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Oak View is not a city and not quite Ojai. It is an unincorporated town of about 6,200 people strung along Highway 33 in the narrow Ventura River valley, between Casitas Springs to the south and Mira Monte to the north, with Lake Casitas just over the ridge.
Gary Jacobs helps buyers check the details that matter here: school district lines, water and sewer, and fire exposure on hillside lots.
The community took its name in 1925 from the oak groves along the river and grew after World War II as a place for oil-field workers and other Ventura County employees to buy a house with some room. That history still shows. Much of Oak View is modest single-family housing from the 1940s through the 1970s, many on larger lots than you would find in Ventura, with small ranches on the edges and a few newer homes up the side streets. Casitas Municipal Water District has its headquarters here, and Lake Casitas, built in the late 1950s, is a short drive west for fishing, camping and the trail network around it.
Life in Oak View is mostly about the outdoors and the drive. The Ojai Valley Trail runs beside Highway 33 through town, so you can ride to Ojai or down to the beach in Ventura on a paved path. The Oak View Park and Resource Center, on the site of a former elementary school, serves as the community's gathering place. Errands mean Ojai or Ventura, each roughly 10 to 20 minutes away. Buyers who land here are usually comparing Ojai, Meiners Oaks and Ventura's west side, and Oak View tends to win on lot size and price relative to Ojai.
Market Snapshot
Live MLS numbers for Oak View, 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 3, 2026 at 1:31 pm.
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 35% of the homes for sale in Oak View are selling each month.
See the full Oak View market report →
Based on 51 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.
No. Oak View is an unincorporated community governed by Ventura County, so planning, permits and code enforcement go through the county, and law enforcement comes from the Ventura County Sheriff. It has its own ZIP code, 93022. The Ojai city chain-store ordinance and the city's other rules do not apply here.
Much of Oak View is in the Ventura Unified School District, which runs Sunset School, a K–8 campus on Sunset Avenue and the only public school in town. The Ojai Unified boundary, which includes Nordhoff High School, is close by to the north. Because the district line matters for high school, check the specific address with both districts and ask about transfer options if you prefer one over the other.
Casitas Municipal Water District, headquartered in Oak View, serves much of the Ventura River valley. Some properties may be served by small mutual water companies or have private wells, and sewer service versus septic varies by street. During escrow, confirm the water provider, ask for septic records if the home is not on sewer, and get any well tested.
The 2017 Thomas Fire burned through the hills around the Ventura River valley and Lake Casitas, and nearby Casitas Springs was under mandatory evacuation. Hillside lots and homes backing onto open brush carry more fire exposure than those on the valley floor. Get a homeowners insurance quote early in escrow and check the property on CAL FIRE's fire hazard severity zone map.
The Ventura River and San Antonio Creek both run close to town, and low-lying parcels near the river can fall in FEMA flood zones. Check the flood map for the address and, if needed, get a flood insurance quote before removing contingencies.
Some Oak View lots are zoned to allow horses and other animals, and others are standard residential. What is allowed depends on the county zoning and lot size, so check the parcel's zoning before buying with animals in mind, and ask for permits on any barns or corrals.
Highway 33 runs through town: Ojai is about 10 minutes north, and downtown Ventura and the 101 are about 15 to 20 minutes south. The Ojai Valley Trail parallels the highway for cyclists. Gary Jacobs can pull recent Oak View sales and compare them with nearby Ojai and Ventura options, and sellers can start with a home valuation.
The newest Oak View listings, straight from the MLS.
Active$1,595,00010920 Ventura Avenue
Active$1,200,000189 Grapevine Road
Active$799,000205 Verde Oak Drive
Active$1,900,00010681 Encino Drive
Active$950,000301 Riverside Road
Active$1,195,00096 Kunkle Street
Active$4,300,00011020 Rodeo Drive
Active$1,970,000107 Alto Drive
Active$2,145,00049 Alto DriveFree 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 3, 2026.
Full market report
Free, and it opens right away. No sign-in needed to read it.
Public and private schools that serve Oak View. 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 Oak View. Tap a category.
Ratings and details from Google. Refreshed monthly.
Read helpful resources and articles related to the area.
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Schedule a ConsultationThe 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.
