Trails sits along the perimeter trail network that runs through Big Sky, with homes positioned to back to open space and direct trail access points. The tract attracts buyers who specifically want the outdoor-recreation side of Big Sky — runners, hikers, mountain bikers, families with active kids. May 2026 prices generally run $1.1M to $1.5M, putting Trails between the lower family tracts and the view-corridor tracts on the price ladder. This page walks through where Trails sits in the master plan, what the lots look like, what the HOA and Mello-Roos exposure runs, school boundaries, and how comps have moved by plan size and lot position.
Where it sits inside Big Sky
Trails sits along the perimeter trail network on the western and northern edges of Big Sky, with several streets backing directly to open-space easements and trailhead access points. The position offers a different amenity profile from the interior tracts — direct walk-out access to the trail system without needing to drive to a trailhead, and quieter perimeter streets compared with the busier interior collectors.
From Trails, the elementary school and community park are a short drive into the interior of Big Sky. Freeway access at Erringer to the 118 is comparable to the other mid-elevation tracts. The trail network connects into the broader open space surrounding Big Sky and runs north toward the preserved hillsides above the community. For buyers whose lifestyle centers on running, hiking, or mountain biking, Trails offers an amenity the other Big Sky tracts cannot match without a drive.
Builder history and floor plans
Toll Brothers built Trails in the mid-2000s as part of the broader Big Sky program. Plans here sit between the family plans in The Arroyos and the view plans in Vistas: roughly 3,100 to 4,300 square feet, four to five bedrooms, three-car garages standard, with downstairs bedroom or office options on most plans.
Architectural elevations follow the mid-2000s Toll Mediterranean and Tuscan playbook with stone-and-stucco facades and tile roofs. Interior finishes from original build are now approximately 20 years old; most resale Trails homes have had kitchen and primary-bath refreshes. When I walk Trails listings I pay attention to the 20-year systems items — HVAC, water heater, roof underlayment — and to the rear-fence condition where it abuts the open-space easement, since fence damage from wildlife crossings is a common inspection finding here.
- Plan footprints generally 3,100–4,300 sq ft, 4–5 bedrooms.
- Downstairs bed/office on most larger plans.
- Three-car garages standard.
- Tile roofs, Mediterranean and Tuscan elevations.
- Direct trail-access lots on perimeter streets.
Lot sizes, pads, and view characteristics
Lots in Trails generally run from about 7,000 to 10,500 square feet. Pads are graded flat, with slopes that either rise behind the home toward the open-space hillside or fall away to the trail easement at the rear. The perimeter lots — those that back directly to the open-space corridor — trade at a small premium over interior Trails lots because the rear sight line is open hillside or trail rather than another row of rooflines.
View characteristics in Trails are different from the view-corridor tracts. Few Trails lots have a true panoramic valley view; the prevailing rear exposure is open hillside, brush, and trail. For buyers whose priority is the outdoor amenity rather than the long-distance vista, this is exactly what they want. For buyers shopping primarily for view, Vistas or Summit Pointe is the better fit.
HOA fees and what they cover
Monthly HOA dues in Trails generally run about $185 to $255 as of May 2026. The master Big Sky HOA covers the entry monuments, community park, perimeter slopes, trail easements (including the segments that run through Trails), and shared landscape along collector streets. In some Trails sub-areas there is a small additional sub-association contribution for shared maintenance.
What the HOA does not maintain is your private rear slope and your front-yard landscape — those are owner responsibility, subject to architectural review for major changes. The HOA also does not maintain the open-space hillside behind perimeter lots beyond the formal easement boundaries. Pull the disclosure packet during your contingency window for the current fee, reserve study, and any pending special assessments.
Mello-Roos / CFD assessment
Trails sits inside the Big Sky Community Facilities District. The CFD line on the annual property tax bill in Trails typically runs about $2,700 to $4,100 per year, varying lot to lot based on original assessed value and amortization schedule. This is in addition to the base 1% ad valorem tax and other voter-approved bonds on the bill.
I do not quote a Mello-Roos number for a specific Trails address without pulling the actual tax bill. Variances between adjacent lots can be several hundred dollars a year, and the remaining bond term matters. Verify per APN and build the actual number into your monthly carrying cost. The Ventura County Assessor and Tax Collector publish the bill data and a competent escrow officer will pull a tax breakdown in the preliminary report.
