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Camarillo starts at the bottom of the Conejo Grade, where the 101 drops off the hills onto the Oxnard Plain and the air turns cooler. The town is named for the family that owned the land, and Adolfo Camarillo’s 1892 Queen Anne ranch house still stands just south of the 101 at 201 Camarillo Ranch Road, off the Flynn Road exit beside the Mission Oaks business park — docents give tours on weekends, and the grounds host weddings and food-truck nights.
Gary Jacobs can sort Camarillo by what buyers usually ask about first: the high school, the HOA, and how far a street sits from the fields.
Adolfo Camarillo and his brother Juan inherited Rancho Calleguas from their father, and the town grew up around St. Mary Magdalen, the family chapel on Ventura Boulevard. For most of the 1900s this was lima beans, walnuts and citrus, with Camarillo State Hospital in the hills to the south as the largest employer. The 101 cut through Old Town in the 1950s, the city incorporated in 1964, and the subdivisions followed: Mission Oaks on old walnut orchards, Leisure Village for buyers 55 and older from 1973, then Spanish Hills and the Las Posas Estates hillsides. The hospital closed in the 1990s and reopened in 2002 as CSU Channel Islands.
Day to day, Camarillo runs on a coastal clock. Summer mornings often start under marine layer and stay noticeably cooler than Thousand Oaks over the grade. The Premium Outlets on the west side draw shoppers from both counties, the airport on the old Oxnard Air Force Base handles private planes, and Old Town has the Metrolink and Amtrak station. Housing runs from 1960s and 1970s ranch tracts to gated golf-course estates and newer master plans like Village at the Park. Buyers here are often comparing Newbury Park and Moorpark, and Camarillo tends to win on climate and a slightly slower pace.
Market Snapshot
Live MLS numbers for Camarillo, refreshed every night. The Free Market Report box lower on the page uses the same figures.
Homes, townhomes and condos (no rentals) from the MLS. These numbers refresh every night as listings go active, pending or sold. Last updated Nov 2, 2026 at 10:38 am.
Absorption rate shows how fast homes are selling. It takes the homes for sale today and divides them by the number of homes that sold per month over the last 12 months.
The answer is how many months it would take to sell every home on the market if no new listings came up. Under about 3 months usually means a seller’s market, 3 to 6 months is balanced, and over 6 months favors buyers.
Right now about 34% of the homes for sale in Camarillo are selling each month.
See the full Camarillo market report →
Based on 791 sales in the last 12 months. Charts cover the last 8 full quarters. Source: CSMAR MLS and its data-share MLSs. Information deemed reliable but not guaranteed.
Camarillo is not one market. It is about 148 named neighborhoods, from the older blocks of Old Town Camarillo and the 55-and-over community of Leisure Village to Spanish Hills, Las Posas Estates, Village at the Park and the newer homes of Townsite, each with its own years, floor plans, lot sizes and dues. The dotted line on the map is the City of Camarillo boundary. Hover over or tap any area to see its name, then click or tap it again for its guide as each one is published.
Outlines are drawn from the parcels in Ventura County assessor records and the subdivision names on MLS sales. They are approximate, not legal boundaries. The shaded grey area is Santa Rosa Valley.
Most of the city is in the Pleasant Valley School District for elementary and middle school and the Oxnard Union High School District for high school. The Camarillo-area high schools are Adolfo Camarillo High in Mission Oaks, Rio Mesa High west of town, and Rancho Campana High, an academy-based campus that opened in the mid-2010s. A few edges of the city and the nearby unincorporated areas fall in other districts, so confirm the assigned schools by address with each district.
The 101 climbs the Conejo Grade, about 2.7 miles at roughly a 7 percent grade, from Camarillo up to Newbury Park and Thousand Oaks. Westbound, Oxnard and Ventura are a short, flat drive. The Camarillo station in Old Town has Metrolink Ventura County Line and Amtrak Pacific Surfliner service, and Highway 118 via Somis connects north toward Moorpark and Simi Valley.
Yes. Leisure Village opened in 1973 as a gated community for residents 55 and older, with roughly 2,100 homes, a golf course and its own activity buildings. Homes are sold through the MLS like any other, but the association's age and occupancy rules apply, so read the CC&Rs and the HOA budget before you write an offer.
