For Sale
$1,299,000
3668 Sunset Knolls Dr, Thousand Oaks, CA 91362
4 bed · 2 bath · 2,139 sq ft
MLS #V1-39432
Open House Sun Nov 15, 1–4 PM
Now showing · The DeLeon Group
Our Active Listings
Homes we currently have for sale — and one for rent — in Ventura County. See full photos and details on Zillow, or call or text us to schedule a showing.
For Sale
$475,000
645 Thoreau Ln, Ventura, CA 93003
2 bed · 1 bath · 777 sq ft condo in Parkside
MLS #V1-39696
For Sale
$1,695,000
251 Palomares Ave, Ventura, CA 93003
4 bed · 4 bath · 2,740 sq ft
MLS #V1-36163
For Rent
$2,200/mo
3831 Sheldon Dr, Ventura, CA 93003
1 bed · 1 bath · 400 sq ft
MLS #V1-39477 · Available now
For Sale
$276,500
0 Burson Ranch Rd, Fillmore, CA 93015
Land · 79.21 acres · Zoned OS-160
Views over Fillmore and the Santa Clara River Valley
For Sale
$150,000
1550 Rory Ln Unit 184, Simi Valley, CA 93063
3 bed · 2 bath · 1,536 sq ft manufactured home (1974) in Simi Country Mobile Home Estates
Space rent $1,850/mo · 3-year lease · Probate sale, subject to court approval
See all on Zillow
See all on Realtor.com
Listings verified Nov 14, 2026 — call or text 805-790-0020 to confirm availability.
Who this plan is for
Two kinds of Ventura County home buyers. One plan.
Some buyers want us to run the search for homes for sale in Ventura County. Others find homes themselves online or at open houses and mainly want a licensed Ventura County broker for pricing, strategy, and the paperwork. Both are served by the same plan — and both sign the same transparent agreement before touring.
The full-search buyer
We locate and present homes, tour with you, price every candidate against comparable sales, write and present your offer, guide the strategy with you, facilitate escrow, and coordinate inspections, appraisal, and closing.
The independent buyer
You search — we protect the deal. Send us a home before you tour it or talk numbers, and we price it, review the disclosures, and build the offer strategy with you. One rule matters most here, and it's explained in full below.
Our approach to strategy
We never negotiate for you behind closed doors — we guide you on the options and develop a strategy together. You negotiate and decide; most communication happens in writing, to protect you. That's the opposite of the phone-call theatrics on TV, and it's deliberate.
Market snapshot · November 2026 · Updated monthly
Median home prices in Ventura County
Buyers ask two numbers first, so here they are — refreshed every month. The median is the middle price: half of homes sold for more, half for less. It's a better guide than a simple average, which a few luxury sales can pull upward. Just as important: a list price (what sellers are asking) and a sold price (what buyers actually paid) are different things — in Ventura County right now, they differ by nearly $287,000.
$862,100
Median SOLD price
All home types, Oct 2026 — Redfin (+0.5% vs. a year earlier). Other trackers land close: Realtor.com $878,250; MLS via Gary Jacobs $858,000.
$1,149,000
Median LIST price
Homes currently for sale, week of Nov 9, 2026 — Altos Research (WFG Title's Nov 2 snapshot: $1,150,000).
~$559–$565
Price per square foot
Listings, early Nov 2026 — Altos Research ($559) and WFG Title ($565).
~1,000
Active listings
Altos Research counted 997 active listings the week of Nov 9, 2026; WFG Title counted 1,013 on Nov 2.
Asking vs. actually paid
The gap below is the single most useful thing a buyer can know this month: sellers are asking a median of $1,149,000, while closed sales are landing at a median of $862,100. Realtor.com puts the county's sale-to-list ratio at 99% — a balanced market, not a bidding-war market. That 99% is not in conflict with the two medians: the ratio compares each sold home with its own list price, while the $1,149,000 median list price and the $862,100 median sold price describe two different sets of homes — those currently for sale and those that already closed.
List price: Altos Research, week of Nov 9, 2026. Sold price: Redfin, Oct 2026. Detached homes alone sold at a $920,000 median in Oct 2026 (Ventura County Coastal Association of REALTORS® / CRMLS), and Zillow's typical Ventura County home value was $883,043, down 0.6% year over year.
