$927,350Average Value$497Average Price per Sq Ft35Homes For Sale
Surrounded by the Santa Susana Mountains and Simi Hills
The third-largest city in Ventura County, with a population of over 125,000, Simi Valley is an outdoor lover's paradise. It is rich in community parks and surrounded by the Santa Susana Mountains and Simi Hills. Simi Valley is a tight-knit community with great schools and a full calendar of annual events that bring residents together. East Simi Valley is comparatively quiet and primarily residential, with just a few commercial stretches. "You have a good balance of work, play and school here," says Keller Williams Realtor Allan Mann, who was born and raised in Simi Valley and still lives there today. "You're 45 minutes from the beach. You're an hour from the snow. You're an hour to LAX and downtown LA. It's maybe 90 minutes to Disneyland. So, you're centrally located for pretty much everything that Southern California offers."
Everything from Tuscan villas to manufactured homes
Compared to West Simi Valley, housing prices in East Simi Valley are slightly more affordable due to the option of manufactured homes that pull the median and price per square foot down a bit. “Here you’re going to have a mix of houses built in the 1960s up to the 2000s, with a handful of townhomes and condos south of the 118,” Mann says. Classic midcentury ranch-style homes are common, along with more contemporary two-story options, many with Mediterranean influence. North of state Route 118, Wild Horse Canyon is a newer development with multiple subdivisions and architectural styles, including Spanish Colonial, coastal cottage and Tuscan. “This was built in the early 2000s and probably has under 1,000 homes. It is nongated, with no apartments, condos or HOAs,” Mann says. Home pricing varies greatly in East Simi Valley, with manufactured homes that can sell for as low as $90,000, bringing down the median price a little — the median price was around $925,000 in late 2024. Single-family homes in East Simi Valley are priced between $700,000 for a modest midcentury ranch to $2.3 million for a home in Wild Horse Canyon on a robust lot. Condos and townhomes are priced between $400,000 and $700,000.
East Simi Valley has Spanish-influenced and Mediterranean homes in the hills.
For a more affordable option, residents can look at condominiums in East Simi Valley.
1/2
Simi Valley High School in East Simi Valley is home to the Pioneers.
Simi Valley High School has a partnership with Moorpark College
Simi Valley Unified is a solid public school district graded A by Niche. Kids in East Simi Valley can attend White Oak Elementary, graded A-minus, before moving to Valley View Middle, graded B-plus. One of the better public high schools in Ventura County, Simi Valley High School is graded A-minus by Niche. SVHS partners with Moorpark College, allowing eligible students to enroll in college-level courses and earn dual credits. The classes can be taken at the high school or on campus at Moorpark.
Bus service offered by Simi Valley Transit
Simi Valley is about 10 miles north of Thousand Oaks and 40 miles northwest of downtown Los Angeles. The area lacks direct interstate access, but state Route 118 runs across the valley west-to-east into the San Fernando Valley, which brings a lot of cut-through traffic into Simi Valley, but "getting in and out of Simi is not usually a problem," Mann says. Though many of the major thoroughfares can see congestion, the city of Simi Valley has a Traffic Engineering department that works to predict future traffic volumes and reduce bottlenecks. For those who rely on public transportation, Simi Valley Transit offers bus routes along trafficked roadways like East Los Angeles Avenue, where the Metrolink train station is located. The closest major airport is Hollywood Burbank, about 30 miles east, a drive that can take over an hour, depending on the time of day.
Simi Hills Golf Course is one of two public offerings
Fundamentally outdoorsy, Simi Valley has over 50 parks spanning 5,600 acres. Simi Hills Neighborhood Park and the Rancho Santa Susana Community Center are among the many offerings in East Simi Valley. Chumash Park sits atop a hill, featuring a playground, fitness equipment and a half-court basketball court. Hikers can access the 2.5-mile Chumash Trail from the park. The trail extends from Flanagan Drive to the top of the ridges north of Rocky Peak. Hikers will encounter sandstone rock formations, caves and gorgeous valley vistas. The Hummingbird Trail is another popular path within the neighborhood. It extends across Hummingbird Creek and climbs through sandstone rock formations that gain over 1,000 feet in elevation. “Simi Hills Golf Course is one of the city’s two public courses, and it’s very popular, with very few available tee times most of the time,” Mann says.
