Fix, Flip & Invest in Ventura County

The money in Ventura County real estate is often hiding in the houses everybody else walks past. We help investors find fixer-uppers, line up fix-to-flip and fix-to-invest financing, and sell the finished product — all with one local team. For California properties — this program is specific to California and governed by California law.

Talk through a deal: 805-790-0020 How the financing works
2 pathsFix & flip, or fix & hold
Every Ventura County cityVentura, Oxnard, Camarillo, Thousand Oaks, Simi Valley, Ojai & more
30+ yearsJorge's Ventura County real estate experience
A home mid-renovation on one side and freshly finished on the other, with workers painting and fitting drywall
The work in the middle is where the value gets made.

Our active listings

Homes The DeLeon Group has on the market right now — in Ventura County and beyond. See one you like? Call or text us for a showing, or tell us what you're looking for below.

For Sale

$1,299,000

3668 Sunset Knolls Dr, Thousand Oaks, CA 91362

4 bed · 2 bath · 2,139 sq ft

MLS #V1-39432

Open House Sun Nov 15, 1–4 PM

View on Zillow Schedule a showing
For Sale

$276,500

0 Burson Ranch Rd, Fillmore, CA 93015

Land · 79.21 acres · Zoned OS-160

Views over Fillmore and the Santa Clara River Valley

View on Realtor.com Schedule a showing
For Sale

$150,000

1550 Rory Ln Unit 184, Simi Valley, CA 93063

3 bed · 2 bath · 1,536 sq ft manufactured home (1974) in Simi Country Mobile Home Estates

Space rent $1,850/mo · 3-year lease

Probate sale, subject to court approval

View listing Schedule a showing
See all on Zillow See all on Realtor.com

Listings verified Nov 14, 2026 — call or text 805-790-0020 to confirm availability.

Tell us what you're looking for

Send us a note and we'll get back to you. Submitting opens your email app with everything filled in — or just text us.

Text us at 805-790-0020

Two ways to work a fixer-upper

Every investor we talk to is running one of two plays. Both start the same way — buy the right house, at the right number, in the right Ventura County neighborhood. Where they differ is the exit.

Path one

Fix & Flip

Buy a home that needs work, renovate it, and sell it into a market where the median sold price is $862,100 (Redfin, October 2026). Speed and discipline matter: the right purchase price, a rehab budget that holds, and a listing that shows the finished home at its best.

  • Financing structured for purchase plus renovation
  • Local guidance on what Ventura County buyers pay for
  • We list the finished home when it's ready to sell
Path two

Fix & Invest (Hold)

Buy the same kind of house, fix it, and keep it — as a long-term rental or hold in communities from Oxnard to Thousand Oaks. The renovation still creates the value; you just collect it over years instead of at one closing.

  • Financing access for fix-to-invest purchases
  • Neighborhood-by-neighborhood local knowledge
  • A team that works both sides of your portfolio over time

Ugly in, value out

This is the whole business in two pictures. The first house is the one most buyers scroll past — and the one investors should be studying. The second is what a disciplined renovation turns it into.

A neglected single-story house with peeling paint, boarded windows and an overgrown yard
The starting point
A bright, fully renovated kitchen with white cabinetry, marble island and modern fixtures
The finished product

Representative photos — for illustration; they may show different homes.

Financing for the fix

The DeLeon Group has access to financing for investors who want to fix and flip, or fix and hold as an investment — and, separately, renovation loan options for buyers who want to fix a home to keep and live in. All of these programs are for California properties and are governed by California law. We describe financing in general terms on purpose — the right structure depends on the property, your timeline, and your exit, and no honest person quotes you a rate on a website.

What we can do is sit down with you — before you write an offer — and talk through how the financing can be put together for the deal in front of you: the purchase, the renovation budget, and how the loan gets resolved when you sell the flip or settle into the hold.

For investors — fix to flip or fix to hold: fix-to-flip financing is typically suited to hard money lending or investor loans, handled by third-party mortgage brokers who work in that type of financing. That same third-party mortgage-broker channel covers both fix-to-flip and fix-to-hold financing — the brokers who structure a short-term flip loan are the same channel we work through when you plan to fix a home and hold it as a rental or long-term investment. The right structure depends on the property, your timeline, and whether you plan to sell the finished home or hold it as an investment.

