The April 2026 Simi Valley single-family residential market snapshot — median price $878,000, DOM 19, list-to-sale 99.0%, active inventory ~98. This page covers the headline numbers, by-neighborhood breakdown, and buyer/seller takeaways. Compiled from CSMAR MLS data; published as part of the monthly Simi Valley market series.
The headline numbers — April 2026
As of April 2026, the Simi Valley single-family residential market reads steady. Median price $878,000. Median days on market 19. List-to-sale ratio 99.0%. Year-over-year change +3.0%. Active inventory ~98 single-family listings city-wide.
Compared to March 2026, the market read: median firmed, DOM compressed, and list-to-sale tightened. The month-over-month read is incremental — the cumulative read across multiple snapshots is what matters for trend.
| Metric | April 2026 | March 2026 | Direction |
|---|---|---|---|
| Median sale price | $878,000 | $872,000 | Up |
| Median days on market | 19 | 21 | Faster |
| List-to-sale ratio | 99.0% | 98.8% | Firmer |
| Active SFR inventory | 98 | 102 | Lower |
| Closed sales (trailing 30 days) | 79 | — | — |
Inventory and supply
Active single-family inventory in April 2026 is approximately 98 listings. Adding condos and townhomes brings total residential listings to roughly 133. Months-of-supply (active inventory ÷ trailing 12-month average monthly closed sales) calculates to approximately 1.1-1.4 months in April 2026 — solidly seller's-market territory.
Supply has been constrained across the 2024-2026 cycle as rate-locked owners with sub-4% mortgages have stayed put rather than trade into the current rate environment. New construction has helped only modestly — Sycamore Grove is approaching build-out, Big Sky has limited inventory, and few other active builder communities exist in Simi.
Practically: well-priced, well-condition homes get multiple offers. Underpriced homes get bidding wars. Overpriced homes sit and reduce. The market is rewarding accurate pricing strategy more than ever.
Days on market trend through April 2026
DOM in April 2026 is 19 days. The trend across 2025 into 2026 has been steady compression — from ~30 days median (early 2025) down toward 18 days through the spring 2026 season. The fastest-selling brackets remain sub-$800K (entry-tier single-story) and the entry-to-mid mainstream tract product ($800K-$1.1M).
The slowest-selling brackets stay $1.5M-$2M (upper Wood Ranch and Big Sky) and $2M+ (top-end). At those upper brackets, DOM in {month_label} typically runs 35-65 days; properties priced ambitiously at the upper end run 60-90+ days.
List-to-sale ratio in April 2026
The list-to-sale ratio at 99.0% in April 2026 means closed sales are happening at 99.0% of the original list price. That's a tight ratio reflecting accurate pricing strategy and modest negotiation room. Multiple-offer situations are pushing closed prices above list on entry-level inventory; concession negotiations remain modest.
For buyers: budget for full-price offers in the entry bracket and modest negotiation room in the upper brackets. For sellers: list at or slightly below comps to drive competing offers rather than chasing the market down with reductions.
By-neighborhood snapshot — April 2026
April 2026 medians by major Simi Valley sub-neighborhood:
| Neighborhood | Median (April 2026) | Notes |
|---|---|---|
| Wood Ranch | $1.40M | Master-planned, country club anchor |
| Big Sky | $1.19M | Hillside, active Mello-Roos |
| Bridle Path | $1.48M-$1.55M | Equestrian, large lots |
| Strathearn / historic core | $1.02M-$1.06M | Older established |
| Whitfield Estates | $1.14M-$1.17M | Semi-custom larger lots |
| Silverthorne | $1.20M-$1.23M | Gated community |
| Canyon Creek | $1.16M-$1.20M | Hillside view potential |
| Morrison Highlands | $1.12M-$1.16M | Hillside tract |
| Sycamore Grove | $982K | Newest Lennar |
| Aldea | $880K-$905K | Newer mixed product |
| Tamarack | $790K | Entry-tier east Simi |
| The Knolls | $960K-$1.0M | Hillside, no HOA, septic on some lots |
Buyer takeaway
Buyers in April 2026 should expect to write multiple offers on entry-level product, budget for full-price or above-list on the most desirable homes, and plan 30-60 days from search start to offer accepted. Single-story homes in the $700K-$900K bracket are the most competitive.
Pre-approval is non-negotiable. A pre-approved buyer with a clean offer (minimal contingencies, flexible close date, larger earnest money deposit) often beats a higher offer with weaker terms.
For move-up buyers selling first: time the sell-then-buy carefully. In this market velocity, you may sell faster than you can find your next home. Bridge financing or a leaseback from your buyer can solve the gap.
Seller takeaway
Sellers in April 2026 should expect to receive offers within 1-3 weeks of listing if the home is priced accurately and in good condition. The list-to-sale ratio of 99.0% means small pricing errors don't get punished as harshly as they did in 2023-2024, but they do still slow the sale.
Pre-list inspection, professional photography (drone for view lots, dollhouse 3D scan), and a clean, decluttered presentation will get you the multi-offer situation. Open houses in the first 7-14 days while interest is at peak typically deliver the strongest offers.
If your home is in the $1.5M+ bracket, plan for a 30-60 day timeline and a more conservative initial list price — upper-end buyers do more due diligence and negotiate more.
Rate environment and what to watch for April 2026
30-year fixed averaged 6.78% in April 2026, easing slightly from March. Spring buyer activity firmed; inventory tightened modestly as the spring listing pattern picked up.
Inventory bumps typically come in May-July with the school-year alignment listing pattern. If the bump comes, DOM may stretch slightly back toward 22-25 days. New construction will continue closing out through 2026 — limited inventory after that.
How this data is compiled
Sources: Conejo Simi Moorpark Association of REALTORS® (CSMAR) MLS for closed sales, active listings, and days on market. Ventura County Assessor for parcel and assessment data. Freddie Mac Primary Mortgage Market Survey for rate environment context. Compiled and published monthly.
Methodology: medians calculated from closed single-family residential sales in the trailing 30-day window, excluding distressed sales (REO, short sale) and off-market transactions. List-to-sale ratio calculated as closed price ÷ original list price (not most-recent list price). Year-over-year compared against the same month one year prior.
Frequently Asked Questions
What was the median Simi Valley home price in April 2026?
Median single-family sale price in April 2026 was approximately $878,000.
How long did Simi Valley homes take to sell in April 2026?
Median days on market in April 2026 was 19. Entry-level single-story product often went pending in 5-12 days; upper-end Wood Ranch and Big Sky typically 30-60 days.
Was Simi Valley a seller's market in April 2026?
Yes — at roughly 1.1-1.4 months of supply in April 2026, Simi Valley was in seller's-market territory. Well-priced homes received multiple offers; list-to-sale ratio of 99.0%.
Where does this April 2026 data come from?
Conejo Simi Moorpark Association of REALTORS® (CSMAR) MLS, compiled monthly. Closed single-family residential sales in the trailing 30-day window, excluding distressed sales.
How does April 2026 compare to the prior month?
Compared to March 2026, the April 2026 read shows the headline shifts in the table at the top of this page. Month-over-month is incremental; the cumulative read across multiple snapshots is what matters for trend.
