Camarillo, CA — Momentum Score, Home Values & Best-For

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Ventura County · Oxnard-Thousand Oaks-Ventura · population 69,881

Camarillo, CA
Image: Wikipedia · Camarillo, California
OverviewCost of livingMoving guide
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58
Stable
Momentum score · 0–100

Where Camarillo stands

At or near all-time high.

Median home $921,679
1-year -0.5%
5-yr CAGR +4.2%
vs 5-yr peak -0.5%
Population -0.3%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2025-04$922k$544k$684k$823k$963k201620182020202220242026

Lifestyle scores

🚶
Walkability
52/100
Somewhat walkable
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
22/100
Transit limited
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
52/100
Workable for remote workers
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$2,971/mo$2,166$2,658$3,150202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent123127100120202220242026

Rent vs buy

Price-to-rent ratio: 25.8
Rent

At a 25.8 price-to-rent ratio, renting beats buying in Camarillo for most shorter holds. The premium you pay to own would take many years of rent savings to recoup, and that's before maintenance, taxes, and opportunity cost on the down payment.

How the momentum score breaks down

methodology →
Home YoY
48 · w22%
Home 5-yr CAGR
60 · w22%
Distance from peak
87 · w18%
Population growth
40 · w16%
Rent YoY
53 · w12%
Home 10-yr CAGR
59 · w10%
Long thesis

Camarillo has held up across the cycle: home values at $921,679 with +4.2% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Camarillo carries a $921,679 median home with only -0.5% YoY. Premium pricing in a flat tape is the bear setup — you're paying for the trend that already ran while new buyers can't afford to extend it.

About Camarillo

Camarillo is a city in Ventura County, California, with an estimated population of 69,881. It anchors the Oxnard-Thousand Oaks-Ventura metro area. The median home value in Camarillo is $921,679 as of 2026-04, down 0.5% over the last 12 months. Over the last five years, home values have averaged +4.2% annual growth, with prices at or near the 5-year peak. Rents in Camarillo average $2,971 per month, roughly flat year-over-year (+1.2%). The composite momentum score is 58 of 100 (Stable). Conditions are neither hot nor cold, so the local fit matters more than market timing.

▲ Bull case

●Held the highs: currently -0.5% from the 5-year peak — this market refused to give back gains.
○The data is the data: Camarillo has at least 5 years of Zillow tracking, full Census identification, and is included in the 2-criteria momentum score on this page.

▼ Bear case

●Expensive AND not growing: median home $921,679 with only -0.5% YoY. You’re paying premium pricing for a flat trend.
●Flat or shrinking population: -0.3% per year. Housing demand has to come from somewhere — verify the source.

About Camarillo (Wikipedia)

Camarillo is a city in Ventura County, California, United States. As of the 2020 United States census, the population was 70,741, an increase of 5,540 from the 65,201 counted in the 2010 Census. Camarillo is named for brothers Juan Camarillo, Jr. and Adolfo Camarillo, prominent Californios who owned Rancho Calleguas and founded the city. California State University Channel Islands, is housed on the former grounds of the Camarillo State Mental Hospital.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

City facts

MayorDavid Tennessen (term ends in 2026)
Area19.70 sq mi
Elevation177 ft
Rail Station1898
Density3593.47/sq mi
Named forAdolfo and Juan Camarillo area_magnitude =

Extracted from the Wikipedia infobox. Values may be slightly out of date relative to the latest sources.

Playbook

Buyer

Lifestyle fit matters more than market timing in a Stable market. Take your time on the home and neighborhood; the macro trend isn't urgent. Negotiate normally.

Seller

Price competitively from day one or risk a 60+ day listing. Staging, photography, and presentation matter more in Stable markets than in Hot ones.

Investor

Stable cap rates, no big appreciation story to lean on. Underwrite this as a pure cash-flow play — the math has to work on rent alone.

Local safety & alerts

No active National Weather Service alerts for Ventura County right now.

NWS active alerts (CA)California Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Ventura County routes NWS alerts; check the state EM portal for non-weather emergencies.

Cities like Camarillo

Thousand Oaks, CA60 · StableSalinas, CA59 · StableCeres, CA62 · RisingRedlands, CA62 · Rising

Run the numbers for Camarillo

ToolCan I afford Camarillo?Income → city shortlistToolROI on a Camarillo rentalCap rate, cash-on-cash, DSCRToolCompare Camarillo to anywhereSide-by-side up to 3 citiesToolCamarillo cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
60° / 41°
avg high / low
Summer (Jul)
82° / 60°
avg high / low
Sunny days/yr
258
~71% of year
Annual precip
22″ rain
8″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
Very low
Tornado
Very low
Wildfire
Very high
Earthquake
Very high
Flood
Moderate

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Local sports teams

Major professional teams the Oxnard-Thousand Oaks-Ventura area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current Camarillo listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local economy & environment

Humidity
65%
Moderate climate
Median household income
$91,500
California state median
Top industries (state-level)
TechEntertainmentAgriculture

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

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