93063 is the eastern half of Simi Valley — the older, denser, and more affordable side of the city. The ZIP runs roughly from the Madera Road area east to the Los Angeles County line, bordered north by the Santa Susana foothills and south by the Tierra Rejada Valley. Most of 93063 was built between 1960 and 1985, which means established trees, smaller lots, and a single-family-dominant housing stock with a meaningful share of older condo and townhome complexes. The median sale price in 93063 has been running around $760,000 in May 2026, meaningfully below the citywide median of ~$885,000 and significantly below 93065's ~$985,000. This guide covers the neighborhoods, the schools, the freeway access, and how 93063 compares to the rest of Simi Valley.
Where 93063 actually is
93063 covers the eastern half of the city of Simi Valley, in Ventura County, California. Its rough boundaries run from the Madera Road area on the west, east to the Los Angeles County line and the start of the city of Chatsworth in the San Fernando Valley. The Santa Susana foothills form the northern boundary, and the Tierra Rejada Valley and Olsen Road area form the southern boundary. The 118 freeway (the Ronald Reagan Freeway) runs east-west through the middle of the ZIP, with the 23 freeway connecting south toward Thousand Oaks at the western end of 93063.
Major roads include First Street running north-south, Tapo Canyon Road climbing into the foothills, Cochran Street as the historic east-west commercial spine, Erringer Road, Royal Avenue, and Madera Road. The Simi Valley Metrolink station — one of two in the city — sits in 93063 at Tapo and Los Angeles Avenue.
Neighborhoods inside 93063
93063 contains a wide range of neighborhoods, from 1960s tract subdivisions to the historic Knolls district to a small slice of Wood Ranch's eastern edge. The list below maps the most actively traded patches of the ZIP.
- Knolls Historic District — 1950s-1960s ranch homes
- Tamarack — 1970s condos and SFR, off Tapo Canyon
- Texas Tract — 1970s 4BR pool-friendly lots
- Indian Hills — 1970s-1980s SFR, foothill access
- Cochran/Erringer corridor — older 3BR detached homes
- Royal Avenue corridor — mix of condos and small SFR
- First Street/Sycamore area — 1970s detached, larger lots
- Big Country/Eaton — 1980s 4BR homes
- Eastern Wood Ranch portions — fewer streets, higher price
- Madera Royale — 1990s detached 4BR homes
What you can buy in 93063 at different price points
93063 is the entry-price half of Simi Valley. Sub-$600K inventory is almost exclusively in 93063 — older condos in Tamarack and along Royal Avenue, plus a small share of two-bedroom small detached homes. The $600K-$800K bracket buys three-bedroom detached homes in Cochran, Erringer, Texas Tract, and Indian Hills neighborhoods, typically 1,200-1,600 square feet on 6,500-8,000 square foot lots. The $800K-$1M bracket reaches the larger Texas Tract pool homes, updated Knolls historic, and Madera Royale 4BR inventory.
Above $1M, 93063 inventory thins. The top of 93063 — fully renovated Knolls historic estates, oversized Texas Tract pool homes with high-quality remodels, and a small share of Madera Royale 4BR-plus properties — stretches to $1.3M-$1.5M occasionally. Over $1.5M in 93063 is rare. Buyers who need over-$1.5M inventory almost universally end up in 93065.
Schools that serve 93063
All public schools serving 93063 are part of Simi Valley Unified School District (SVUSD), one of two K-12 districts in Ventura County's Conejo Valley/Simi area (Conejo Valley USD covers Thousand Oaks). SVUSD operates approximately 17 elementary, 3 middle, and 4 comprehensive high schools across the city. Boundary assignments are determined by SVUSD and occasionally change; verify the current boundary for any specific address before assuming a school assignment.
Elementary schools serving 93063 include Knolls Elementary, Mountain View, Township, Atherwood, Sycamore, and others. Middle schools include Sinaloa and Sequoia. High schools include Simi Valley High and Royal High; some 93063 addresses also feed into Santa Susana High. Independent and charter options operate in the area as well. Always confirm the current boundary at the SVUSD school locator before buying based on a school assumption.
Freeway access, commute, and rail
The 118 freeway runs through the middle of 93063 with interchanges at Tapo Canyon, Madera Road, and First Street on the east end. The 118 connects east into the San Fernando Valley (Chatsworth, Northridge, Granada Hills) and west to the 23 freeway interchange. The 23 freeway provides the south-to-Conejo connection. Typical morning commute from 93063 to Warner Center is 30-45 minutes, to downtown Los Angeles 60-85 minutes, to Thousand Oaks 25-35 minutes.
Metrolink commuter rail runs through 93063 with the Simi Valley station at Tapo and Los Angeles Avenue, served by the Ventura County Line. Trains connect to Union Station in downtown LA in roughly 65-75 minutes. Free parking is generally available at the station, and the train option is meaningful for buyers who would otherwise commute by car along the 118.
