Box Canyon, near Simi Valley

We're Steve Hise and Tricia Garcia, and we've spent 10 years helping people buy and sell across Simi Valley and Ventura County. This page covers what makes Box Canyon different, and what to check before you buy or sell here.

Where is Box Canyon?

Box Canyon sits off Santa Susana Pass Road, the old road over the pass between Simi Valley and Chatsworth. It's in Ventura County but right at the Los Angeles County line, so it's minutes from both east Simi Valley and the west San Fernando Valley. It's outside the Simi Valley city limits.

Why the mailing address can be confusing

Most Box Canyon Road addresses use Canoga Park, 91304, even though the homes are in Ventura County. A few nearby addresses use Simi Valley, 93063. The mailing address doesn't decide which county or agency handles a property. For permits, taxes, and services, confirm the jurisdiction for the exact parcel.

What are the homes like?

Box Canyon was never a single tract. You'll find custom homes, older canyon homes, and land on lots that range from about half an acre to large acreage, set among rock formations, live oaks, and hillside views. Many buyers come for privacy, space, and a mountain feel close to the city. Some properties allow horses.

Movie fans may know the setting: the Santa Susana Pass area has appeared in many older Western films.

What's different about buying in Box Canyon?

• Septic, not sewer. Listings in Box Canyon commonly show septic systems, some engineered, with public water. Plan for a septic inspection.
• County rules. Building, zoning, and animal-keeping questions go through the county, not the City of Simi Valley. Confirm what's allowed on the exact parcel before you write an offer, especially for horses, an ADU, or adding on.
• Canyon and fire. Hillside and canyon lots come with brush-clearance rules. Check the property's fire hazard zone and get homeowners insurance quotes early in escrow.
• Permits and lot lines. Older canyon homes were often added onto over the years. Compare the home to permit records, and review the survey and easements, especially for shared driveways.

What do Box Canyon homes sell for?

Prices vary widely because lot size, acreage, condition, and views vary so much, and sales are infrequent. Citywide averages don't tell you much here. For a real number, ask us for recent sales that match your property. For context, the Simi Valley median sale price for all home types was $814,612 for the three months ending September 2026 (Redfin).

Thinking about selling in Box Canyon?

A Box Canyon home sells best when buyers get clear answers up front: septic, permits, zoning, lot lines, and insurance. We help you gather those before you list. If you're selling to buy your next home, we tell every client the same thing: you are never going to be left without a home. We line up the sale and your next purchase to close together, so you move once.

See also: Santa Susana Knolls, a nearby rural community on the Simi Valley side, and Selling horse property in Ventura County.

Looking to buy in Box Canyon?

Tell us what you're after: acreage, privacy, room for horses, or a project home. We'll set up a search, check septic, zoning, and permit history on each property, and tour them with you in person.

Exploring more of Simi Valley? See our Simi Valley neighborhoods guide.