Your Ojai real estate agent
A local who knows Ojai.
I’m a Ventura County local, and I help people buy and sell homes across Ojai, from the streets around downtown and Libbey Park out to the orchard country of the East End. I’m also a licensed loan officer, so you can ask about the property and the financing in the same conversation.
- Ventura County local
- Real estate agent and licensed loan officer
- Hablo español
Edgar Limon, REALTOR®, DRE #02225743, Century 21 Masters · Loan officer, NMLS #2256286
A short hello, so you can put a face to my name.
Client reviews
In my clients’ words
Taken word for word from my Google reviews, with … wherever a review is shortened. Read more client stories
“Edgar was so kind and patient with us as we worked together to get our first home. He would immediately return our calls and always had an answer for our questions we had. Always had good advise and different options. Thank you Edgar for all you did to make our dream come true.”
Mirna A.
Google review
“Working with Edgar was great! … He would accommodate weekend and evening time… I definitely recommend him, you will not regret.”
Siska D.
Google review, shortened
Why work with me
What working with me in Ojai looks like
An Ojai real estate agent who knows the valley’s mix of homes, reads the loan side and speaks Spanish.
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Talk to me about Ojai
Every kind of Ojai property
A bungalow near the Arcade, a house in Meiners Oaks and an orchard parcel on the East End are very different purchases. I help you see what sets each one apart, from lot size and outbuildings to where the water comes from.
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Talk to me about Ojai
Financing checked early
Guest houses, acreage, wells and septic systems can all change how a home gets financed. I hold a loan officer license, so I raise those questions before you write an offer instead of after. The lender you use is always your choice.
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Talk to me about Ojai
Spanish or English
Contracts, disclosures and inspection reports make more sense in the language you think in. I explain each one in Spanish or English, and I point you to the right inspector when a question needs an expert.
How I help
How I help in Ojai
A small valley calls for a plan that fits the property. As your Ojai real estate agent with a loan license too, I shape it around the home, your timing and the money.
Talk to me about Ojai-
Buying a home in Ojai
First, you and I pin down what you want: a house close to downtown, room for horses, or something in Meiners Oaks or Mira Monte. New listings reach you as alerts, I tour with you in person or by video, and before any offer I pull recent nearby sales.
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Selling a home in Ojai
Ojai homes vary a lot, so I compare yours with recent sales of similar homes nearby, whether it is a bungalow in town or a parcel with a guest house. You get a price opinion, which is not an appraisal, then you pick the timing and I plan the sale around it.
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The loan side
Early on, I go over the kinds of loans that might suit you and the property. Then I can connect you with my lending team at 21st Century Lending or work alongside a lender you already picked. The choice is yours.
How much is your Ojai home worth?
Get a free home valuation and see what homes like yours are selling for in Ojai.
Thank you. Your request is in.
I may reach out within the hour or so with a few more questions, so I can give you the most accurate number. Keep an eye out for my text or call 🙂
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A price opinion from recent sales, not an appraisal.
Homes for sale
New Ojai listings
The newest homes on the market in Ojai, from the MLS through my home search. Swipe for more.
See all Ojai homes for sale All Ojai open houses Tour one with me
This information is for your personal, non-commercial use and may not be used for any purpose other than to identify prospective properties you may be interested in purchasing. The display of MLS data is usually deemed reliable but is NOT guaranteed accurate by the MLS. Buyers are responsible for verifying the accuracy of all information and should investigate the data themselves or retain appropriate professionals. Information from sources other than the Listing Agent may have been included in the MLS data. Unless otherwise specified in writing, the Broker/Agent has not and will not verify any information obtained from other sources. The Broker/Agent providing the information contained herein may or may not have been the Listing and/or Selling Agent.
Neighborhoods and searches
Explore Ojai
The valley stretches from downtown to the East End orchards, with Meiners Oaks at the west end and Mira Monte to the southwest. Some of it is inside city limits and some is unincorporated county land with an Ojai address. Each card opens live home searches.
ZIP 93023
Downtown and the village
Houses and cottages on the streets around Ojai Avenue, near the arcade built in 1917, Libbey Park and the Ojai Valley Trail, which follows an old rail line toward Ventura. Many homes here are older, so plan for a careful inspection.
ZIP 93023
The East End
East of downtown, Ojai Avenue runs toward the Topa Topa bluffs past citrus orchards. Many parcels out here are larger, and some come with a guest house or room for horses. Parts of the East End sit outside city limits, so check the tax bill and ask how the home gets its water.
ZIP 93023
Meiners Oaks
An unincorporated community on the west side of the valley, with the City of Ojai to its east and Mira Monte to its south. The Ventura River and the trails along it are close by. Like Mira Monte, it is county land rather than part of the city.
ZIP 93023
Mira Monte
Southwest of the city, Highways 33 and 150 both pass through Mira Monte, and 150 continues west past Lake Casitas. It is unincorporated, so its homes carry an Ojai mailing address while planning and permits go through the County of Ventura.
ZIP 93023
Condos, townhomes and mobile homes
Not every Ojai home sits on a big lot. The valley also has condos, townhomes and mobile home parks, and I can set alerts so new listings reach you right away.
Popular Ojai searches
Neighborhoods
Before you buy
Before you make an offer, check the address
Run these official lookups on any Ojai address, inside or outside city limits.
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Property tax rate
Every tax rate area inside Ojai city limits carries the same FY 2025-26 rate, 1.086629% of assessed value: the 1% base plus voter-approved bonds, including one for the Casitas Municipal Water District. Meiners Oaks, Mira Monte and other unincorporated areas have their own county rates, and some bills add direct assessments.
