New Construction Homes in Simi Valley: How to Buy New the Smart Way

Quick answer: Simi Valley doesn't have many big new-home tracts, because most of the city is built out. New homes come mainly from newer master-planned areas like The Woodlands, the planned Lost Canyons community in north Simi Valley, and small infill projects of a handful of custom or semi-custom homes. If you're buying new, bring your own agent on your first visit to the sales office, read the builder's documents (including the state public report when there is one), compare the builder's incentives with an outside lender, get your own inspections, and plan the sale of your current home around the builder's timeline.

Here's how buying new in Simi Valley works and what California law gives you.

Where Are the New Homes in Simi Valley?

• Lost Canyons (north Simi Valley). A planned community of 364 homes on the former Lost Canyons Golf Club site off Tapo Canyon Road. Plans and prices haven't been released yet. See our Lost Canyons guide for the latest.
• The Woodlands. A Lennar master-planned community, with many homes built from about 2016 on and most of its land kept as open space. See our Woodlands guide.
• Sycamore Grove. A Lennar community of 164 townhomes and detached homes in central Simi Valley that opened for sale in 2022. Homes there now sell as resales. See our Sycamore Grove guide.
• Small infill projects. A few new custom or semi-custom homes, or a handful of townhomes, on leftover lots. They sell quickly, so ask us what's active now.

If you're open to nearby areas, Moorpark and parts of the Conejo Valley also see new-home releases from time to time. We compare them with Simi Valley resales in our Simi Valley vs. Moorpark guide.

Bring Your Own Agent on the First Visit

The salesperson at a new-home community works for the builder. Many builders only work with your agent if your agent is with you, or registers you, on your first visit. Some builders offer to pay a buyer's agent fee, and others don't, so we'll confirm how a builder handles it before your first visit. Either way, you get someone who reads the contract and negotiates for you.

Read the Public Report and the Builder's Documents

When a builder sells homes in a new subdivision, California generally requires a public report from the Department of Real Estate (DRE), unless the project is exempt. According to the DRE, the report covers facts like utilities and water, roads, soil and geologic conditions, title, zoning and use, hazards, and the financial arrangements for finishing the subdivision. For a community with an HOA, it also covers the association, its assessments, and a budget with estimated reserves.

The DRE says the builder or its agents must give a copy to each prospective buyer before you sign a contract to buy, and have you sign a receipt saying you got it and had a chance to read it. Read the report, the CC&Rs, and the HOA budget before you sign.

Builder Incentives and Lenders

Builders often offer incentives like rate buydowns, closing cost credits, or upgrade allowances, sometimes only if you use their preferred lender. Compare that offer with an outside lender's full costs before you decide. Get a Loan Estimate from each on the same day. The best deal is the lowest total cost, not the biggest advertised credit.

Upgrades, Lots, and Special Taxes

• Upgrades add up fast. Flooring, counters, and appliances from the design center can add a lot to the base price. Decide what matters before your design appointment.
• Lot premiums. Corner lots, views, and bigger yards usually cost extra.
• Special taxes. Some newer California communities sit in a Mello-Roos community facilities district or a 1915 Act assessment district, and some don't. The Mello-Roos law lets these districts issue bonds and levy special taxes to pay for public facilities and services. When a home in one is resold, the seller has to make a good-faith effort to get the district's disclosure notice for the buyer. On a new home, ask the builder for the special tax disclosure and read the public report. Our Simi Valley property tax guide shows where these charges appear on the Ventura County tax bill.
• Supplemental tax bills. A new home is reassessed when you buy it, so plan for one or two supplemental property tax bills after closing.

Get Your Own Inspections

New doesn't mean perfect. City inspectors check that work meets code, not the quality of the finish. Hire your own inspector before drywall goes up if the builder allows it, and again before closing. Walk the home with a punch list and get the builder's written commitment on what they'll fix and by when.

What California's Builder Warranty Law Gives You

California's construction defect law (Civil Code sections 895 and following, often called SB 800) sets building standards for new homes and a process for raising claims. Two parts matter most to buyers:

• Fit and finish. Under Civil Code section 900, a builder has to give you at least a one-year written limited warranty on the fit and finish of cabinets, mirrors, flooring, interior and exterior walls, countertops, paint finishes, and trim. If the builder doesn't provide that warranty in writing, the law sets the warranty for those items at one year anyway.
• Notice before a lawsuit. Under Civil Code section 910, before suing over a violation of the building standards, the homeowner has to send the builder written notice by certified mail, overnight mail, or personal delivery, describing the problem in reasonable detail. Using the builder's normal customer service or warranty process doesn't count as that notice.

Keep every warranty document, write down problems with dates and photos, and talk with a real estate attorney if a serious issue isn't fixed.

Timing the Sale of Your Current Home

Construction schedules can slip, and a builder's closing date is often an estimate until the home is nearly done. If you're selling to buy new, we'll line up your sale with the builder's estimated closing date and build in options, like a rent-back after your sale closes. We plan both moves together so you're not stuck in between. Start with a current Simi Valley home value estimate so you know what your equity can cover.

Frequently Asked Questions

Are there new construction homes in Simi Valley?
A few. Most new homes come from newer communities like The Woodlands, the planned Lost Canyons community, and small infill projects of a handful of homes. Ask us what's available now.

Do I need a real estate agent to buy a new home from a builder?
You don't have to, but the builder's salesperson works for the builder. Your own agent reads the contract and negotiates for you. Bring your agent on your first visit, because many builders require it.

What is a DRE public report?
It's a report from the California Department of Real Estate on a new subdivision, covering things like utilities, soils, title, hazards, and HOA budgets. Unless a project is exempt, you get a copy before you sign a contract to buy.

Should I use the builder's lender?
Compare it first. Builder incentives can be worth it, but check an outside lender's total costs before you decide.

Do I need an inspection on a new home?
Yes. Your own inspector can catch problems that a code inspection won't, before you close and while the builder still has to fix them.

Does a new home come with a warranty in California?
Yes. Civil Code section 900 requires at least a one-year written warranty on fit and finish items like cabinets, flooring, countertops, paint, and trim. Other building standards and a claims process are set by Civil Code sections 895 and following.

Related Articles

• Buy First or Sell First in Simi Valley?
• Buyer Contingencies in California
• Buying or Selling a Condo or Townhome in Simi Valley
• The California Escrow Process, Week by Week
• Homeowners Insurance in Simi Valley

Thinking About a New Home?

Tell us what you're looking for and we'll keep you posted on new releases, go with you on your first visit, and plan the sale of your current home. Schedule a call or call or text 805-424-6226.

Sources

• California Department of Real Estate, Disclosures in Real Property Transactions (RE 6): Public Report, Mello-Roos (Civ. Code 1102.6b), supplemental tax notice (Civ. Code 1102.6c), and TDS exemptions. Viewed October 30, 2026.
• California Legislative Information, Civil Code section 900 and Civil Code section 910. Viewed October 30, 2026.
• Community details from our Simi Valley neighborhood guides (Lost Canyons, The Woodlands, Sycamore Grove) and Simi Valley Acorn reporting on Lost Canyons (August 2026), viewed October 30, 2026.

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 lending advice. Builder terms, incentives, warranties, and taxes vary by community. Talk with a real estate attorney about a specific contract or defect claim.