Promontory occupies the upper-elevation band of Big Sky, the master-planned community on Simi Valley's northwest hillsides. Toll Brothers built Promontory with larger lots and view-oriented plans, and the result is one of the most consistently view-rich sub-tracts in the community. Homes here generally run $1.4M to $2.0M as of May 2026, with the top end going to ridge-line lots that capture full valley and mountain panoramas. If you are deciding between Promontory and Pinnacle higher up, or comparing it to Vistas and Summit Pointe, this page lays out lot characteristics, floor plan inventory, HOA exposure, the Mello-Roos picture, schools by boundary, and recent comp activity in plain numbers.
Where it sits inside Big Sky
Promontory sits in the upper portion of the Big Sky master plan, accessed through the main community entrance and then up the collector streets that climb the hillside. The tract is positioned to capture south-facing valley exposure on the majority of its lots, which is what drives both the price premium and the floor-plan layout decisions Toll made on the original build — rear-loaded great rooms, expanded primary suites on the view side, and deep rear yards on the larger lots.
Drive times from Promontory to the 118 freeway at Erringer Road run a few minutes longer than from The Arroyos or Meadows lower down. That trade-off is the typical Big Sky math: you pay for elevation in time and you get it back in view. The community park, Big Sky Elementary, and the main trail access points are still inside a reasonable walk or short drive from most Promontory streets, though the climb back uphill is the deciding factor for many families.
Builder history and floor plans
Toll Brothers built Promontory in the mid-to-late 2000s, with the bulk of closes between 2005 and 2010. Plans here are larger and more view-orientated than the family-functional plans down in The Arroyos. Square footages generally run 3,500 to 5,000, with four to six bedrooms, three-car garages standard, and a meaningful share of plans offering a downstairs guest suite or full bedroom-and-bath setup.
Architectural elevations include Mediterranean, Tuscan, and a smaller share of Spanish revival. Stone veneer accents, deep eaves, and tile roofs are common. Interior finishes from original build are now 15 to 20 years old, so most resales have had kitchen and bath updates; what to watch on resale tours is roof underlayment age, HVAC and water heater ages, and whether the slope drainage has been maintained — those are the items that move negotiation leverage.
- Plan footprints generally 3,500–5,000 sq ft, 4–6 bedrooms.
- Downstairs guest suites more common than in The Arroyos.
- Three-car garages standard, side-by-side on most lots.
- View-side great room and primary suite on rear-facing plans.
- Tile roofs, stone-and-stucco exterior elevations.
Lot sizes, pads, and view characteristics
Lot sizes in Promontory generally run from about 8,500 to 14,000 square feet, with a meaningful share of the larger lots concentrated along the ridge line. Pads are graded flat with manufactured slopes typically falling away to the rear or wrapping around to a side. The buildable footprint is the pad — slopes are landscape-only under the CC&Rs — but on the larger lots the pad itself supports rear yards deep enough for a pool, a built-in kitchen, and a covered patio without crowding the slope toe.
View quality varies more than buyers expect. A ridge-line lot with an unobstructed south-facing rear yard is a different product from an interior lot with a partial view between neighbor rooflines. When I tour Promontory I rank view in four categories: full panoramic, view corridor, filtered vista, and interior. The first two drive the premium. The other two trade at the lower end of the tract's range despite the same address.
HOA fees and what they cover
Monthly HOA dues in Promontory generally run about $200 to $280. That covers the master Big Sky obligations — entry monuments, community park, perimeter slopes, trail easements, and shared landscape along collector streets — and in some sub-areas an additional contribution for private street or slope maintenance specific to a row of homes.
What the HOA does not maintain is the rear slope behind your own lot, in most cases. Slope drainage, ice-plant or other erosion-control planting, and seasonal brush clearance are owner responsibilities and are flagged at resale through inspection reports. Front-yard landscape is also owner responsibility, subject to architectural review for substantive changes. Pull the disclosure packet during your contingency window for current fees, reserve study, and any pending special assessments.
Mello-Roos / CFD assessment
Promontory sits inside the Big Sky Community Facilities District. The CFD line item on the annual property tax bill typically runs in the range of about $3,000 to $4,500 per year, varying lot to lot based on original assessment and amortization schedule. Larger lots and higher original assessed values typically sit at the top end of that range.
