The Market Isn’t Cooling — It’s Getting Smarter. Here’s How.
By Toni Guy Real Estate
A Clear, Friendly Look at What’s Really Happening in Ventura County Real Estate
If you’ve been wondering whether now is a good time to buy or sell in Ventura County, you’re not alone. The truth?
Our market isn’t cooling — it’s getting smarter. And for both buyers and sellers, that opens up opportunity.
Below is your warm, jargon-free breakdown of what’s actually happening right now, with real numbers, local insights, and plenty of high-value advice.
Let’s dive in.
🌊 Ventura County Market Snapshot
Fast. Clear. Essential.
1. Inventory is still tight — but improving just enough to matter.
Ventura County had 1,483 active listings in September 2025.
That’s still a low-supply environment, but it’s giving buyers a little more breathing room.
Toni’s Take:
Buyers: You no longer have to sprint through homes.
Sellers: Prep and presentation matter more than ever as competition rises.
2. Prices are holding steady.
The median sale price sits at $857,500, with only a 0.9% softening year-over-year.
Toni’s Take:
This is a stable, healthy market — not a falling one. Ventura simply doesn’t crash. Inventory keeps values supported.
3. Home values remain strong.
Zillow reports Ventura’s typical home value at $870,956, down only 1.8% — essentially flat.
Toni’s Take:
If you’re waiting for a price correction, this isn’t the county for that strategy. Long-term equity is the winning game.
4. Homes are taking longer to sell.
Average days on market: 61
Last year: 45
Toni’s Take:
Buyers: More time to think.
Sellers: Your first impression has never mattered more.
5. Homes still sell close to list price.
Sale-to-list ratio: 98.6%
Toni’s Take:
You don’t need to underprice. You just need to price smart.
6. Bidding wars are less common.
Only 25.4% of homes sold above list — down 8 points from last year.
Toni’s Take:
Buyers: You can take a breath.
Sellers: A correct list price is your strongest tool.
7. The best homes still fly off the market.
Light-filled, turnkey, well-located homes continue to attract multiple offers.
Toni’s Take:
Quality always wins. Period.
8. Micro-markets matter.
Ventura is not Ojai. Ojai is not Camarillo. Each has its own rhythm and price pressures.
Toni’s Take:
This is where working with a hyper-local expert (hi, it’s me!) makes a difference.
9. Lifestyle features drive value.
Buyers want move-in-ready, modernized, low-stress homes with character.
Toni’s Take:
If your home sparkles, your offers will too.
10. Outlook for 2025: steady, sustainable, and smart.
No big ups or downs. Just a stable, grown-up market.
Toni’s Take:
Great for upgrading, downsizing, relocating, or long-term planning.
💎 BONUS: Toni’s High-Value Advice for Buyers & Sellers
✨ For Buyers
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Get pre-approved with a lender who picks up the phone.
Speed matters when the right home appears. -
Don’t wait for “perfect.”
Ventura’s best homes are often created, not found. -
Choose lifestyle over layout.
Look for good light, flow, neighborhood feel. -
Be ready when the gem hits.
The good ones still move fast.
✨ For Sellers
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Prep > price.
A beautifully presented home creates emotional connection — and emotional connection creates offers. -
Your first 7–10 days are everything.
Momentum matters. -
Small upgrades, big return.
Think paint, lighting, landscaping, hardware. -
Tell the story of your home.
Buyers don’t fall in love with square footage — they fall in love with mood and meaning.
(This is where my creative marketing shines.)
🏡 Thinking About a Move? Let’s Talk.
Whether you’re curious, planning ahead, or ready to take the next step, I’m always happy to sit down and talk strategy — no pressure, no jargon, just clarity.
Want the full November Ventura County Housing Report (PDF or Excel)?
Reply and I’ll send it right over.
Cheers,
Toni
