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As we step into 2026, both Los Angeles County and Ventura County are showing signs of something we haven’t seen in several years: stability. After a decade defined by rapid appreciation, rate volatility, and historically tight inventory, the market is finally finding its footing again.
Below is my localized, data‑driven breakdown of what’s happening right now—and what it means for your next move.
Home Values Are Holding Steady Across Southern California
Nationally, home values remain strong, and our local markets are mirroring that trend—just with their own regional nuances.
Ventura County
- Median listing price (Feb 2026): $939,125
- Prices remain resilient thanks to limited new construction, strong coastal demand, and steady migration from LA.
Los Angeles County
- Median sale price (Feb 2026): $905,000, down a modest 1.4% year over year.
- This slight softening reflects normalization—not weakness—as buyers regain negotiating power.
Even with these small adjustments, both counties remain fundamentally strong markets with long‑term appreciation drivers firmly in place.
Mortgage Rates Have Stabilized
After several years of turbulence, mortgage rates have settled into the low‑6% range.
This shift alone has brought many sidelined buyers back into the conversation, especially those who paused their search during the 2023–2025 rate spikes. With the Iran war, rates have jumped to the mid-6% range but they should come back down once the war is over.
Homes are Staying on the Market Longer
Los Angeles County
- Homes are taking 63 days to sell on average (up from 55 days last year).
- Sales volume dipped slightly, but buyer activity is strengthening as affordability improves.
Ventura County
- Average Days on Market (Countywide): ~60 days
This is the practical, real-world expectation for most Sellers right now.
- Median Days on Market (FRED/Realtor.com, Feb 2026): 44 days
This metric reflects the median time from listing to pending/closing, meaning half of homes sell faster and half take longer. - Townhomes in Ventura County are trending slightly slower at 60–65 days, which matches what you’ve been tracking for your clients.
Inventory Is Rising—Slowly, but Meaningfully
For years, the biggest challenge in Southern California has been the lack of homes for sale. That’s finally starting to shift.
What We’re Seeing Locally
- Ventura County: Fresh inventory is appearing earlier in the year, giving buyers more options and creating healthier negotiation dynamics. January 2026 was described as “selectively competitive”—with well‑priced, well‑presented homes still drawing strong traffic.
- Los Angeles County: Inventory remains tight, but days on market are increasing—an early sign that supply and demand are rebalancing.
Even small increases in supply make a big difference for buyers who spent the last few years competing for every listing.
But Make No Mistake—Housing Supply Is Still Tight
A balanced market typically has 5–6 months of inventory.
Neither LA nor Ventura County are close to that.
- LA County: Homes still sell quickly when priced correctly, and multiple‑offer situations remain common in desirable pockets.
- Ventura County: Sub‑markets vary widely—some neighborhoods are still competitive, while others offer buyers more room to negotiate.
We’re not in a buyer’s market. We’re not in a seller’s market.
We’re in a selectively competitive market—where strategy matters more than ever.
Home Prices Are Stabilizing, Not Falling
The days of runaway appreciation are behind us, but so are the fears of major price declines.
- LA County: A mild 1.4% YoY dip is simply the market adjusting after years of rapid growth.
- Ventura County: Prices remain strong, supported by lifestyle demand and limited supply.
This is the healthiest pricing environment we’ve seen in years.
A little more time on market means:
- Buyers can evaluate options more thoughtfully
- Sellers must price strategically
- Negotiations are more balanced
This is what a normal, functioning market looks like.
Where the Activity Is Happening
Local Reality
- In LA County, the median price is $905K, and competition is strongest in the $800K–$1.2M range.
- In Ventura County, the median listing price is $939K, with strong activity in family‑friendly communities like Thousand Oaks, Camarillo, and Moorpark.
Our “middle market” is simply higher than most of the country.
What Buyers Should Expect This Spring
If you’re planning to buy in LA or Ventura County this spring, here’s the real picture:
The Good News
- More listings are coming online
- Mortgage rates are steadier
- Price growth has cooled
- Buyers have more negotiating power than they’ve had in years
The Reality Check
- Demand is still strong
- Well‑priced homes will move quickly
- Preparation is everything
Buyers who come in with:
- Pre‑approval in hand
- A clear budget
- A strategic plan
- An experienced agent (hello)
…will be positioned to win when the right home appears.
Bottom Line
2026 is shaping up to be the year the market finally normalizes. For Sellers, this means pricing and presentation matter more than ever.
For Buyers, this is the most approachable market we’ve seen in years—without the fear of runaway bidding wars.
If you’re thinking about making a move in 2026—whether buying or selling, now is the time to start the conversation. The most successful clients are the ones who prepare early, understand the nuances of this selectively competitive market, and have a clear strategy in place. If you’d like a personalized breakdown of your neighborhood, your home’s value, or your buying power, I’m here to guide you. Let’s Connect.