Schools
Trails addresses by current SVUSD boundary generally attend Big Sky Elementary inside the community, Sycamore Canyon K–8 / Middle, and Royal High School. District boundaries can change. Inter-district transfer, magnet program, and charter enrollment are separate processes. Always confirm the current attendance area for the specific address with SVUSD enrollment before relying on it for a purchase decision.
Performance and program data for each school is published on the California School Dashboard. If a specific program is decision-driving — AP capacity, dual-language, special education services, transportation eligibility — call the school directly. I help buyers find the data and verify the boundary. I do not characterize school quality.
Recent sale comps
The table below summarizes recent Trails sale activity by plan-size band, not by address. Pricing reflects May 2026 and will move with rates and inventory. Perimeter lots that back directly to open space and the trail system trade at a small premium over interior Trails lots on the same plan.
| Plan Size Band | Bed/Bath | Recent Sold Range | Notes |
|---|---|---|---|
| ~3,100 sq ft | 4 bed / 3 bath | $1.10M – $1.20M | Interior lot |
| ~3,400 sq ft | 4 bed / 3.5 bath | $1.18M – $1.30M | Standard pad |
| ~3,700 sq ft | 4–5 bed / 4 bath | $1.25M – $1.38M | Perimeter or trail-adjacent |
| ~4,000 sq ft | 5 bed / 4 bath | $1.32M – $1.45M | Larger pad, trail access |
| ~4,300 sq ft | 5 bed / 4.5 bath | $1.40M – $1.52M | Top of plan range |
Resale and view-corridor premium
Trails does not carry the same view-corridor premium structure as the view-oriented tracts. The premium here is the trail-adjacency and open-space backing — perimeter lots that back to trail easement trade roughly 5% to 10% above comparable interior lots in Trails. That is a narrower spread than the 15% to 25% view-corridor premium seen in Vistas, Summit Pointe, and Promontory, because the amenity is more lifestyle-niche and the buyer pool is smaller.
Days on market in Trails has tracked the broader Big Sky average — low 20s on median in May 2026 — with prepared, accurately priced homes regularly going under contract in under three weeks. Perimeter trail-adjacent lots tend to attract a specific buyer profile and occasionally take a little longer to find the right match, but when they do they sell cleanly.
Common buyer scenarios
Trails attracts three main buyer profiles. The first is the active-outdoor family who specifically wants walk-out trail access — runners, hikers, mountain bikers, families with active kids. The second is the move-up from a Wood Ranch or central-Simi home who likes the hillside setting but values the lifestyle amenity over the pure view product. The third is the dog-owner who wants direct access to trail walking from the front door.
For each scenario the right question is different. Outdoor families should walk the actual trail loops they would use and verify which perimeter streets have direct access versus which require a short drive to a trailhead. Move-up buyers should weigh the trail amenity against the view trade-off and decide which they actually use day to day. Dog owners should check the brush-clearance and fence-maintenance picture on perimeter lots, since wildlife pressure on rear fences is a real cost item.
- Active outdoor family wanting walk-out trail access.
- Move-up buyer prioritizing lifestyle amenity over view product.
- Dog owner wanting direct trail access from the front door.
How Trails compares to other trail-adjacent options in Simi Valley
Trails at Big Sky is one of the relatively few Simi Valley tracts where you can buy directly into walk-out trail access. The comparable options elsewhere in the city tend to be older non-master-planned neighborhoods adjacent to open-space parks or city trail systems, often without the master-community amenities and HOA-maintained common areas Big Sky provides. Bridle Path offers a different version of the outdoor-amenity story focused on equestrian use and larger lots, at meaningfully higher price points.
For buyers specifically prioritizing the trail-adjacent lifestyle amenity, Trails offers the cleanest combination of perimeter trail-system access, master-planned community infrastructure, and current-build product. The Mello-Roos line item is the friction — Wood Ranch does not carry CFD assessments and competing on Wood Ranch's older perimeter streets can offer a similar lifestyle at a lower monthly carry, though without the same direct trail-system integration. The right answer depends on whether the trail-amenity value justifies the carrying-cost differential for your specific use of the home.
Wildfire exposure, insurance, and brush clearance
Perimeter Trails lots backing to open-space easement carry meaningful exposure under California's designated Fire Hazard Severity Zones. This is the trade-off of the trail-adjacent amenity: direct access to open space is also direct exposure to fuel. CAL FIRE publishes the maps and the defensible-space rules, and homeowner compliance with brush clearance is verified through periodic inspection by the local fire authority. Interior Trails lots carry less exposure but still fall within the broader Big Sky hazard footprint.
