How we frame Ventura County for buyers right now — the forces drawing capital in, and the headwinds worth underwriting before you commit.
The bull case
Why investors are buying
- The deepest inventory and most liquidity on our coverage map — more deals, easier exits.
- Higher yields than Santa Barbara with the same coastal-California fundamentals.
- Demand from LA-adjacent jobs plus local agriculture, the Port of Hueneme, and naval employment.
- A natural value-add and 1031 landing spot for capital priced out of Santa Barbara and LA.
The bear case
What's giving buyers pause
- A patchwork of city jurisdictions and rent rules adds regulatory complexity.
- Tenant profile and performance vary block to block (e.g., north vs. south Oxnard).
- Higher vacancy in pockets and more competition from LA-basin product.
- Insurance costs and wildfire exposure inland (Ojai, Santa Paula) pressure returns.
Proof of Work
Every Ventura deal we've closed, mapped.
Our Track Record
Recent Ventura closings.
| Property | Units | Sale Price | $/Door | Cap | Closed |
|---|---|---|---|---|---|
| 10965-10997 Del Norte StVentura | 52 | $12,325,000 | $237K | — | July 2026 |
| 430-440 W Linden DrOxnard | 8 | $2,200,000 | $275K | — | September 2022 |
| 6073 Woodland StVentura | 40 | $14,675,000 | $367K | 3.24% | April 2022 |
| 11966-11974 Moorpark StStudio City | 20 | $6,700,000 | $335K | — | April 2021 |
| 301-305 N Signal StOjai | 16 | $3,850,000 | $241K | 4.29% | April 2021 |
| 300 N G StreetOxnard | 20 | $3,700,000 | $185K | — | May 2020 |
| 1240 Ventura AveVentura | 39 | $2,725,000 | $70K | 7% | April 2019 |
| 145 S Hemlock StVentura | 10 | $2,200,000 | $220K | 4.29% | August 2018 |
Frequently Asked
Ventura County,
by the numbers.
Quick answers to the questions buyers and owners ask us most about this submarket.
The 2025 average cap rate in Ventura County was 5.03%, based on 29 closed transactions in Q4 2025. Properties traded at an average of $270,890 per door.