Leisure Village Camarillo: Why Homes Are Selling for Less in 2026
Why Are Leisure Village Homes Selling for Less in 2026?
Quick answer: Leisure Village home prices have been running lower all year, down anywhere from 3% to 11% depending on the month you look at. Homes also took longer to sell earlier this year, though that pace eased some by summer. If you own in Leisure Village or you're thinking about buying in, the market has shifted from where it was a year ago.
If you've been watching listings in Leisure Village, you've probably felt it. Homes that used to go under contract in a few weeks are taking longer. And the prices closing aren't quite where they were in 2025.
Why are prices down?
The dip isn't a one-month blip. In March 2026, homes sold for a median of $655,000, down 8.5% from the year before. By May, the median sold price was $590,801, down 11.2% year over year. By July, the median list price had settled at $625,000, down 3% from July 2025.
Different months, different numbers, but the direction is the same. Prices have been softer through most of 2026 compared to last year.
How long are homes actually sitting?
This one's a little more mixed. In March, homes were averaging 77 days on the market, up sharply from 40 days the year before. By July, days on market had eased back to around 70, roughly in line with July 2025.
So the slowdown hit hardest earlier in the year and has settled some since. If you're selling, that still means you should expect a longer runway than you might have planned for in past years.
Is this a buyer's market right now?
For buyers, softer prices and a longer selling window usually mean more room to negotiate. Only 10 homes sold in Leisure Village in March 2026, compared to 29 the year before, so there's also less competition for the homes that are on the market. If you've been priced out of Leisure Village in past years, this year's numbers are worth a second look.
What does the HOA fee actually cover?
Leisure Village HOA dues run between $602 and $823 a month, depending on your floor plan. That fee isn't just landscaping. It covers water, trash, sewer, Spectrum cable and internet, exterior maintenance of your home, greenbelt landscaping, security, and a master insurance policy covering home exteriors and common areas.
For buyers coming from a standard single-family neighborhood, that fee can look high at first glance until you add up what it replaces. It's worth comparing your total monthly cost, not just the dues line, against what you'd pay for insurance, landscaping, and exterior upkeep on your own.
What this means for you
If you're selling in Leisure Village, price realistically from day one. The market has more patience than it did last year, and an overpriced listing will just add to your days on market.
If you're buying, this year's slower pace and softer pricing may be your opening, especially with fewer buyers competing for each listing.
If you're a homeowner just watching your equity, know that the drop isn't unique to your street. It's showing up across the community, across multiple months of data.
Leisure Village is a 55+ community, and to live there, at least one resident per household needs to meet that age requirement, or be part of a married couple where one spouse qualifies. That rule affects who can buy, which shapes the buyer pool and, in turn, the pace of sales.
FAQ
Why are Leisure Village home prices lower in 2026? Multiple months of 2026 data show prices down compared to the same months in 2025, ranging from about 3% to 11% depending on the period measured.
Is it a good time to buy in Leisure Village? Softer pricing and less competition for listings this year may work in a buyer's favor, though every offer should still be based on a current comp for the specific model and location.
How long does it typically take to sell a home in Leisure Village right now? Earlier in 2026, homes were averaging around 77 days on market. By summer, that had eased closer to 70 days, similar to the prior year.
What's included in the Leisure Village HOA fee? Water, trash, sewer, cable and internet, landscaping, exterior home maintenance, security, and a master insurance policy for exteriors and common areas.
Who can live in Leisure Village? At least one resident per household must be 55 or older, or be part of a married couple where one spouse meets that requirement.
Should I price my home differently if I'm selling in Leisure Village this year? Yes. With homes taking longer to sell than in 2025, pricing accurately from the start matters more than it did a year ago.
Curious what your Leisure Village home is worth today?
Get a free, no-pressure home value estimate: leisurevillagehomevalue.com
Tricia Garcia, eXp Realty
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