If you are buying or selling in Big Sky (northwest Simi Valley, 93065 hillside), this page covers what's actually available, what homes are trading at, the HOA and Mello-Roos exposure by sub-tract, the school assignments, the recent comp activity, and the specifics of how I work the Big Sky market. Data current as of May 2026.
Big Sky — what's available right now
Active single-family inventory in Big Sky as of May 2026 is approximately 12-18 listings, ranging from entry-tier resales in the $1.1-1.3M band up to upper-end view-lot properties at $2M+. New listings hit the MLS most weeks; well-priced inventory often goes pending in under 14 days.
To search the active Big Sky inventory live, the MLS search on this site is filtered to Simi Valley sub-neighborhoods including Big Sky. Active and pending listings update in real time from the Conejo Simi Moorpark Association of REALTORS® feed.
For buyers: I set up a personalized MLS feed that emails you within 30 minutes of any new Big Sky listing going live. The targeting criteria are based on your price band, square footage, lot size, and any sub-tract preferences.
What you actually pay in Big Sky
As of May 2026, the median Big Sky sale price is $1,200,000. The typical sale range spans from sub-$1.1M for entry-tier resales to $2.5M+ for upper-end custom homes. Days on market median is 24. List-to-sale ratio is 98.8%, meaning the average closed sale happens at 98.8% of original list.
Where the price actually lands depends on: sub-tract (view-corridor lots trade at premium), floor plan size, condition (renovated kitchens and primary baths add meaningfully), lot characteristics (size, view, course-adjacent for Wood Ranch), and the specific HOA + Mello-Roos stack of the parcel.
Big Sky view-corridor lots (Promontory, Pinnacle, Summit Pointe, Overlook) trade at a 15-30% premium over interior lots of the same floor plan. View easements are protected by CC&Rs in most sub-tracts.
| Plan size | Typical sale range (May 2026) | Notes |
|---|---|---|
| 2,200-2,800 sqft (entry hillside) | $1.0M-$1.2M | Mainstream Big Sky product |
| 2,800-3,400 sqft (mid-tier) | $1.2M-$1.4M | Most common floor plan |
| 3,400-4,000 sqft (Promontory mid) | $1.4M-$1.7M | View-corridor lots premium |
| 4,000-4,800 sqft (Pinnacle / upper Promontory) | $1.7M-$2.2M | Top-of-hill, panoramic views |
| 4,800+ sqft (upper-end custom) | $2.2M-$3.5M+ | Limited inventory, custom view-lot builds |
Sub-tracts within Big Sky
Big Sky is not one homogeneous tract — it covers multiple sub-tracts built across different eras with different builders, floor plans, and price profiles. Knowing the sub-tract changes the pricing analysis, the inspection items, and the buyer competition.
- The Arroyos — Toll Brothers mid-2000s, $1.0-1.4M
- Promontory — Toll, hillside, $1.4-2.0M
- Vistas — view-corridor tract, $1.2-1.6M
- Summit Pointe — upper hillside, $1.3-1.8M
- Trails — trail-adjacent, $1.1-1.5M
- Meadows — flatter pads, $1.0-1.4M
- Pinnacle — top of hill, $1.5M+
- Overlook — overlook view tract, $1.3-1.7M
- Belridge — Lennar newer phase, $1.1-1.5M
- View-corridor filter — view homes cross-tract
HOA, Mello-Roos, and ongoing carrying cost
HOA in Big Sky: $180-$280/mo. Mello-Roos exposure: Active CFD on most parcels, $2,500-$4,500/yr (verify per APN). Always verify the actual HOA dues and Mello-Roos assessment for any specific parcel via the listing agent and the Ventura County Assessor before contingency removal.
On a $1,200,000 Big Sky home, total monthly carrying cost (P&I at 6.75% with 20% down + property tax at 1.20% effective + HOA + Mello-Roos + insurance) typically lands in the $9,500-$11,500/month range. The wider spread reflects whether your parcel is in an active CFD (Mello-Roos) and which HOA tier you're in.
Buyers should run a property-tax-plus-Mello-Roos calculation specific to the parcel before going under contract. The /simi-valley-property-tax-mello-roos-calculator on this site runs the calc; the more accurate version is the actual property tax bill from the Assessor's parcel-detail page.
Schools serving Big Sky
Big Sky feeds into SVUSD: Big Sky Elementary · Sycamore Canyon Middle · Royal High School. School zoning by specific address can vary even within Big Sky — verify the assignment using SVUSD Find My School at simivalleyusd.org/parents-students/find-my-school before relying on the school zone for a purchase decision.
Per the CA School Dashboard's 2024 rating year, the schools serving this area report across the standard state indicators. The Dashboard at caschooldashboard.org has per-school detail including ELA, Math, Chronic Absenteeism, and (for high schools) College/Career Readiness and Graduation Rate.
Specialty programs at the assigned schools include AVID, GATE, and (at Royal High) the IB Diploma Programme. Verify current programs with the school directly.
Buying in Big Sky — what to expect
At the current Ventura County market dynamics (May 2026), Big Sky sees competitive offer cycles on well-priced, well-presented inventory. Multiple-offer situations are common in the $1.1-1.4M entry-tier band; the upper end ($1.8M+) negotiates more.
Pre-approval is non-negotiable. A clean offer with minimal contingencies, flexible close date, and reasonable earnest money deposit consistently beats a higher offer with weaker terms.
Standard Big Sky offer-to-keys timeline: 30-35 days from offer accepted to keys for a standard financed purchase, 14-21 days for cash. Inspection contingency typically 17 days; loan contingency 21 days; appraisal contingency 21 days.
