Fix and Flip in Oxnard

About $1.10 per $1,000 of the sale price, and by local custom the seller pays it. Every city in Ventura County, including Oxnard, sits at the statewide documentary transfer tax base with no city add-on, unlike Los Angeles County next door, where a City of LA exit can also owe Measure ULA. On an $850,000 Oxnard sale that is roughly $935 in county transfer tax (850,000 / 1,000 x 1.10 = 935). Local custom also has the seller paying for the owner's title policy, with escrow fees split buyer and seller. Confirm the current custom with your escrow officer before you price the exit.

Yes, and they sit on top of the rate you see advertised. Oxnard's general ad valorem rate runs from 1.0966% to 1.2318% of assessed value in FY 2025-26, depending on tax rate area, the highest ceiling of any city in Ventura County. On top of that, the county's direct assessment worksheet lists PACE liens (HERO Oxnard, CaliforniaFIRST Oxnard and several others) and more than a dozen city landscape and lighting districts riding the same bill. A PACE assessment is senior to a later-recorded deed of trust, so read the tax bill line by line before you close, not after. The Oxnard Plain's RiverPark neighborhood also carries a non-bonded Mello-Roos maintenance district, City of Oxnard CFD No. 5, with no sunset date; the current per-home charge was not published in a source we could verify, so ask the title company to pull it. Talk to your CPA about your specific tax rate area.

Only if the property sits inside Oxnard's certified coastal zone, and if so, budget the calendar for it. Oxnard's Local Coastal Program has been certified by the California Coastal Commission since 1985, and a project inside that zone needs a Coastal Development Permit through the city, with Coastal Commission appeal exposure that can extend a timeline. Most single-family rehab work outside the coastal zone does not trigger this layer. Oxnard's own development impact fee schedule and permit timelines were not published in a source we could verify, so get your contractor's fee estimate and the city's current timeline in writing before you set your rehab budget and interest reserve.

Less, if the property is on the Oxnard Plain rather than in the foothills. The county's wildfire exposure concentrates in the Camarillo, Ventura, Ojai, Santa Paula, Fillmore and Simi Valley foothills; the Oxnard Plain and Port Hueneme sit on flat coastal ground with comparatively lower fire risk. That said, get a homeowners quote into your file early, because a California FAIR Plan policy covers named perils like fire only and needs a companion liability policy layered on top if the standard market declines the risk. Talk to your insurance broker about your specific parcel.

Contractor-performed work, by name, if you accept an offer within 18 months of taking title. California Civil Code section 1102.6h requires a seller of a 1-4 unit property who accepts an offer within that 18-month window to disclose any room additions, structural modifications, other alterations, or repairs done by contractors, including the contractors' names and contact information, and permits may be attached. Keep contractor records and permits organized from the start of the rehab so this is a formality, not a scramble at close. Our fix and flip loan funds draws as work completes, which gives you a running paper trail for exactly this requirement.

You can, but check Oxnard's own rent ordinance first if the building predates 1995. Oxnard adopted a Rent Stabilization Ordinance and a Just Cause Eviction Ordinance in 2022, running through 2030, that caps rent increases at a flat 4% a year on residential rental property with a certificate of occupancy issued before 1995-02-01, tighter than the statewide AB 1482 formula. Just cause protections apply after only 30 days of tenancy, and a no-fault termination requires relocation payments of two months' rent or $5,000, whichever is greater. Single-family homes and condos are exempt if the owner is not a corporation, REIT, or LLC with a corporate member, so confirm your entity structure before you count on the exemption. As of mid-2026, no other Ventura County city in this metro has a general rent control ordinance. Verify the current ordinance text with the city before you set a rent roll.

We fund up to 90% of the purchase price and up to 100% of your rehab budget, with the total capped against the after-repair value (ARV). Rehab money is released in draws as the work is completed.

Our fix and flip pricing starts around 9.99%, interest-only, with origination typically 1 to 3 points depending on your experience, leverage, and the deal, and every quote is subject to underwriting. Across the market most flip loans run roughly 9% to 12%. On most flip loans, including ours, interest is charged on the full loan amount, rehab budget included. Paying interest only on rehab funds as you draw them exists in the market, but it is the exception, not the rule.

No. We work with first-time flippers as well as full-time operators. Experience mainly affects your leverage and rate, since a longer track record earns higher loan-to-cost and better pricing. A newer investor can still get funded with a sound deal, a realistic budget, and a clear exit.

We can get you a term sheet the same day on a complete application, and we typically fund within 48 hours of clear title. The main variable is how fast title and insurance come together, which is why a full close usually runs 5 to 7 days. Because we are the lender and underwrite in house, there is no second layer of approval to wait on.

No. Our fix and flip loans have no prepayment penalty, so paying off early when the property sells costs you nothing extra. Terms run 6 months, and because there is no penalty, selling sooner never costs you extra.

We run credit, but this is an asset-based loan, so the property, your budget, and the ARV matter most. We do not ask for W-2s or tax returns to qualify a flip. We will want to confirm you have reserves to carry the project to its exit.