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Somis is a crossroads more than a town: a post office, a market, Fulkerson Hardware and a handful of shops where Somis Road meets Highway 118, surrounded by avocado and citrus orchards in the Las Posas Valley. Only about 1,400 people live in the census area, but the 93066 ZIP code covers a much larger spread of ranches and estate properties.
Gary Jacobs helps buyers read what comes with that land, from county zoning to water and fire.
Thomas Bard and D.T. Perkins founded Somis in 1892 on part of the old Rancho Las Posas, and the name comes from a Chumash word often translated as water of the scrub oak. When the coast rail line was routed through the valley in 1899, Somis got a stop, and for decades its grain and later its citrus moved out by rail and through the wharf at Hueneme. The community never incorporated, and Ventura County's open-space and farmland rules, along with the SOAR ordinances voters have renewed, have kept it agricultural while Camarillo and Moorpark grew around it.
Homes here usually come with land. Many are ranch houses or custom homes on one to several acres, some with working orchards, barns or arenas, and there are larger agricultural parcels where the house is secondary to the grove. Daily errands mean Camarillo, about 10 minutes south, or Moorpark to the east. The November 2024 Mountain Fire started north of Somis near Balcom Canyon Road, crossed Highway 118 into Camarillo Heights and destroyed more than 240 structures, so fire now comes up in most conversations about buying here. Buyers here are often comparing Santa Rosa Valley, Moorpark's estate areas and Camarillo's Las Posas Estates, and Somis tends to win on true agricultural acreage and privacy.
Market Snapshot
Live MLS numbers for Somis, 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 2:08 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 14% of the homes for sale in Somis are selling each month.
See the full Somis market report →
Based on 18 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.
Neither. Somis is an unincorporated community governed by Ventura County, with no city government, and it is served by the Ventura County Sheriff and Ventura County Fire. The 93066 ZIP code reaches well beyond the small village center, so a Somis address can mean very different properties. Planning, permits and code enforcement all go through the county.
The Somis Union School District runs Somis Elementary, a small K–8 school in the village. High school students are in the Oxnard Union High School District, which operates campuses in Camarillo and Oxnard. Some outlying parcels with Somis addresses fall in other elementary districts, so confirm the boundary with the districts for the exact property.
Much of the land around Somis is zoned for agriculture or open space with large minimum parcel sizes, and the county's SOAR ordinances make it hard to rezone farmland for more homes. That protects the rural setting but limits lot splits and new dwellings. Before you buy with plans in mind, such as a second unit, a barn or a lot split, check the parcel's zoning and talk to the county planning department.
Many properties rely on a mix of water sources: piped water from a local water district or mutual water company, private wells for irrigation, or both, and nearly all rural homes use septic systems. Ask for water bills and well production records, especially for an orchard, confirm any shares in a mutual water company transfer with the sale, and include a septic inspection in escrow.
The Mountain Fire started on November 6, 2024, near Balcom Canyon and Bradley roads north of Somis during strong Santa Ana winds. It burned about 19,900 acres, including thousands of acres of farmland, and destroyed 243 structures, many of them homes in Camarillo Heights. Insurance can be harder to place on brush-adjacent parcels, so get a quote during the inspection period and check the CAL FIRE hazard map for the address.
Often, yes. Many Somis properties have room for horses, and some already have barns, stalls or arenas. The number of animals allowed depends on county zoning and lot size, so check the parcel's zoning and ask for permits on any equestrian structures.
Somis Road (Highway 34) runs south to Camarillo and the 101, and Highway 118 runs east to Moorpark and the 23. The nearest Metrolink and Amtrak stop is in Camarillo. Pricing acreage is harder than pricing a tract home because land, water, orchards and improvements all move the value. Gary Jacobs can pull recent sales in the Las Posas Valley and adjust for those differences, and sellers can start with a home valuation.
The newest Somis listings, straight from the MLS.
Active$4,995,0006890 Coyote Canyon Road
Active$6,199,0004790 Sand Canyon Road
Active$2,300,0001177 East La Loma Avenue
Active$6,900,0005501 Balcom Canyon Road
Active$14,699,0006914 Solano Verde Drive
Active$4,000,0006150 Baja Vista Drive
Active$2,995,0004797 Northridge Drive
Active$6,995,0004900 Sand Canyon Road
Active$2,899,0006909 Solano Verde 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 Somis. 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 Somis. Tap a category.
Ratings and details from Google. Refreshed monthly.
Read helpful resources and articles related to the area.
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Santa Rosa Valley is one of the region’s best-kept secrets: an unincorporated pocket of Ventura County tucked between Camarillo, Thousand Oaks and Moorpark, where the lots are measured in acres, horses are part of the landscape, a
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Whether you are thinking about buying, selling, or just exploring your options, Gary Jacobs and his team are here to provide clear guidance and trusted local expertise across Los Angeles and Ventura County.
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.
