Simi Valley, California Housing Market

What stands out in Simi Valley?

• 1.9% of homes are vacant: among the lowest vacancy of 765 tracked cities. Empty homes are scarce, so well-priced rentals fill.
• Asking prices swing about 3.9% between the cheapest and priciest months: among the flattest seasonal prices of 765 tracked cities. The month you buy matters little here.

What moves the numbers in Simi Valley?

Simi Valley asking prices per square foot were above the year before in 85% of months since the data starts. Within a year, the cheapest and priciest months differ by about 3.9%. Nothing in Simi Valley's numbers is far from its own normal. Your return comes from the property and the price you negotiate.

When do Simi Valley prices dip?

Across 9 full years, Simi Valley asking prices ran lowest in January, about 3.0% below the year's average. They peaked in June. The most homes for sale show up in August, about 18% above the yearly average. Shop in August for choice, and expect the softest asking prices in January.

Is now a good time to buy in Simi Valley?

The median asking price is 12.7% below its Nov 2024 peak. Per square foot the gap is smaller: 4.9% below the Jul 2025 high. Part of the drop is smaller homes coming to market. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. Simi Valley prices have risen in 94 of the last 111 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.

There is no rush. Prices are still coming down. Watch the homes you like. Come back after they cut. Let the seller move first.

Who will rent from you in Simi Valley?

In Simi Valley, 27 out of every 100 households rent. Most own their home. That share has held steady for five years. Renter households here average 2.5 people. Families rent here. Buy bedrooms. Studios will sit.

Households grew 6% in five years. The housing stock grew 4%. Demand is outrunning supply. Just 1.9% of homes sit empty. A well-priced rental fills fast here.

The median Simi Valley household earns $122,515 a year. Incomes here have grown 4.4% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 6.5 times the median income. Most locals cannot buy. That keeps rental demand deep. It also caps the rent they can pay. At 30% of income, a tenant on the median income can pay about $3,063 a month.

To see what one Simi Valley address would rent for and cash flow, run it through the app.

How does Simi Valley compare with other California markets?

Ranked among the 141 California markets we track:

• Asking price: 66th priciest of 141. Simi Valley is at $799,922. Closest: Culver City and Salinas.
• Buyer competition: 46th least competitive of 138. Simi Valley is at 0.36 buyers per home. Closest: Apple Valley and Orange.
• Time on market: 67th longest time on market of 141. Simi Valley is at a median of 51 days on market. Closest: Hesperia and Lincoln.
• Price cuts: 8th most price cuts of 141. Simi Valley is at 27% of sellers cutting. Closest: Brentwood and Mission Viejo.

What numbers should you underwrite a Simi Valley deal with?

• Price growth to assume — +2.0%/yr. Simi Valley grew 4.3% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Simi Valley grows about 2.0% a year. That is the number to type in. Prices fell 4.1% over the last year. Use it for timing. The five-year rate is the better guide.
• Odds you cut your price to sell — 1 in 4. 27% of Simi Valley listings have cut their asking price. Underwrite your exit below asking.
• Comp on price per square foot — $464/sqft. The typical Simi Valley listing shrank from 2,037 to 1,765 sqft since Jul 2016. So median price hides real growth: 56% per sqft versus 23% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — +16%. Homes for sale in Simi Valley are up 16% on last year, so your resale faces more competition than today's comps did.

Read how rent-to-price works and how we read these numbers, then run the numbers on a deal.

What is the median home price in Simi Valley?

The median asking price in Simi Valley is about $800,000 as of Sep 2026, down 8.7% from a year ago. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our Simi Valley figures cover the 5 ZIP codes with a Simi Valley mailing address, which can reach past city limits.

Is Simi Valley a buyer's or seller's market in 2026?

Buyers have more room in Simi Valley than usual. We compare Simi Valley with 2017–2019 at this time of year: there are 36 pending sales per 100 listings, against 84 then; the typical listing has been up 42% more days; 27% of sellers have cut their price, against 23% then.

Are Simi Valley home prices going up or down?

The median asking price is 12.7% below its Nov 2024 peak. Per square foot the gap is smaller: 4.9% below the Jul 2025 high. Part of the drop is smaller homes coming to market. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.

What price growth should I assume for Simi Valley?

Assume +2.0% a year. Simi Valley grew 4.3% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Simi Valley grows about 2.0% a year. That is the number to type in. Prices fell 4.1% over the last year. Use it for timing. The five-year rate is the better guide.

What is the fair market rent in Simi Valley?

HUD's fiscal year 2026 fair market rent for Ventura County is $2,693 a month for 2 bedrooms and $3,652 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.