Stop Foreclosure in Ventura County, California
From Oxnard and Ventura to Thousand Oaks and Simi Valley, Ventura County homeowners who fall behind face the same California foreclosure timeline. If you're holding a default notice right now, you have more time than it may feel like, and several ways to stop foreclosure in Ventura County or soften the landing. Here's what's local, and what to do next.
Eviction Defender is a guidance and document-preparation service, not a law firm. We help homeowners understand notices and prepare paperwork; we don't promise outcomes. The statewide rules are in our California foreclosure guide.
Recording: The Ventura County Clerk and Recorder
Foreclosure notices on Ventura County property are recorded with the Ventura County Clerk and Recorder. The main office is in the Hall of Administration at the Government Center, 800 S. Victoria Avenue in Ventura, and the office has added recording services at its East County location in Thousand Oaks.
The Notice of Default usually comes first. Federal rules generally bar the first foreclosure filing until a loan is more than 120 days behind, so if you're one or two payments late, you still have time to work things out before anything is recorded.
The Notice of Trustee Sale in Ventura County
After at least three months from the NOD, the trustee can record a Notice of Trustee Sale. It must be given at least 20 days before the sale. Ventura County sales are held at the location named in the notice, which the trustee chooses. Don't rely on online listings or mailers for the place or time; read your notice and call the trustee to confirm, since postponements are common.
When a disaster caused the hardship
Ventura County has seen repeated wildfires. If a fire, evacuation or other disaster led to your missed payments, tell your servicer in writing and ask specifically about disaster-related forbearance or relief options, since many loan programs have them.
Communities we serve
We help homeowners in Oxnard, Ventura, Camarillo, Port Hueneme, Thousand Oaks, Newbury Park, Westlake Village, Simi Valley, Moorpark, Santa Paula, Fillmore, Ojai and Oak Park.
How to Stop Foreclosure in Ventura County at Each Step
Default stage
- Request and complete a loss-mitigation application. Under California's Homeowner Bill of Rights, a servicer generally can't move forward with a sale while a complete modification application is pending, subject to conditions.
- Reinstate by paying the past-due amount plus fees if you can raise the money.
- Get a free review from a HUD-approved counselor (see below).
Sale date scheduled
Reinstatement is available until five business days before the sale. Before the auction, you can also pay the loan in full or close a sale of the property. Our guide to stopping a trustee sale in California explains what each route requires.
After the sale
Once a nonjudicial trustee sale is complete, there is no right to redeem the home. You can still negotiate cash for keys with the buyer, and you should find out whether there are surplus funds from the sale; the trustee holds them for the former owner and junior lienholders. Our surplus funds guide explains how to claim them without paying a finder. If the buyer starts an eviction, visit our Ventura County eviction help page.
HUD-Approved Counselors Serving Ventura County
Two agencies with Ventura County offices appear on HUD's list of approved counselors offering foreclosure counseling:
- My Way Home, Oxnard: 805-273-7800 (English and Spanish)
- Centro Familia Esperanza, Simi Valley (phone counseling): 805-813-8751
If neither is a fit, HUD's counselor line at 800-569-4287 can refer you to other approved agencies, including ones that counsel by phone.
Frequently Asked Questions
Where is my Notice of Default recorded in Ventura County?
With the Ventura County Clerk and Recorder. The main office is in the Hall of Administration at 800 S. Victoria Avenue in Ventura, with recording services also offered at the East County office in Thousand Oaks.
Where will my Ventura County trustee sale take place?
At the location stated in your Notice of Trustee Sale. Trustees choose the site, so read your notice and confirm the date and time with the trustee.
Is there a free foreclosure counselor in Oxnard?
Yes. My Way Home in Oxnard is on HUD's list of approved housing counseling agencies and offers foreclosure counseling in English and Spanish.
My payments fell behind after a wildfire. Does that matter?
It can. Tell your servicer in writing that a disaster caused your hardship and ask about disaster-related forbearance or relief options. Keep copies of everything you send.
Can I still save my Ventura County home after the trustee sale?
Not by paying the debt. California gives no right of redemption after a nonjudicial trustee sale. You may still negotiate cash for keys or claim surplus funds.
Eviction Defender is not a law firm and does not provide legal advice. This article is general information about California law as of 2026.
Free Case Review for Ventura County Homeowners
We'll help you understand your notice, track the deadlines that matter and prepare documents for your servicer. Reach us online or call (818) 307-1308.
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