Illustrative example — not a real listing
What the median price buys: a home like this
At the October 2026 median sold price of about $862,000 and roughly $565 per square foot, the typical Ventura County purchase looks like this:
~$862,000Purchase price (county median sold)
~1,500 sq ftLiving space at ~$565/sq ft
3 bed · 2 bathSingle-family home
1960s–1980sTypical era built
Most often in Ventura or Oxnard, at this price point. This is a composite example built from the county medians — not a specific home, address, or listing. Prices vary widely by city (see the table below), so ask us for a current price on any specific home before you plan around a number.
Median list prices by city — November 2026
Asking prices for homes currently for sale (Altos Research, Nov 10, 2026), with how many are on the market and how long they've been sitting.
| City | Median list price | Active listings | Median days on market |
|---|---|---|---|
| Thousand Oaks † | $1,282,000 | — | — |
| Ventura | $1,099,450 | 102 | 49 days |
| Oxnard | $1,040,000 | 106 | 63 days |
| Camarillo | $905,000 | 125 | 56 days |
| Ventura County (all) | $1,149,000 | 997 | about 102 days (average) |
† Thousand Oaks: the active-listing and days-on-market figures are not yet verified, so they are left blank rather than guessed.
For the city of Ventura, the median sale price was about $899,500 over the 90 days ending Sep 22, 2026 (Redfin); Houzeo put Ventura's Oct 2026 median sale at $912,000, up 4.83% year over year, with 191 homes sold. Zillow's typical home value for Thousand Oaks is $1,047,273 — below its $1,282,000 median asking price, the same ask-vs.-paid gap seen county-wide.
Sales are slower
436 homes sold in Oct 2026, down ~19% from 536 in Oct 2025 (MLS via Gary Jacobs). Fewer bidding wars — more room to keep your contingencies.
Prices are being cut
40% of listings had a price decrease in early Nov 2026, and only 1% had an increase (Altos Research / WFG Title). An asking price is a starting point, not a verdict.
Time on market
Average days on market runs ~102 days (Altos / WFG, Nov 2026), while the median time to sale or pending is shorter — about 51–56 days (Redfin / Realtor.com). Both are true; they measure different things.
Supply, in plain terms
Ventura County had 3.5 months of supply for detached homes and 4.6 months for attached homes in Oct 2026 (Ventura County Coastal Association of REALTORS® / CRMLS) — roughly balanced territory, which matches the 99% sale-to-list ratio. Gary Jacobs' Nov 1 MLS count showed 2,136 homes on the market in total (1,617 for sale and 519 already in escrow), a broader count than the ~1,000 active listings above.
Sources: Altos Research (week of Nov 9–10, 2026) · WFG Title weekly snapshot (Nov 2, 2026) · Redfin (Oct 2026) · Realtor.com (Oct 2026) · Ventura County Coastal Association of REALTORS® / CRMLS (Oct 2026) · MLS data via Gary Jacobs (Oct–Nov 2026) · Zillow Home Value Index · Houzeo (Oct 2026). Figures are medians for the periods shown and change monthly — this snapshot is updated monthly; the current edition is November 2026, researched Nov 14, 2026. A median is not a price quote for any individual home.
The buying process
Your roadmap: consultation to keys
An accepted offer typically closes in 30–45 days. Pre-approval letters usually expire in 60–90 days — one more reason the timeline below starts with the lender conversation, not the home search.
1Consultation
We review this plan, the buyer representation agreement, your goals, and your budget — before any tour.
2Pre-approval
Interview lenders — brokers and direct lenders — and get a real pre-approval, not just a pre-qualification.
3Search & tour
Tour homes that fit, with pricing context on each one — including homes you find yourself.
4Offer & strategy
Price from comparable sales, choose contingencies and terms together, and put it in writing.
5Inspections
Home, sewer/plumbing, roof, chimney and pest inspections during your inspection contingency.
6Appraisal & loan
Appraisal, underwriting, and your loan contingency — with your lender reviewing anything that affects value or budget.
7Escrow
Disclosures, title, HOA documents where they apply, and the Closing Disclosure at least 3 business days before closing.
8Closing & keys
Final walkthrough, signing, funding, recording — and keys to your Ventura County home.
Meet your team
Heart and depth, on the same team
LeighAmber builds clients on relationships and deep connection. Jorge brings 30+ years of facts — escrow, title, and complex transactions. Together, that's the team standing behind your purchase.
