Moving From the San Fernando Valley to Simi Valley: What Changes When You Cross the County Line

Quick answer: Simi Valley is just over the Santa Susana Pass from the San Fernando Valley on the 118 freeway, but it's in a different county. When you move from the Valley to Simi Valley, you leave Los Angeles County for Ventura County. That changes the transfer tax on your sale, the assessor who handles your property tax, and, for many people, who sends your electric and water bills. Here's what changes, what doesn't, and how to plan the move so you only move once.

We're Steve Hise and Tricia Garcia, and we help people buy and sell on both sides of the pass, from North Hills and Granada Hills to every corner of Simi Valley.

1. Same freeway, different county

Chatsworth, Northridge, Granada Hills, Porter Ranch and North Hills are in Los Angeles County, and most of them are neighborhoods of the City of Los Angeles. Simi Valley is its own city in Ventura County, along with Moorpark, Thousand Oaks, Newbury Park and Camarillo. For a homeowner, the county line matters most in four places: the tax when you sell, your property tax paperwork, your utilities, and the rules that come with the home you buy.

2. The transfer tax is very different on each side

When a home sells in California, the county charges a documentary transfer tax, and some cities add their own. Who pays is negotiable, but in this area the seller usually pays it.

• Selling in the City of Los Angeles (North Hills, Granada Hills, Northridge, Chatsworth and most of the Valley): $1.10 per $1,000 to Los Angeles County plus $4.50 per $1,000 to the City, for $5.60 per $1,000. On an $800,000 sale, that's $4,480.
• Measure ULA applies only to high-priced City of Los Angeles sales. For sales closing on or after July 1, 2026, it adds 4% of the full price on sales above $5,400,000 and below $10,900,000, and 5.5% at $10,900,000 or more.
• Selling in Simi Valley: Ventura County's $1.10 per $1,000, and Simi Valley has no separate city transfer tax. On an $800,000 sale, that's $880.

So if you're selling a Valley home to buy in Simi Valley, the bigger transfer tax is on the home you're leaving. Build it into your net sheet early. Our North Hills seller guide walks through the full cost of selling on the LA side, and what it costs to sell in Simi Valley covers the Ventura County side.

3. Your property tax moves to the Ventura County Assessor

Under Prop 13, your new Simi Valley tax bill starts from the price you pay, not the tax base on your Valley home. On top of the base 1% rate, bills include voter-approved bonds and, in some newer neighborhoods, Mello-Roos or other special assessments. Ask for the current tax bill of any home you're considering so you know the real number.

If you're 55 or older (or severely disabled), Prop 19 lets you take your current tax base with you to a replacement home anywhere in California, including from Los Angeles County to Ventura County. You must buy the replacement within two years of selling, you can do it up to three times, and if the new home costs more, part of the difference is added. You file the claim with the Ventura County Assessor. See Prop 19 for Simi Valley move-up sellers.

4. New utility accounts

• Electricity: Southern California Edison serves Simi Valley. In the City of Los Angeles, most homes get power from the Los Angeles Department of Water and Power, so you'll likely open an Edison account for the first time.
• Water: Simi Valley has two water providers. Ventura County Waterworks District No. 8 serves most of the city, and Golden State Water Company serves the rest. Which one you get depends on the address, so check the seller's water bill.
• Gas: SoCalGas serves both sides, so it's usually a transfer, not a new provider.

Set up the new accounts for your closing date, and schedule shutoffs at your Valley home for the day after you hand over the keys.

5. Getting back to the Valley and LA

Most people drive the 118, which links Simi Valley with the Valley and the 405 and 5 freeways. If you'd rather take the train, Metrolink's Ventura County Line stops at the Simi Valley station on Los Angeles Avenue. It then runs through Chatsworth, Northridge, Van Nuys, Burbank and Glendale to Los Angeles Union Station. Moorpark and Camarillo are on the same line. Check Metrolink's current schedule, since service times change.

6. Know what comes with the home you buy

• Fire hazard zones and insurance. Some Simi Valley homes, especially near hillsides and open space, are in a mapped fire hazard severity zone. The Natural Hazard Disclosure report shows this for each home. Get insurance quotes early, before your contingencies run out. See our guide to California's wildfire disclosure rule.
• HOA or no HOA. Simi Valley has older tracts with no HOA and newer communities with dues, rules and sometimes gates. Read the HOA documents before you remove contingencies.
• Which part of town fits you. Start with our guides to East, Central and West Simi Valley, or the full Simi Valley neighborhoods guide.

7. Selling in the Valley and buying in Simi Valley

Most people making this move need the sale of their Valley home to pay for the Simi Valley home. That makes timing the hard part. Depending on your situation, we can line up both closings for the same week, negotiate a short rent-back so you can stay in your old home after it closes, or help you buy first. We plan both moves together so you're not stuck in between. Read buy first or sell first in Simi Valley and what Granada Hills move-up sellers net.

Frequently Asked Questions

Is Simi Valley in Los Angeles County?
No. Simi Valley is in Ventura County. The county line runs along the Santa Susana Pass between Simi Valley and Chatsworth.

Is the transfer tax lower in Simi Valley than in Los Angeles?
Yes. Simi Valley sales pay Ventura County's $1.10 per $1,000 with no city tax. City of Los Angeles sales pay $5.60 per $1,000 combined, plus Measure ULA on very high-priced sales.

Can I keep my low property tax if I move from the Valley to Simi Valley?
If you're 55 or older (or severely disabled) and buy within two years of selling, Prop 19 may let you transfer your tax base to the new home, with an adjustment if it costs more. Confirm your eligibility with the Ventura County Assessor.

Who provides electricity and water in Simi Valley?
Southern California Edison provides electricity. Water comes from Ventura County Waterworks District No. 8 or Golden State Water Company, depending on the address.

Is there a train from Simi Valley to Los Angeles?
Yes. Metrolink's Ventura County Line stops in Simi Valley and runs through the San Fernando Valley to Los Angeles Union Station.

Related Articles

• Buy First or Sell First in Simi Valley?
• How Much Does It Cost to Sell a House in Simi Valley?
• Prop 19 for Simi Valley Sellers
• Sell Your House in North Hills (91343)

Thinking About Moving to Simi Valley?

We'll show you what your Valley home could sell for, what you'd walk away with after the LA transfer tax, and which parts of Simi Valley fit what you want. Schedule a call, or call or text 805-424-6226. Curious what a Simi Valley home is worth today? See What's My Simi Valley Home Worth?

Sources

• Los Angeles County Registrar-Recorder/County Clerk: documentary transfer tax and City of Los Angeles Measure ULA rates.
• Ventura County documentary transfer tax, $1.10 per $1,000 (WFG Title California transfer tax rate table); Simi Valley has no city transfer tax (CaliforniaCityFinance.com).
• California State Board of Equalization: Proposition 19 base year value transfers.
• City of Simi Valley: Waterworks District No. 8 and Golden State Water service areas.
• Metrolink: Simi Valley station and the Ventura County Line timetable.

Steve Hise and Tricia Garcia, Real Estate Toolbox at eXp Realty
Steve Hise CA DRE #01702055 | Tricia Garcia CA DRE #02032007

This article is general information, not legal, tax, or financial advice. Tax rates and programs change; confirm details with the County, your escrow officer, or a CPA.