Real Estate Agent · Ventura, CA · Member since 2026 · 24 posts · 10 votes
Ventura is still one of the more affordable coastal markets between San Diego and Santa Barbara, and there are quite a few older homes with significant upside through renovation. I’m seeing a ton of interest from LA buyers as well. At the open houses I’ve been doing, it feels like 75% of the visitors are from LA and looking to relocate to Ventura. I’ve been wondering if Ventura County is still relatively untapped from an investor standpoint. With the combination of coastal location, proximity to LA, and older housing stock, I feel like this area is going to pop. Curious if any LA investors are already buying or looking for fix-and-flip opportunities in Ventura County. What are you seeing?
The challenge is many LA landlords have gotten burned by rent control laws. Most that I have spoken with are considering going out of state to avoid all forms of tenant policies.
We run Cash Home Buyers CA out of Woodland Hills, so Ventura County is basically our backyard, and yes, a lot of LA flippers have been drifting west. A few things we've noticed from actually underwriting deals there:
- It isn't one market. Oxnard and Port Hueneme, Ventura city, Camarillo, Simi Valley/Moorpark and Thousand Oaks all have different buyer pools and price ceilings. Pull resale comps by neighborhood, not by city.
- The older housing stock is the opportunity and the risk. 1950s-70s homes often carry original galvanized plumbing, cast iron drains, old electrical panels and unpermitted additions. Budget for a sewer scope and a real inspection before you lock your number.
- Fire and insurance matter more than people expect. Some pockets near the hillsides are harder to insure, and that shrinks your eventual retail buyer pool. Get an insurance quote during due diligence, not after closing.
- Coastal zone parcels can add permitting time, so check that early if you plan to add square footage or an ADU.
- Holding costs eat thin spreads. If your margin only works at a 4-month timeline, it probably doesn't work.
The relocating LA buyers you're describing are real, but they tend to be picky about finish quality and price per square foot compared to what they're used to. Flips that win there are clean, well-permitted and priced right, not over-improved.
Curious which submarkets you're seeing the most LA traffic in.