Camarillo Neighborhood Guide
CamarilloCamarillo, California
Old Town mornings and ranch-era roots: a guide for locals and future neighbors.
Fall at the Saturday market
One of my favorite fall signs: the Camarillo Farmers Market welcoming back Cuyama Orchards and its fresh, local apples. The market runs every Saturday, 8am to noon, on Ventura Boulevard in Old Town.
It’s a Saturday morning in Old Town. The farmers market is filling up on Ventura Boulevard, the line at the bakery is out the door, and the hills behind town are clear all the way to the grade.
The line of eucalyptus trees along Highway 101 was planted by the Camarillo family in 1890.
1875
year Juan Camarillo bought Rancho Calleguas
68°
average January high
150+
stores at the Premium Outlets
4.49
acres of the ranch preserved
Old Town Mornings, Ranch-Era Roots, and an Easy Run Up the 101
Come down the Conejo Grade on the 101 and the Oxnard Plain opens up in front of you: farm fields, the Santa Monica Mountains foothills, and a town that still feels like a small town. That’s Camarillo.
I live and work here and help buyers and sellers across Ventura County.
Camarillo is about 70,000 people, a walkable Old Town on Ventura Boulevard, hillside and golf-course neighborhoods, a 55+ village, a university campus, and some of the mildest weather in Southern California. January afternoons average 68 degrees, and August tops out around 80.
If you already live here, this guide is a love letter with some history, a few favorite spots and a calendar worth keeping. If you’re thinking about a move, it’s an honest look at daily life, prices, schools and the things you should know before you buy.
A few of my local favorites
Cafe Ficelle, 2024 Ventura Blvd
A family-owned French bakery and cafe in Old Town, my pick for a croissant and a patio table.
Tree Lounge Coffee, 2364 Ventura Blvd
An art-filled, community-minded coffee shop in the heart of Old Town.
American Pie, 2211 Ventura Blvd
Coffee, pie and vinyl under one roof, with live music on the calendar.
Old Town Cafe, 2050 Ventura Blvd
A breakfast and lunch favorite on the main street.
Twisted Oak Tavern, 2433 Ventura Blvd
A gastropub in the historic 1916 Lewis & Son’s building.
Ottavio’s, 1620 Ventura Blvd
A family Italian restaurant and deli that has been feeding Camarillo since 1969.
Waypoint Cafe, 325 Durley Ave
Breakfast and lunch at Camarillo Airport, with a view of the planes.
999 Pizza and Tiki 999, 1980 Ventura Blvd
Pizza, an arcade and tiki drinks, one of the newer arrivals in Old Town.
This season
Halloween in the Park, Wed Oct 28
5:30 to 8pm at Community Center Park, free. Details
Old Town Boo Fest, Sat Oct 31
Noon to 3pm along Old Town, free. Details
Christmas at the Ranch with Santa, Tue Dec 1 & Wed Dec 2
4 to 8pm at the Camarillo Ranch, free admission. Details
Old Town Glow Holiday Walk, Sat Dec 5
5 to 8pm in Old Town. Details
Camarillo Christmas Parade & Santa’s Village, Sat Dec 12
The parade steps off at 10am. Details
A ranch that became a city
A Little History
Camarillo carries the name of the family that ranched this land. A few dates tell the story.
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1875
Rancho Calleguas
Juan Camarillo bought the 10,000-acre Rancho Calleguas, the ranch at the heart of today’s city.
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1890
The eucalyptus line
The Camarillo family planted the line of eucalyptus trees along what is now Highway 101.
-
1892
The ranch house
Adolfo Camarillo built a 14-room Queen Anne home that still stands on Camarillo Ranch Road.
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1921
The White Horses
Sultan arrived, the founding stallion of the famous Camarillo White Horses.
-
1964
A city
Camarillo incorporated on October 22, 1964.
Adolfo Camarillo gave back to the town that grew up around his ranch. He donated 26 acres for Camarillo Grove Park and 50 acres for Adolfo Camarillo High School, and granted the railroad its right of way. He died in 1958.
Today 4.49 acres of the ranch are preserved, and the Camarillo Ranch Foundation runs docent-led house tours, events and holiday nights there.
Camarillo Ranch House
Adolfo Camarillo’s 1892 Queen Anne home is now run by the Camarillo Ranch Foundation.
Docent-led tours run Saturday and Sunday, 11am to 2pm, for $5 cash.
201 Camarillo Ranch Rd, Camarillo, CA 93012
From Old Town to the hillsides
Camarillo’s Neighborhoods
Old Town
The original downtown along Ventura Boulevard: Cafe Ficelle, Tree Lounge and Twisted Oak, the Saturday farmers market, Studio Channel Islands, and the Metrolink station a short walk away.
Mission Oaks
An established east-side area with paseos, neighborhood parks and the 20-acre Mission Oaks Park. Adolfo Camarillo High School is on Mission Oaks Blvd.
Spanish Hills
Hillside custom homes around the private 18-hole Spanish Hills Club, with views across the valley.
