Pierpont Beach
$1.3M – $3MSouth of the pier. Beach-cottage grid, walk to sand, the most sought-after rental neighborhood.
VenturaBeach Homes
Ventura Beach Homes — Pierpont, Keys, and Hillside
Beachfront and beach-adjacent homes in Ventura — Pierpont cottages, Keys waterfront, and Hillside view homes. What each market actually transacts at in 2026.
Beach Homes in Ventura
Ventura's beach market splits into three products: Pierpont cottages walking-distance to the surf, Ventura Keys homes with private docks on the canal, and Hillside homes with ocean views above the 101. Each segment has a different buyer profile and different supply dynamics.
Inventory is constrained on all three. Pierpont typically carries 8-15 active listings, the Keys 3-6, and the Hillside another 6-12. Buyers who succeed here are the ones with a clear preference between walk-to-surf, dock-attached, and view-from-hillside before they start looking.
What your budget buys
What you get at this price
Pierpont: a 2-3 bed beach cottage on the grid south of the pier, walking distance to surf and downtown ($1.3M-$3M depending on condition and beachfront-vs-second-row). Ventura Keys: a 3-4 bed waterfront home with a private dock on the canal ($1.5M-$3M). Hillside: a 3-4 bed view home above the 101 with Channel Islands or harbor views ($1.4M-$2.5M for typical update; estate-class hillside trades higher).
Who this fits
Best for
- Surfers and beach lifestyle buyers (Pierpont)
- Boat owners who want a private dock without leaving Ventura (Keys)
- Buyers prioritizing view, lot size, and quiet over walkability (Hillside)
- Second-home and investor-occupant buyers from LA, the Bay Area, or out of state
Where to look
Ventura neighborhoods in this range
Hillside / Above the 101
$1.1M – $2.5MView lots, older custom homes, quiet. Limited new construction.
Before you write an offer
Watch-outs
- Coastal Commission permitting affects remodels, additions, and seawall/dock work in Pierpont and the Keys — verify approved plans during disclosure review.
- Insurance: flood insurance is required in much of Pierpont and the Keys; coastal-property premiums are real. Get quotes during contingency.
- Hillside slope stability and drainage are inspection priorities — a geotechnical review is wise on any hillside purchase.
- Short-term rental regulations have evolved — verify current STR permitting if rental income is part of your investment thesis. Pierpont has a long STR history but the regulatory landscape is tightening.
Live inventory
See what’s on the market right now
This search is pre-filtered to Ventura at Beach Homes and updates straight from the MLS.
Browse listingsGood to know
Beach Homes in Ventura — common questions
What does $2M get me on Pierpont?
At $2M in Pierpont you're typically in a 1,400-2,000 sqft updated beach cottage, second-row from the sand, or a smaller direct-beach cottage in original condition. Direct-beachfront with updates usually starts at $2.5M and runs to $4M+. The exact mix depends heavily on what's listed at the time — there are often only 3-6 examples available simultaneously.
Can I keep a boat at a Ventura property?
Only in the Ventura Keys, which is a small enclave of canal-front homes between Pierpont and the harbor. The Keys is the only neighborhood in Ventura proper with private dock-attached residential. Most boat-and-house buyers in the area also look at Mandalay Bay or Seabridge in Oxnard, where dock inventory is deeper.
Are Pierpont cottages a good investment property?
Historically yes, with caveats. Long-term appreciation has been strong, and rental income — both long-term and short-term where permitted — has supported holding costs for many owners. The current variables: STR regulations are tightening, insurance and maintenance costs on coastal property are rising, and Coastal Commission permitting limits what you can do to a property. Run the numbers conservatively, not on legacy cash flow assumptions.
Change the budget
Other price ranges
Last reviewed 2026-05-04.
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Property listings open on the Walters Group Real Estate search site. Listing data is provided by the applicable MLS and is deemed reliable but not guaranteed.
Jason Walters, REALTOR®. California DRE #01467130. Walters Group Real Estate, eXp Realty of California, Inc., DRE #01878277.