I will not quote a Mello-Roos number for any specific address without pulling the actual property tax bill from the Ventura County Assessor and Tax Collector. Variances between adjacent lots can be several hundred dollars a year, and the remaining term on the bond matters as much as the current dollar amount. A CFD with 12 years left is a different conversation than one with 25. Verify per APN and build it into your true monthly carry.
Schools
Promontory addresses by current SVUSD boundary typically attend Big Sky Elementary (located inside the Big Sky community), Sycamore Canyon K–8 / Middle, and Royal High School. District boundaries can change, and inter-district transfer, magnet, and charter pathways are separate processes from boundary placement. Confirm the current attendance area for a specific address directly with SVUSD before treating it as fixed.
Performance and program data is published on the California School Dashboard. That is the authoritative public source. If a specific program matters — AP capacity, dual-language, special education services, transportation — call the school office. I will help you find the data and verify the boundary. I do not characterize school quality.
Recent sale comps
The table below summarizes recent Promontory sale activity by plan-size band, not by address. May 2026 pricing reflects the current market and will move with inventory and rates. View premium is the biggest single driver of the spread within each band — a full-panoramic lot at the same plan size as an interior lot regularly trades 15% to 25% higher.
| Plan Size Band | Bed/Bath | Recent Sold Range | Notes |
|---|---|---|---|
| ~3,500 sq ft | 4 bed / 3.5 bath | $1.40M – $1.55M | View corridor or filtered vista |
| ~3,800 sq ft | 4–5 bed / 4 bath | $1.50M – $1.70M | Standard pad, mixed views |
| ~4,200 sq ft | 5 bed / 4.5 bath | $1.60M – $1.80M | Larger lots, view corridor |
| ~4,600 sq ft | 5–6 bed / 5 bath | $1.75M – $1.95M | Ridge-line lots, panoramic view |
| ~5,000 sq ft | 6 bed / 5+ bath | $1.90M – $2.05M | Top of plan range, premium lot |
Resale and view-corridor premium
Promontory consistently trades at one of the highest per-square-foot ranges in Big Sky because of the lot inventory. The view-corridor premium across the community runs roughly 15% to 25%, and in Promontory specifically the ridge-line, full-panoramic lots have on occasion stretched that premium higher when supply is tight. Conversely, interior Promontory lots without a meaningful view trade closer to upper-end Arroyos pricing for the same floor plan — buyers are paying for view, not just for address.
Days on market in May 2026 has run in the low 20s for prepared, accurately priced Promontory listings, with view-rich homes regularly going under contract inside two weeks. Over-priced or under-prepared listings sit and trim. The buyers active at this price point are informed, often working with a buyer's agent who has previewed the comp set, and they are not interested in negotiating against asking prices that ignore the actual lot and condition realities.
Common buyer scenarios
Promontory attracts three main buyer profiles. The first is the trade-up family from an Arroyos or Meadows home who wants the larger lot and the view without leaving Big Sky and the school boundary. The second is the out-of-area buyer relocating into Simi Valley who is comparing Promontory against Wood Ranch's upper tracts and Bridle Path; for these buyers the view and the newer-construction date often tip the comparison toward Promontory. The third is the move-down from a larger estate property who wants quality without acreage to maintain.
For each profile the right question is different. Move-up buyers should stress-test the monthly carrying cost including the higher Mello-Roos. Relocation buyers should drive the freeway access at their actual commute time, not at midday. Move-down buyers should look hard at single-story or first-floor primary options, which are limited in Promontory — when they come up they move fast and rarely sit.
- Trade-up family from elsewhere in Big Sky chasing larger lot and view.
- Relocation buyer comparing Big Sky against Wood Ranch upper tracts.
- Move-down owner from acreage property wanting quality without land maintenance.
Wildfire exposure, insurance, and brush clearance
Promontory's upper-hillside positioning puts much of the tract within California's designated Fire Hazard Severity Zones. This is the most important practical item buyers underestimate when comparing Promontory to lower-elevation properties. The defensible-space obligations apply, the insurance underwriting is tighter than it was five years ago, and the carrier-shopping window during contingency is not optional — it is the single most important non-inspection diligence step in the tract.
