Simi Valley Housing Market Update 2026: Prices and Inventory

The Simi Valley market update for 2026 shows a market that has settled into balance. The 2025 median price landed at $865,000, up a modest 0.4% for the year after a long stretch of steep appreciation. With 781 home sales in 2025 and 90 active listings currently available, Simi Valley maintains healthy inventory levels that serve both buyers and sellers . The 99.2% sale-to-list price ratio indicates accurate pricing by sellers and realistic expectations by buyers, unlike overheated markets where homes sell well above asking .

What is the median home price in Simi Valley in 2026?

The median sale price in Simi Valley was $825,000 in January 2026, up 4.4% from the same month a year earlier. For the full 2025 calendar year, the median was $865,000, up 0.4%. Zillow's typical home value tells a slightly different story at $848,843, down 1.5% over the prior year, according to Zillow research. Different sources measure different things (closed sale prices versus estimated values), which explains the spread. Homes sold at a median of $497 per square foot, up 4.7% year over year. Four-bedroom homes led the market with 355 sales averaging $966,397, about 45% of all transactions. At the top of the market, a $3.7 million sale in December 2025 set a new local record, 21.6% above the prior year's high. One sale does not make a trend, but it shows the ceiling is rising. Other sources land in the same neighborhood on price: Movoto reported a median sale price of $813,475 for December 2025, and Realtytrac put the median at $854,505 for the trailing year. Published price per square foot figures range from $377 to $497 depending on the source, with the $497 figure coming from Redfin.

How many homes are currently for sale in Simi Valley?

Inventory counts vary by source, partly because each site defines a listing differently. In early 2026, Zillow showed 134 homes for sale, Trulia 151, Redfin 243, Homes.com 250, and eXp Realty 295. A separate market analysis counted 90 active listings and 67 pending sales. A pending to active ratio of 74% points to steady buyer demand. Days on market also depends on who is counting: one source put the typical sale at 63.5 days, with the average home closing about 1% below list and well priced homes going pending in around 36 days, while another showed 69 days versus 50 days a year earlier. The common thread is a slightly slower but still healthy pace.

What are the key Simi Valley market trends buyers should know?

The Simi Valley housing market is somewhat competitive, scoring 57 out of 100 on the Redfin Compete Score, according to Redfin data. Some homes still draw multiple offers, but the average home sells for about 1% below list. Three numbers capture the shift from a seller's market to a balanced one: the sale-to-list ratio slipped from 100.33% to 99.19%, days on market rose from 42 to 54, and the median price barely moved (up 0.4%) while the average price dipped slightly. Residents also tend to stay put. Average tenure is about 17 years, and only about 2.5% of the area's 31,061 homes turn over in a given year, which limits how much resale inventory reaches the market. On migration, search data for October through December 2025 showed 22% of Simi Valley buyers looking to leave the area and 78% looking to stay within the metro, with inbound searches led by San Francisco, followed by Boston and Seattle. The price range is wide. Beyond the record $3.7 million sale, recent home values in Simi Valley ran from roughly $196,927 at the low end to $2,716,504 at the high end, so the median tells only part of the story.

Which Simi Valley neighborhoods offer the best value in 2026?

Wood Ranch, on the west side of Simi Valley, is the city's largest planned community and its best known address. Housing runs from smaller townhomes to gated enclaves. Development began in the mid-1980s with four villages (Country Club, Sycamore Canyon, Lake Park, and Long Canyon Village) built around the Wood Ranch Golf Course. Wood Ranch Golf Club, a Ted Robinson design below the Santa Susana Mountains, is Simi Valley's only private course, and the Ronald Reagan Presidential Library sits nearby. The main green space is Rancho Madera Community Park, with two playgrounds, sports fields, walking trails, picnic pavilions, and a lake you can fish. Day to day errands are easy: a shopping center sits at the edge of the community, and a larger one down the street has a grocery store, a 24 Hour Fitness, and familiar restaurants. Wood Ranch is in the Simi Valley Unified School District. Students are typically assigned to Wood Ranch Elementary and Royal High School, with a choice among three middle schools; Sinaloa is the most common pick for Wood Ranch families. Confirm current boundaries with the district before you buy. Dining nearby ranges from Larsen's Grill, a classic steakhouse, to BEEPS, a family owned 1950s style diner that serves breakfast all day. Outdoors, the Rancho Simi Recreation and Park District runs 50 parks and has preserved more than 5,600 acres of open space for hiking, biking, horseback riding, and wildlife. Rocky Peak Park alone covers roughly 4,858 acres with an extensive trail network.

Frequently Asked Questions About the Simi Valley Real Estate Market

Are Simi Valley schools good for families?

Simi Valley Unified serves 15,658 students across 28 public schools. It ranks #626 of 1,908 California districts on combined math and reading proficiency, and its schools average a 7/10 test score rating, according to GreatSchools. Another ranking site gives the district an overall grade of A, places it #4 among Ventura County districts, and shows a 4.22 out of 5 rating. Ratings vary a lot by campus, so check the specific schools tied to any home you are considering.

What should I budget for a home in Simi Valley?

In March 2026, Simi Valley homes carried a median list price of about $830K. One published estimate put the monthly cost with 25% down at roughly $4,460, which at 35% of gross income implies household income of around $153K. Treat that as a rough benchmark only; your rate, down payment, taxes, insurance, and any HOA will move it, so run real numbers with a lender. If you want a four bedroom home, plan higher: those averaged $966,397 across 355 sales. For a complete breakdown for 2026, including utilities and other living costs, see our Simi Valley cost of living guide.

What makes Simi Valley attractive to homebuyers?

A suburban pace with the amenities most buyers want close by. Simi Valley has about 125,431 residents: 23% are under 20, 12% are 25 to 34, 13% are 35 to 44, 28% are 45 to 65, and about 18% are over 65. The Rancho Simi Recreation and Park District operates two equestrian centers, two swimming pools, two golf courses, and a long list of sports facilities. Add the trail network, parks, well regarded schools, and proximity to the Ronald Reagan Presidential Library. The same preferences show up next door in the Conejo Valley real estate market, where buyers have been favoring established neighborhoods with good amenities.