Choosing between a single-story ranch and a two-story home in Central Camarillo can feel like a big fork in the road. You want the right layout, the best lot, and a smart long-term value play. In this guide, you’ll see how floor plans, pricing signals, lot sizes, ADU and SB 9 options, and local safety factors shape your decision. Let’s dive in.
Central Camarillo at a glance
Central Camarillo refers to the city’s central and Old Town–adjacent pockets. Local guides describe a mix of 1960s to 1990s ranch homes, some two-story models, and remodeled properties in close-in neighborhoods. You’ll find older tracts with larger yards and newer enclaves with modern finishes. For a helpful neighborhood overview, see this local guide to Camarillo neighborhoods.
Neighborhood snapshots have shown a median home price near the high $800Ks and a reported price-per-square-foot in the mid $400s as of late 2025. Treat these as general bands and refresh comps before you write an offer. Different pockets in Central Camarillo can trade at different levels based on lot size, home condition, and updates.
Single-story: what to expect
Single-story ranch homes are common in the central area. Many run about 1,100 to 1,900 square feet with three bedrooms and two baths, plus an attached two-car garage. Listings often highlight one-level living, backyard space, and sometimes a pool.
You’ll see strong appeal if you want easy accessibility and outdoor living. Larger, flatter yards also make entertaining and gardening simple. If you plan to age in place or host guests who prefer no stairs, single-story usually wins.
Two-story: what to expect
Two-story homes in and near Central Camarillo often range from about 1,700 to 2,500 plus square feet. Newer tracts commonly feature an upstairs bedroom stack, lofts, and flexible spaces. Mechanical systems, roofing, and insulation are often newer in recent builds.
You get more interior space on a smaller footprint, which can be ideal if you need extra bedrooms or a defined separation between public and private areas. Many buyers like the privacy of upstairs bedrooms and the option for a downstairs guest room in select plans.
Lot size tradeoffs that matter
Central Camarillo lots vary from smaller infill parcels around roughly 4,000 to 7,000 square feet to larger mid-century parcels that can stretch well beyond that in some pockets. Wider or deeper lots can change everything about how you live in the home.
Single-story homes often sit on larger, more usable yards, which can support patios, pools, or future accessory units. Two-story homes can free up yard space by building up, but newer tracts may have tighter setbacks. Lot minimums and coverage limits differ by zoning, so always confirm standards for a specific address.
- Review local zoning minimums and setbacks for single-family zones.
Ventura County non-coastal zoning reference
Pricing signals and resale in Central Camarillo
Local listing snapshots show both single and two-story homes trading across the mid-to-high $800Ks and into the $900Ks and beyond, depending on size, lot, and finish level. There is no universal premium for single-story or two-story in Central Camarillo. The outcome hinges on micro-location, condition, and utility.
If you are comparing two options, match comps by size, lot, and neighborhood pocket. A remodeled single-story on a wider lot can outperform an unrenovated two-story. A newer two-story with more bedrooms can beat an older single-story on a small lot. Lean on recent solds in the same pocket for the clearest read.
Renovation and room to grow
If you want flexibility for the future, plan around what the lot and code will allow. The ability to add livable space or an extra unit can shift long-term value and lifestyle options.
ADUs and JADUs
California’s ADU rules allow attached, detached, and junior ADUs in many single-family zones under a ministerial process, subject to objective standards. ADUs can support multigenerational living or rental income, but feasibility varies by lot size, setbacks, and utilities. Review the state’s ADU guidance, then confirm the local process and fees.
SB 9 possibilities
SB 9 may allow a two-unit development or an urban lot split on qualifying single-family lots under objective standards. Not every property is eligible. Before you assume a split or second dwelling, verify lot eligibility, fire and utility requirements, and the permit path.
Adding a second story
Turning a single-story ranch into a two-story is a major structural project that often requires engineered plans and can trigger more complex reviews. Many buyers find that a lateral addition or an ADU is a more cost-effective way to add space. Always consult local planning and a licensed contractor for feasibility and costs.
Safety, hazards, and insurance
Local safety planning highlights seismic risks, including fault rupture and liquefaction susceptibility in parts of the city. If you plan a major remodel or an addition on an older home, a foundation or geotechnical review can reduce surprises.
Properties near foothills or wildland edges may face higher wildfire designations. Real estate transactions in designated areas can involve AB 38 defensible space documentation, which may also affect insurance options and timing. Check the mapping resources and plan for any required inspections.
- Seismic and hazard context for Camarillo
- Regional constraint mapping, including fire-related layers
City of Camarillo Safety Element
SCAG regional constraint layers
Which fits your life today
If you are a first-time buyer who needs more bedrooms for the price, a two-story can offer more square footage on a smaller lot. If outdoor living, play space, or gardening matter most, a single-story on a larger lot can be the better match.
If you expect multigenerational living or accessibility needs, a one-level layout keeps life simpler. If you prefer separation between sleeping and living spaces, a two-story often feels more private and organized. For aging in place, consider remodels like curbless showers and grab bars to improve safety over time.
For broader guidance on aging-friendly home features, AARP’s research highlights design elements that reduce fall risk and support long-term independence.
AARP on building for the future
Quick checklist for your shortlist
Use this checklist to compare a single-story and a two-story on your radar.
- Pull 3 to 6 recent sold comps from the same pocket; match lot size, year built, and condition.
- Confirm zoning, setbacks, and buildable area to understand addition or ADU potential.
- Review ADU feasibility and the local permit path before you value that potential.
- If near hills or mapped fire areas, verify wildfire designation, AB 38 needs, and insurance options.
- For older single-story homes, request roof, HVAC, and foundation histories; consider a seismic check.
- Get contractor estimates for planned accessibility updates, an ADU, or a second-story addition.
Regional fire constraint layers
Bottom line for Central Camarillo buyers
There is no single winner between single and two-story homes in Central Camarillo. Value comes from the mix of layout, lot utility, condition, and what you can add in the future. If you match those pieces to your lifestyle and budget, you set yourself up for a confident purchase and strong resale.
If you want pocket-specific comps, on-the-ground context, or a plan to prep your current home for market, connect with the Puckett Real Estate Team. Get your free home valuation and a clear strategy for your next move.
FAQs
Is a single-story more expensive in Central Camarillo?
- There is no universal premium. Local snapshots show both styles trading across similar ranges, with size, lot, location, and condition driving price.
What are typical lot sizes in Central Camarillo?
- You’ll see smaller infill lots around roughly 4,000 to 7,000 square feet and larger mid-century parcels in some pockets; always verify the lot and setbacks for a specific address.
Can I build an ADU on a Central Camarillo property?
- ADUs are widely allowed under state rules, subject to objective standards and local process; review state guidance and confirm local permitting and fees.
How does SB 9 apply to single-family lots?
- If a lot qualifies, SB 9 may allow a two-unit development or an urban lot split under objective standards; eligibility and utilities must be verified first.
Are there wildfire or seismic concerns I should plan for?
- City safety planning notes seismic hazards, and some foothill-adjacent areas have higher wildfire designations that can trigger AB 38 steps and affect insurance.
Is adding a second story to a ranch realistic?
- It can be, but it is a major structural project; many owners find a lateral addition or ADU more cost-effective after consulting planning staff and a contractor.
