Area Housing Authority of the County of Ventura
1400 West Hillcrest Dr. Newbury Park, CA 91320-2721
www.ahacv.org • (805) 480-9991 • TTY (805) 480-9119• FAX (805) 480-1021 Serving Camarillo, Fillmore, Moorpark, Ojai, Simi Valley, Thousand Oaks, and the unincorporated areas of Ventura County
March 2, 2026
David Tennessen, Mayor
City of Camarillo
601 Carmen Drive
Camarillo, CA 93010
Re: Annual Report for the Year Ending December 2025
Dear Honorable Mayor Tennessen,
Randy Chapman and I have the pleasure and privilege to serve the City of Camarillo as Commissioners to the Area Housing Authority of the County of Ventura (AHA). The following is our annual report to the City summarizing the issues, achievements, challenges and priorities of the AHA during 2025. The scope of this report is limited to those items pertinent to the City of Camarillo.
As appointed Commissioners, we are responsible for filing the Statement of Economic Interest Form 700 annually. We confirmed that this was completed in 2025. In addition, we completed required ethics training and received instruction on the Brown Act, provided by AHA’s General Counsel, Ian Elsenheimer, Ferguson Case and Orr Paterson, LLP.
Additionally, Commissioner Hooper served as Chair of the Executive Director Contract Negotiations Committee, while Commissioner Chapman participated as a member of the AHA Ad Hoc Elections Committee. Commissioner Hooper also took part in the grand opening of Vista Campanario Apartments.
Again, thank you for the opportunity to serve the residents of the City. Please do not hesitate to contact
either of us with any questions or to discuss the City’s housing priorities.
Respectfully submitted,
Commissioner Doug Hooper
Area Housing Authority of the County of Ventura
1400 West Hillcrest Dr. Newbury Park, CA 91320-2721
www. ahacv.org • (805) 480-9991 • TTY (805) 480-9119 • FAX (805) 480-1021 Serving Camarillo, Fillmore, Moorpark, Ojai, Simi Valley, Thousand Oaks, and the unincorporated areas of Ventura County
Annual Housing Report for the City of Camarillo
for the Year Ending December 2025
BOARD OF COMMISSIONERS
Annually, the Board of Commissioners elects the Board Chair and Vice-Chair. Effective February 2025, Mark Lunn (Thousand Oaks) was elected as the Chair and Marci Ramos-Cruz (Fillmore) as the Vice-Chair.
AREA HOUSING AUTHORITY MANAGEMENT
While the Board of Commissioners oversees the agency’s policies, Michael Nigh, Executive Director, leads the agency’s operations. Mr. Nigh has been with the Area Housing Authority of the County of Ventura (AHA) for over 37 years and has served as the Executive Director since 2015.
Overseeing a staff of 62 employees and a budget in excess of $59 million, Mr. Nigh is responsible for ensuring the agency’s fiscal stability while leading strategic planning and development efforts.
FINANCIAL STABILITY
The AHA continues to remain fiscally sound, as evidenced by the unmodified opinion issued on the financial statements for the fiscal year ending June 30, 2025 by the independent certified public accounting firm that performed the annual audit.
Funding for housing programs is dependent upon the Department of Housing and Urban Development (HUD) and the federal government budget process. The AHA continues to operate in a challenging federal environment with ongoing uncertainty in funding as well as program regulation. In November 2023, the U.S. Congress passed a Continuing Resolution to extend federal funding into January 2024, and in January 2024 passed another Continuing Resolution extending funding to March 1, 2024. Since then, HUD programs have continued to be funded under a series of continuing resolutions that maintained prior year funding levels. A continuing resolution enacted in November 2025 ultimately extended FY 2025 funding levels for HUD into early 2026 while Congress worked toward final appropriations.
A
GENCY ACHIEVEMENTS
In 2025, AHA again received the highly distinguished ranking of “High Performer” from HUD. To achieve this level of federal recognition, all areas of the agency undergo an independent audit. From client files and financial records to staff required trainings and operational procedures are scrutinized.
F
EDERALLY FUNDED PROGRAMS
AHA’s two federally funded programs are the Section 8 Housing Choice Voucher Program and the Low Rent Public Housing Program. Each program has a separate eligibility/income qualification, waiting list, and restricted funding stream.
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Section 8 Housing Choice Voucher Program (Section 8)
A key element to the Section 8 Voucher Program is household’s responsibility to pay 30% of their total household income for rent with the remaining portion of the rent paid directly to the landlord by AHA using the federal funding provided. The amount paid directly to the landlord is the Housing Assistance Payment (also referred to as HAP).
In Camarillo for December 2025, the average monthly Housing Assistance Payment sent to landlords was $1,795 (up from $1,643 in 2024). The average tenant portion of the rent was $545 for the same time period and remained almost unchanged from 2024. Clearly, the significant amount of assistance needed, along with the very low amount paid by the tenant, illustrates the tremendous disparity between income and rent.
