$914,096Average Value$487Average Price per Sq Ft62Homes 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 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.
Simi Valley High School in East Simi Valley is home to the Pioneers.
Valley View Middle School in East Simi Valley offers a safe and inclusive learning environment.
1/2
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.
Smart & Final in East Simi Valley has fresh produce and home products.
Bao Sua Chinese Cuisine in East Simi Valley has dim sum on the weekends.
1/2
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
Are you familiar with the East Simi Valley neighborhood?
to let others know what life in this neighborhood is like.
Crime and Safety
1 - Low Crime, 10 - High Crime
East Simi Valley
US
Homicide
3
4
Sexual Assault
3
4
Assault with Weapon
3
4
Robbery
3
4
Burglary
4
4
Motor Vehicle Theft
4
4
Larceny
4
4
Crime Score
3
4
Source: WhatIsMyCrimeRisk.com
East Simi Valley Demographics and Home Trends
On average, homes in East Simi Valley, Simi Valley sell after 57 days on the market compared to the national average of 53 days. The median sale price for homes in East Simi Valley, Simi Valley over the last 12 months is $818,025, down 4% from the median home sale price over the previous 12 months.
Welcome to this beautiful and versatile home in the highly desirable Wildhorse Canyon community! This meticulous home has so many amenities and creative touches. Featuring four bedrooms with the potential for two additional bedrooms, this home offers incredible flexibility to fit your lifestyle. The charming curb appeal is highlighted by a picturesque fountain, setting the tone for the elegance
BRAND NEW CONSTRUCTION. Spanish Revival Elevation. 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 island, large family room, direct access, 2 car garage and a 1/2 guest bath. All 4 bedrooms are upstairs. Large
Seller drastically reduced the price for a year end sale! Pricing is subject to increase after the first of the year. Start the new year in a brand new home! 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
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,
This a beautiful home with 4 spacious bedrooms. New paint, carpet and flooring. Private yard. Garage, indoor laundry. Located in a community with walking areas, tennis courts, pool and spa. East end of Simi Valley with easy access to the freeway, schools and more. Text me for more details. Available now.
Linda EndersonBetter Homes and Gardens Real Estate Town Center
Parkside Villas is nestled amongst the Santa Susana Mountains and the Simi Hills. Our residents enjoy an outdoor-centric lifestyle, located just minutes from some of Southern Californias best hiking and biking trails and not far from the beaches of Ventura and Los Angeles.Each of our luxuriously appointed, spacious twostory townhomes features a direct access two car garage, inhome washer and
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.
