The May 2026 Simi Valley single-family residential market is steady — median price $885K, DOM 18 days, list-to-sale 99.2%, active inventory ~95. Tighter than a year ago but not overheated. This snapshot covers the headline numbers, inventory and DOM trends, by-neighborhood medians, and buyer-side and seller-side takeaways.
The headline numbers — May 2026
As of May 2026, the Simi Valley single-family residential market is steady. The headline numbers: median price approximately $885,000, median days on market 18, list-to-sale price ratio 99.2%, year-over-year price change approximately +3.1%, active single-family inventory approximately 95 properties.
Compared to May 2025, the market is slightly tighter — DOM has compressed from ~24 days to ~18 days, and the list-to-sale ratio has firmed from ~98.5% to ~99.2%. Inventory is roughly flat year-over-year. Pricing has grown at a measured pace, neither overheated nor stalled.
| Metric | May 2026 | May 2025 | YoY change |
|---|---|---|---|
| Median sale price | $885,000 | $858,000 | +3.1% |
| Median days on market | 18 | 24 | -25% |
| List-to-sale ratio | 99.2% | 98.5% | +0.7 pts |
| Active SFR inventory | 95 | 98 | -3% |
| Closed sales (trailing 30 days) | 78 | 82 | -5% |
Inventory and supply
Active inventory is approximately 95 single-family listings, with another ~32 condos and townhomes. Months-of-supply (active inventory divided by trailing 12-month average monthly closed sales) calculates to roughly 1.2 months — well into seller's-market territory.
Supply has been constrained across 2024-2026 as rate-locked owners with sub-4% mortgages have stayed put rather than trade into a 6.5-7% rate environment. New construction has helped only modestly — Sycamore Grove is nearly built out, Big Sky has limited inventory, and there are few other active builder communities in Simi.
What this means: well-priced, well-condition homes get multiple offers. Underpriced homes get bidding wars. Overpriced homes sit. The market is rewarding accurate pricing strategy more than ever.
Days on market trend
DOM has compressed steadily across 2025-2026 from ~30 days median (early 2025) to ~18 days (May 2026). The fastest-selling brackets are sub-$800K (single-story, downsizer product) and entry-level $800K-$1.0M (mainstream tract product).
The slowest-selling brackets are $1.5M-$2M (upper Wood Ranch and Big Sky) and $2M+ (top-end). At those upper brackets, DOM typically runs 35-65 days.
List-to-sale ratio
The list-to-sale ratio at 99.2% means the average closed sale is happening at 99.2% of the original list price. That's a tight ratio reflecting accurate pricing and modest negotiation room. Multiple-offer situations are pushing closed prices over list on entry-level inventory; concession negotiations are minimal.
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.
By-neighborhood snapshot
May 2026 medians by major Simi Valley sub-neighborhood:
| Neighborhood | Median (May 2026) | DOM | YoY change |
|---|---|---|---|
| Wood Ranch | $1,400,000 | 22 days | +2.5% |
| Big Sky | $1,200,000 | 24 days | +3.0% |
| Bridle Path | $1,520,000 | 30 days | +2.0% |
| Strathearn / historic core | $1,050,000 | 20 days | +3.5% |
| Whitfield Estates | $1,165,000 | 18 days | +3.0% |
| Silverthorne | $1,220,000 | 20 days | +2.8% |
| Canyon Creek | $1,185,000 | 22 days | +3.0% |
| Morrison Highlands | $1,145,000 | 20 days | +2.8% |
| Sycamore Grove | $985,000 | 15 days | +3.5% |
| Aldea | $895,000 | 14 days | +4.0% |
| Tamarack | $795,000 | 13 days | +3.8% |
| The Knolls | $985,000 | 28 days | +2.5% |
Buyer takeaway
Buyers in May 2026 should expect to write multiple offers on entry-level product, budget for full-price or above-list on the most desirable homes, and budget 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 May 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 99.2% 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.
What I'm watching for June 2026
Rate environment: the 30-year fixed has held in the 6.5-7.0% range for most of 2026. If rates drop into the 5s in late 2026, expect inventory to loosen (more rate-locked owners willing to trade) and demand to firm further.
Inventory: I'm watching for the typical summer inventory bump (more sellers list in May-July with the school-year alignment). If the bump comes, DOM may stretch slightly back toward 22-25 days.
New construction: Lennar's remaining Sycamore Grove phases and Toll Brothers' limited Big Sky upper inventory will close out in late 2026 and 2027. After that, Simi will have very limited new-construction inventory until a new master-plan is approved.
Frequently Asked Questions
What is the current median home price in Simi Valley?
As of May 2026, the median single-family sale price in Simi Valley is approximately $885,000.
How long do homes take to sell in Simi Valley?
Median days on market in May 2026 is approximately 18 days. Entry-level single-story product often goes pending in 5-12 days; upper-end Wood Ranch and Big Sky typically 30-60 days.
Is Simi Valley a seller's market in 2026?
Yes — at roughly 1.2 months of supply, Simi Valley is well into seller's-market territory in May 2026. Well-priced homes receive multiple offers; list-to-sale ratio is 99.2%.
Where does this data come from?
Conejo Simi Moorpark Association of REALTORS® MLS, compiled monthly. Closed single-family residential sales in the trailing 30-day window, excluding distressed sales and off-market transactions.
How does May 2026 compare to a year ago?
Median price is up ~3.1% YoY. DOM has compressed from 24 days to 18. List-to-sale ratio has firmed from 98.5% to 99.2%. Inventory is roughly flat.
What should buyers do in this market?
Get pre-approved before searching. Budget for full-price or above-list offers on entry-level product. Write clean offers with minimal contingencies. Plan 30-60 days from search start to offer accepted.
What should sellers do in this market?
Price at or slightly below comps. Pre-list inspection and professional photography. List with intention to drive a multi-offer situation in the first 7-14 days. Upper-end ($1.5M+) sellers should expect a slower timeline.
