Five markets, two counties
| Market | Median price | Days on market | County | School district(s) |
|---|---|---|---|---|
| Moorpark | $1,020,000 | 51 | Ventura | Moorpark Unified School District |
| Simi Valley | $850,000 | 18 | Ventura | Simi Valley Unified School District (SVUSD) |
| Chatsworth | $945,000 | 54 | Los Angeles | Los Angeles Unified School District (LAUSD), with several charter options |
| Northridge | $1,000,000 | 44 | Los Angeles | Los Angeles Unified School District (LAUSD), West Valley; Granada Hills Charter High School zoning crossover |
| Porter Ranch | $1,250,000 | 23 | Los Angeles | Los Angeles Unified School District (LAUSD) |
Figures from /data.json, the site’s canonical data file (June 2026). Always verify current numbers.
What the county line changes
Crossing Santa Susana Pass eastbound: the assessor becomes LA County, schools become LAUSD (with the West Valley charter network), and you enter the City of LA's transfer-tax regime on most addresses. Westbound into Simi: SVUSD schools, Ventura County services, and generally lower insurance-risk scoring outside the hillside zones. Same freeway, materially different ownership math — Brian runs both county checklists on every corridor deal.
Commute positioning
The 118 is the Valley's least-congested east-west freeway. Porter Ranch to Warner Center runs ~20 min; Simi Valley to Northridge ~25 min off-peak. For buyers working the west Valley, Simi's discount to Porter Ranch (~$400K) buys 15 extra freeway minutes — the corridor's defining trade.
Frequently asked questions
Which 118 corridor market is the best value?
Simi Valley (~$850K median, June 2026) — the corridor's lowest median with its own school district and 280+ days of sun. Chatsworth is the LA-County value pick.
Why is Porter Ranch so much more expensive?
Toll Brothers new construction, gated communities, and post-Aliso Canyon recovery demand — it is the corridor's only large new-build market.
Does the county line really matter?
Yes — district (SVUSD vs LAUSD), assessor, transfer taxes, and insurance profiles all switch at the line. It is the most consequential boundary in the corridor.
Work with Brian Cooper
20+ years and $100M+ closed across Ventura County, the San Fernando Valley, and the Conejo Valley. Direct, data-first representation — you work with Brian, not a hand-off.
Contact Brian Home Value