Buying a home in Ventura County over the holidays
A buyer's calendar for Ventura County from Halloween to February: what last winter's listing data showed, why the homes still for sale in December have often been waiting, the holiday dates to plan a closing around, and the questions to take to your lender and CPA first.
If you're looking to buy in Ventura County, should you keep touring through November and December, or take a break and come back in February? Last winter's numbers give a clear picture of the trade: over the holidays there are far fewer new homes for sale, and the ones on the market have often been waiting a while. In February, both of those reverse.
Whether that trade suits you depends on your finances, your timeline and the house, and that's your call to make. This is the buyer's side of the calendar I wrote for sellers in September: what last winter looked like here, and the dates and questions I go over with buyers this time of year.
What last winter looked like
Realtor.com publishes monthly listing data for Ventura County through the Federal Reserve Bank of St. Louis (FRED). Here's how the last two winters played out:
And last winter's figures, month by month:
| Month | New listings | Active listings | Median days on market |
|---|---|---|---|
| October 2025 | 584 | 1,374 | 58 |
| November 2025 | 464 | 1,300 | 59 |
| December 2025 | 290 | 1,101 | 69 |
| January 2026 | 592 | 1,032 | 68 |
| February 2026 | 620 | 1,076 | 44 |
Ventura County, Realtor.com via FRED. New listings are homes first listed that month; active listings and median days on market cover all homes for sale that month.
December brought half as many new listings as October, and homes for sale had been on the market a median of 69 days. January's new listings were back above October's, and by February the median was down to 44 days. The winter before followed the same pattern: new listings dropped from 568 in October 2024 to 344 in December, and median days on market rose from 49 to 59.
Fewer homes, and many have been waiting
For a buyer, that cuts both ways.
The obvious cost is choice. If you need a particular kind of house in a particular part of Camarillo or Downtown Ventura, it may simply not come up in December.
The possible benefit is a different kind of seller. A house still on the market in mid-December has often been listed since the fall, and in my experience some of those sellers have a reason to move: a job that starts in January, a home they've already bought, a closing they'd like before year-end. Some of them may be more open to a conversation about price, terms or timing than they would have been in September. Some won't be. Every listing is its own situation, and a long time on the market can also mean something about the house that needs a closer look.
You may also see fewer other buyers at open houses. I don't have a public number for that, but in my experience many buyers take the holidays off, which can mean less competition for the homes that are available.
A note on "prices drop in winter"
You'll see this claim every year. Last year the median list price in Ventura County did dip, from $999,000 in October 2025 to about $940,000 in December. That number reflects which homes were listed, and in winter the mix shifts. It isn't a measure of discounts on individual houses, and it doesn't mean the house you want will cost less in December. For a specific property, recent comparable sales are the better guide, and that's the analysis I'd go through with you before an offer.
The holiday calendar
Here are the dates I'd keep in front of you this season:
- Nov 1SunClocks fall backWeekday showings after work happen in the dark. If the view or the light matters, see the house on a weekend.
- Nov 26ThuThanksgivingMany lenders, escrow and title offices, and county offices close; some close the Friday after too.
- Dec 10ThuFirst property tax installment delinquent after todayAsk your escrow officer how taxes are prorated for your closing date.
- Dec 25FriChristmas DayThe week to New Year's is often thinly staffed, even on working days.
- Jan 1FriNew Year's DayA closing you want in 2026 has to fund and record before today.
- Feb 1MonSecond property tax installment dueDelinquent after April 10. Last year, February's median days on market was 44, down from 69 in December.
If you're aiming for a closing date near a holiday, ask your lender and escrow officer early which days they can fund and record, and leave room for a delay. Contingency deadlines in your contract keep running through the holidays too, so check them against any travel plans before you sign.
Inspect in the rain
Our rains usually arrive between November and March. That's inconvenient for moving, and useful for an inspection. A winter inspection can show you things an August one might not: a roof that leaks at the flashing, a yard that drains toward the foundation, a gutter that overflows onto the walkway. If it rains during escrow, it's worth going back to look.
In the hills, wildfire insurance is now part of the same early checklist. The FAIR Plan rate change took effect October 15, and in fire-adjacent areas like the Ventura hillsides and the Ojai East End, I suggest buyers call a licensed insurance broker with the address in the first week of escrow. Your lender will need proof of insurance before funding, and a surprise late in escrow can move your closing date.
Financing before you shop
The quieter months are a good time to get your financing settled, whether you buy this winter or in spring. I'm not a lender, so take these as questions for a licensed loan officer:
- How much house your pre-approval actually covers at current rates. I wrote about what this fall's rates mean for a payment in this month's mortgage piece.
- Whether you qualify for a first-time buyer program, or a VA loan if you've served. Program rules change, and a lender can tell you what's current.
- How long their approval takes, and whether their team is working through the holidays.
If you're new to buying here, I also wrote about Ventura versus Camarillo for first-time buyers, and the buyer's guide walks through the process start to finish.
Taxes worth a question to your CPA
I'm a real estate agent, not a tax advisor or attorney, so treat these as questions to bring to your CPA and escrow officer.
Property tax proration. Property taxes are usually split between buyer and seller in escrow. California's first installment is due November 1 and becomes delinquent after December 10; the second is due February 1 and becomes delinquent after April 10. Ask your escrow officer how your closing date affects who pays what.
The supplemental bill. After a purchase, the county generally reassesses the property and may send a supplemental tax bill, separate from the regular one. It can arrive months after closing, so it's worth budgeting for.
Which tax year. A December 30 closing and a January 5 closing generally fall in different tax years. Whether that matters for you is a CPA question.
If you'd rather wait for spring
That's a reasonable plan. Last year new listings came back to 592 in January and 620 in February, so last spring there was more to choose from, and more competition for it: February's median days on market was 44, compared with 69 in December.
If you wait, put the winter to work. Get pre-approved, decide which neighborhoods you're actually considering, and drive them at different times of day. That way, if the right house lists in February, you're ready to act.
Where to start
If you're thinking about buying in the next six months, the useful first step is a conversation about what you need and where. Browse the neighborhood guides, then get in touch and we'll talk through timing for your situation, whether that means touring this December or getting ready for February.
Sources: Realtor.com Residential Listings Database via FRED, Ventura County series (new listings, active listings, median days on market, median list price), September 2024 to March 2026. Holiday and property tax dates: federal holiday calendar and California property tax installment dates.