Simi Valley is a city in eastern Ventura County with two main home zip codes, 93063 and 93065. Its neighborhoods range from 1960s single-story ranch tracts to newer master-planned communities, and condos, townhomes, and single-family homes sit side by side across the whole city. The median sale price was $814,612 for the three months ending September 2026 (Redfin).
We're Steve Hise and Tricia Garcia, and we've spent 10 years helping families buy and sell across Simi Valley and Ventura County. This is our guide to the whole city: the neighborhoods, what the market is doing right now, and how we help people move up, move out, or buy their first home here.
Here are the Simi Valley neighborhoods we cover in depth. We add new neighborhood guides every few weeks.
Northeast Simi Valley. Mostly single-story ranch homes from the 1960s, larger lots, mature trees, and, for most homes, no HOA. Locals frame it by Tapo Street, Presidio Drive, Texas Avenue, and Alamo Street. What's my Texas Tract home worth?
West Simi Valley. One of the largest master-planned communities in the city, built mostly in the late 1980s and 1990s around four villages, with everything from townhomes to guard-gated homes near Wood Ranch Golf Club. Read our full Wood Ranch guide.
Central Simi Valley. A master-planned community with homes built mostly around 2005 and 2006, with sub-neighborhoods such as Crosspointe and Castlewood, plus trails and parks nearby. It has an HOA. Read our full Big Sky guide.
A newer master-planned community with homes built from about 2016 on, much of its land kept as open space, and trails for hiking, biking, and riding. It has an HOA. Full guide coming soon.
West Simi Valley. An equestrian HOA community where many single-family homes sit on larger lots, some with barns, near riding trails. Full guide coming soon.
East Simi Valley. A name that covers several tracts, including Indian Hills Estates, Indian Hills Ridge, and Shadow Hawk at Indian Hills, with homes from the 1980s and 2000s. Some areas have an HOA and some don't. It sits near Simi Hills Golf Course. Full guide coming soon.
Comparing sides of town? See East vs. West vs. Central Simi Valley.
The Texas Tract is the best-known area for single-story homes: most of its homes are one-level ranch homes from the 1960s. Single-story homes also turn up in many other tracts across the city, mixed in with two-story homes. Because they're spread out, the fastest way to see them all is a search built on your real criteria. Tell us what you want and we'll set one up. See our guide to single-story, no-HOA homes in Simi Valley.
Source: Redfin Simi Valley housing market data, viewed October 12, 2026. Numbers cover all home types; condos, townhomes, and single-family homes each sell in their own price ranges.
The biggest fear we hear from sellers who are buying their next home is simple: what if we sell and have nowhere to go? Our answer is the same for every client. You are never going to be left without a home.
Here's how that worked for Frank and Clara E. They lived in a good-sized condo in Wood Ranch with their daughter and granddaughter. They were tired of climbing stairs all day, and more than that, they wanted room for the whole family. We toured homes all over Simi Valley until they found the one they loved: a big single-family home in The Woodlands. We set the sale of the condo to close at the same time as the purchase, with contingencies in place, and arranged three days of rent-back from the condo's buyer. They moved out of one home and straight into the next, with no in-between time.
This is the question we hear most from Simi Valley homeowners right now. Many locked in a rate in the 2s, 3s, or 4s a few years ago, and moving means taking a new loan at today's higher rates on a home that costs more.
We'll be honest: it's a hard call, and you're right to take it seriously. What we tell people is to start with the numbers. Talk to a lender about what the new payment would really be, then find a home you'd actually love living in. If rates come down later, you may be able to refinance, but nobody can promise that, so the payment has to work for you today.
More reading: Moving up in Simi Valley with a low mortgage rate and Prop 19 for move-up sellers.
Many of the sellers we work with are leaving the state, mostly because of the cost of living, and some to be closer to family. Our clients have moved to Tennessee, Arizona, Florida, Philadelphia, and Seattle.
Frank E. is one of them. Years after we helped him and Clara buy in The Woodlands, Clara passed away, and the big house was just Frank. He decided to move to Arizona to be near his son. While his Simi Valley home was on the market, he was already house hunting in Arizona with a local agent there. We worked directly with that agent so his sale closed at the same time as his purchase, and he always had somewhere to be. He was happy to leave California prices and taxes behind: his new home, about the same size and with a pool, cost less than half of what his Simi Valley home sold for.
Will I owe capital gains when I sell? It's the first question most people leaving California ask us. In general, the IRS lets you exclude up to $250,000 of gain ($500,000 for most married couples filing jointly) on the sale of your main home if you owned it and lived in it for at least two of the last five years (IRS Publication 523). Your situation may be different, so talk to a CPA or tax professional before you list. We'll get you the numbers they need.
Many of the families we help move up into Simi Valley come from the San Fernando Valley. What they tell us they want is more space, a real yard, and more house for their money. If schools matter to your move, look up any address on the Simi Valley Unified School District website and compare for yourself. When you're ready, we'll match your search to the homes and neighborhoods that fit what you're looking for.
Ben and Melissa H. rented in Simi Valley for about 14 years while raising their three sons. They told us they were tired of paying somebody else's mortgage and wanted to build equity of their own. They found us through our videos, and today they own their home near Rancho Simi Community Park.
If you're not sure where to start, you're in good company. Most first-time buyers tell us exactly that. Start with a lender so you know your real number and your real monthly payment, then we'll build your search and tour homes with you. Nothing gets signed until you understand it.
Helpful guides: California first-time homebuyer guide, What a first home really costs per month in Ventura County, and Simi Valley down payment assistance.
Talk with Steve and TriciaWe show up in Simi Valley every week, on camera. Our Simi On Video series spotlights local businesses and events, and our Monday "What's Coming in Simi Valley" post rounds up things to do. Favorites include Rancho Simi Community Park on Royal Avenue, known locally for its duck pond. For what's ahead in the city, read What's coming to Simi Valley in 2026 and 2027 and Living in Simi Valley.
Well-known Simi Valley neighborhoods include the Texas Tract, Wood Ranch, Big Sky, The Woodlands, Bridle Path, and Indian Hills, along with many smaller tracts across the city.
Simi Valley's main home zip codes are 93063 and 93065.
The median sale price for all home types was $814,612 for the three months ending September 2026, up 2.7% from a year earlier, according to Redfin.
The Texas Tract in northeast Simi Valley is made up mostly of single-story 1960s ranch homes. Single-story homes also appear in many other tracts across the city.
Costs include agent commissions (which are negotiable), escrow and title fees, the Ventura County documentary transfer tax of $1.10 per $1,000 of the sale price, and any repairs or credits. Simi Valley does not add a city transfer tax. See our full guide at realestatetoolbox.com/post/cost-to-sell-a-house-in-simi-valley.
Often, yes. With contingencies and a short rent-back, the sale of your current home can close at the same time as the purchase of your next one, including a purchase in another state.
Steve Hise and Tricia Garcia of Real Estate Toolbox at eXp Realty help buyers and sellers across Simi Valley and Ventura County. Call or text 805-424-6226 or schedule at realestatetoolbox.com/schedule.