East Simi Valley
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.
/
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.
/
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.
Written By
Amber Steinmetz-Cole
Photography Contributed By
Ling Ge
Video By
Alex Finneran
Was this overview helpful?
Agents Specializing in this Area
-
Steve Kim
Steve Kim
Best Realty & Investment, Inc.
(747) 247-7278
41 Total Sales
2 in East Simi Valley
$675K - $1.1M Price Range
-
Jonathan Kim
Jonathan Kim
Equity Union
(323) 916-4083
30 Total Sales
1 in East Simi Valley
$700,000 Price
-
Timothy Violette
Timothy Violette
Equity Union
(661) 927-4568
6 Total Sales
1 in East Simi Valley
$1,025,000 Price
-
Brian Cooper
Brian Cooper
Century 21 Masters
(805) 774-1304
31 Total Sales
3 in East Simi Valley
$709K - $1.1M Price Range
-
Julian Mangine
Julian Mangine
eXp Realty of Greater Los Angeles, Inc.
(877) 438-0960
30 Total Sales
1 in East Simi Valley
$410,000 Price
-
Stephen White
Stephen White
The Agency
(424) 361-7676
40 Total Sales
1 in East Simi Valley
$960,000 Price
Schools
Source:
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
- 9th to 12th
- Public
- 6th to 8th
- Public
- K to 6th
- Public
Interested in learning more about homes in this area? Reach out to , 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
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
East Simi Valley Demographics and Home Trends
On average, homes in East Simi Valley, Simi Valley sell after 49 days on the market compared to the national average of 70 days. The median sale price for homes in East Simi Valley, Simi Valley over the last 12 months is $325,000, down 30% from the median home sale price over the previous 12 months.
Housing Trends
Median List Price
$385,000
Median Sale Price
$325,000
Median Single Family Sale Price
$374,500
Median Townhouse Sale Price
$485,000
Median 2 Bedroom Sale Price
$372,500
Median Change From 1st List Price
3%
Last 12 months Home Sales
313
Median Home Sale Price YoY Change
-30%
Average Price Per Sq Ft
$247
Neighborhood Facts
Number of Homes in Neighborhood
7,191
Number of Homes for Sale
20
Median Year Built
1980
Months of Supply
0.80
Average Single Family Home Size Sq Ft
2,063
Above the national average
1,924
Average Townhouse Size Sq Ft
1,818
Average 2 Bedroom Size Sq Ft
1,026
Average 1 Bedroom Size Sq Ft
569
Average Studio Size Sq Ft
400
Median Lot Size Sq Ft
7,840
Open Houses
-
Saturday, Aug 211am - 1pm
Distribution of Home Values
Homes for Sale
Homes for Rent
Interested in learning more about homes in this area? Reach out to , an experienced agent in this neighborhood.
Average Home Value
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.
Nearby Neighborhoods
Santa Susana
An active Simi Valley neighborhood with abundant amenities 40 miles from LA
Central Simi Valley
Parks and hiking trails are two amenities of this outdoorsy neighborhood
Chatsworth
LA suburb known as a Hollywood movie setting in the northern San Fernando Valley
West Hills
Valley-affordable luxury tucked away from busy LA and surrounded by open space
Oak Park
Calm streets and award-winning schools deep in the serene Simi Hills
Canoga Park
Quiet San Fernando Valley living amid soaring mountains and global eateries
Reviews
Are you familiar with the East Simi Valley neighborhood? to let others know what life in this neighborhood is like.
Was this page helpful?