Jorge N. DeLeon, GRI, ABR, CRB
Broker Associate · CA DRE #01148777
Born and raised in Ventura County, in real estate since 1992 and a licensed broker since 2004. Before that, over a decade in escrow and title as a certified escrow officer — with deep working relationships with senior title officers, mortgage lenders, and attorneys in probate and estate planning. Bilingual in English and Spanish.
LeighAmber DeLeon
REALTOR® · CA DRE #02229171
The relationship side of The DeLeon Group — the agent clients call first and stay with for years. LeighAmber co-lists and co-represents across Ventura County, pairing deep client connection with the team's transaction depth on every file.
805-790-0020 (shared team number)
Before you tour
The buyer representation agreement, in plain English
Since August 17, 2024, an agent working with a buyer must have a signed written agreement before touring a home. California put the same requirement into state law (AB 2992, Civil Code §1670.50) effective January 1, 2025. The C.A.R. form we use is the BRBC — Buyer Representation and Broker Compensation Agreement.
| Term | What it means for you |
|---|---|
| Non-exclusive | You're not locked to one broker. We're entitled to compensation only on homes where there was broker involvement — we showed it, submitted an offer, did a market analysis or reviewed disclosures, or introduced it. Merely sending you a list is not involvement. |
| 90 days, maximum | For individual buyers, California caps the term at 3 months — a longer agreement is void and unenforceable. No automatic renewal; any renewal is written, dated, and signed. |
| Where & what | The agreement covers single-family residential homes, condos, and manufactured homes in Ventura County. We also serve buyers in Santa Barbara and North Santa Barbara County, partnering with local agents when we cannot personally tend to a client — personal attention within a 60-mile radius in most cases — and we will confirm in the consultation which agreement or arrangement applies there. |
| Your paperwork: 5 days | Within 5 calendar days of signing, you provide financial information and a pre-approval or pre-qualification letter. A seller won't take an offer seriously without one. |
| Cancellation | Under our non-exclusive agreement, either side may cancel with written notice, effective when it's received. |
| 180-day continuation | After the agreement ends, we may still be entitled to compensation on a home where there was broker involvement — but only if we give you a written list of those homes (C.A.R. Form NBIP). If we part ways, ask for that list and keep it. |
| Dual agency | Legal in California with your written consent (Form PRBS-B). Confidential information is protected — but offers are not necessarily confidential without a signed NDA, so never assume your offer terms are private. |
Need to tour before you're ready for a full agreement? C.A.R.'s shorter PSRA (Property Showing and Representation Agreement) covers showings only — maximum 30 days, up to 3 properties, non-exclusive. Sources: California Civil Code §1670.50 · C.A.R. guidance on the BRBC.
What it costs
Fees, plainly stated — before the first tour
No law, MLS, or association sets a commission rate, and there has never been a “standard” rate in California. Our fee is agreed in writing, upfront, and it is a ceiling: we can never collect more than the agreed amount from any source, and anything a seller pays is credited against what you owe. The fee conversation happens in the pre-offer consultation, before the agreement is signed — you agree the number with us before you commit to the plan.
| Fee | Amount |
|---|---|
| Buyer-agent compensation | ___% of the purchase price — left blank on purpose. It is fully negotiable and filled in together in your agreement. |
| Buyer transaction fee | $495, negotiated, paid at close of escrow. It includes a personal transaction coordinator who makes sure every contract and disclosure is completed, plus a printed copy of all your documentation and a USB digital copy delivered to your forwarding address after closing. |
How the compensation gets paid — seller first, by default
The first option is the plan's default. The other two describe what happens only if you choose to cover the fee, or part of it, yourself.
We ask the seller to pay — our default
This is how our plan is built. You still sign the agreement first — you owe the fee under it — and then every offer we write includes a term asking the seller to pay it (via the purchase agreement and C.A.R. Form SPBB). In most cases the seller does pay — but that is not guaranteed, and a seller is never required to agree.
- Best for: most financed buyers, especially first-time and low-down-payment buyers — it preserves your cash for down payment and closing costs.
- Watch out: the answer varies home by home, and asking can matter in a multiple-offer fight.
