Buying or selling in Camarillo

In the 90 days ending September 22, 2026, 209 houses, condos and townhomes sold in Camarillo, and the median sale price was $860,000, according to Redfin. Half sold for more and half for less.

The spread is wide. A condo and a house on a large lot sell at very different prices, so the median is a starting point, not a price for any one home. Tell me the neighborhood and the kind of home you want and I will send you what has actually sold there.

About 56% of Camarillo's homes are detached single-family houses, about 19% are attached single-family homes such as townhomes, and about 3% are mobile homes. The rest are in buildings with two or more units, such as condos and apartments.

The median home was built in 1982. About 27% of homes date from the 1970s, about 20% from the 1980s, and about 22% were built in 2000 or later.

With a home from the 1970s or 1980s, the inspection matters. Roofs, plumbing and electrical panels may be original, and it is better to know that before you remove your contingencies.

The City of Camarillo has one Mello-Roos district, called Community Facilities District No. 1 or West Camarillo CFD No. 1. The city formed it in 1990. Its homes are mostly in Spanish Hills and along the Ponderosa Drive corridor north of the 101.

Dividing the city's 2025-26 levy by the homes that pay it, the charge comes to roughly $850 a year for a single-family home in the older Spanish Hills tracts and roughly $70 to $150 a year in most of the newer tracts. The bonds behind the district are scheduled to be paid off in September 2032.

Most Camarillo neighborhoods have no Mello-Roos. University Glen, next to CSU Channel Islands and outside the city limits, has a separate district of its own. To check any home, enter the parcel number from its tax bill into the city's lookup. I also confirm it on the title report before you are committed.

Property tax starts at 1% of the assessed value, which is normally your purchase price, and voter-approved bonds add a little. For 2026-27, most Camarillo addresses are taxed at about 1.096% of assessed value. Across the whole city the rate runs from about 1.083% to about 1.149%, depending on which school and water districts the home is in.

At the most common rate, a home assessed at one million dollars owes about $10,960 a year. Tax bills also carry fixed charges, such as a recreation and park assessment and, in some neighborhoods, a landscape maintenance district or Mello-Roos.

After you buy, the assessed value can rise no more than 2% a year until the home sells again or you add new construction.

Yes. For 2026 the conforming loan limit and the FHA loan limit for a single-family home in Ventura County are both $1,035,000. A loan above that amount is a jumbo loan, which has its own rules.

VA loans work differently. With your full entitlement, VA sets no loan limit: the amount depends on what your lender approves and what the home appraises for.

Naval Base Ventura County has sites at Point Mugu and Port Hueneme, both roughly 9 to 12 miles from Camarillo by road. I help veterans and active-duty buyers with VA purchases, and my Veterans page explains how.

Most Camarillo addresses are in the Pleasant Valley School District for transitional kindergarten through 8th grade and the Oxnard Union High School District for 9th through 12th. Oxnard Union has three high schools in Camarillo: Adolfo Camarillo, Rancho Campana and Frontier.

Some parts of the city are in the Somis Union, Rio or Mesa Union districts for the lower grades instead. District lines do not follow neighborhood names, so check the address with the district's school locator before you write an offer.

Camarillo is on US-101. By freeway it is about 50 miles to downtown Los Angeles, a little over 40 miles to Santa Barbara and about 13 miles to Thousand Oaks.

The Camarillo train station, across from Old Town, is on Metrolink's Ventura County Line, which runs to Los Angeles Union Station on weekdays. Amtrak's Pacific Surfliner stops there too, and parking is free for Metrolink riders.

Camarillo Airport, run by the county, is a general aviation airport. It has no airline flights.

Parts of it are. On the state's fire hazard maps, which took effect in the city on July 1, 2025, the High and Very High zones follow the hills on the north and east edges, including parts of Camarillo Heights and the Camarillo Springs area. The flat center of the city is not in a mapped zone. Outside the city limits, Santa Rosa Valley and the hills toward Somis are mostly Very High.

In November 2024 the Mountain Fire burned 19,904 acres and destroyed 243 structures, including homes in the Camarillo Heights and Camarillo Estates areas.

Look up any address in the county's map viewer, and get a homeowners insurance quote during your contingency period, before you are committed to the purchase.

It depends on the address. FEMA maps flood hazard areas along Calleguas Creek and Conejo Creek, and in patches of shallow flooding along some of the storm drains in the middle of town. Most of the city is outside them.

Flood insurance is required for a home in a high-risk flood area when the mortgage comes from a government-backed lender. Outside those areas it is optional.

For a property in the city limits, the Public Works counter at City Hall will tell you whether it is in a flood zone: 805-388-5340, weekdays.

Yes. Leisure Village is an age-restricted community for residents 55 and older. It has more than 2,100 single-story homes on about 400 acres, three staffed guard gates, a golf course and a homeowners association, and it dates from the 1970s.

Buying there works like any other home purchase, with one addition: read the association's rules and its monthly dues before you remove your contingencies.

Yes. As of October 2026, two builders are selling new homes in the city. Lennar is selling Cortona, a community of single-family homes, and the city lists Lennar with 159 detached homes under construction at the 101 and Springville Drive. Williams Homes is building Palmera, 285 townhomes with two and three bedroom plans at Pleasant Valley and Lewis roads, near the train station.

At a new-home community the sales agent works for the builder. You can bring your own agent, but most builders expect that agent to be registered on your first visit, so call me before you tour.

Yes. The documentary transfer tax in Ventura County is 55 cents for every $500 of the sale price, which is $1.10 per $1,000. On a one million dollar sale that is $1,100.

Camarillo has its own transfer tax on the books, but state law credits it against the county's, so the total stays at $1.10 per $1,000. The purchase contract says who pays it.

It depends on the address. The city lists six water providers: Camarillo Water, which is the city's own system; Camrosa Water District in Mission Oaks; Pleasant Valley Mutual Water Company in Camarillo Heights; California American Water around Las Posas Country Club; Crestview Mutual Water; and Ventura County Water District 19 in Somis.

Electricity comes from Southern California Edison or Clean Power Alliance, gas from Southern California Gas, and trash and recycling pickup from E.J. Harrison and Sons under a city contract.

It depends on price and condition more than on the city. Across Ventura County, my own 49 listings since 2022 sold in a median of 11 days on the market, at a median of 100% of the asking price.

Before you list, I walk the home, show you what has actually sold nearby, and tell you what is worth fixing and what is not.

Yes. I'm Jason Walters, and my office is in Camarillo, on Village Commons Boulevard. I have 22 years in real estate, the last 17 in Ventura County.

I have closed 31 homes in Camarillo: 10 for sellers and 21 for buyers. You work with me directly, from pricing strategy to closing day.