For buyers who want to fix to keep and live in it: that path uses a renovation loan, covered in the Fix to Live panel below. There are different programs available, and we work with at least three or four lenders who provide different options for those buyers — we will help you compare which option fits your purchase and renovation.

Jorge brings 30+ years in Ventura County real estate to that conversation, including more than a decade in escrow and title before his broker's license. He has seen these deals from every seat at the table, and that depth is what keeps a good deal from going sideways on the paperwork.

Start with a phone call

Financing is provided by lenders, not by The DeLeon Group or eXp Realty. Programs, terms and availability vary and are subject to lender approval. Nothing on this page is a loan offer, a rate quote, or a commitment to lend. We do not solicit any compensation from lenders for referring business to them. If there is a fee associated with brokering a loan, it would be disclosed — but in 99% of cases, as your buyer's agent, we do not benefit from these lender relationships.

Fix to Live — buy it, fix it, and live in it

Not every fixer-upper is a flip. Our Fix to Live program is for buyers who want to buy a home that needs work, fix it, and live in it — and it is built around a renovation loan: financing that covers the purchase and the renovation together. A core part of the program is working with an experienced contractor who can provide an honest, competitive bid and who understands how this loan program works. Not every contractor is approved for this program, and not every contractor is willing to work under it.

That is why, before you commit to a purchase, if you find a property you love, we recommend getting a quick estimate first — so you can see what the renovations will likely cost and whether there is enough equity in the purchase to make it make sense. For example, if a home's after-repair value is $1,000,000 and the renovation cost is about $100,000, you need to buy it at a price where you are not overpaying and the lender and the new loan can actually cover the purchase plus the work.

After closing, some buyers want extra handholding — meeting with the contractor, helping coordinate the contractor in charge of the build, and help figuring out finishes and colors. We may charge a fee for that post-closing coordination help. That conversation typically starts with a consultation before we begin finding homes for you to buy, so the scope is clear upfront.

You are welcome to work with your own contractor — using our suggested contractor is not a requirement. We suggest the contractor we do because that contractor is reputable, understands the dynamics of this program, and can offer different levels of renovation based on your budget.

See the full Fix to Live Ventura County page →

The contractor estimate — for flips, holds, and homes you will live in

Whether you are buying a fixer-upper to live in with a renovation loan, or buying to fix and flip or fix and rent as an investment, the renovation number has to be real before you buy. Our contractor can provide an estimate of the renovation cost for a specific property — here is how that estimate works.

Estimate for a fee

Our contractor will provide an estimate of renovation for a fee. That fee is charged by the contractor and is not negotiated by us — we do not set it and we do not negotiate it on the contractor's behalf.

Credited if you proceed

When you go through with a specific property, the fee you paid to quote the renovation cost for that specific property will be credited toward any signed contract with that specific contractor for that property.

Your contractor is welcome

We are happy to work with your specific contractor — it is not a requirement to use our contractor. The contractor we suggest is reputable, understands the dynamics of this program, and can offer different levels of renovation based on your budget, from essential repairs to a fuller renovation.

Getting the estimate first — before you commit — is what lets you check the purchase price, the renovation cost, and the after-repair value together, so you are not overpaying and the loan can cover the purchase plus the work.

Run your own deal math

A quick planning worksheet — your numbers, not ours. Enter a purchase price, a rehab budget, and what you believe the finished home will sell for, and see the spread after selling and holding costs. The figures pre-filled below are illustrative placeholders — replace every one of them with your own numbers before you draw any conclusion.

Flip worksheet

Estimates only — every deal carries its own costs, and this is a starting point for a conversation, not a projection or a promise of profit.

—Total in (purchase + rehab)
—Estimated spread after costs
—Spread as % of resale value

Selling and holding costs vary by deal — commissions are negotiable, and taxes, insurance, utilities and financing costs differ by property. Talk to us before you rely on any worksheet number.

The Ventura County numbers

Investors live and die by the spread between what a house costs and what it sells for. Here is the current shape of this market — list prices and sold prices kept separate, because they are two different numbers and confusing them is how deals go wrong.

Median list price
$1,149,000

What Ventura County sellers are asking. Altos Research, week of November 9, 2026.

Median sold price
$862,100

What Ventura County homes actually closed at. Redfin, October 2026.

