Simi Valley vs Camarillo: Prices, Schools and Safety Compared

When comparing Simi Valley vs Camarillo, the first surprise for most buyers is how close the medians are. As of March 2026, Simi Valley's median sale price sits at $840,000 and Camarillo's at $847,145, a gap of roughly $7,000, and both are attractive alternatives to pricier Los Angeles County markets.

Both cities cost meaningfully less than neighboring Thousand Oaks and Westlake Village, and each has its own case. Camarillo delivers more square footage per dollar at $478 per square foot versus Simi Valley's $507, and Camarillo's overall crime rate of 13.47 per 1,000 people sits well below the national average of 33.37. This comparison covers market data, school results, lifestyle and safety so you can weigh the two for yourself.

What Are the Current Median Home Prices in Simi Valley vs Camarillo?

Simi Valley's median sale price reached $840,000 as of March 2026, slightly below Camarillo's median of $847,145. Price per square foot tells a different story, though.

Simi Valley averages $507 per square foot, while Camarillo comes in at $478. Buyers typically get more house for the money in Camarillo, though both cities sit well below the pricier Ventura County markets.

The recent trend lines diverge. Simi Valley prices rose 1.1% between January and March 2026. Camarillo's median, by contrast, showed a year-over-year decline of roughly 8% in some data sets, which put the median closer to $800,000, according to market data. Different sources calculate the median differently, so hold the exact figure loosely; the direction is what matters if you are watching for an entry point.

Which City Has Better Market Conditions for Buyers and Sellers in 2026?

As of spring 2026, both cities leaned toward sellers, with some differences. Simi Valley showed a 98.7% sale-to-list price ratio with rising prices and increasing sales volume, while Camarillo held a 99.18% sale-to-list ratio with homes moving in under two months and about 1.85 months of inventory.

In the 30 days before that March reading, Simi Valley sold 50 homes with another 99 under contract, a measurable spring push. Its price per square foot is well below comparable Los Angeles County communities, which keeps it on the list for buyers priced out of neighboring LA County markets.

Camarillo closed 79 sales in January 2026, up 17.91% from a year earlier. Forecasts published early in the year called for balanced conditions through 2026, with prices appreciating 2% to 4% and inventory growing 5% to 10%. Forecasts are forecasts; check them against what has actually closed before leaning on them.

How Do Simi Valley and Camarillo Schools Compare for Families?

Schools are where the two cities part ways most visibly, though the picture is more mixed than the headlines suggest. Simi Valley Unified School District serves 29 schools many of them rated average, with a larger share of schools where students are progressing more slowly than peers statewide.

Simi Valley High School earns a 7/10 GreatSchools Rating with a graduation rate of 97% and an average SAT score of 1250. The school ranks 748th in California with a 31% AP participation rate.

Camarillo's test proficiency runs higher. Adolfo Camarillo High School receives an 8/10 GreatSchools Rating with a 93% graduation rate and average SAT score of 1240. Camarillo Academy of Progressive Education, a standout charter school, achieves 80% math proficiency and 83% reading proficiency with a 9/10 GreatSchools Rating.

The difference becomes clear when examining test scores: Simi Valley High shows 25% math proficiency and 55% reading proficiency, while Adolfo Camarillo High achieves 33% math proficiency and 61% reading proficiency, according to GreatSchools data. On proficiency, Camarillo leads; on graduation rate and SAT average, Simi Valley High is slightly ahead. Look at the specific schools your address would feed into rather than the district label.

What's the Difference in Lifestyle and Local Amenities Between These Cities?

The dining scenes feel different. Simi Valley leans on long-running local favorites like Sutter's Mill, a steak and seafood house with a history going back more than 60 years (the current Simi Valley location opened in 2007), and Greek House Cafe, a modest spot that has picked up LA's Best Food awards eight years running.

Camarillo skews a bit more upscale. Lure Fish House focuses on sustainably sourced seafood with an emphasis on local catch and produce, and Latitude 34 Restaurant & Bar at the Camarillo Premium Outlets serves fish, steaks and salads under Executive Chef Alex Castillo.

For casual family outings, Simi Valley hosts food truck gatherings every other week at The Plaza (lobster, grilled cheese, cupcakes), and Camarillo has Waypoint Café at Camarillo Airport, where kids can watch planes on the runway over lunch.

Which City Is Safer: Simi Valley or Camarillo Crime Statistics?

Both cities are safe by any national yardstick, and the per-resident numbers do not hand either one a clear win. Camarillo's overall crime rate of 13.47 per 1,000 people is well under the national average of 33.37.

Simi Valley rates safer than 93% of California cities and 79% of cities nationwide, with 119 violent crimes (95 per 100,000 people) and 1,069 property crimes (851 per 100,000 residents) recorded.

Camarillo reported 89 violent crimes (129 per 100,000 residents) and 823 property crimes (1,191 per 100,000). Fewer incidents in raw count, but Camarillo is the smaller city, so per resident Simi Valley's rates were actually lower in both categories. In resident surveys, 63% of Camarillo residents said they felt secure, believed crime was low and were comfortable walking alone at night.

Both cities earn high safety grades, and specific Camarillo neighborhoods like New Country score A+ with crime indices 72% below the national average. The honest read: safety is close to a wash at the city level, and the particular neighborhood matters more than which side of the city line you land on.

Frequently Asked Questions About Simi Valley vs Camarillo

How do commute times compare between the two cities?

Simi Valley residents average a 26.44 minute commute, with 82.2% driving to work, according to Census data. Camarillo sits directly on the 101 and is closer to Oxnard and the coastal job centers, while Simi Valley's freeway access points more toward the Los Angeles side of the hills.