Chatsworth sits in the northwest corner of the San Fernando Valley, just over the Santa Susana Pass from Simi Valley. I help families decide between the two markets every week — same 118 freeway, very different cities, very different price points. This guide gives the honest line-item breakdown for what it actually costs to live in Chatsworth in 2026, with the trade-offs that don't show up on Zillow.
As of May 2026, Chatsworth's median sale price is approximately $985,000, up 2.8 percent year-over-year. Homes are spending around 50 days on market and selling at 99.1 percent of list. The market is balanced, leaning slightly toward sellers in the under-$1.1M segment.
| Property type | Median sale price (May 2026) | Typical monthly P&I* |
|---|---|---|
| Single-family home (3-4 bed) | $985,000 | $4,800-$5,400 |
| Condo / townhome (2-3 bed) | $595,000-$725,000 | $2,900-$3,600 |
| Equestrian property (Browns Canyon, north Chatsworth) | $1.4M-$2.5M+ | $7,000-$12,500 |
| View lots (Stoney Point area) | $1.1M-$1.6M | $5,500-$8,000 |
*Principal and interest only, 20% down, 30-year fixed at current rates near 6.2%. Add taxes, insurance, HOA where applicable.
Effective rates in Chatsworth run 1.1 to 1.4 percent of assessed value, similar to Simi Valley. On a $985,000 home that's roughly $10,800-$13,800 a year. Watch for special school bond assessments — LAUSD areas can layer a few hundred dollars on top.
Chatsworth uses LADWP for water and electricity. Expect $130-$220/month for electricity (slightly higher than Simi Valley's SCE), $35-$80 for gas (SoCalGas), $70-$130 for water and sewer, $35-$55 for trash, and $60-$120 for internet. Total: $315-$580/month for a typical single-family home.
Chatsworth is in LAUSD. School quality varies by zone more than the city average suggests. Top-tier: Chatsworth Charter High School, Lawrence Middle, Chatsworth Park Elementary. Private: Chatsworth Hills Academy, Sierra Canyon. Always confirm boundary before writing an offer — the zoning doesn't always match the neighborhood name.
| Destination | Off-peak | Rush hour | Metrolink |
|---|---|---|---|
| Downtown LA | 35 min | 50-75 min | ~60 min (Ventura County Line) |
| Burbank / Studio City | 20 min | 30-45 min | ~40 min |
| Westwood / UCLA | 30 min | 50-70 min | n/a |
| Simi Valley | 10 min | 15-20 min | n/a |
| LAX | 40 min | 65-95 min | n/a |
Chatsworth is one of greater LA's largest equestrian-residential markets. Northern Chatsworth, Browns Canyon, and Indian Hills tract offer half-acre to multi-acre lots, horse facilities, private trails, and direct access to the surrounding open space. If you want a real horse property within 35 minutes of downtown LA, this is one of two or three places where that's still possible — the other being Simi Valley's Bridle Path.
Equestrian-property buyers should plan for: $40-$120/month per stall in feed/care, $200-$500/month for boarding alternatives, vet bills, fencing maintenance, and significantly higher homeowner's insurance due to the wildfire risk in the surrounding hills.
The single biggest hidden cost in Chatsworth is homeowner's insurance for properties near the wildland-urban interface — the Santa Susana Mountains, Stoney Point, and Browns Canyon. Premiums run $2,500-$8,000+ a year (vs $1,800-$3,200 elsewhere in the SFV), and admitted carriers have been pulling out. Always get a binding insurance quote BEFORE writing an offer in fire-zone Chatsworth.
