Piru, CA 93040 housing market

What this means

• Valuation. Prices are 15% below this area's pre-2020 price-to-income norm, cheaper relative to incomes than before the pandemic.
• Prices. Home values are up 0.9% over the past year (U.S.: +1.2%).
• Supply. There are 440% more homes for sale than the 2017-19 norm and rising (+80% vs. a year ago), so buyers have more to choose from than before the pandemic.
• Negotiating. Buyer leverage is moderate (44/100; U.S.: 54): homes typically sell at or above asking (100.0% of list) (as of Sep 2025); 0% of listings had a price cut (U.S.: 26%).
• Affordability. A mortgage on the typical home takes 46% of the median household income (U.S.: 35%); it takes about $145k a year to keep the payment at 30% of gross pay. That includes about $1,922 a year for home insurance (U.S.: $1,790).
• Disaster risk. FEMA expects about $667 a year in natural-disaster damage per $100k of building value (U.S.: $155). Check insurance costs before buying.
• Outlook. No clear direction: likely −7% to +9% over the next 12 months (66% chance of a rise).

Next 12 months

No clear direction

A rise is somewhat more likely than a fall, but not by enough to call. Likely change: −7.0% to +9.4% (80% range; middle estimate +2.3%), chance of a rise 66%, of a 5%+ drop 14%.

HouseVane's model, refit every month on local market signals and national ones, trained only on data known at the time. How accurate it has been.

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