You pay your agent directly — only if you choose to
This option applies only if you choose to cover the fee yourself; it is not how the plan works by default. The fee is paid from your funds at closing. Simplest and most predictable — it works on any listing, including sellers offering nothing, and keeps your offer clean.
- Best for: cash-strong buyers and competitive situations where a clean offer matters.
- Watch out: it's cash at closing. Under current Fannie Mae, Freddie Mac, FHA, and VA rules, a buyer generally cannot finance the agent fee into the loan — VA buyers included.
Split it — only if you choose to
This option applies only if you choose to cover a shortfall the seller won't pay. The seller pays part, you pay the balance at closing, and the total never exceeds the amount in your agreement. The split is written into the offer so your lender and escrow can see exactly how it applies.
- Best for: closing the gap when a seller will pay something, but not everything — often the compromise that saves the deal.
- Watch out: your share is still cash at closing, and any general closing-cost credit portion must fit your loan program's concession limits — confirm with your lender.
The one contingency you must understand
Seller-pay is the default, and it is built into the agreement itself: our representation is contingent on the seller agreeing to pay the compensation, because the buyer does not have sufficient funds to pay the broker. If a seller does not pay in full on a particular home, we may step back from that home — the agreement stays in place for other homes. The “You pay your agent directly” and “Hybrid / split” options above describe what happens only if you choose to cover the fee or a shortfall yourself — they are not equal alternatives to the default. Before an offer is written on a home, we discuss which path applies to that home, so there are no surprises.
One related benefit, also never guaranteed: when you buy one of our own listings, certain benefits are already pre-negotiated. Ask us what applies on that specific home.
Selling a home and buying your next one?
Listing a home with us and buying your next one with us? Ask us about our list-and-buy incentive package.
Selling first and need the home prepped? eXp Ready is a pay-at-close home-prep program of up to $50,000 with no monthly payments — full details are on our We Sell Ugly Homes Too page.
And the rest of your cash to close
| Item | What to expect |
|---|---|
| Down payment | Depends on your loan — from 0% (VA, USDA) to 3–3.5% and up. See Loans below. |
| Earnest money | Deposited shortly after acceptance, per your contract. |
| Inspections & appraisal | Paid as ordered, before closing. |
| Closing costs | Lender, title, escrow, recording, and city/county transfer taxes — typically 2–5% of the price on a financed purchase. Confirm your figure with your lender on a Loan Estimate. |
| Any buyer-agent fee not paid by the seller | Shown honestly as its own line — never buried. |
Your loan options
Home loans & down-payment help in Ventura County
Conventional, FHA, VA, USDA, jumbo, and first-time buyer loans — we keep relationships with different Ventura County lenders and stay current on their programs, so you can take advantage of what the market actually offers. No interest rates appear on this page — rates change daily and depend on credit, down payment, and loan type. Ask any lender for today's rate and a Loan Estimate.
Ventura County anchor (2026)
The 2026 conforming / high-balance limit for a 1-unit home in Ventura County is $1,035,000 (national baseline $832,750; high-cost ceiling $1,249,125). The FHA 1-unit limit here is also $1,035,000. Above the limit, you're in jumbo territory. Limits reset every January.
| Program | Who it suits | Key points & why buyers choose it |
|---|---|---|
| Conventional | Solid credit; the default for most purchases at or under $1,035,000 | 3% down for first-time buyers; ~620+ credit; PMI below 20% equity — and it can cancel at 20%. “The cheapest loan over time if your credit is strong.” |
| FHA | First-time buyers, lower credit, minimal cash | 3.5% down at 580+ credit (10% down at 500–579 with some lenders). Mortgage insurance usually lasts the life of the loan. “The most forgiving loan.” |
| VA | Eligible veterans, active-duty members, some surviving spouses | 0% down, no mortgage insurance ever. No VA minimum credit score (lenders typically ~620); funding fee and Certificate of Eligibility apply. “Usually the best loan in America, if you served.” |
| USDA | Low-to-moderate income buyers in eligible areas | 0% down — but eligibility is address by address. Parts of Moorpark, Fillmore, Santa Paula, Piru, and Ojai may qualify; most of Oxnard, Ventura, and Thousand Oaks do not. Household income ≤115% of area median. |
| Jumbo | Purchases above $1,035,000 — common on the coast | Typically 10–20% down, 700+ credit, and 6–12 months of reserves. Stricter documentation, usually no PMI. |
| ARM (5/1, 7/1, 10/1) | Buyers who expect to sell or refinance before the fixed period ends | Fixed for 5, 7, or 10 years, then adjusts to an index (usually SOFR) plus a margin, limited by caps (commonly 2/2/5). Only choose it if you could afford the payment at the lifetime cap. |
| Bank statement (non-QM) | Self-employed, commission-based, and business-owner buyers | 12–24 months of bank statements instead of tax returns; lenders average deposits and apply an expense factor (commonly 50% on business accounts). Typically 10–20% down plus reserves. “It looks at the money that actually hit your account.” |
Fix to Live: buy a fixer and finance the repairs
A renovation loan rolls the purchase price and the repairs into one loan — one way to buy a home that needs work and make it yours. The program works with an experienced contractor who gives an honest, competitive bid and understands how the loan works; not every contractor is approved for it or willing to work under it. Before you commit, we get a quick estimate of the renovation cost and check there is enough equity in the purchase — for example only, a $1,000,000 after-repair value with about $100,000 of renovation (an illustration, not a price for any home). Different programs are available through at least 3–4 lenders.