What the median buys

Illustrative example — not a real listing. At the ~$862,100 median sold price and roughly $559–$565 per square foot, a typical home at the median works out to about 1,500 square feet — for example, a 3-bed, 2-bath single-family home, often built in the 1960s–1980s, in Ventura or Oxnard. That is exactly the kind of house investors look for: solid bones, dated finishes, and room to create value.

Median list price by city

Where asking prices sit across the county's main markets — the backdrop for every after-repair value estimate.

Thousand Oaks $1,282,000 Ventura County $1,149,000 Ventura $1,099,450 Oxnard $1,040,000 Camarillo $905,000 $0 $350K $700K $1.05M $1.4M

Source: Altos Research, November 2026 (city medians and county median list). County median sold price: Redfin, October 2026. Figures are county and city medians — a starting point for analysis, not a valuation of any specific property.

How we work with investors

No dancing TikToks — just good old-fashioned work. Here is what working a deal with The DeLeon Group looks like.

1

Find the house

We watch Ventura County for the homes that fit your play — fixer-uppers on the MLS and, where a seller prefers it, homes being sold off-market or as-is. Jorge is at the weekly agent pre-caravan meetings in Ventura, Oxnard and Camarillo, hearing about inventory before it goes live. Selling a home that fits this play? See how our office exclusive program for selling to investors works.

2

Structure the deal

We talk through the financing before you commit, walk the renovation scope with clear eyes, and pressure-test the numbers against what finished homes are actually selling for nearby — not what sellers are asking. That includes getting a contractor estimate for the specific property — our contractor charges a fee for that estimate (not negotiated by us), credited toward a signed contract with that contractor if you proceed on that property. Your own contractor is welcome, too.

3

Sell it or hold it

Flipping? We list the finished home under the Smart Seller Program and market it properly. Holding? We stay your local team for the next one. Sell one with us and buy the next with us — ask us about our list-and-buy incentive package.

Selling a finished flip? eXp Ready™ can polish it first

When you list with The DeLeon Group, eXp Ready™ offers up to $50,000 in pay-at-close funds for pre-listing prep — staging, painting, flooring, landscaping, final repairs — with no monthly payments, repaid from closing proceeds (only what you use, plus a one-time fee and interest at low fixed rates). The loan is made by Notable Finance, LLC or Quorum Federal Credit Union, subject to credit approval, and you pick any vendor you like for the work. It is due at closing or 12 months, whichever comes first; if the home has not sold within 12 months, you can request an extension or a payment plan. It must be repaid if the home comes off the market. Details are on our We Sell Ugly Homes Too page.

Sell your home to investors

Own a Ventura County home that needs work? You do not have to list it on the MLS to find out what investors will pay. Through our office exclusive program, The DeLeon Group represents you while your home is offered privately to investors — no MLS marketing, no public listing, just one-on-one offers for you to choose from.

Office exclusive

Exclusive representation, no MLS

This program requires an agreement in place: an office exclusive agreement giving The DeLeon Group the exclusive authorization to represent the seller of the property. With that agreement signed, the home is not marketed on the MLS — it is offered and sold to investors on a one-on-one basis only.

  • Agreement in place before any offers are solicited
  • No MLS marketing and no public listing
  • Offered privately, investor by investor
  • Full photography package, a dedicated property page, and an as-built floor plan — so investors bid informed, not blind
  • Full guidance and full representation for the seller throughout
True net to the seller

The investor covers the costs

Here is how the program is structured: the investor pays our fee and is expected to cover all closing costs. Investors are instructed to submit their offers that way — covering our fee, title, escrow, and the other closing costs — so for the seller it is a true net transaction.

  • Investor pays The DeLeon Group's fee
  • Investor covers all closing costs, including title and escrow
  • No closing costs, commissions, title or escrow for the seller to worry about
  • The number you see is what you net — no closing costs, commissions, title, or escrow to worry about
  • Every proposed offer comes with a full estimate of net proceeds — who gets paid, and what gets paid

Investors bid on the real home — not a blind offer

Private does not mean vague. Even though this program has no MLS marketing, we still document the home properly before any investor is asked to bid — so every offer is based on a true picture of the property, which saves everyone time and makes the process as efficient as possible.

Full photography package

We do a full photography package of the home — not a luxury, staged photo package, but an honest one that shows the property's true, current condition, exactly as it stands.

