Ojai

Ojai is a small city in a sheltered valley about 15 miles inland from Ventura, surrounded by citrus groves, oaks and the Topatopa Mountains of the Los Padres National Forest. Its Spanish-revival downtown arcade, galleries, music festival and resorts give it a reputation well beyond its size.

Buyers come for the setting and the pace of life. Expect historic cottages and craftsman homes near downtown, ranch and orchard properties in the East End and Upper Ojai, and more modest homes in the unincorporated communities of Meiners Oaks, Mira Monte and Oak View. Summers are hotter than on the coast, and much of the valley is in high wildfire-hazard zones, so check insurance early.

• Downtown Ojai and its arcade along Ojai Avenue are full of independent shops, galleries, cafes and restaurants, including the open-air Bart's Books.
• Libbey Park and its bowl host the long-running Ojai Music Festival and other events.
• Farmers markets, wellness retreats and the Ojai Valley Inn add to the town's character.
• At sunset, locals watch for the "pink moment" glow on the Topatopa bluffs.

The Los Padres National Forest starts at the edge of town, with trails such as Shelf Road and, farther up SR-33, the Matilija and Rose Valley areas. Lake Casitas Recreation Area offers camping, boating and fishing. The paved Ojai Valley Trail runs about 9 miles down the valley and connects to the Ventura River Trail and the beach.

• Ojai Unified School District serves the valley, including Nordhoff High School and Matilija Middle School, plus elementary schools and alternative programs.
• The valley is also known for private and boarding schools, including The Thacher School, Ojai Valley School, Besant Hill School and Villanova Preparatory School.

Confirm the school assignment for a specific address with the district.

• Downtown and the Arbolada: historic cottages and larger homes on tree-lined streets within walking distance of the arcade.
• East End and Upper Ojai: orchard, ranch and estate properties with mountain views.
• Meiners Oaks and Mira Monte (unincorporated): smaller lots and more modest homes west of town.
• Oak View (unincorporated): a down-valley community along SR-33, closer to Ventura.

• Highways: SR-33 runs south through Oak View to Ventura and the 101; SR-150 heads east to Santa Paula and west over Casitas Pass toward Carpinteria.
• Approximate drive times (light traffic): Ventura 25 min, Santa Barbara 45 min, Camarillo 35 min, downtown Los Angeles about 1.5 hr.
• Transit: Gold Coast Transit connects Ojai with Ventura, where Amtrak and Metrolink stop.

Electricity: Southern California Edison (SCE) owns the lines, reads the meter and sends the bill (sce.com, 1-800-655-4555). Ojai is a member of Clean Power Alliance (CPA), so homes are enrolled in CPA for the power supply by default; the default tier is 100% Green Power. Customers can switch tiers or opt out at cleanpoweralliance.org or 888-585-3788. Unincorporated valley areas follow the unincorporated Ventura County default, also 100% Green Power.

Natural gas: Southern California Gas Company (SoCalGas) (socalgas.com, 1-800-427-2200). Some rural and hillside homes use propane instead, so check the listing.

Water: Inside the city, Casitas Municipal Water District runs the Ojai Water System (acquired in 2017). Outside the city, water may come from other districts, mutual water companies or private wells, which is common on rural parcels.

Sewer: Ojai Valley Sanitary District serves the city and much of the valley; many rural properties use septic systems.

Trash and recycling: E.J. Harrison & Sons holds the City of Ojai franchise (805-647-1414); unincorporated areas are served by the County's contracted hauler.

Internet: Spectrum (cable) is the most common wired option; Frontier or AT&T offer DSL or fiber depending on the neighborhood, and fixed-wireless (T-Mobile, Verizon) and satellite services fill gaps. Look up the exact address on the FCC National Broadband Map.

Providers can change from one street to the next. Before you close, confirm each service for the exact address with the provider (or ask us and we will help).