The contractor provides the renovation-cost estimate for a fee — the fee is set by the contractor, is not negotiated by us, and is credited toward any signed contract with that contractor when you proceed with a specific property. We are happy to work with your own contractor instead. If you need handholding after closing — coordinating the contractor, choosing finishes and colors — we may charge a fee for that, typically arranged as a consultation before we start finding homes.
Help with the down payment
CalHFA MyHome
A deferred junior loan — up to 3.5% of the price with an FHA first mortgage, 3% with a conventional, VA, or USDA first. No monthly payment; it's repaid when you sell, refinance, or pay off the first loan. First-time buyers only, with income limits and an 8-hour homebuyer education course (one borrower). Ask a CalHFA-approved lender to check Ventura County's current limit — don't rely on a printed figure.
CalHFA Dream For All
Up to 20% of the price, max $150,000 — but you repay the loan plus a share of the home's appreciation, and vouchers are awarded by random drawing when a funding round opens. Honest status: the 2026 window ran February 24 – March 16, 2026 and is closed. Ask whether a round is open — never count on it in an offer.
GSFA Platinum
Assistance up to 5% of the first mortgage, works with FHA, VA, USDA, and conventional — and has no first-time-buyer requirement, so repeat buyers CalHFA turns away have a next door to knock on. Structure varies; confirm with a participating lender.
“First-time” again?
You may count as a first-time buyer again if you haven't owned and occupied a home in the last 3 years — including a spouse-owned home. That one definition unlocks most of the programs above. City and County of Ventura programs also open and close with funding — ask your lender what's current when you apply.
Program sources: CalHFA MyHome · CalHFA Dream For All · CalHFA income limits. All programs subject to credit approval and change without notice — this is not a commitment to lend.
Featured lender
Jeffrey Wyttenbach — I Love VA Loans, VA loan specialist and the first lender featured in the Smart Buyer Plan booklet. More featured lenders are being added — 6 to 8 will be invited, each with their programs, bio, and direct contact in the printed booklet.
Recommendations only: no one pays to be featured and we receive no compensation from featured parties (RESPA compliant). You are always free to choose your own lender, title, and escrow providers. Verify any loan officer at NMLS Consumer Access before you apply.
Condos, PUDs & associations
Buying in an HOA: read this page twice
We take no position on HOAs — good or bad. Some buyers love the maintenance and amenities; others don't want the rules. What matters is knowing exactly what you're buying into before you remove contingencies. This applies to condominiums, PUDs (planned unit developments), and private owners associations — including gated single-family communities.
What the association controls
CC&Rs (covenants, conditions & restrictions), bylaws, and rules & regulations govern what you can do with the home. In gated communities and even single-family detached neighborhoods, architectural restrictions are common — exterior changes, additions, paint, and more may need association approval before you start.
What dues actually buy
Dues fund the budget: common-area landscaping, private roads, gates, amenities, reserves for roofs and repairs — and in higher-end communities, sometimes insurance as well. A cheap association isn't automatically a healthy one; the budget and reserves tell the real story.
Ventura County dues: $50 to $2,000 a month
We've seen dues as low as ~$50/month in a gated single-family community, and as high as ~$2,000/month in luxury communities where roofs, common areas, and even insurance are covered. The dues belong in your monthly-payment math from day one — your lender counts them too.
