Homes for Sale in Rancho Matilija, Ojai

Rancho Matilija at a glance

• A name used in listings: Rancho Matilija homes for sale in this search sit on the streets listings give that name: Macdonald Drive, Shokat Drive, Oak Grove Court, Blue Heron Circle and Linda Flora Drive, north of Baldwin Road (State Route 150) and west of the Ventura River.
• Unincorporated County land: Census maps put most of the outline inside Census-defined Mira Monte and none of it in the City of Ojai, so County zoning and the Ojai Valley Area Plan govern what can be built.
• Preserve land along the river: OpenStreetMap draws the Ojai Valley Land Conservancy’s Ventura River Preserve beside the outline’s eastern boundary and north of it; the Conservancy puts it at nearly 1,600 acres covering three miles of the river.
• Very High on the state map: Nearly the whole outline rates Very High on the State Responsibility Area map CAL FIRE keeps, so check the rating parcel by parcel.

Who supplies the water

Two public districts meet along Baldwin Road, the south edge: LAFCo’s 2022 water district review says the Meiners Oaks Water District’s pipes and the Ventura River Water District’s share the Rice and Baldwin road right-of-way. Separately, a 2013 presentation posted by the Ventura River Watershed Council listed a Rancho Matilija Mutual Water Company among 11 mutual companies in the watershed, owned by shareholders and customers. Its current status is unconfirmed, so ask the seller which provider bills the house and, for a mutual company, how a share transfers.

Rancho Matilija questions, answered

What does a state-zone lot ask of its owner?

As of 2026, Public Resources Code 4291 has an owner on State Responsibility Area land keep a 100-foot defensible-space zone on every side of the house, stopping at the property line. Ordinance 34 of the Ventura County Fire Protection District, in effect since January 1, 2026, adds a sale step for homes rated High or Very High: an inspection report for the buyer.

Does the name come with an association?

Check recorded covenants in the preliminary title report and ask the seller. Where the home sits in a common interest development, Civil Code 4525, as it reads in 2026, has the seller provide the association’s governing documents, its latest budget report and the association’s written figure for assessments due.

Does the Ventura River put lots in a flood zone?

Almost all of this outline reads Zone X on FEMA’s map, but a thin band of Zone AE runs along the east edge near the river, so check the parcel. See nearby Mira Monte homes for sale and Meiners Oaks listings, the full Ojai homes for sale search, or work with an Ojai real estate agent.