As of the end of 2025, 80% of all voucher holders were extremely-low income. There were 576 Section 8 vouchers in use in the city of Camarillo at the end of 2025 (increase from 557), equating to 25.9% of the total vouchers available and 27.5% of the total monthly funding. Over $1,034,175 per month of federal funds is injected into Camarillo’s economy by way of Housing Assistance Payments.
As of the end of December 2025, there were 4,018 households on the Section 8 waiting list.
Public Housing Program
AHA manages 350 units of Public Housing. Public Housing residents pay 30% of their total household income for rent. Dwindling federal funds are allocated to supplement operations. Public Housing complexes are aging facilities that require extensive and diligent maintenance to meet AHA’s high standards.
Ellis Terrace Apartments on Temple Avenue is the only Public Housing complex in Camarillo. The complex provides 27 units of family housing for approximately 100 individuals. The occupancy rate consistently ranges between 99% and 100%. Ellis Terrace scored a 92 (out of 100 possible points) in HUD’s Real Estate Assessment Center (REAC) inspection, putting Ellis Terrace in HUD’s high performing category.
The Public Housing waiting list was last open to new applicants February 2023, closing later that month. As of the end of December 2025, there were 2,299 households on the Public Housing waiting list. This waiting list is currently closed to new applicants.
C
AMARILLO HOUSING PORTFOLIO (NON-PUBLIC HOUSING UNITS)
In addition to administering two federal housing programs, AHA also owns, manages, or has a financial interest in the following properties in Camarillo:
• Bradford Apartments, 27 units, occupancy 96%
• Meadowbrook Apartments 13 units, occupancy 92%
• Mira Vista Senior Apartments, 305 units, occupancy 99% • Raemere Street Duplex, 2 units, occupancy 100%
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• The Casas, 23 units (Casas de Sueño and Casa Velasquez), occupancy 100% • Vista Campanario Apartments, 60 units, occupancy 100%
All occupancy figures are reported as of December 31, 2025
Bradford Apartments
Bradford Apartments, an older property in the portfolio, was completely refurbished in 2016/2017 using 4% Tax Credit Funding. Improvements included energy upgrades, improved structural integrity, and overall beautification. The end result of the extensive work is a fresh-looking updated complex with improved structural integrity which provides energy savings to the residents. (The Section 8 Housing Choice Voucher is accepted at Bradford Apartments.)
Meadowbrook Apartments
Meadowbrook Apartments continues to serve Camarillo residents as an affordable family housing property. Turnover at Meadowbrook is infrequent. New residents are provided with information on local transportation, schools, and health services. (The Section 8 Housing Choice Voucher is accepted at Meadowbrook Apartments.)
Mira Vista Village Senior Apartments
During 2025, Mira Vista residents accessed the “on-site” case management and resident services.
Residents were assisted with health care benefits and local transportation options. Mira Vista staff coordinated assistance to renew Home Energy Assistance Program (HEAP) applications, Section 8 re- certifications, and to obtain benefit information from the Social Security Administration and Human Services Agency. In addition, weekly food distribution is provided on-site. (The Section 8 Housing Choice Voucher is accepted at Mira Vista Village.)
Raemere Street Duplexes
This 2-unit complex continues to provide much needed affordable housing to Camarillo residents.
Located near downtown, residents are centrally located near shops, services, and transportation. (The Section 8 Housing Choice Voucher is accepted at Raemere Street Duplexes.)
The Casas (Casas de Sueño and Casa Velasquez)
Acquired from Cabrillo Economic Development Corporation as part of their portfolio re-alignment in late 2018, these 23 units are income restricted. The AHA continues to assess the overall needs of the property and to prioritize capital improvements. (The Section 8 Housing Choice Voucher is accepted at Casas de Sueño and Casa Velasquez.)
Vista Campanario
Vista Campanario Apartments is a 60-unit apartment community offering a mix of studio, one-, two-, and three-bedroom apartments and townhomes. The homes are equipped with major appliances, central heating and air conditioning, and granite countertops. Studio units are fully furnished with a double 4 of 4
bed, a small dining set, and basic household necessities. The 60 rental homes were leased up April 2025.
Community amenities include solar power, a community room, laundry facilities, an on-site manager, social service coordination, and an after-school tutoring and computer room. The property also features walking paths throughout the complex, a parking garage, and a play area/tot lot. Additionally, the AHA partnered with Channel Islands Studios to design and install two distinctive feature art pieces that enhance the site’s sense of place and pay homage to the City of Camarillo.
DEVELOPMENT
The need for affordable units continues to exceed the city’s inventory and limited funding resources are extremely competitive. The high cost of land and lack of available funding continue to be obstacles to increasing the supply of affordable housing. Therefore, the AHA actively seeks opportunities to increase the number of affordable housing units through the use of tax credit funding. An essential element to AHA’s success in securing this funding is the ability to partner with our jurisdictions, respected nonprofit agencies, and private developers to bring a full complement of services and amenities to the proposed developments. Tax credit funding is highly competitive and has limited funds but is currently the best funding tool available to us.
