Leisure Village holds 2,136 homes spread across its grounds in Ventura County, presenting a unique market for first time home buyers in Leisure Village, Camarillo, CA. Every single one is a single-story attached property – there’s no mix of high-rises, no detached houses, just a consistent architectural approach across the entire community.
It operates exclusively as a 55+ environment with an active homeowners association. What you’re actually choosing between here is one of 16 distinct floor plans, ranging from one to two bedrooms.
Current Prices and Market Activity
As of late spring 2026, the median sale price sits around $591,000 – down roughly 11% compared to the same period last year. At any given time you’ll typically find about 53 active listings to work with.
The median days on market runs 77 days before closing, and sellers are getting close to what they ask – the average sale-to-list ratio is 98.4%. That said, prices vary based on square footage and where a unit sits within the community, so you’ll want to pull recent comparable sales for whichever floor plan you’re targeting before drawing any conclusions.
Floor Plans and Property Layouts
All 16 models are single-level, and they split between one- and two-bedroom layouts with varying garage and carport configurations. The Avalon is the smallest option – 672 square feet, one bedroom, one bathroom, and a carport.
Step up into the mid-range and you have the Galaxy at 1,180 square feet and the Fiesta at 1,342 square feet. Both offer two bedrooms, two bathrooms, and a two-car garage.
Worth walking through several of these in person. The floor plans read similarly on paper but feel different once you’re moving through them.
Larger Units With Dens
If you need more room, the Amalfi, El Dorado, and La Jolla all add a den alongside two bedrooms and two bathrooms. The La Jolla is the largest floor plan available at 1,829 square feet, with a two-car garage.
The El Dorado comes in at 1,498 square feet and typically has a one-car garage, though some units have a two-car setup. The Amalfi offers 1,441 square feet with a one-car garage.
Monthly HOA Dues and Inclusions
The HOA charges between $602 and $823 per month depending on which floor plan you buy. For the 2025-2026 schedule: Avalon owners pay $602, Newport owners pay $663, and Del Mar carries a $705 monthly assessment. The base fee covers one occupant, and there’s an additional $30 per month for a second person.
What those dues buy you is real. The association funds security, water, trash, sewer, and Spectrum cable and internet services. They also take full financial responsibility for exterior maintenance, roof upkeep, and structural replacement – which is a meaningful offset when you’re budgeting.
Resident Responsibilities and Exclusions
The monthly fee doesn’t cover everything. You’ll pay your own electricity directly to Southern California Edison, and termite correction is excluded from master association coverage. The association also has specific insurance requirements for your unit’s interior that you’ll need to comply with.
Factor those separate costs into your monthly housing math before you decide what you can afford here.
Recreation and Community Amenities
The dues get you access to an 18-hole par-3 golf course, a heated year-round swimming pool, and a spa. Tennis and pickleball courts, walking paths, and a fitness center round out the sports side of things.
The recreation center has a woodshop, ceramics shop, billiards room, and library. There’s also RV parking, a farmer’s garden, and more than 60 organized clubs. For buyers who plan to actually use amenities rather than pay for ones they ignore, this community delivers a lot for the monthly number.
Community Rules and Ventura County Taxes
The 55+ age restriction is binding – at least one person living in the home must be 55 or older. Guests are welcome and can stay for up to three months after being announced at the guard gate.
A few other rules to know before you fall in love with a unit. Children between 5 and 17 can only use the pool from 12:00 PM to 2:00 PM, and children under 14 cannot use the spa, putting green, or golf course. You’re allowed up to two pets, and they must stay on a leash outdoors.
Property Tax Expectations
Ventura County property taxes follow California’s Proposition 13 framework. For the 2025-2026 assessment year, the effective tax rate runs between 1.1% and 1.3% of assessed value. Once you close, that assessed value can only increase by a maximum of 2% per year – regardless of what the market does to the actual value of the home over time.
Frequently Asked Questions
Are all the homes in Leisure Village Camarillo attached townhomes, or are there single-family detached options?
No single-family detached homes exist in the community. All 2,136 properties are single-story attached models, with 16 different floor plans ranging from one to two bedrooms.
Do the monthly HOA fees in Leisure Village vary depending on which floor plan or home size I purchase?
Yes – the association scales dues to the specific model. Fees range from $602 for the Avalon up to $823 for larger units. The base fee covers one occupant, with an additional $30 per month for a second person.
Does every person living in the home need to be 55 or older to buy in Leisure Village?
No. The requirement is that at least one resident in each home meets the 55+ threshold – not every occupant. Guests of any age may stay for up to three months.
How many bedrooms and bathrooms do the largest home models in Leisure Village typically offer?
The largest floor plans offer two bedrooms, two bathrooms, and a den. The La Jolla is the most spacious at 1,829 square feet, with a two-car garage.
How long does it typically take for homes in Leisure Village to sell?
The median days on market is 77 days. Buyers should expect properties to sell for roughly 98.4% of their listing price.