Homes for Sale in Santa Paula, CA 93060

Santa Paula at a glance

• Older, mostly single-family stock: Homes for sale in Santa Paula, CA come from a stock of about 9,050 units, 66 percent of them single-family, the City’s 2021-2029 Housing Element reports. Most were built before 1970.
• A small city in a large ZIP: Census 2020 geography puts the City at about 5.5 square miles of land inside ZIP 93060, which covers about 92. Nearly all of the rest lies outside any city.
• Ringed by groves: Incorporated in 1902, Santa Paula sits in the Santa Clara Valley among orange, lemon and avocado groves. Greenbelt agreements with Ventura and Fillmore cover land on its east and west sides.
• County fire since 2018: The City joined the Ventura County Fire Protection District on July 8, 2018, and Santa Paula is still in Ventura County Fire’s service area as of 2026. The former Santa Paula Fire Station 82 on Main Street is now County Station 26.

Santa Paula’s areas and housing types

Santa Paula’s older housing includes blocks that a 1980-81 County cultural heritage survey submitted to the State inventory of historic resources as neighborhoods, among them Santa Paula Street, Pleasant Street, Virginia Terrace, Mill Street and Sixth through Tenth streets. The Housing Element describes denser, older neighborhoods south and east of downtown, and notes that homes built before 1978 may contain lead-based paint, so test before a remodel.

The City’s largest specific plan for new housing is in the northeast. Harvest at Limoneira, the East Area 1 Specific Plan, was annexed to the City in 2013 and began construction in 2017. The plan covers about 501 acres and, since a March 2024 amendment, allows up to 2,050 homes in five planning areas, from single-family to multi-family and live/work, under a form-based code. New-construction listings anywhere in town show under new construction.

Mobile home parks are part of the housing mix. The Housing Element places them in the City’s Mobile Home Park land use designation and names the larger ones: Santa Paula West, 400 Mobile Estates, Rancho Santa Paula, The Oaks and Anacapa. See them together under mobile homes for sale.

Other searches cover condos, horse property, multi-family properties, gated communities and homes with a pool.

City rules, fire, flood and water

Santa Paula has its own mobile home rent ordinance. As the City describes it in 2026, it ties annual increases to inflation, limits rent hikes and creates a Mobile Home Rent Review Commission. Spring 2026 community forums opened a review of possible updates, so confirm with the park and the City which version governs a given space.

Under Ventura County Fire’s Ordinance 34, a seller whose property lies in a High or Very High Fire Hazard Severity Zone must, starting January 1, 2026, give the buyer written proof of a passing defensible-space inspection; the County suggests requesting it two weeks or more before closing. CAL FIRE’s incident record shows the 2017 Thomas Fire starting December 4 near Highways 150 and 126, north of Santa Paula, and burning 281,893 acres in Ventura and Santa Barbara counties. The Department of Insurance says insurers price wildfire risk with their own models, not the State’s hazard maps, so get quotes early.

Two waterways shape the flood map: Santa Paula Creek through town and the Santa Clara River on the south side. Sample points run against FEMA’s flood hazard layer in October 2026 put both in Zone AE, with regulatory floodway along parts of each, and some Zone AE points sat well away from the creek bed, so map the exact parcel. On a federally backed mortgage, FEMA makes flood insurance mandatory in a high-risk zone, and California’s Natural Hazard Disclosure tells a buyer whether the home sits in a FEMA special flood hazard area. For any home, a Santa Paula real estate agent will check both zones.

Santa Paula questions, answered

Are all Santa Paula homes for sale inside city limits?

Not necessarily. Land outside any city makes up most of ZIP 93060, and on those parcels the County of Ventura’s Planning Division, not the City, sets zoning. Confirm jurisdiction before planning animals, a second unit or an addition.

Is a Santa Paula home on City water?

A Regional Water Quality Control Board order, as amended in 2022, says City drinking water comes from deep wells owned and run by the City’s Water Division, naming five that together produce up to 10.6 million gallons a day. A home outside city limits may have another supplier, so ask the seller.

Why can building at the edge of town require an election?

Per the City’s 2022 Housing Element, SOAR, approved by voters in 2000 and renewed in 2016, requires a public vote to develop outside the City Urban Restriction Boundary. A 2006 initiative generally requires one for projects of 81 acres or more; East Area 1 was voter-approved.