Defensible-space rules are published by CAL FIRE and enforced locally. The 0-5 foot, 5-30 foot, and 30-100 foot zones all apply on view-side and slope-adjacent lots, and homeowner compliance is verified through periodic inspection. On the insurance side, several California carriers have reduced or paused new-policy issuance in designated hazard zones, so pulling quotes from multiple carriers — including the California FAIR Plan as a fallback — during the contingency period is the right process. Hardened building materials at the perimeter (Class A roof, ember-resistant vents, defensible eaves) lower underwriting risk and can lower the rate.
- Multiple carrier quotes during contingency, including FAIR Plan as a fallback.
- Defensible-space zones 0-5, 5-30, 30-100 ft owner maintained.
- Hardened materials (Class A roof, ember-resistant vents) reduce risk.
- CAL FIRE Hazard Map confirms zone designation for the specific APN.
What I tell clients about Promontory
Promontory is the answer for buyers whose top priority is view-and-lot inside the Big Sky school boundary. It is not the answer for buyers who want walkable proximity to the elementary school and the community park — that is The Arroyos or Meadows. It is also not the answer for buyers who want the very highest elevation and the most dramatic ridge lots — that tier sits in Pinnacle. Within its specific niche, Promontory is one of the most consistent value propositions in the community.
When I list a Promontory home, I prepare it for the comparison the informed buyer is actually making. That means addressing the 15-to-20 year systems items before listing, refreshing original-finish kitchens and baths if needed, and staging to show how the floor plan uses the view. Listing a view home without preparing the view side — clean glass, trimmed slope, staged patio — is the single most common preparation mistake I see in the tract.
Frequently Asked Questions
What makes Promontory different from The Arroyos?
Promontory sits higher on the hill, has larger lots in the 8,500 to 14,000 square foot range, and a higher concentration of view-corridor and ridge-line lots. The Arroyos sits lower, closer to the elementary school and the community park, with smaller lots and lower price points. Both are Toll Brothers; the trade-off is view-and-lot versus convenience-and-price.
How much is Mello-Roos in Promontory?
CFD assessments in Promontory typically run about $3,000 to $4,500 per year, varying lot to lot. Larger lots and higher original assessed values usually sit at the top of that range. Pull the actual property tax bill for the specific APN — variances between adjacent lots can be meaningful and the remaining bond term matters as much as the current annual dollar amount.
Is Promontory gated?
No. Big Sky as a master community is not fully gated, and Promontory does not have its own private entry gate. If gated access is a decision driver, see the Simi Valley gated community filter page on this site for cross-neighborhood options. The Promontory access is through the main Big Sky entry off Erringer Road and the interior collector streets that climb the hillside.
What schools serve Promontory?
Promontory addresses by current SVUSD boundary generally attend Big Sky Elementary, Sycamore Canyon K–8 / Middle, and Royal High School. Boundaries can change and magnet/charter/transfer programs are separate processes. Always verify the current attendance area for the specific address directly with SVUSD enrollment before relying on it for a decision.
How much view premium do Promontory homes carry?
Across Big Sky the view-corridor premium runs roughly 15% to 25% over comparable interior lots on the same plan. In Promontory specifically, ridge-line full-panoramic lots have at times traded above that range when supply is tight. Interior Promontory lots without a meaningful view trade closer to upper-Arroyos pricing on the same plan — buyers are paying for view, not just for address.
What floor plans are common in Promontory?
Toll Brothers built plans here generally in the 3,500 to 5,000 square foot range, with four to six bedrooms, three-car garages standard, and a meaningful share of plans offering a downstairs guest suite. Most plans have an upstairs primary; single-story options are limited and trade quickly when they appear. Architectural elevations include Mediterranean, Tuscan, and Spanish revival.
Is Promontory in a wildfire hazard zone?
Portions of Promontory fall within California's designated Fire Hazard Severity Zones because of the hillside exposure. This is addressable through brush clearance, hardened building materials at the perimeter, and homeowner insurance shopping. CAL FIRE publishes the maps. Address this honestly during diligence — insurance carriers underwrite to it and buyer disclosures must reflect it.
How long do Promontory homes stay on the market?
May 2026 has been running in the low 20s on median days on market for prepared, accurately priced Promontory listings. View-rich homes regularly go under contract in under two weeks. Over-priced or under-prepared listings sit and trim. The buyer pool at this price point is informed and is actively comparing your home to the rest of the available view inventory in Big Sky and adjacent tracts.