Median price and days on market — 93063 vs 93065
The table below compares the two Simi Valley ZIP codes on the metrics that matter most for buyers and sellers. Numbers are May 2026 data and will move as the market moves.
| Metric | 93063 (East) | 93065 (West) |
|---|---|---|
| Median sale price | ~$760,000 | ~$985,000 |
| Median DOM | ~19-25 days | ~22-30 days |
| Price per sqft (median) | ~$485 | ~$520 |
| Primary build era | 1960-1985 | 1985-2015 |
| HOA prevalence | Low (detached) | High (planned) |
| Mello-Roos prevalence | Very low | Very high |
| Condo/townhome share | Higher | Lower |
| Premier neighborhoods | Knolls historic | Wood Ranch, Big Sky, Bridle Path |
HOA and Mello-Roos in 93063
Most detached homes in 93063 carry no HOA. The exceptions are a small number of planned developments (Madera Royale, parts of the Big Country tract) with modest dues, generally under $200/month. Older condo and townhome complexes — Tamarack, Country Club Villas, the Royal Avenue corridor — carry typical HOA dues in the $350-$550 range covering exterior maintenance, common areas, and reserves.
Mello-Roos exposure in 93063 is very low. Almost all of 93063 was built before California's Mello-Roos Community Facilities Act took meaningful hold in the late 1980s. The handful of 1990s-and-newer subdivisions in 93063 (Madera Royale, parts of Big Country) sometimes carry small CFD line items, typically under $1,500/year. For buyers who want to avoid Mello-Roos as a category, 93063 is the right side of Simi Valley to look.
Buyers' perspective: who fits in 93063
93063 is the value side of Simi Valley. Buyers who fit here tend to value mature trees, established neighborhoods, lower HOA exposure, and entry-level pricing relative to the rest of the Conejo Valley. The bracket from $600K to $900K — where most first-time-buyer detached inventory in Simi sits — is predominantly 93063. Buyers who would otherwise be shopping the San Fernando Valley at higher prices find 93063 a credible alternative with similar freeway access and meaningfully more value per square foot.
93063 is less of a fit for buyers who want newer construction, master-planned amenities, gated communities, or homes built specifically for wildfire-area design standards. Those buyers consistently end up in 93065.
Sellers' perspective: marketing 93063 inventory
Selling in 93063 in spring 2026 means competing in a market that has more inventory than 93065 and a more price-sensitive buyer pool. Median DOM of 19-25 days is fast by historical standards but slower than the 12-18 day DOM seen in 2021. Cleanest homes — presentable kitchens, recent paint, fixed obvious items — still draw multiple offers within 7-10 days. Homes with visible deferred maintenance or aggressive list pricing sit 30-50 days.
Pre-listing inspections are worth the $400-$700 cost in this ZIP. The 1970s and 1980s housing stock commonly has issues — Federal Pacific electrical panels, original sewer laterals approaching service life, original galvanized supply lines — that buyers discover during inspection and then negotiate hard. Knowing what your home actually needs before listing lets you price accordingly or fix the items proactively.
How Brian Cooper helps in 93063
93063 is the side of Simi Valley where Brian's family has roots and where most of the 20+ years of transaction experience has built up. Knowing the history of specific tracts — which streets had post-tension slab problems, which condo HOAs have well-funded reserves, which 1970s pool installations are likely to need replastering soon — is the kind of knowledge that does not transfer through MLS searches.
Whether you are buying your first home in Tamarack or selling a Knolls historic property, call (805) 723-2498 or use the contact page. First conversation is no-pressure.
Historical price trajectory in 93063
93063 home prices have followed the broader Simi Valley pattern over multi-decade horizons but with somewhat lower absolute appreciation. From roughly 2012 (post-correction trough) through 2022 (recent peak), 93063 median sale prices roughly doubled, with the most rapid appreciation in 2020-2022 driven by pandemic-era demand. The 2022-2023 correction took median prices down roughly 7-10%, recovering through 2024-2025 to the current May 2026 median of about $760,000.
Compared to 93065, 93063 has historically appreciated at a slightly slower compounded rate — roughly 0.5-1.0 percentage points per year over multi-decade horizons. The gap reflects the older housing stock, the absence of master-planned amenities, and the generally less affluent buyer pool in 93063. It does not reflect any prediction about future appreciation; structural factors can change. What it does mean is that buyers shopping 93063 should view the value proposition as 'lower entry price with modestly slower long-run appreciation' rather than 'cheaper for the same outcome'.
Local amenities, parks, and shopping in 93063
93063 has a dense distribution of city services and amenities. Public parks include Rancho Tapo Community Park (with its sports fields and skate park), Big Sky Park (small park, neighborhood-scale), Knolls Park, and several neighborhood pocket parks across the older tracts. The Simi Valley Town Center mall sits in 93063 off the 118 at First Street, with Target, JCPenney, and a multiplex theater. The Mountain Gate Plaza has a Vons and several restaurants. The Sycamore Plaza area has additional grocery and service businesses.
