Single-Story, No-HOA Homes in Simi Valley: Where to Look

Quick answer: If you want a single-story home with no HOA in Simi Valley, start with the Texas Tract in northeast Simi Valley (zip 93063). It's made up mostly of 1960s single-story ranch homes, and most of it has no homeowners association. Parts of Indian Hills in east Simi Valley also have no HOA. Beyond those, single-story, no-HOA homes are scattered through older tracts all over the city, so the best way to find them is a search set up for both features, then confirming HOA status on each home before you make an offer.

Here's where to look, how to search, and what to check before you buy.

Why People Look for Single-Story, No-HOA Homes

The buyers we work with give two reasons. One-level living means no stairs, which many people want now or plan to want later. No HOA means no monthly dues and fewer rules about how the home and yard can be used. Many of these homes also sit on bigger lots than newer tracts, with room for a garden, a workshop, or extra parking (city parking and zoning rules still apply).

Where to Look in Simi Valley

The Texas Tract (93063)

The Texas Tract is the best-known answer to this search. Locals frame it by Tapo Street, Presidio Drive, Texas Avenue, and Alamo Street. Most homes are single-story ranch homes built in the 1960s, many on larger lots, and most of the tract has no HOA. A few homes near the edges may sit in a different tract with its own rules, so confirm each home.

Parts of Indian Hills (93063)

Indian Hills in east Simi Valley covers several tracts, including Indian Hills Estates, Indian Hills Ridge, and Shadow Hawk at Indian Hills, with homes from the 1980s and 2000s. Listings show that some of these areas have no HOA and some, like Shadow Hawk, do. Check tract by tract.

Older Tracts Across the City

Simi Valley is mixed street by street. You can find a condo complex on one side of a street and single-family homes on the other. Many older single-family tracts were built without an HOA, so single-story, no-HOA homes turn up in many parts of town, not just one neighborhood.

Where You'll Usually Find an HOA

Simi Valley's master-planned communities usually have one: Big Sky, The Woodlands, Bridle Path, and most sections of Wood Ranch (where HOAs and dues vary by village, as our Wood Ranch guide explains). Those can be great homes, but they won't fit a no-HOA search.

How to Search So You Don't Miss Homes

• Use both filters. Search for single-level homes and set HOA to none.
• Don't trust the filters alone. Listing data isn't always filled in correctly. A home can be single-story but listed without that detail, or show no HOA when there is one.
• Read the photos and floor plan. Some "single-story" homes have a bonus room or loft up a few steps.
• Get a search built for you. We set up a search matched to your real criteria and price range and keep an eye out for homes that fit but were listed with incomplete details.

What to Confirm Before You Make an Offer

• HOA status. Check the seller's disclosures and the preliminary title report. These show whether the home belongs to an association.
• CC&Rs without an HOA. Some tracts have recorded rules (CC&Rs) even with no active HOA. The title report will show them.
• Special taxes. Some properties carry special assessments, such as Mello-Roos, on the property tax bill. That's separate from HOA dues, so check the tax bill too.
• The home's age and systems. Many single-story homes here are 50 to 60 years old. Read our guide to what buyers check first on a 1960s ranch, and budget for inspections.

No HOA: The Trade-Offs

No HOA means no monthly dues and more freedom with your property. It also means no shared pool, park, or landscaping paid for by an association, and no association enforcing upkeep on neighboring homes. Repairs and improvements are all on you. For many buyers, that's exactly the point. Just go in knowing both sides.

What These Homes Cost

Prices depend heavily on condition, lot size, and location. For context, the median sale price for all home types in Simi Valley was $814,612 for the three months ending September 2026 (Redfin). An updated single-story home and one with original systems can sell for very different prices on the same street. Ask us for recent sales of similar homes so you're working from real numbers.

Frequently Asked Questions

Where can I find single-story homes with no HOA in Simi Valley?
Start with the Texas Tract in northeast Simi Valley (93063), which is mostly 1960s single-story ranch homes with no HOA for most of the tract. Parts of Indian Hills and many older tracts around the city also have them.

Does the Texas Tract have an HOA?
Most of the Texas Tract has no HOA. Confirm HOA status for any specific home in its disclosures and title report.

Which Simi Valley neighborhoods have HOAs?
Master-planned communities such as Big Sky, The Woodlands, Bridle Path, and most sections of Wood Ranch have HOAs.

How do I know for sure if a home has an HOA?
Check the seller's disclosures and the preliminary title report. Don't rely on the listing alone.

Can a home have CC&Rs without an HOA?
Yes. Some tracts have recorded CC&Rs even without an active association. The title report will show them.

Related Articles

• The Texas Tract, Simi Valley
• Simi Valley Neighborhoods and Real Estate Guide
• Selling a 1960s Simi Valley Ranch: What Buyers Check First
• East vs. West vs. Central Simi Valley

Want Us to Find Them for You?

Tell us your price range and must-haves. We'll build a search for single-story, no-HOA homes, check each one's HOA status, and tour them with you. No pressure. Schedule a call or call or text 805-424-6226.

Sources

• Redfin, Simi Valley housing market data, three months ending September 2026, viewed October 12, 2026.
• Neighborhood details from Real Estate Toolbox neighborhood guides and current and recent listings; HOA status varies by tract and must be confirmed for each home.

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