The Las Llajas Trailhead in East Simi Valley has spectacular canyon and mountain views.
Tee-off at the Simi Hills Golf Course in East Simi Valley.
1/2
Walmart Neighborhood Market anchors Santa Susana Plaza
Primarily residential, East Simi Valley has a couple of commercial stretches. Santa Susana Plaza is an outdoor shopping plaza on Tapo Street with a Walmart for stocking up on groceries. Additional offerings are available across the street, including restaurants like Panda Bowl, Carriage Cafe and K-BBQ Simi Valley. There is another commercial center at the intersection of East Los Angeles and Yosemite avenues. The shopping area is anchored by Vons and Rite Aid, with nearly a dozen nearby restaurants — everything from national chains like Carl’s Junior to 118 Cafe, a cozy tea house that serves dim sum and other Asian bites. Shopping and dining options are much broader in Central and Western Simi Valley.
October is a busy month for Simi Valley community events
Residents of Simi Valley come together regularly for a year-round host of annual events, many of which have been created in recent years. Started in May of 2022, the Happy Face Music Festival is a day of live music, dancing, games and activities, and food and drink vendors. Since 2019, Simi’s Endless Summer Beer Fest has been bringing people out in droves to Rancho Simi Community Park. The event brings together nearly two dozen local craft breweries to offer tastings for beers, ciders and seltzers. October is busy with the Fall Harvest Festival, Simi Valley Oktoberfest and the Simi Valley Street Fair, which is held in May too. Holidays are also big, with spirited events around the Fourth of July and Christmas.
Significant fire risk due to the surrounding green space
Surrounded by the Santa Susana Mountains and the Simi Hills, East Simi Valley faces a significant fire risk, particularly on the northern edge near the Marr Ranch Open Space. Brush fires are common in the summer and can spread rapidly in the dry, breezy conditions. The city is protected by the Ventura County Fire Department, which has multiple stations across the valley. The Simi Valley region is also situated on several active fault zones, with many areas around a 100-year floodplain.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Interested in learning more about homes in this area?
Reach out to
Gary Keshishyan,
an experienced agent in this neighborhood.
Parks in this Area
Lubbock Drive Park
Rancho Santa Susana Community Center
Rancho Simi Recreation & Park District
Arroyostow Park
Verde Park
Simi Hills Neighborhood Park
Chumash Park
Simi Hills Neighborhood Park
Transit
Airport
Bob Hope
28 min drive
Train
Simi Valley
Bus
Yosemite Avenue And Los Angeles Avenue
Bus
Metrolink Simi Valley
Bus
Cochran Street And Fig Street
Bus
Cochran Street And Stow Street
Bus
Cochran Street And Yosemite Avenue
Bus
Cochran Street And Dover Avenue
Bus
Los Angeles Avenue And Rory Lane
Crime and Safety
1 - Low Crime, 10 - High Crime
East Simi Valley
US
Homicide
2
4
Sexual Assault
3
4
Assault with Weapon
2
4
Robbery
2
4
Burglary
3
4
Motor Vehicle Theft
4
4
Larceny
4
4
Crime Score
3
4
Source: WhatIsMyCrimeRisk.com
Demographics and Home Trends
On average, homes in East Simi Valley, Simi Valley sell after 35 days on the market compared to the national average of 47 days. The average sale price for homes in East Simi Valley, Simi Valley over the last 12 months is $885,938, up 4% from the average home sale price over the previous 12 months.
