Simi Valley Homes for Sale

Simi Valley at a glance

• Mostly single-family: Simi Valley homes for sale come from a housing stock that was about 80 percent single-family in 2018: 34,921 of 43,469 units, with 7,787 multi-family units and 761 mobile homes.
• Homes from the 1960s to 1980s: Most of the City’s structures were built between 1960 and 1989, a 2021 City environmental study found, so ask for permit records on additions and conversions.
• Built-out valley floor: The City covers about 42 square miles. Its valley floor is built out; remaining undeveloped land lies in hillsides governed by the Hillside Performance Standards.
• Open space at the edges: The Rancho Simi Recreation and Park District, a special district separate from the City that also serves Oak Park, has preserved over 5,600 acres of open space.

Neighborhoods, County edges and property types

Wood Ranch has its own City specific plan. South of it, the Wood Ranch Open Space, dedicated in 2002, runs from Long Canyon Road nearly to the Simi Hills ridgeline; the dedication notice put Bridle Path homeowners association open space on its east side. Big Sky, along Lost Canyons Drive at the north end of Erringer Road, went through a 1999 City environmental review covering detached, estate and attached homes.

Jurisdiction shifts at the City’s edges: the County’s 2040 General Plan maps an unincorporated Santa Susana Existing Community beside the City boundary, and a 2012 County environmental report placed part of Santa Susana Knolls in that designation, where County zoning applies. ZIP searches cover 93063 and 93065.

Attached homes show up under condos and townhomes, income properties under multi-family listings and manufactured housing under mobile homes for sale, with pages for the Friendly Village and Springtime Condominiums communities. Feature searches cover single-story homes, homes with a pool, gated communities, 55+ communities, luxury homes, new construction and open houses. The City allows farm animals only in one of its animal overlay zones (A, L or H), so check the zoning map before you offer on horse property.

What the City lets you add

As of 2026, the City is updating its accessory dwelling unit (ADU) rules; the current ones are in Municipal Code section 9-44.160. A single-family lot may have an ADU, a junior ADU or both. A detached ADU is generally one story and 18 feet, and up to 1,000 square feet on lots of 8,000 square feet or less or 1,200 square feet on larger lots. ADU rentals must run 30 days or more. A junior ADU needs a recorded owner-occupancy deed restriction; if a new owner does not live on site, it must be removed.

Outside the valley floor, natural slopes of 20 percent or more cannot be built on, except for an 800-square-foot detached ADU. The City’s Ordinance 1352, effective December 18, 2023, sets local rules for SB 9 two-unit projects and lot splits in single-family zones.

Fire, flood and insurance checks

The Ventura County Fire Department serves Simi Valley. Since January 1, 2026, its Ordinance 34 has required sellers in a High or Very High Fire Hazard Severity Zone to hand buyers documentation that the defensible space passes. Book the inspection, currently free, at least two weeks ahead. The 2003 Simi Fire burned 108,204 acres and destroyed 37 homes, per a 2006 federal assessment, and the 2018 Woolsey Fire, which started south of the city, burned 96,949 acres, per CAL FIRE. Carriers set coverage with their own risk models rather than CAL FIRE’s maps, the state Department of Insurance says, so get quotes early when you buy a house in Simi Valley.

The Arroyo Simi crosses the city from east to west. At points checked on FEMA’s current map in October 2026, its channel is a Zone AE floodway, with some moderate-hazard shaded Zone X beside it. As of 2026, FEMA says a federally backed mortgage on a home in a high-risk zone requires flood insurance. A Simi Valley real estate agent can check a parcel’s fire and flood zones before you offer; line up Simi Valley home loan options alongside.

Simi Valley questions, answered

How do I know whether a home is inside Simi Valley city limits?

Check the City’s Zoning Map: a parcel inside its red boundary line with a City zoning designation is in Simi Valley. Outside it, contact the County of Ventura’s Resource Management Agency.

Which water company serves a Simi Valley home?

One of two, the City says. Ventura County Waterworks District No. 8, run by the City, serves about 60 percent of the City; the private Golden State Water Company serves the other 40 percent.

Does a specific plan change what I can build in Wood Ranch?

It can. The City says specific plan areas may have standards that differ from the Municipal Code, and Wood Ranch is one of 18 specific plans it lists. Read it before planning an addition or second unit.