Las Posas Estates
Large-lot, horse-friendly living in northwest Camarillo around the private Las Posas Country Club.
Camarillo Springs
The east end at the base of the Conejo Grade, built around the public Camarillo Springs Golf Course, with Camarillo Grove Park next door.
Leisure Village
A gated 55+ community on about 400 acres with more than 2,100 single-story homes, a golf course and 60+ clubs.
Camarillo Heights
Hillside homes on the north side of town with views over the Oxnard Plain. This is the area the 2024 Mountain Fire reached.
Central Camarillo
Established single-family streets near Las Posas Road and the 101, close to the library, Bob Kildee Community Park and the Outlets.
Ventura Boulevard
Old Town’s main street is where Camarillo shops, eats and celebrates.
For the city’s 60th anniversary in 2024, banners with the bougainvillea, the city flower, lined the boulevard.
Old Town Camarillo, CA 93010
Homes & Prices
Expect mostly single-family homes, from established neighborhood streets to hillside custom homes and golf-course communities, plus condos, townhomes and the 55+ homes of Leisure Village. Here’s how the numbers look this fall:
Each source measures a little differently, so use these figures as context, not as a valuation. Your street, your view and your updates matter more than any citywide median.
Next step
Already own in Camarillo?
Curious what your home might be worth today?
Green space at the edge of town
Parks, Trails & Fairways
Mission Oaks Park, 5501 Mission Oaks Blvd
A 20-acre community park with lighted softball fields, tennis courts, a dog park and picnic shelters.
Camarillo Grove Park, 6968 E Camarillo Springs Rd
24.5 acres at the base of the Conejo Grade, a former stagecoach stop with trails. There’s a small parking fee, and it’s open dawn to dusk.
Bob Kildee Community Park, 1030 Temple Ave
Established in 1969, one of the district’s oldest and busiest parks, with an aquatic center, a skate park and four dedicated pickleball courts plus one dual-use court.
Golf, three ways
The public Camarillo Springs Golf Course, the private Spanish Hills Club and the private Las Posas Country Club.
The Pleasant Valley Recreation & Park District runs the parks, the pools and most of the family events on the calendar.
Bob Kildee Community Park
Four dedicated pickleball courts and one dual-use court, open daily 7am to 9pm.
The park also has an aquatic center and a skate park.
1030 Temple Ave, Camarillo, CA 93010
Old Town charm, outlet bargains
Eat, Shop & Linger
Ventura Boulevard in Old Town
The main street holds Cafe Ficelle (2024), Old Town Cafe (2050), Twenty88 (2088), American Pie (2211) and Twisted Oak Tavern (2433), easy to string together on one walk.
Camarillo Premium Outlets, 740 E Ventura Blvd
More than 150 stores right off the 101, open daily 10am to 8pm.
Lure Fish House, 259 W Ventura Blvd
Sustainable seafood and an oyster bar at the west end of town.
Studio Channel Islands, 2222 Ventura Blvd
Galleries, artist studios and classes in the middle of Old Town.
Camarillo Premium Outlets draws shoppers from across Southern California. I like Old Town for a slower afternoon.
999 Pizza & Tiki 999
Pizza, an arcade and tiki drinks under one roof in Old Town.
Open Sunday to Thursday 11am to 11pm, and to midnight Friday and Saturday.
1980 Ventura Blvd, Camarillo, CA 93010
Warbirds, markets and holiday nights
Things to Do
Halloween in the Park (October)
Kids and families: trick-or-treating, a costume contest, games, pumpkin painting and food trucks at Community Center Park on Wed Oct 28, 5:30 to 8pm, freePVRPD.
Local events: the 13th annual Boo Fest brings trick-or-treating at Old Town businesses and a costume contest on Sat Oct 31, noon to 3pm, freeCamarillo Old Town Merchants.
Christmas at the Ranch with Santa (December)
Holiday: the ranch’s Santa Nights on Tue Dec 1 and Wed Dec 2, 4 to 8pm, with free admission, tours of the house decorated for the holidays, and $20 professional photos with SantaCamarillo Ranch Foundation.
Cookies with the Clauses (December)
Kids and families: cookie decorating, crafts and photos with Santa and Mrs. Claus on Sat Dec 5, 10am to 1pm, $10 per person, and adults are free unless they decoratePVRPD.
Old Town Glow Holiday Walk (December)
Date night: an evening holiday walk through Old Town on Sat Dec 5, 5 to 8pm. Tickets are $20 or $40, and kids under 14 are freeCamarillo Old Town Merchants.
Camarillo Christmas Parade & Santa’s Village (December)
Local events: this year’s theme is “A Coastal Christmas,” and the parade steps off Sat Dec 12 at 10amPVRPD.
Wings Over Camarillo Air Show (August 2027)
Save the date: the air show at Camarillo Airport returns Aug 21-22, 2027, celebrating 90 years of the DC-3Wings Over Camarillo.
Camarillo Farmers Market (Saturdays)
Weekend ritual: produce, flowers and food every Saturday, 8am to noon, at 2220 Ventura BlvdCamarillo Farmers Market.