Selling in Big Sky — what to expect
Selling in Big Sky in May 2026 generally goes well if the home is priced at the honest comp range and presented properly. The full marketing stack matters here — drone aerial (mandatory for view lots), 3D scan, professional photo and video — because the buyer pool is competitive and remote.
Median DOM in Big Sky is 24. Well-prepared homes often go pending in 10-18 days; original-condition or aggressively-priced homes can take 35-60 days.
Pre-list inspection, decluttering, light cosmetic refresh (paint, landscaping), and professional staging in the primary living and bed spaces all return well above their cost. Over-improving (gut kitchen renovation before listing) often does not.
Inspection items specific to Big Sky
Common inspection findings on Big Sky homes — items that come up frequently in offers we write and offers we counter:
- Slab foundation moisture and post-tension cable certification (most newer Wood Ranch and Big Sky homes are post-tension slab; verify the certification document).
- Original water heater age (replace with tankless if not already done).
- Original HVAC condition (units from 2000-2005 are at end of life by 2026).
- Original electrical panel (check for any recalled brands).
- Sewer lateral condition (cast iron is better than original clay tile).
- Pool equipment condition if applicable.
- Hillside slope drainage and any retaining-wall integrity (for view lots).
- CAL FIRE FHSZ status and current homeowners insurance availability — verify before contingency removal.
How I work the Big Sky market
I've worked the Big Sky market for the entire 20+ years I've been in Simi Valley real estate. I know which sub-tract has the best lot retention, which builder phase has the strongest resale history, and which HOA boards run the cleanest reserves.
For buyers: full search setup, pre-tour neighborhood walk-throughs at your convenience, sub-tract-specific comp analysis on every offer, full negotiation, inspection coordination, escrow management through close.
For sellers: comp analysis at sub-tract granularity, prep coordination with my vetted vendor list, full marketing stack (professional photo, drone, 3D scan, video, MLS + 100+ portals + eXp's 90,000-agent network + targeted social), offer evaluation, negotiation, escrow management.
Common Big Sky buyer scenarios
What we typically see in Big Sky: move-up Simi Valley buyers from entry-tier neighborhoods wanting the master-plan amenity stack and larger floor plans; relocating LA basin buyers wanting equity expansion plus CVUSD/SVUSD schools; tech and professional buyers from the Bay Area or out-of-state wanting climate plus space; established Simi families wanting their 'forever home' tier.
Each scenario maps to a slightly different sub-tract within Big Sky. We talk through your specific priorities — view, lot size, golf-course adjacency, gating, HOA tolerance, Mello-Roos tolerance — and identify the 2-3 sub-tracts that fit best.
Ready to see Big Sky?
First step: a 60-90 minute conversation. For buyers, that's at my office or coffee, then a tour of 4-6 homes that match your criteria. For sellers, that's at your home with a real comp analysis and a no-pressure decision conversation.
Call or text (805) 723-2498 or send a note via the contact form. I respond same-day, usually within a few hours.
Frequently Asked Questions
What's the median home price in Big Sky?
As of May 2026, approximately $1,200,000. The typical range is wider depending on sub-tract, floor plan, view, and condition. Verify with current MLS comps at the time you're shopping.
Does Big Sky have an HOA?
Yes — HOA in Big Sky ranges $180-$280/mo. The HOA covers common-area landscaping, gated entries where applicable, and amenity centers. Verify the specific HOA dues and the most recent reserve study for any property before contingency removal.
Does Big Sky have Mello-Roos?
Mello-Roos exposure: Active CFD on most parcels, $2,500-$4,500/yr (verify per APN). The exact CFD assessment varies by parcel and can change as bonds are paid down. Always verify via the Ventura County Assessor or the current property tax bill.
What schools serve Big Sky?
Big Sky feeds into SVUSD: Big Sky Elementary · Sycamore Canyon Middle · Royal High School. School zoning by specific address can vary even within the area — verify using the SVUSD Find My School tool at simivalleyusd.org.
How long do Big Sky homes take to sell?
Median DOM in Big Sky as of May 2026 is 24. Well-prepared inventory often goes pending in 10-18 days; original-condition or aggressively-priced homes can take 35-60 days.
Is Big Sky a good investment?
Big Sky has tracked the broader Simi Valley market closely, with view-lot premiums and master-plan-amenity premiums holding well. Investment performance depends on the specific property, lot, condition, and price more than the master-plan identity. I'd be happy to walk through investment analysis for a specific property.
What's the difference between sub-tracts within Big Sky?
Big Sky covers multiple sub-tracts with different builders, eras, floor plans, and price profiles. Some sub-tracts trade $200K-$400K higher than the Big Sky median. Sub-tract identity matters meaningfully for pricing strategy on both buyer and seller side.
How does Big Sky compare to other Simi Valley neighborhoods?
Compared to entry-tier Simi neighborhoods (Tamarack, Strathearn, parts of central Simi), the {area} master-plan stack adds amenity value, gated security on some sub-tracts, and a different school zone in some cases. Compared to Bridle Path (equestrian) and the Knolls (hillside, no HOA), {area} is the master-planned alternative.
Do you work with relocating buyers?
Yes — significant portion of my buyer business is relocators from the LA basin, Bay Area, and out-of-state. I coordinate remote tours, virtual offer walkthroughs, and the full Prop 19 base-portability paperwork where applicable.
Are new construction homes available in Big Sky?
Limited. New construction inventory in Simi Valley as a whole is winding down through 2026-2027. Some Big Sky sub-tracts have occasional new builds; resale is the larger inventory.