On the insurance side, multiple carrier quotes during the contingency period are the right process. The California FAIR Plan is the backstop when admitted carriers decline. Hardened building materials at the perimeter — Class A roof, ember-resistant vents, defensible eaves — lower the risk profile and the rate. Perimeter Trails buyers should budget specifically for seasonal brush-clearance vendor service if they are not going to do the work themselves, because perimeter lots with extensive open-space frontage have larger clearance obligations than interior pad lots.
- Perimeter open-space lots = larger brush clearance obligation.
- Budget for seasonal vendor service on perimeter lots.
- Multiple insurance carrier quotes + FAIR Plan backstop during contingency.
- Hardened building materials lower risk and rate.
What I tell clients about Trails
Trails is the right answer in Big Sky for the buyer whose lifestyle is outdoor-active and who values direct trail access over panoramic view. It is not the answer for buyers shopping primarily for view — that is Vistas, Summit Pointe, or Promontory. The price point is friendlier than the view tracts and the perimeter-lot amenity is real, but pay only the perimeter-lot premium if you are going to use the trail access regularly. An interior Trails lot trades closer to Arroyos pricing.
When I list a Trails home, the preparation focuses on showing the outdoor-amenity story. That means clean rear-yard staging, trimmed perimeter landscape, gate condition addressed if the lot has trail-system access, and brush clearance done before photos. The 20-year systems items still matter — HVAC, water heater, roof underlayment — but the differentiated value proposition is the trail-adjacent lifestyle and the listing has to lead with that.
Frequently Asked Questions
What makes Trails different from other Big Sky tracts?
Trails sits along the perimeter trail network, with several streets backing directly to open-space easement and trailhead access points. The amenity here is the trail system itself rather than the panoramic view inventory that characterizes Vistas, Summit Pointe, and Promontory. Buyers come to Trails for the outdoor-recreation lifestyle. Prices are friendlier than the view tracts at a comparable plan size.
Do Trails homes have views?
Few Trails lots have true panoramic valley views. The prevailing rear exposure is open hillside, brush, and trail — which is exactly the amenity buyers come to Trails for. If long-distance view is the priority, Vistas or Summit Pointe is the better fit. If trail-adjacent open-space backing is the priority, Trails is the answer at a lower entry price than the view-corridor tracts.
How much is Mello-Roos in Trails?
CFD assessments in Trails typically run about $2,700 to $4,100 per year, varying lot to lot. Pull the actual property tax bill for the specific APN — adjacent lots can differ by several hundred dollars and the remaining bond term matters. Build the actual annual number into your monthly carrying cost rather than estimating from a sibling sale down the street.
What schools serve Trails?
By current SVUSD boundary, Trails addresses generally attend Big Sky Elementary, Sycamore Canyon K–8 / Middle, and Royal High School. Boundaries can change. Always verify the current attendance area for the specific address with SVUSD enrollment. Magnet, charter, and inter-district transfer programs are separate processes from boundary placement.
Is Trails a gated community?
No. Big Sky as a master community is not fully gated and Trails does not have its own private entry gate. Access is through the main Big Sky entrance off Erringer Road and the interior collector streets. If gated access is a priority see the Simi Valley gated community filter page for cross-neighborhood options.
What is the HOA in Trails?
Monthly dues generally run about $185 to $255. The master HOA covers community common areas including entry monuments, park, perimeter slopes, trail easements, and shared landscape on collectors. It does not maintain your private rear slope or front-yard landscape, and it does not maintain open-space hillside beyond easement boundaries. Pull the current disclosure packet during contingency.
Are perimeter Trails lots more expensive than interior?
Yes, modestly. Perimeter lots backing to open-space easement and direct trail access trade roughly 5% to 10% above comparable interior Trails lots on the same plan. The premium is narrower than the view-corridor premium in the view tracts because the buyer pool for trail-adjacent product is smaller — pay it only if you are going to use the trail access regularly.
Is Trails in a wildfire hazard zone?
Yes, particularly the perimeter lots that back to open-space hillside. These lots carry brush-clearance responsibilities under CAL FIRE defensible-space rules and are addressed through hardened building materials, seasonal clearing, and insurance shopping. CAL FIRE publishes the maps and the county publishes the clearance requirements. Address this honestly during diligence.