It depends on the era. Many 1960s and 1970s tracts have no HOA. Gated and golf communities such as Spanish Hills and Leisure Village have associations, and newer master-planned areas such as Village at the Park often combine an HOA with special assessments that can include a Community Facilities District (Mello-Roos) or a lighting and landscape district. The property tax bill lists these line by line.
The flat neighborhoods are lower risk, but the hillsides are not. The 2013 Springs Fire burned toward CSU Channel Islands and Camarillo Springs, and the November 2024 Mountain Fire crossed Highway 118 and destroyed many homes in Camarillo Heights on the city's northern edge. Check whether a property sits in a mapped fire hazard severity zone, and get a homeowners insurance quote early in escrow.
Camarillo is ringed by row crops and orchards on the Oxnard Plain, and farming here can start early in the morning. Homes near the fields may notice tractor noise, dust and seasonal crop spraying. California sellers disclose nearby agricultural operations, and Ventura County supports right-to-farm protections, so a working field next door is unlikely to go away soon.
Camarillo Airport is a general aviation airport with no scheduled airline service, on the former Oxnard Air Force Base south of the 101. Most of the traffic is small private and business aircraft and flight training. Homes closest to the runway and under the approach paths hear more of it, so drive by at a few different times of day if a listing is on the west or south side of town.
Gary Jacobs can pull recent sales for Spanish Hills, Mission Oaks, Leisure Village, Village at the Park or any other tract side by side, with HOA dues and assessments included. The Camarillo neighborhoods guide and the coastal Ventura County market guide cover the bigger picture.
The newest Camarillo listings, straight from the MLS.
Active$1,800,000169 La Crescenta Drive
Active$2,599,000844 Corte La Cienega
Active$989,990600 Guy Turner Drive
Active$994,8001014 Corte Augusta
Active$169,0004388 Central Avenue, 82
Active$810,00033217 Village 33
Active$549,90020204 Village 20
Active$649,9003113 Village 3
Active$4,750,0001185 Corte BarrosoFree Market Report
Everything in the snapshot above, in far more detail: month-by-month prices, what sells at each price point, neighborhood-by-neighborhood numbers and who lives here. Homeowners also see recent sales of homes like theirs.
Homes for sale and closed sales (no rentals) from the MLS — CSMAR and its data-share MLSs. Updated Nov 2, 2026.
Full market report
Free, and it opens right away. No sign-in needed to read it.
Public and private schools that serve Camarillo. Assignments go by exact address, so confirm with the district before you buy.
School assignments follow the street address, and districts adjust boundaries and offer transfers, so confirm the schools for a specific home with the district before you rely on them. Ratings and test scores open on GreatSchools.
Top-rated local spots in and around Camarillo. Tap a category.
Ratings and details from Google. Refreshed monthly.
Read helpful resources and articles related to the area.
Camarillo splits into very different places, from gated golf hillsides to 1970s cul-de-sacs and a 55-plus village. Here is how the neighborhoods compare, plus schools, the Conejo Grade commute, and what to check before you buy.
Camarillo is the inland counterweight to the coastal cities around it: a Pleasant Valley commuter town where the draw is newer housing, strong schools, room to spread out and an easy 101 shot to Los Angeles. It’s the city buyers l
When people say “the coast” in Ventura County, they usually mean four very different places that happen to share a shoreline. Ventura is the walkable beach town with the mission and the pier. Oxnard is the county’s biggest city, b
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Schedule a ConsultationCamarillo panorama · Photo: Frantik, CC BY 3.0 via Wikimedia Commons
The information being provided by Conejo Simi Moorpark Association of REALTORS® (“CSMAR”) is for the visitor's personal, non-commercial use and may not be used for any purpose other than to identify prospective properties a visitor may be interested in purchasing or leasing.
Information relating to properties referenced on this web site may originate from the Internet Data Exchange (IDX) program of CSMAR. This web site may reference real estate listing(s) held by a brokerage firm other than the broker and/or agent who owns this web site.
Any information originating from CSMAR, relating to a property, regardless of source, including but not limited to square footages and lot sizes, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals.
Listing data originating from CSMAR is copyrighted by CSMAR and is protected by all applicable copyright laws. Any dissemination of this information is in violation of copyright laws and is strictly prohibited.