| Line item | Single professional (condo, $650K) | Family of four (median, $985K) | Equestrian family ($1.6M property) |
|---|---|---|---|
| Mortgage P&I (20% down) | $3,180 | $4,800 | $7,800 |
| Property tax | $650 | $1,000 | $1,860 |
| Insurance | $170 | $260 | $550 |
| HOA (if any) | $280 | $0-$140 | $0 |
| Utilities | $310 | $475 | $680 |
| Groceries | $430 | $1,150 | $1,400 |
| Transportation | $650 | $1,300 | $1,500 |
| Phone, internet, streaming | $200 | $280 | $320 |
| Healthcare premiums | $300 | $600 | $700 |
| Equestrian costs | — | — | $800-$1,500 |
| Total monthly | $6,170 | $9,865-$10,005 | $15,610-$16,310 |
| Required gross income | $135K | $205K-$215K | $310K-$340K |
| City | Median home price | Median income | Verdict |
|---|---|---|---|
| Chatsworth | $985,000 | $112,000 | Best LA-side equestrian access; LADWP utilities |
| Simi Valley | $855,000 | $108,000 | 10-15% cheaper, slightly longer LA commute |
| Northridge | $895,000 | $92,000 | Cheaper, denser, no equestrian inventory |
| Porter Ranch | $1,150,000 | $135,000 | Pricier, newer construction, master-planned feel |
| Calabasas | $1,800,000+ | $165,000 | 2x the price; LVUSD schools premium |
I work both Chatsworth and Simi Valley markets — the natural decision point for buyers in either. Let's set up a 30-minute call to map out neighborhoods, schools, financing, and whether Chatsworth or somewhere just over the pass is the better fit for your specific situation.
Book a 30-minute consultChatsworth in 2026 is more expensive than the U.S. average and roughly 5-10% more than Simi Valley. The median home price is approximately $985,000, and a household needs about $205,000 in annual income to comfortably afford the median home using the 28 percent rule.
As of May 2026, the median sale price in Chatsworth is approximately $985,000, up about 2.8 percent year-over-year. Equestrian properties in Browns Canyon and northern Chatsworth run $1.4M-$2.5M+.
California's base rate is approximately 1.0-1.25 percent of assessed value. In Chatsworth, with school bonds and special assessments, effective rates run 1.1 to 1.4 percent depending on neighborhood. On a $985,000 home that's $10,800-$13,800 a year.
Chatsworth runs roughly 10-15 percent more expensive on housing ($985K vs $855K median), but offers a marginally shorter LA commute (35 min vs 45 min off-peak). Property tax rates and utility costs are similar. For most family budgets, Simi Valley is the better value; Chatsworth wins on geographic proximity to LA.
Plan on $130-$220 a month for electricity (LADWP), $35-$80 for gas in winter, $70-$130 for water and sewer (LADWP), and $60-$120 for internet. Total: roughly $315-$580 a month for a typical single-family home — slightly higher than Simi Valley due to LADWP rate structure.
Off-peak, Chatsworth to downtown LA via the 118 and 405 is about 35 minutes. In rush hour, plan on 50-75 minutes. The Chatsworth Metrolink station offers a roughly 60-minute ride to Union Station via the Ventura County Line.
Chatsworth is served by LAUSD. Top-rated schools include Chatsworth Charter High School, Lawrence Middle, and Chatsworth Park Elementary. Private options include Chatsworth Hills Academy and Sierra Canyon. School quality matters significantly in Chatsworth — specific zone matters more than the city average.
Yes — northern Chatsworth and Browns Canyon are some of the largest pockets of equestrian-zoned residential properties in greater Los Angeles. Properties typically have half-acre to multi-acre lots, horse facilities, private trails, and access to the surrounding open space and mountains.
It's an underrated retirement market. Property taxes are modest under Proposition 13, the climate is mild, healthcare is solid (Northridge Hospital + Kaiser), and the area offers more outdoor space and quiet than denser SFV neighborhoods.
For most relocators, the surprise is wildfire insurance. Properties near the Santa Susana Mountains, Stoney Point, or Browns Canyon face higher premiums and admitted-carrier difficulty. Always run a wildfire-risk score before writing an offer in northern or western Chatsworth.