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 land on when they want the Ventura County lifestyle without paying beachfront prices — and its market behaves accordingly.
The neighborhoods buyers ask about
At the top of the market, Spanish Hills (gated and golf-adjacent) and the Las Posas Estates cluster are the prestige addresses. Mission Oaks is the large planned community in north Camarillo (home to Adolfo Camarillo High), Sterling Hills is built around its golf course, and Village at the Park is a newer master-planned neighborhood. Old Town Camarillo holds the historic core, Camarillo Heights climbs the hillside, and Leisure Village is the large, established 55-plus gated community that’s been part of the city since 1973.
Schools
Camarillo splits its districts: elementary and K–8 fall under Pleasant Valley School District, while high schools are Oxnard Union High School District — primarily Adolfo Camarillo High in Mission Oaks and Rancho Campana High near Las Posas Road. A few outlying areas fall under the small Somis or Mesa Union districts, so confirm by address.
Lifestyle and landmarks
CSU Channel Islands, opened in 2002 on the former Camarillo State Hospital grounds with its landmark Mission Revival bell tower, gives the city a university anchor. The Camarillo Premium Outlets are a regional shopping draw, Camarillo Airport serves general aviation, and the city’s citrus-and-walnut agricultural roots still show in the surrounding greenbelt. The annual Christmas Parade has run since 1962.
The Camarillo market right now
| Camarillo market metric | First half of 2026 (Jan–Jun) | First half of 2025 (Jan–Jun) |
|---|---|---|
| Median sale price | $855,000 (down 0.5% year over year) | $859,000 |
| Homes sold | 396 (down 3.4% year over year) | 410 |
| Average sale price | $1,218,754 | — |
There are roughly 284 homes for sale in Camarillo right now — about 4.1 months of supply at the current pace.
Numbers describe the trend; the listings tell you what it means for you. See what homes are currently available in Camarillo, or browse recently sold homes in Camarillo.
Frequently asked questions
Why do people choose Camarillo over the coast?
Newer housing, more space, well-regarded schools and a straightforward 101 commute — roughly an hour to Los Angeles — at prices that are generally more attainable than the beachfront cities, with a milder-than-inland climate thanks to the ocean influence.
What school district is Camarillo in?
Elementary and K–8 are Pleasant Valley School District; high schools are Oxnard Union High School District. A few edges fall under Somis or Mesa Union — verify by address.
Is Camarillo on the beach?
No — it’s an inland valley city, though the coast at Ventura, Oxnard and Port Hueneme is a short drive away.
Comparing Camarillo to the coastal cities? See the Coastal Ventura County market roundup.
Source: recorded single-family, condo and townhome sales from this site’s live MLS/public-record IDX feed, covering January 1–June 30, 2026, with the same period in 2025 for comparison. County recording lags the closing table by several weeks, so first-half figures may firm up slightly as late-June sales finish recording; days-on-market is not carried in this feed. Small markets swing on a handful of sales — read price alongside count. Deemed reliable but not guaranteed.
