Mid-Year Ventura County Market Snapshot
- Mike Gratland
- 3 days ago
- 5 min read
GRATLAND & ASSOCIATES
Pinnacle Estate Properties · Ventura County & Greater Los Angeles
JUNE 2026
Mid-Year Ventura County Real Estate Market Snapshot
Hello neighbor,
Whether you're thinking about buying a home in Thousand Oaks, selling in Westlake Village, or simply keeping tabs on what's happening in the Ventura County real estate market — you're in the right place. I'm Mike Gratland, and I've been helping buyers and sellers across Newbury Park, Camarillo, Moorpark, Simi Valley, Oxnard, Ventura, and Agoura Hills since 1999. Welcome to my mid-year market update.
"Don't wait to buy real estate — buy real estate and wait."
Where the Market Stands at Mid-Year
The summer of 2026 is shaping up to be a transitional market across Ventura County — and that's not necessarily a bad thing. Median sale prices are down 1.7% year-over-year, homes are averaging 51 days on market, and sellers are closing at about 97% of their original asking price. With 2.9 months of inventory, we're still below the 6-month threshold that defines a buyer's market, but buyers have more negotiating room than they've had in several years. If you've been waiting for conditions to shift in your favor, this market is worth a serious look — whether you're in Westlake Village, Thousand Oaks, Moorpark, or anywhere across the county.
↓ 1.7% Median Sale Price Year-Over-Year | 51 Avg. Days on Market | 97% Sale-to-Original List Price Ratio | 2.9 mo Months Supply of Inventory |
Source: MLS data, Ventura County · June 2026
What's Driving the Market Right Now
What the numbers mean for sellers
At 2.9 months of supply and a 97% sale-to-list price ratio, sellers are still in a reasonable position — but the days of setting any price and expecting a bidding war are largely behind us. Homes in Camarillo, Simi Valley, and Oxnard that are priced right and well-presented are selling; those that aren't are sitting for 50+ days and often requiring price reductions. First impressions matter more than ever right now. If you're thinking about listing, let's talk strategy before you go to market.
What the numbers mean for buyers
With homes averaging 51 days on market and prices softening slightly from last year, buyers in Newbury Park, Agoura Hills, Ventura, and across the county have meaningful leverage they haven't had in a while. You have more time to be thoughtful, more room to negotiate, and more inventory to choose from. That said, well-priced homes in top neighborhoods still attract real competition. The opportunity is real — but it rewards buyers who are prepared and pre-approved, not those who are still browsing casually.
Probate and trust sales are active
As a certified probate and trust sale specialist ranked in the Top 1% in Ventura County, I'm seeing continued demand in this segment across the county. Families navigating estate sales often don't know where to start — if someone you know is in that situation, I'm happy to walk them through the process with no obligation.
What to Expect for the Rest of 2026
The current data — a modest price dip, longer days on market, and growing inventory — points to a market that's finding its footing after years of frenzied activity. That's healthy. It doesn't signal a crash; it signals a correction toward balance. For buyers, particularly those who've been priced out or frustrated by past competition, the second half of 2026 could be the window they've been waiting for across communities like Ventura, Oxnard, and Simi Valley.
For sellers, the message is simple: pricing and preparation are everything right now. Homes that are staged, marketed aggressively, and priced competitively from day one are still achieving strong results. Those that aren't are learning the hard way that today's buyers have options — and patience.
Whether you're searching for a realtor near you in Thousand Oaks, looking to sell your home in Camarillo, or exploring your options anywhere across Ventura County and greater Los Angeles — I'd love to have a conversation. No pressure, just honest information.
Know What Your Home Is Worth? Get a free, no-obligation home valuation from a realtor who has been serving Ventura County since 1999. I'll tell you what's selling near you — and what it means for your home. → Get Your Free Home Value Report at mikegratland.com Or call me directly: (805) 857-5811 |
Things to Do This Week Around Ventura County
Living in Ventura County means there's always something happening. Here are a few standout events for the week ahead — great for families, couples, and anyone looking to get out and enjoy our incredible community.
EVERY FRIDAY STARTING JUNE 20 · OXNARD Heritage Square Summer Concert Series Oxnard's beloved outdoor concert series returns at 715 S. A Street. This Friday features The Soul Collective (R&B/Soul). Concerts run 6–8:30pm. Lawn spots are free; reserved tables available for a fee. A perfect summer evening out. |
SUNDAYS STARTING JUNE 22 · WOODLAND HILLS Free Concerts at Warner Park — Valley Cultural Foundation Free Sunday evening concerts at the Nora Ross Bandshell, 5800 Topanga Canyon Blvd. This week's headliner: The Purple Generation (Tribute to Prince). Shows start at 5:30pm. Bring a blanket and a picnic for the whole family. |
MON–THU AT 10AM · SIMI VALLEY Studio Movie Grill Children's Summer Series Beat the heat at Studio Movie Grill in Simi Valley Town Center. This week: The Secret Life of Pets (June 15–18). Just $6 per ticket, which includes a small drink and popcorn. A great weekday outing for families with young kids. |
ALL MONTH · THOUSAND OAKS & NEWBURY PARK Free Summer Programs at Thousand Oaks Libraries The Grant R. Brimhall Library (1401 E. Janss Rd) and Newbury Park Branch (2331 Borchard Rd) are packed with free events — magic shows, nature prints, reading clubs, and more. The Summer Reading Club kicks off June 15 for all ages. Visit tolibrary.org. |
A Quick Word from Mike
I started in this business because I genuinely love this area — the communities, the neighbors, the lifestyle. Whether you're a longtime resident of Westlake Village or just discovering what Moorpark or Newbury Park has to offer, I believe Ventura County is one of the best places to own real estate in Southern California. The combination of proximity to LA, top-rated schools, open space, and a true sense of community is hard to find anywhere else.
If you ever have a question about the market — even a quick one — my door is always open. Reach out anytime at mikegratland.com, call me at (805) 857-5811, or reply directly to this email.
Until next week,
Mike Gratland
Gratland & Associates | Pinnacle Estate Properties
Top 1% Realtor in Ventura County since 1999 | DRE #01263457
Serving Westlake Village · Thousand Oaks · Newbury Park · Camarillo · Moorpark · Simi Valley · Oxnard · Ventura · Agoura Hills
mikegratland.com | (805) 857-5811 | DRE #01263457 & #02142516
© 2026 Gratland & Associates | Pinnacle Estate Properties
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