Ventura Beach Homes for Sale

Ventura beach homes at a glance

• What the grid shows: These beach homes for sale in Ventura, CA are MLS waterfront listings with a Ventura address: the beach lanes of Pierpont, canal homes in the Ventura Keys, and beach colonies north of the Ventura River.
• City or County: Pierpont and the Keys are inside the City. North of the river, Faria, Solimar and Mussel Shoals are unincorporated County beach communities, so County rules apply despite the Ventura address.
• Shore Drive is not a street: Seaward of Pierpont’s beachfront homes runs Shore Drive, a 40-foot City right-of-way with buried utilities but no road. Under a 2011 settlement, the City clears blown sand from the street ends twice a year.
• An armored coast: Except at Rincon Point, the County’s 12-mile North Coast sits behind revetments and seawalls. At Faria every beachfront lot has its own protective device.

Sea level rise, City and County

The City is updating its Local Coastal Program, first certified in 1989, with a public draft expected in fall 2026; its hazard list includes rising groundwater, which can damage foundations. In December 2023 a rogue wave overran Pierpont’s lane ends and flooded several structures; a State Coastal Conservancy grant of up to $1,242,182, proposed in February 2026, would fund a Pierpont dune and sand plan.

The County’s update, certified August 13, 2026, requires a site-specific hazard study for development in mapped screening areas, with the risk recorded in the chain of title. With about 5 feet of sea level rise, the County found, the shoreline armor at Faria, Solimar and Mussel Shoals could face regular tidal flooding.

Ventura beach home questions, answered

Can I rent a Ventura beach home by the night?

City coastal-zone rules, approved March 11, 2026, cap non-owner-occupied rentals at 100 in Pierpont (no more than 10 percent of any lane) and 35 in Harbor/Keys, with a two-night minimum and one Pierpont permit per owner; a home held by a business entity can be ineligible. County permits go only to owners and expire on sale.

Will the hazard disclosure show tsunami risk?

Not reliably. The State’s Tsunami Hazard Area maps are for evacuation planning and do not meet real estate disclosure requirements, so check the address yourself. A quake on the offshore Ventura-Pitas Point fault could send a tsunami ashore with only minutes of warning.

Can a new County beach home rely on a seawall?

No. New development in a screening area must be designed not to need one over its life, and in a FEMA V zone it must avoid the hazard or set its lowest structural member 1 foot above the design flood elevation. For inland options, see Ventura homes for sale.