Welcome home to your remodeled single story in the beautiful community of Simi Valley. This immaculate, pride of ownership gem is almost 2000 sq ft and sits on a 6,100 sq ft lot and features 4 bedrooms and 2 baths. This house has it all which includes a newer roof and exterior paint, drought tolerant landscape front and back, and also provides a cozy front courtyard. Brand new luxury Vinyl
Welcome to this charming, upgraded single-story home in the desirable Texas Tract community, featuring RV access and an open, airy floor plan. The beautifully remodeled gourmet kitchen showcases granite countertops, custom cabinets, a wine rack, dish rack, cabinet lighting, and a convenient lazy Susan. Additional highlights include custom-built-in cabinets, wood laminate flooring, dual-pane
Introducing an exquisite 4-bedroom, 3-bathroom residence nestled in the coveted heart of Simi Valley. This sophisticated home showcases pristine laminate throughout, complemented by elegant tile accents in the kitchen and living spaces. Upon entering, you are greeted by soaring ceilings and an abundance of natural light, creating a bright and inviting atmosphere in the expansive living room. The
BRAND NEW CONSTRUCTION. Modern Farmhouse Elevation. Buyer has options such as countertops, backsplash, bathroom tile and all flooring dependent upon the date of purchase. 13 custom home development. 7 homes in Phase 2. Modern Farmhouse or Spanish Revival Elevations (fronts). Spectacular 2900 Sq Ft, 2 Story featuring 4 bedrooms, 3.5 baths, living room, dining room, gourmet kitchen with large
BRAND NEW CONSTRUCTION. Spanish Revival Elevation. Buyer has options such as countertops, backsplash, bathroom tile and all flooring dependent upon the date of purchase. 13 custom home development. 7 homes in Phase 2. Modern Farmhouse or Spanish Revival Elevations (fronts). Spectacular 2900 Sq Ft, 2 Story featuring 4 bedrooms, 3.5 baths, living room, dining room, gourmet kitchen with large center
BRAND NEW CONSTRUCTION. Modern Farmhouse Elevation. Buyer has options such as countertops, backsplash, bathroom tile and all flooring dependent upon the date of purchase. 13 custom home development. 7 homes in Phase 2. Modern Farmhouse or Spanish Revival Elevations (fronts). Spectacular 2900 Sq Ft, 2 Story featuring 4 bedrooms, 3.5 baths, living room, dining room, gourmet kitchen with large
Nestled in a peaceful cul-de-sac in the heart of Simi Valley, this charming two-story home offers a perfect blend of comfort and style. With 1,997 square feet of well-designed living space, the home features five spacious bedrooms and three full bathrooms, providing ample room for both relaxation and entertainment. Upon entering, you're greeted by high ceilings and a bright, open floor plan that
Graced with breathtaking views of the Santa Susana Mountain range, you’ll love coming home to the Spanish-influenced architecture and manicured grounds of Hidden Valley apartments in Simi Valley, CA.Choose from 1-, 2-, and 3-bedroom floor plans to find the one that’s right for you. Each apartment home for rent features a fully equipped kitchen, large closets, air conditioning, and a full-size,
Discover this stunning custom-built residence nestled in the tranquil setting of Santa Susana Knolls. Thoughtfully designed by the builder as a primary residence, this home boasts enhanced earthquake safety and fire suppression features, including double plaster walls, no exterior wood or eaves, ensuring durability and peace of mind.Spanning over 3,000 sq. ft. on a 10,000 sq. ft. lot, this
Interested in learning more about homes in this area?
Reach out to
Gary Keshishyan,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
25,389
Median Age
43
Population Density
7 ppl/acre
Population under 18
21.2%
On par with the national average
23.8%
Population over 65
20.6%
On par with the national average
19.1%
Finances
Median Household Income
$111,169
Significantly above the national average
$71,702
Average Household Income
$132,741
Education and Workforce
High School Graduates
90.7%
College Graduates
36.2%
On par with the national average
34.1%
Advanced Degrees
11.5%
% Population in Labor Force
67.8%
On par with the national average
65.1%
Weather
Annual Precipitation
17''
Average Winter Low Temperature
41°F
Average Summer High Temperature
92°F
Annual Snowfall
0''
Area Factors
Somewhat Bikeable
Bike Score®
23/ 100
Car-Dependent
Walk Score®
26/ 100
Minimal Transit
Transit Score®
24/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