Age-restricted communities
Some communities are 55-and-better, with restrictions on who can live there — Winimi Bay in Ventura County is one local example. If a home is in a 55+ community, confirm every occupant qualifies before you write the offer, not after.
The lending check: is the community approved?
If you're buying a condominium, you and your agent must confirm whether the community is approved for your loan type — FHA, VA, or Fannie Mae / Freddie Mac. Approval status affects whether you can buy there at all and how much you may need to put down: a community that isn't approved for your program can mean a larger down payment, a different loan, or no loan on that home. We check this early — before you fall for a kitchen you can't finance.
Your HOA due-diligence checklist
- Take the time to review the HOA budget — dues, reserves, special assessments, and what's covered. Don't rush this step.
- Have your lender review the budget too, as part of due diligence, so you both feel comfortable with the results before contingencies come off.
- Read the CC&Rs, rules, and architectural guidelines — pets, parking, rentals, and exterior changes included.
- Confirm the community's FHA / VA / Fannie Mae–Freddie Mac approval status for your loan program.
- Ask about pending or planned special assessments and litigation — both can affect lending.
- For 55+ communities, verify the age-qualification rules for everyone who will live in the home.
Where buyers are buying
Homes for sale across Ventura County
Every Ventura County market prices differently — coastal Ventura and Ojai, family neighborhoods in Camarillo and Thousand Oaks, first-home value in Oxnard, Santa Paula, and Fillmore. Wherever you're buying a home in Ventura County, we price it against local comparable sales before you offer, not after.
Ventura & Port Hueneme
Coastal homes, condos, and beach-close neighborhoods in the city of Ventura and Port Hueneme — including HOA communities and 55+ options like Winimi Bay.
Oxnard
The county's largest city — from Channel Islands harbor homes and beach condos to newer family neighborhoods, often the strongest first-time buyer value in Ventura County.
Camarillo
Planned neighborhoods, townhomes, and single-family homes popular with move-up buyers — plus gated and 55+ communities where dues and rules deserve a close read.
Thousand Oaks & the Conejo Valley
Established neighborhoods, larger homes, and luxury purchases — including jumbo-loan territory above the $1,035,000 conforming limit.
Ojai
A one-of-a-kind valley market of cottages, estates, and land — where some outlying addresses may even qualify for 0%-down USDA loans. Eligibility is address by address; we check before you count on it.
Santa Paula, Fillmore, Moorpark & Simi Valley
Heritage-valley and east-county homes where first-time and USDA-eligible buyers often find room to start — with the same pricing and disclosure review as any coastal purchase.
Also serving Santa Barbara and North Santa Barbara County — partnering with local agents when a search takes you beyond our 60-mile personal-attention radius; we'll confirm in the consultation which agreement or arrangement applies there. Bilingual service in English and Spanish across every community above.
Found a home yourself?
Independent buyers: send it to us before you tour it
Finding a home online or at an open house does not, by itself, create “broker involvement” — and involvement is what keeps your representation in place. A two-minute text before the open house avoids the one bad outcome: a home you love where the seller won't pay the fee and we have to step back.
Do this
- Text us every home you like before touring — it's a good way to start the conversation, and we'll confirm whether it counts as involvement for that home. Under the agreement, broker involvement means we showed you the home in person or virtually, submitted a written offer for you, did a market analysis or reviewed disclosures for the property, or introduced the property to you — merely sending a list is not involvement.
- Ask us for a market analysis and disclosure review before you offer — that review is itself involvement, and it's where overpayment gets caught.
- Tell us about every home you tour, including open houses you attend without us.
- If the relationship ever ends, get the NBIP list of involvement homes in writing — it's your record of the 180-day continuation.
Don't do this
- Don't sign anything at an open house — sign-in representation forms included — without telling us. Signing with another broker can create a competing compensation claim.
- Don't discuss price, motivation, or your maximum with the listing agent. That agent represents the seller.
- Don't assume the listing agent can “just handle both sides.” That's dual agency — legal with written consent, but then no one is fully advocating for you.
- Don't tour or negotiate alone first and call us after — by then the fee contingency may already be a problem.
