Ventura County Real Estate Market Update – February 2026

A Local Look at What’s Really Happening

As we move closer to spring, I’ve been spending my days touring homes, talking with buyers and sellers, and watching what’s actually happening here on the ground in Ventura County real estate — not just what the national headlines say.

Every market has its own rhythm, and here along our stretch of California coast, the early signs of the 2026 spring housing market are starting to appear.

Here’s a quick, honest snapshot of what I’m seeing right now in Ventura, Ojai, Oxnard, and Camarillo.

The Ventura County Housing Market Is Waking Up

Over the past few weeks, buyer activity has noticeably increased across Ventura County.

Recent data shows that pending home sales have jumped about 10%, which is one of the earliest signals that the spring real estate market is beginning to move. 

Mortgage rates have also dipped to around 6%, which has improved purchasing power and brought more qualified buyers back into the market.

At the moment, homes in Ventura County are taking about 69 days on average to sell, which is already faster than earlier this winter. 

That combination — more buyers returning and homes selling a little faster — is often the first step toward a stronger spring market.

Buyers Are Active — But More Price-Sensitive

One of the biggest shifts compared to the pandemic-era market is that today’s buyers are extremely informed.

They’re studying recent sales, watching price adjustments, and paying close attention to value.

Right now:

About 69% of homes in Ventura County are selling below their original asking price.

This doesn’t mean home values are dropping dramatically. Instead, it reflects a market where pricing strategy matters more than ever.

Homes that are priced thoughtfully from the start are still attracting strong interest — and in some cases, multiple offers.

But homes that overshoot the market often need to adjust before finding their buyer.

Ventura County Inventory Is Slowly Rising

Another important piece of the puzzle is housing inventory.

Across Ventura County there are currently around 1,090 homes for sale, which is slightly higher than last year but still below historic norms. 

Here’s a rough snapshot of current active listings in key Ventura County cities:

• Ventura: approximately 230–260 homes

• Oxnard: approximately 190–210 homes

• Camarillo: approximately 140–160 homes

• Ojai: approximately 45–60 homes

One reason inventory remains relatively tight is something we’re seeing nationwide: many homeowners have locked in very low mortgage rates from previous years.

Because of that, many are choosing to stay put rather than move — a phenomenon sometimes called the “lock-in effect.”

This dynamic continues to help support home prices across Ventura County.

Why Early Spring Is Often the Best Time to Sell

Historically, March is one of the fastest months for home sales.

It’s a sweet spot in the real estate calendar — when buyer demand begins rising, but before the largest wave of new listings hits the market. 

For sellers, this timing can create a powerful advantage:

• More buyers actively searching

• Less competition from other listings

• Strong early-season momentum

When homes are well presented and priced appropriately, they often attract significant attention during this window.

The Bottom Line for the Ventura County Market

Right now, the Ventura County real estate market feels steady, active, and balanced.

Buyers are out there.
Homes are selling.

But success today comes down to three key factors:

Pricing. Presentation. Timing.

Homes that check those boxes are still achieving excellent results.

Thinking About Buying or Selling in Ventura County?

If you’re curious about:

• Your home’s current value

• What homes are selling for in Ventura, Ojai, Oxnard, or Camarillo

• Whether 2026 might be the right time to buy or sell

I’m always happy to share a local perspective.

No pressure. Just thoughtful insight from someone who truly loves this community.

Cheers,

Toni Guy
Ventura County Realtor

Ventura County Market Snapshot (February 2026)

• Buyer demand: ↑ 10% increase in pending sales

• Average time to sell: 69 days

• Homes selling below list price: 69%

• Active listings countywide: ~1,090

"If you're curious about the current value of your Ventura County home or are thinking about buying in Ventura, Ojai, Oxnard, or Camarillo, feel free to reach out. I’m always happy to share local insight."