Marcel Garcia at 818 Mortgage: Specializes in conventional home loans, including purchases and refinances. They also handle jumbo, hard money, and construction loans. A boutique broker firm focusing on delivering optimal choice, aggressive rates, and personalized service. He is known for closing all loans, even in challenging circumstances.
APR vs. Interest Rate: The Annual Percentage Rate (APR) includes the interest rate plus other fees and costs, giving you a more complete picture of the loan's total cost.
Mortgage Points: You may have the option to pay "points" (prepaid interest) upfront to lower your interest rate. One point typically equals 1% of the loan amount.
Pre-Approval: Getting pre-approved for a mortgage is highly recommended before you start seriously looking for a home, as it helps you understand how much you can afford and makes your offer more competitive.
Credit Score and Financial Situation: Your personal credit history, income, and debt-to-income ratio will significantly impact the rates and loan programs you qualify for.
Westlake Village: While part of this city is in Los Angeles County, the Ventura County side is known for its luxury homes, beautiful lake, and high-end shopping and dining. It consistently ranks as one of the most expensive and exclusive communities in the county.
Ojai: Known for its artistic community, spiritual retreats, and stunning natural beauty, Ojai has a very high median home price. The most exclusive homes are often found on large, private lots in the valley, offering seclusion and spectacular mountain views.
Lake Sherwood: This private, gated community is centered around Lake Sherwood and is known for its luxury homes, many of which have lake views and access to the exclusive Sherwood Country Club. It's a celebrity haven and one of the most prestigious addresses in Southern California.
Santa Rosa Valley: This area offers a semi-rural, serene atmosphere with large ranch-style homes and equestrian properties. It is an affluent community prized for its privacy and expansive lots, while still being close to suburban amenities.
Bell Canyon: Another highly exclusive, gated community on the eastern edge of Ventura County, Bell Canyon is known for its privacy, equestrian facilities, and custom-built estates with stunning mountain and valley views. It is a popular choice for high-net-worth individuals seeking a secluded lifestyle.
Somis: This unincorporated community is characterized by large agricultural properties and sprawling estates. It has one of the highest median home prices in the county and is sought after for its rural charm and luxury homes.
Hobson Heights (Ventura): Located in the hills of Ventura, this historic neighborhood is considered the city's most iconic luxury community. It is known for its beautiful Spanish Revival and Italian-style architecture and sweeping views of the Pacific Ocean.
The real estate market in Ventura County remains strong, with a high demand for housing. As of mid-2025, the median listing home price in the county is approximately $979,000, while the median sold price is $899,000. These figures can vary greatly by city. For example, the median listing price is around $6.6 million in Lake Sherwood but is closer to $589,500 in Port Hueneme.
The market has become more balanced than in previous years. While homes are still selling quickly, inventory has increased, which may provide buyers with a slightly less competitive environment and more opportunities for negotiation.
Mortgage rates in Ventura County are consistent with national trends. Your specific rate will depend on your credit score, down payment, and the type of loan you choose.
It is important to remember that your monthly mortgage payment will also include property taxes and insurance.
In Ventura County, as in the rest of California, property taxes are determined by Proposition 13. The base tax rate is 1% of the home's assessed value at the time of purchase. However, special assessments and local bonds can raise the total rate to around 1.25-1.4%.
Pre-Approval is Essential: Before you start house hunting, get a mortgage pre-approval from a lender. This is different from pre-qualification; it involves a lender verifying your financial information, which shows sellers you are a serious and qualified buyer. A pre-approval letter is often required to even view properties in this market.
Calculate Your Full Budget: Don't just focus on the list price. Account for all expenses, including property taxes, homeowners insurance, and potential homeowner association (HOA) fees in some communities. Also, be prepared for closing costs, which typically range from 2% to 5% of the purchase price.
Neighborhoods Vary Greatly: Ventura County is diverse. Beach communities like Ventura and Oxnard, mountain towns like Ojai, and suburban areas like Thousand Oaks and Simi Valley each have their own unique market dynamics and price points. Research specific neighborhoods to find one that fits your budget and lifestyle.
Be Ready to Act Fast: The most desirable properties in Ventura County can receive multiple offers and go under contract within a few days. Be prepared to make an offer quickly if you find a home you love. A good local real estate agent can give you a significant advantage in this regard.
Offer More Than Just a High Price: While a strong offer price is crucial, other factors can make your bid more appealing to a seller.
Consider a Larger Earnest Money Deposit: Offering a deposit higher than the standard 1-3% of the purchase price can show your serious commitment.
Limit Contingencies: In a competitive situation, some buyers waive certain contingencies, such as the appraisal or inspection. While this can make your offer more attractive, it is a risky move that should be carefully considered with your agent.
Find an Experienced Local Agent: Partner with a real estate agent who has deep knowledge of the Ventura County market. A local expert can provide insights on specific neighborhoods, identify potential issues with properties, and help you craft a winning strategy. They often have access to off-market listings, giving you a competitive edge.
Consult a Mortgage Broker: Your local loan officer Marcel Garcia AKA 818 Mortgage can help you secure the most favorable interest rate and loan terms. He can also connect you with specific programs for which you may be eligible.
Home Inspections are Vital: Even if you waive the inspection contingency, it's a good idea to perform one for your own knowledge. A thorough inspection can uncover hidden issues, such as structural problems, plumbing leaks, or pests, that could be costly to fix later.
Check for Mello-Roos Taxes: In newer developments throughout the county, there may be additional property taxes known as Mello-Roos taxes. These are bond payments for community amenities and are added to your regular property tax bill. Be sure to ask about these as they can significantly impact your monthly payment.