AHA continues to expand partnerships and enrich our relationships with community organizations to broaden our ability to provide services and leverage funding. With the goal to maximize the resources of each organization, there is confidence that additional services and affordable units will be developed.
Attachments:
• Small Area Fair Market Rents (SAFMRs) – Payment Standards • Income Limits
• Section 8 Housing Choice Voucher Program Demographics/ Status • Public Housing Program Demographics/ Status
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04-01-2025 INCOME LIMITS
Effective 04-1-2025
INCOME LIMITS: Median Family Income $131,300
% 1 2 3 4 5 6 7 8
30% OF MEDIAN 30 31450 35950 40450 44900 48500 52100 55700 59300 VERY LOW-INCOME 50 52400 59900 67400 74850 80850 86850 92850 98850 LOW-INCOME 80 83850 95800 107800 119750 129350 138950 148500 158100 Effective 04-1-2025
HOUSING CHOICE VOUCHER PROGRAM STATUS
Total Family Members Assisted 4,040
WAITING LIST STATUS
Current S8 Waiting List Closed 02/13/24 4,018
DEMOGRAPHICS
Voucher Holders Income Classifications - All Cities
EXTREMELY LOW, <= 30% of Median Income; VERY LOW, >30% and <= 50% of Median Income; LOW, > 50% and <= 80% of Median Income; OTHER, > 80% of Median Income
Percent Voucher Holders Family Types - All Cities
Extremely Low
80%
Very Low
15%
Low
3%
Other
2%
Income Classifications
0 5
10 15
20 25
30 35
Section 8
32 1
9 17
26 0
14 2
18 Elderly,No Children, Non-Disabled
Elderly, with Children, Non-Disabled
Non-Elderly, No Children, Non-Disabled
Non-Elderly, with Children, Non-Disabled
Elderly, No Children, Disabled
Elderly, with Children, Disabled
Non-Elderly, No Children, Disabled
Non-Elderly, with Children, Disabled
Female Head of Household, with Children
DEMOGRAPHICS Reporting Date: December 31, 2025
Monthly Rent Related Averages by City
PS = Avg Payment Standard at time of Lease Up
RENT = Contract Rent;
HAP = Housing Assistance Payment
TTP = Total Tenant Payment (Tenant Portion of Rent)
DEMOGRAPHICS
Monthly Vouchers in use, Dollars – Comparison of City to All Vouchers
Vouchers
% of All
Vouchers HAP Dollars
% of all HAP
Dollars
Camarillo 574 26.0% $1,039,786 27.2%
Fillmore 231 10.5% $394,508 10.3%
Moorpark 114 5.2% $233,768 6.1%
Ojai 55 2.5% $75,085 2.0%
Simi Valley 616 27.9% $1,036,483 27.1%
Thousand Oaks 485 22.0% $818,334 21.4%
Unincorporated 96 4.3% $161,831 4.2%
Outside of Area 36 1.6% $59,492 1.6%
2207 100.0% $3,819,287 100.0%
Vouchers = Number of vouchers actively in use in designated city.
% of Vouchers = Percentage of monthly vouchers leased in a city compared to all vouchers in use.
HAP Dollars = Total monthly Housing Assistance Payments made in designated city.
% of Dollars = Percentage of monthly voucher HAP paid in a city compared to all HAP dollars paid.
Please contact me at extension 265 or via email at [email protected] to discuss your individual questions.
Camarillo Fillmore Moorpark Ojai Simi Valley Thousand
Oaks Unincorp
PS 2725 2680 2986 2203 2665 2717 2672
RENT 2363 2263 2703 1833 2163 2182 2318
HAP 1811 1708 2051 1365 1683 1687 1686
TTP 552 555 652 468 480 495 632
0 500
1000
1500
2000
2500
3000
3500
Rent Related Averages by City
PUBLIC HOUSING PROGRAM STATUS
Total Family Members Assisted 722
WAITING LIST STATUS
Current Public Housing Elderly Waiting List 849
Current Public Housing Family Waiting List 1,405 Waiting List Closed 02/15/2023
DEMOGRAPHICS
Percent Public Housing Income Categories
EXTREMELY LOW, <= 30% of Median Income; VERY LOW, >30% and <= 50% of Median Income; LOW, > 50% and <= 80% of Median Income; OTHER, > 80% of Median Income
Percent Public Housing Family Types
DEMOGRAPHICS Reporting Date: December 31, 2025
Occupancy By Program
Units
Units
Leased
# of
Vacancies
Occupancy
%
Public Housing 350 347 3 99%
Agency Owned 202 202 0 100%
TCP Managed Property 271 264 7 97%
Mira Vista Village 303 302 1 99%
1126 1115 11 99%
RESIDENT SERVICES:
• The AHA property management staff delivers services and resident support through a wide network of agencies. A partial list partner organizations include California Lutheran University, Conejo Valley Senior Concerns, Ventura County Area Agency on Aging, LifeSTEPS, and Help of Ojai.
Extremely Low
76%
Very Low
16%
Low
5%
Other
3%
PH Income Classifications