Homes for Sale in Ojai, CA 93023

Ojai at a glance

• Bigger than the City limits: Ojai CA homes for sale here include every MLS listing with an Ojai address, inside or outside City limits. The City covers about 4.37 square miles, roughly between Villanova and Boardman roads.
• Detached houses lead inside the City: The City’s Housing Element counts 3,481 units inside City limits in 2020: about 69 percent single-family detached, 9 percent attached and 22 percent multi-family. Most were built before 1990.
• A County plan outside the City: Unincorporated land follows the County’s Ojai Valley Area Plan, adopted in 1979 and covering about 74,000 acres. It prohibits outward expansion of its Existing Community areas.
• One fire department, two land-use authorities: Ventura County Fire serves the City and unincorporated land alike, but zoning comes from the City or the County depending on the parcel.

Meiners Oaks, Mira Monte and the rest of the valley

Meiners Oaks, immediately west of the City with its own water district, and Mira Monte are unincorporated Census-designated places, not cities; they and Rancho Matilija have their own searches. For acreage or horse property on County land, the parcel’s Area Plan designation sets the minimum lot size: 2 or 5 acres in Rural Residential and 10 to 80 acres in Open Space.

Inside the City, recent construction has come mainly as accessory dwelling units, over 120 approved in the cycle before the 2021 Housing Element; valley-wide new construction has its own search. If layout comes first, single-story homes and homes with a pool each have a filtered search. For shared walls or rental units, compare condos with multi-family properties. Gated communities, 55-plus communities and open houses list separately.

For mobile homes for sale in Ojai, State figures counted none inside City limits in 2020, while the County’s July 2022 map of its 25 unincorporated parks lists 11 with Ojai addresses. A February 2026 County report counts 25 parks under County rent control.

Rentals, ADUs and rent caps by jurisdiction

As of 2026, the City bans rentals of less than 30 days anywhere within its limits, fractional vacation ownership included, and the seller’s agent, or a seller acting alone, must tell buyers the ban exists. In the County’s Ojai overlay zone, short-term rentals are not allowed unless the County had designated the property a landmark as of June 19, 2018, though an owner-occupied homeshare can get a County permit.

Per the City’s 2021 Housing Element, ADUs are allowed in all residential zones and the Village Mixed Use district, and City code lets a home of at least 2,000 square feet be split into two units; confirm current rules with the City. As of 2026, City Ordinance 937 caps yearly rent increases on covered units at 4 percent, once per 12 months. Have an Ojai real estate agent confirm City or County status first.

Hazard maps and who supplies water

Since January 2026, Ordinance 34 of the Ventura County Fire Protection District has meant that selling a home in a High or Very High fire hazard zone takes a passing defensible-space report for the buyer. Ratings vary, so check the parcel: sample points on CAL FIRE’s maps in October 2026 ranged from no zone near downtown to Very High on the City’s east side. CAL FIRE puts the 2017 Thomas Fire at 281,893 acres, and the City of Ojai annex of the County’s 2022 hazard mitigation plan records it as “No structures lost, City activated Emergency Operation Center, major impact to City.”

Flood zones vary too: sample points on San Antonio Creek inside the City and on a drainage channel near Mira Monte fall in FEMA’s Zone AE floodway, while points away from those channels in Meiners Oaks and Mira Monte fall in Zone X. With a federally backed mortgage, flood insurance is required in a high-risk zone.

Casitas Municipal Water District bought the Ojai water system from Golden State Water Company in 2017 and operates it, though the Ventura River Water District serves part of the City near its western boundary. Meiners Oaks Water District uses its own wells plus Casitas water, and three mutual water companies also draw on the Upper Ventura River Groundwater Basin.

Ojai questions, answered

Does an Ojai address mean the City of Ojai governs the lot?

Not always. ZIP 93023 covers the City plus unincorporated Meiners Oaks, Mira Monte and Upper Ojai, where the County of Ventura sets land use through its Ojai Valley Area Plan. Confirm the parcel’s jurisdiction before planning animals, an ADU or a rental.

Who treats wastewater from an Ojai house?

City homes use the Ojai Valley Sanitary District or an individual septic tank, per the Housing Element, and the District also serves the unincorporated valley. Ask the seller which applies, and request septic records if there is a tank.