CAF WWII Aviation Museum (year-round)
Hidden gem: restored World War II aircraft at 455 Aviation Dr, free, Thursday to Saturday 10 to 4 and Sunday noon to 4CAF SoCal.
Camarillo Ranch House tours (weekends)
History: docent-led tours of the 1892 house, Saturday and Sunday 11am to 2pm, $5 cash. There’s no tour on Dec 5Camarillo Ranch Foundation.
Local tip: Holiday events fill Old Town’s parking fast. The Camarillo Trolley stops along Ventura Boulevard, so park once and ride.
Getting Around
By car
US-101 runs right through Camarillo, west to Oxnard and Ventura and east over the Conejo Grade to Thousand Oaks and Los Angeles.
By train
The Camarillo station at 30 Lewis Rd, on the edge of Old Town, is served by Metrolink‘s Ventura County Line and Amtrak’s Pacific Surfliner.
By trolley
The city-run Camarillo Trolley loops from the Metrolink station through Old Town to the Outlets about every 30 minutes. The fare is $1, or 50 cents for seniors, ADA riders and veterans.
By air
Camarillo Airport is a general-aviation field, home to the CAF museum, the Wings Over Camarillo air show and the Waypoint Cafe.
How Camarillo Compares
Redfin’s median sale prices this fall put Camarillo in the middle of its Ventura County neighbors:
What Camarillo gives you: a small-town Old Town, mild inland-coastal weather, and the 101 and Metrolink at your door, for less than Thousand Oaks just over the grade.
How to read the bars: Camarillo, Ventura, Simi Valley, Oxnard and Thousand Oaks are Redfin’s three-month medians ending September 2026. Moorpark’s figure is from August 2026. Each city’s mix of condos, townhomes and single-family homes moves its median.
Schools
Pleasant Valley School District (TK-8)
Elementary and middle schools
The Pleasant Valley School District serves most of Camarillo for TK-8. Its schools include Camarillo Heights STEM Academy, Dos Caminos, La Mariposa, Las Colinas, Las Posas, Los Primeros, Monte Vista, Rancho Rosal, Santa Rosa Technology Magnet and Tierra Linda.
Oxnard Union High School District (9-12)
Adolfo Camarillo High School
The city’s comprehensive high school sits at 4660 Mission Oaks Blvd, part of the Oxnard Union High School District.
College and library
CSU Channel Islands
The California State University’s Ventura County campus, set in the hills on Camarillo’s south side at One University Dr. Its Dolphin Open House is Sat Nov 14, 2026.
Camarillo Public Library
The modern main library at 4101 Las Posas Rd, open Monday to Thursday 10 to 8 and Friday to Sunday 10 to 5.
Always confirm school assignment with the district for a specific address.
Room to grow, easy to get around
Thinking About Moving Here?
Moving within the area? I can help you sell your current home and buy your next one here, timing both sides so you only move once.
Relocating from out of the area or out of state? I’ll coordinate your relocation, working hand in hand with the listing agent selling your current home.
Together we line up closings, dates and logistics, so your move is seamless and stress-free. Exciting times ahead!
Next step
Ready to look?
Browse what’s for sale now, or see homes whose sellers have already cut the price.
Let’s map out your move together
Wherever you’re coming from, I’d love to hear about your plans. Reach out anytime.
Know the hillside before you buy
Things Every Buyer Should Know
Wildfire zones & insurance
The Mountain Fire started on Nov 6, 2024, burned 19,904 acres, destroyed 243 structures and damaged 126 more, and reached homes in Camarillo Heights. New Fire Hazard Severity Zone maps for local areas took effect July 1, 2025, under Ventura County Fire Protection District Ordinance 33.
The state insurance commissioner’s office says these maps don’t affect insurance rates. Check the City of Camarillo’s fire hazard zone page for any address and get insurance quotes early.
Hillsides & debris flows
On Dec 12, 2014, heavy rain on the scar of the May 2013 Springs Fire sent debris flows into Camarillo Springs. Sixteen homes were damaged and ten were red-tagged, many on San Como Lane.
If you’re buying near a recent burn area or a slope, ask about drainage, past claims and any geotechnical reports.
HOAs & 55+ living
If a home is in an HOA, read the budget, the rules and the reserves before you write an offer. At Leisure Village, dues cover the gate, water, sewer, trash, cable, exterior maintenance, roofs and the master insurance policy, plus golf, pool and fitness accessLeisure Village Association.
Let’s Find Your Place in Camarillo
I’ve helped buyers and sellers in Ventura County for more than 40 years. Maybe you’ve been in Camarillo for decades and wonder what your home is worth now, or you’re across the country picturing Saturday mornings at the Old Town farmers market.
Either way, I’d love to help you get to know Camarillo street by street.
This guide is for general information only. Figures come from the third-party sources cited and dated above, and they can change. Business hours and event details change too, so confirm before you go. Verify all facts, school assignments and regulations for any specific property.
Questions about Camarillo?
Let’s talk about your next move.
No pressure and no obligation. Call or text Mark at (805) 330-3849.
Mark Patton