Find a tax bill (Ventura County Treasurer-Tax Collector) Ojai city tax rate book, FY 2025-26 (Auditor-Controller) Unincorporated areas tax rate book, FY 2025-26 (Auditor-Controller) Direct assessment levies by district (Auditor-Controller)
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Short-term rentals
The City of Ojai does not allow short-term or vacation rentals of 30 days or less anywhere in the city, including fractional vacation ownership, and sellers and their agents have to disclose that to buyers. Outside city limits, county rules apply instead.
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Flood zone
Enter the address in FEMA's Flood Map Service Center to see its mapped flood zone, especially near San Antonio Creek or the Ventura River.
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Fire hazard severity zone
With Los Padres National Forest along the valley's north edge, fire hazard zones matter for many Ojai addresses. The Ventura County Fire Department posts the updated state maps, so look up the exact address before you write an offer.
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Wells and septic systems
Some homes in the valley, mostly on larger rural lots, use a private well or a septic system instead of a water district and a sewer line. Ventura County Environmental Health permits septic systems and certifies private well water, so ask for those records during your inspection period.
Septic systems (Ventura County Environmental Health) Private well water (Ventura County Environmental Health)
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Earthquake and landslide zones
The California Geological Survey maps fault, liquefaction and landslide zones by address, which matters most on a hillside lot.
Tax rate: Ventura County Auditor-Controller, FY 2025-26 Tax Rate Book, Ojai City (TRAs 02000 to 02019); confirm on the parcel's tax bill. Rental rules: City of Ojai. Each link opens the agency's own page. General information, not tax or legal advice.
Common questions about Ojai homes
1. Which Ojai addresses are inside city limits?
Only part of the valley. Downtown and the streets around it are in the City of Ojai, while Meiners Oaks, Mira Monte and parts of the East End are unincorporated county land with an Ojai mailing address. That changes the tax rate, who issues building permits and the rental rules. The parcel’s tax bill shows which applies.
2. Can I buy an Ojai home to use as a vacation rental?
Not inside city limits. The City of Ojai does not allow short-term or vacation rentals anywhere in the city, and fractional vacation ownership falls under the same ban. Any stay of 30 days or less counts as short-term. Outside city limits the county’s rules apply. The city’s rules are linked in the address check section.
3. What should I know about wells and septic in the Ojai Valley?
Ask early whether the home gets water from a water district or a private well, and whether it is on a sewer line or a septic system. Have both checked during your inspection period, and ask Ventura County Environmental Health for its records. Wells and septic systems can matter to a lender too, which is why I look at the loan side before you make an offer.
4. How do you get from Ojai to Ventura and the 101?
Highway 33 runs south down the valley to Ventura and the 101, and Highway 150 heads east toward Santa Paula and west past Lake Casitas. Gold Coast Transit also runs buses between Ojai and Ventura. Traffic changes drive times a lot, so try your commute at rush hour before you commit to a home.
5. Can you help with the loan on an Ojai home too?
Yes. I am licensed as a loan officer as well as a real estate agent, so your loan questions can move along with your home search, and my lending team at 21st Century Lending can work on the loan itself. You are free to use any lender. If I act as both your agent and your loan officer, I disclose both roles to you in writing. More on home loans in Ventura County.
6. What is my Ojai home worth?
Recent sales of similar homes nearby come first, then condition and what else is for sale right now. In Ojai those comparisons vary widely: a bungalow in town, a house in Meiners Oaks and an East End parcel with a guest house each sell against very different homes. As your Ojai real estate agent, I start with a price opinion, which is not an appraisal. Ask for yours on my free home valuation page.
Explore Ventura County
Looking beyond Ojai?
Pick a city to see how I help there, the neighborhoods people ask about and the homes on the market. I work the whole county, from the beach cities to the inland valleys.
Ventura
Oxnard
Camarillo
Port Hueneme
Somis
Moorpark
Simi Valley
Thousand Oaks
Newbury Park
Oak Park
Westlake Village
Santa Paula
Fillmore
Piru
Ojai
Your next step
Have a move in Ojai in mind?
Maybe you want a first look at homes in the valley, maybe you are getting ready to sell, or both. Book a call and I will lay out clear next steps. If you want an Ojai real estate agent who can also answer your loan questions, start there.
What is my home worth? · Search Ojai homes · Get a loan quote
Licensing and disclosures
Edgar Limon, REALTOR®, CA DRE #02225743, with Century 21 Masters. Each office is independently owned and operated. Mortgage loan originator, NMLS #2256286, with 21st Century Lending, NMLS #241835, a division of Full Realty Services, Inc. Licensed by the Department of Financial Protection and Innovation under the California Residential Mortgage Lending Act and California Financing Law. Loans made or arranged pursuant to a California Financing Law license. Verify licenses at NMLS Consumer Access.
Century 21 Masters and 21st Century Lending are affiliated companies. You are not required to use 21st Century Lending, or any particular lender, as a condition of working with me, and if I act as both your agent and your loan officer, I disclose both roles and how I am paid to you in writing. I am not affiliated with or endorsed by the U.S. Department of Veterans Affairs, HUD, USDA or any government agency.
This page is general information, not a commitment to lend, and not tax or legal advice. All loans are subject to credit approval, eligibility, appraisal and property requirements. Programs can change. Equal Housing Opportunity. Equal Housing Lender.