Dedicated property page

We create a dedicated site for the property where investors can review the photos and the details in one place, on their own time, before they decide on a number.

Floor plan, as built

The property page includes a floor plan of the home as built — its current layout and configuration — so investors can study the footprint and plan their numbers against what is actually there.

With the photos, the property page, and the as-built floor plan in front of them, investors can put together a proper, informed bid — not a blind offer. That means fewer wasted showings, fewer surprises, and offers a seller can compare with confidence.

Full transparency — a net proceeds estimate with every offer

Because the investor pays all the fees in this program — including ours — you are entitled to see exactly where every dollar goes. Nothing is hidden, and nothing is taken on trust: it is all in writing, with every proposed offer.

Our fee, fully disclosed

It is fully disclosed exactly what we are being paid by the buyer as your listing agent. You see our compensation spelled out — not buried, not implied, and not a surprise at closing.

Who gets paid, what gets paid

The estimate lays out the full picture: the offer price, the fees and closing costs the investor is covering — title, escrow, and our fee included — and what each party receives, line by line.

Delivered with the offer

A full estimate of net proceeds is delivered with any proposed offer, so when you compare five to seven offers, you are comparing true net numbers — not headline prices with the costs left out.

Full transparency is how this program runs from the first conversation to the last signature. If a number is not on the estimate, ask us — and we will show you exactly where it sits.

1

Agreement in place

The seller — or the principal who controls title to the property — signs the office exclusive agreement. That decision maker chooses whether this program is the option that serves them best.

2

We gather the offers

We present the home to investors one-on-one, with the photography package, dedicated property page, and as-built floor plan ready for them to review. The goal is not just one or two offers — the goal is to present up to five to seven offers, so you can compare real options side by side.

3

You pick the best one

You choose whichever offer serves you best. Each proposed offer arrives with a full estimate of net proceeds — showing who gets paid and what gets paid, including what the buyer is paying us as your listing agent — and we walk through every one with you, with full guidance and full representation included in this program.

Run it as a test period — the MLS stays an option

The decision maker can run this program as a test period, for a period of time we agree on together. If it does not work, or no satisfactory offer comes in, we can then put the home on the MLS to see what the general public is willing to offer — the same home, sold the traditional way through our Smart Seller Program. You are not locked into one path: you choose the option that serves you best, and you can change course if the offers do not.

Talk about selling to investors: 805-790-0020

The rest of the ecosystem

Investing touches both sides of the market. These four pages cover the whole ecosystem — how we sell a finished flip, how a purchase runs from consultation to closing, how a home that needs work can be sold without the MLS, and how to buy a fixer-upper to live in.

Smart Seller Program

Three ways to sell a Ventura County home — Ventura Essential 1%, Marketed 1.99%, Signature 2.99% — plus eXp Ready™ pre-listing funds and the current market numbers. Every sale also carries a $495 transaction fee, and commissions are negotiable. Where your finished flip gets sold.

See the seller options →

Smart Buyer Plan

How buying a home in Ventura County works, step by step: consultation, lender interviews, pre-approval, offer strategy, inspections, escrow and closing — and how buyer-agent compensation works, in plain language.

See the buyer plan →

We Sell Ugly Homes Too

Own a Ventura County home that needs work? The options for selling it as-is, fixing it up with eXp Ready™, or selling it to investors off-market — including the full eXp Ready™ details.

See the options for a home that needs work →

Fix to Live Ventura County

Buying a fixer-upper to live in? How a renovation loan covers the purchase and the work together, and how the contractor piece of the program works.

See the Fix to Live program →

Bring us a deal

Looking at a fixer in Ventura, Oxnard, Camarillo, Thousand Oaks, Simi Valley, Ojai, Santa Paula, Fillmore, Moorpark or Port Hueneme — or anywhere else in Ventura County? Thinking about your first flip, or your fifth hold? Call Jorge N. DeLeon, GRI, ABR, CRB, and LeighAmber DeLeon — we'll talk through the property, the financing and the exit, straight.

Jorge N. DeLeon, CA DRE #01148777 · LeighAmber DeLeon, CA DRE #02229171 · eXp Realty Inc of California, Broker DRE #01878277

Call 805-790-0020 Email jorge.deleon@exprealty.com