Library, post office, and city services for 93063 are mostly distributed across the ZIP rather than concentrated in one civic center. The Simi Valley Public Library has a main branch in 93065 but a branch in 93063 as well. City Hall sits at the boundary. For Sunday-morning farmers markets, the Simi Valley Farmers Market operates seasonally at the Civic Center. The Strathearn Historical Park and Museum sits in 93065 but is a short drive from any 93063 address.
Public transit and getting around 93063
Beyond the 118 freeway and Metrolink commuter rail, 93063 is served by Simi Valley Transit, the city's local bus system. Bus routes connect major destinations within Simi Valley including the Town Center mall, the Civic Center, the Metrolink station, and several shopping centers. Service is useful for intra-city travel and connection to the Metrolink station but is not a substitute for a car for most commute or work patterns.
Bike infrastructure has expanded in 93063 over the last decade. Class II bike lanes run along much of First Street, Tapo Canyon Road, and Cochran Street. The Arroyo Simi Greenway is a Class I (separated) bike path running along the Arroyo Simi flood control channel through the center of the city, accessible from multiple 93063 neighborhoods. Walkability varies sharply by neighborhood — older 93063 tracts near elementary schools have meaningful walkability; newer fringe development less so.
What to expect when you call
Most first calls to Brian Cooper start with a few simple questions: where are you in your timeline, what is your approximate budget range, what do you want out of the home or sale that you do not have today. Those answers shape the rest of the conversation. There is no pressure on the first call to commit to anything. The goal is to figure out whether the situation is a fit for what Brian does well, and whether the bracket and neighborhood you are thinking about match what the market is actually offering.
If the fit makes sense, the next steps are practical. For buyers, that usually means a lender introduction (Brian works with a short list of local lenders who close on time), a written description of your search criteria, and an MLS auto-search calibrated to your actual filters with instant alerts when matching listings hit the market. For sellers, the first in-person visit is a walkthrough of the home, a discussion of preparation work that would pay back in sale price, and a comparative market analysis showing what comparable homes have actually sold for in the last 90 days.
If the fit does not make sense — wrong timeline, wrong price range, wrong service expectations — Brian says so. Twenty-plus years of business is built on the deals that fit, not on chasing every lead. Referrals to other agents who are better suited to specific situations happen routinely. Honest representation includes knowing when you are not the right person for the job, and saying so.
Frequently Asked Questions
What is the median home price in 93063?
Approximately $760,000 in May 2026, meaningfully below the Simi Valley citywide median of about $885,000 and significantly below 93065's roughly $985,000. The lower median reflects the older housing stock, smaller average square footage, and higher share of attached housing in 93063 compared to the west side of the city.
What schools serve 93063?
All public schools serving 93063 are part of Simi Valley Unified School District (SVUSD). Elementary schools include Knolls, Mountain View, Township, Atherwood, Sycamore, and others. Middle schools include Sinaloa and Sequoia. High schools include Simi Valley High and Royal High; some 93063 addresses feed Santa Susana High. Always verify current boundaries with SVUSD before relying on any school assignment.
What is the difference between 93063 and 93065?
93063 is the eastern, older, and more affordable half of Simi Valley with median sale price around $760,000. 93065 is the western, newer, and more expensive half with median around $985,000. 93063 is dominated by 1960s-1980s housing without HOAs or Mello-Roos. 93065 includes Wood Ranch, Big Sky, and Bridle Path, with newer construction and routine HOA and Mello-Roos exposure.
Does 93063 have Mello-Roos?
Almost never. Mello-Roos CFD districts in Simi Valley cluster in newer west-side subdivisions in 93065. The handful of 1990s-plus subdivisions in 93063 (Madera Royale, parts of Big Country) sometimes carry small CFDs under $1,500/year, but the vast majority of 93063 detached homes carry only the base 1.10% property tax rate. For buyers avoiding Mello-Roos, 93063 is the right side of town to look.
Is 93063 a good place to buy a first home?
It is the most common place for first-time buyers in Simi Valley. The sub-$800K bracket — where most first-time detached inventory clears — is predominantly 93063. Older condo and townhome complexes in the sub-$600K bracket are almost entirely in 93063 too. Whether 93063 specifically fits you depends on what you value in neighborhood character, commute, and home type.
How far is 93063 from downtown LA?
Driving distance is roughly 40 miles, typical commute 60-85 minutes during weekday peak via the 118 freeway. Metrolink commuter rail from the Simi Valley station reaches Union Station in roughly 65-75 minutes. Off-peak drives can run 50-60 minutes.
Are there any new-construction homes in 93063?
Very few. Almost all of 93063 was built between 1960 and 1985, with scattered 1990s and 2000s infill. New construction in Simi Valley generally happens in 93065 — northeast Simi, Wood Ranch infill, and a small amount of Bridle Path custom. Buyers who specifically want new-construction inventory should focus on 93065.
Is the Knolls historic district a real designation?
The Knolls is a recognized historic neighborhood within 93063, characterized by 1950s and early-1960s ranch homes on larger lots than the surrounding tracts. It is not a formal historic district with deed restrictions in the way some California cities have, but the architectural character is meaningful and the neighborhood commands a modest extra value over surrounding 93063.