Buying without an agent is legal in California — but you'd have no fiduciary. The listing agent works for the seller; escrow is neutral. The standard purchase contract carries over a dozen critical dates, and missing one can cost your deposit. Our value to an independent buyer isn't opening doors — it's pricing, negotiation strategy, loan-program guidance, and deadline protection.
Inspections, contingencies & escrow
What protects you after your offer is accepted
Inspections to plan for
General home inspection; whole-house sewer/plumbing; roof; chimney where there's a fireplace; and a wood-destroying pest inspection by a registered Structural Pest Control company. Choose a home inspector who is bonded and insured and works to a standard of practice — California does not license home inspectors, so anyone who claims that credential is a red flag.
Contingencies
Your protections, with deadlines: inspection, appraisal, and loan contingencies (the contract's typical defaults run about 17 days for inspection/appraisal and 21 days for loan — your offer sets the actual dates). We track every one with you, in writing. And before you offer, review the purchase agreement with legal counsel if you wish — a pre-offer consultation should leave you knowing your loan program and your inspection vendors.
Home warranty & escrow
Think of a home warranty as a budget protection program — a service call runs about a $100 co-pay when a covered system fails. On escrow: title companies are regulated by the California Insurance Commissioner; independent escrow companies by the DFPI; broker-controlled escrow also exists. We recommend providers — we never endorse a specific one, and you may always choose your own.
This booklet is a guide, not an agreement
The Smart Buyer Plan explains how we work — it is not a binding agreement and does not replace one. It covers California practices only. If your home is currently listed with another broker, or you are under an active buyer representation agreement, this is not a solicitation of that listing or agreement.
Questions buyers ask us
FAQ
What is the median home price in Ventura County?
As of November 2026: the median sold price was $862,100 (Redfin, Oct 2026, all home types), while the median list price of homes for sale was $1,149,000 (Altos Research, week of Nov 9, 2026). Asking and sold prices are different numbers — see the market snapshot above, which we update monthly, for city-by-city figures and what a median-priced home looks like.
Where in Ventura County do you help buyers buy homes?
Across all of Ventura County — every city in the county, including Ventura, Oxnard, Camarillo, Thousand Oaks, Simi Valley, Ojai, Santa Paula, Fillmore, Moorpark, and Port Hueneme — not just the city of Ventura. The plan is also available in other California counties, plus Santa Barbara, the Conejo Valley, and North Santa Barbara County, for buyers, sellers, and investors.
Who pays my agent?
Whoever the negotiation lands on. Our plan is built on asking the seller to pay — and in most cases the seller does — but it's never guaranteed. You can also pay directly, or split it. The amount is ___% (fully negotiable, set in your agreement) plus the $495 transaction fee (negotiated, paid at close of escrow), and we can never collect more than the agreed amount.
What if the seller says no?
The options are discussed before the offer is written: you can cover the fee or a shortfall, we can structure a split, or — because our representation is contingent on the seller paying — we may step back from that particular home. The agreement itself continues for other homes.
How long does the agreement last? Can I cancel?
At most 90 days for an individual buyer under California law — longer is void. No automatic renewal. Under our non-exclusive agreement, either side can cancel with written notice, effective on receipt.
I found a home myself. Do I still need this?
If you want our pricing, disclosure review, strategy, and paperwork protection — yes, and loop us in before you tour or talk numbers. Finding a home alone doesn't create broker involvement; our work on it does.
Words you'll hear, translated
BRBC — your buyer representation agreement. PSRA — the showings-only short form. RPA — the purchase contract. SPBB — the form asking the seller to pay your broker. NBIP — the written list of involvement homes. PMI/MIP — mortgage insurance on conventional/FHA loans. Concession — a seller credit toward your costs, capped by loan program. Contingency — a deadline-protected right to walk away if a condition fails.
Book your Smart Buyer consultation
Bring this page — and your questions — to a consultation. You'll leave knowing your loan program options, your inspection vendors, and exactly what our representation costs, in writing, before you ever tour a home.
The DeLeon Group · Jorge N. DeLeon, GRI, ABR, CRB · LeighAmber DeLeon · Serving Ventura County, Santa Barbara, the Conejo Valley & North Santa Barbara County — buyers, sellers, and investors.
Jorge N. DeLeon, CA DRE #01148777 · LeighAmber DeLeon, CA DRE #02229171 · eXp Realty Inc of California, Broker DRE #01878277