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Oxnard Hard Money and Investor Loans

Farmland here does not become subdivision without a public vote first.

USA Mortgage funds investors across Ventura County. Oxnard writes its own rent rules. Farmland stays farmland unless voters say otherwise. Business-purpose loans only, terms set in underwriting.

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You hear the decision from the people who underwrote your deal.

Second Mortgage

An Oxnard rental second mortgage that leaves your first alone.

Second mortgages on Oxnard and Ventura County investment property, $50K to $1M, up to 80% CLTV. Business purpose only. Subject to underwriting.

$1M
max loan
80%
max CLTV
660
min FICO
3-4 weeks
to close

Typical terms, subject to underwriting and market conditions. Investment property and business purpose only. Not a commitment to lend.

A voter-locked land line

Ventura County's SOAR ordinance keeps land designated agricultural, open space, or rural through 2050 unless voters approve a change, and eight cities including Oxnard hold their own version. Outside a vested right, a signed development agreement, or a vesting tentative map, converting that land takes a ballot measure, not a permit application.

One county, very different yields

Port Hueneme and Oxnard carry a materially better rent-to-price ratio than the Conejo Valley cities, at roughly two thirds of the entry basis. A DSCR file priced off one countywide number misses that spread entirely.

Oxnard's own rent ordinance

Oxnard caps rent increases on covered units at a flat 4% a year, tighter than the state's formula, with just cause required after 30 days of tenancy. No other city in the county has adopted general residential rent control.

Loan programs in Oxnard

Acquisition through exit, all funded or arranged by one lender.

Second Mortgage in OxnardFix and Flip in OxnardRental / DSCR in OxnardGround-Up Construction in OxnardCRE Bridge in OxnardTransactional Funding in OxnardBank Statement / No-Doc in OxnardConventional Investment in OxnardPortfolio Loans in OxnardCRE Permanent in OxnardSBA Financing in Oxnard

Oxnard lending questions

Do you lend in the Oxnard and Ventura County area?
Yes. We fund investors across Ventura County, including Oxnard, Ventura, Camarillo, Thousand Oaks, Simi Valley, Santa Paula, Fillmore, and Port Hueneme. We lend our own capital in most states. We are headquartered in Bee Cave, Texas, and every loan is business-purpose only, on investment property, and terms are subject to underwriting. Apply now.
Why does farmland near Oxnard rarely get rezoned for new subdivisions?
Because the voters, not the planning department, hold that decision. Ventura County adopted the SOAR initiative in 1998 and renewed it in 2016 through 2050: land designated agricultural, open space, or rural on the county's general plan maps stays that way unless voters approve a change, with narrow exceptions for a project that already holds a vested right, an executed development agreement, or an approved vesting tentative map. Eight cities, including Oxnard, hold their own version with a City Urban Restriction Boundary. The ordinance does not reach state ADU or density-bonus law, so infill inside the existing boundary is where buildable dirt actually sits. See the ground-up construction program.

Sources: rmadocs.venturacounty.gov

How does Oxnard's rent control affect a rental property here?
It changes the pro forma on covered units, and it is stricter than the state. Oxnard's Rent Stabilization Ordinance, effective 2022, allows one increase per 12-month period capped at a flat 4%, versus the state's 5% plus CPI formula. It covers residential rental property with a certificate of occupancy issued before 1995-02-01. Single-family homes and condos are exempt when the owner is not a corporation, REIT, or LLC with a corporate member, so an LLC-owned Oxnard rental house does not automatically fall outside the ordinance. Just cause eviction applies after only 30 days of tenancy, and no-fault termination requires relocation payment of two months' rent or $5,000, whichever is greater. No other city in the county has adopted general residential rent control. See the DSCR program.

Sources: members.aagla.org

How do property taxes vary across Ventura County?
More than most investors expect, and not in the direction they expect. The county's FY 2025-26 tax rate book puts Oxnard at the top of the range, with a median ad valorem rate of 1.1754% of assessed value and a ceiling of 1.2318%, against Thousand Oaks at the low end, a 1.0480% median over a 1.0410% floor. Heaviest city to lightest, that is a spread of about 19 basis points of assessed value every year. Direct assessments ride on top of that rate in many areas, including Mello-Roos districts, city landscape maintenance districts, and, in Oxnard specifically, several residential PACE assessments recorded as 1915 Bond Act liens, which are senior to a later-recorded deed of trust. Read the tax bill line by line before close on any Oxnard acquisition. Talk to your CPA about your own tax position.

Sources: venturacounty.gov

Is Ventura County a growing market right now?
No, and pages that claim otherwise are not looking at the county's own numbers. Ventura County's population fell from 828,983 to 824,306 between January 2025 and January 2026, a 0.56% decline, and every named city except Port Hueneme and Santa Paula lost residents over that period. Countywide non-farm job growth was 0.7% in 2024 and a preliminary 0.0% in 2025. The case for lending here rests on repositioning existing stock and the rent-to-price spread in the working coastal cities, not on population or job growth.

Sources: dof.ca.gov, clucerf.org

Serving Oxnard and nearby
OxnardVenturaCamarilloThousand OaksSimi ValleySanta PaulaFillmorePort Hueneme
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About the local figures on this page

Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.

Published by USA Mortgage Funding, LLC, NMLS #152588. Researched from primary sources by our team, drafted with AI assistance, and every figure checked against its source before publishing. Where an answer rests on a public record, that record is linked under it. Figures read on 2026-08-28.

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