Moorpark sits 10 miles east of Simi Valley on the 118 freeway, and it's the quieter, more rural sibling. Same Ventura County, same school-quality reputation, but with bigger lots, fewer traffic lights, and an actual agricultural heritage. I help families decide between Moorpark and Simi Valley nearly every month — same general area, very different lifestyle. This guide gives the honest line-item breakdown for what it actually costs to live in Moorpark in 2026.
As of May 2026, Moorpark's median sale price is approximately $895,000, up 3.0 percent year-over-year. Homes are spending around 62 days on market and selling at 98.5 percent of list. The market is balanced; the under-$1.0M segment is competitive, the equestrian/agricultural segment ($1.3M+) is more buyer-friendly.
| Property type | Median sale price (May 2026) | Typical monthly P&I* |
|---|---|---|
| Single-family home (3-4 bed) | $895,000 | $4,400-$4,950 |
| Condo / townhome (2-3 bed) | $575,000-$695,000 | $2,800-$3,500 |
| New construction (Tierra Rejada Valley) | $995,000-$1.4M | $5,000-$7,200 |
| Equestrian / agricultural property (1-10 acres) | $1.3M-$2.2M+ | $6,500-$11,200 |
| Country Club 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.
The single biggest reason buyers pick Moorpark over Simi Valley is lot size. Median Moorpark lot is roughly 8,000-12,000 square feet (vs Simi Valley's 5,500-9,000); equestrian-zoned areas push to 1+ acres routinely. If you want a real backyard within a 60-minute reach of LA, this is one of the more affordable places to find one.
California's base rate is 1.0-1.25 percent of assessed value. Effective rates in Moorpark run 1.1 to 1.5 percent depending on neighborhood. Older tracts (Mountain Meadows, Home Acres) run lower; newer master-planned tracts in Tierra Rejada Valley carry Mello-Roos that adds $1,800-$4,200 a year on top of base property tax.
| Home value | Effective rate | Annual property tax |
|---|---|---|
| $695,000 | 1.15% | $7,990 |
| $895,000 (median) | 1.20% | $10,740 |
| $1,100,000 (newer tract w/ Mello-Roos) | 1.45% | $15,950 |
| $1,600,000 (Country Club) | 1.30% | $20,800 |
Watch out for Mello-Roos in Tierra Rejada Valley. A $1.05M home with $3,200/year Mello-Roos costs the same monthly as a $1.10M home without it. The CFD assessment runs 25-40 years. Always check the full tax disclosure before offering.
| Utility | Provider | Typical monthly |
|---|---|---|
| Electricity | Southern California Edison | $130-$210 (higher June-September) |
| Natural gas | SoCalGas | $35-$80 (winter spike) |
| Water + sewer | Ventura County Waterworks / Cal-Am | $65-$130 |
| Trash + recycling | Waste Management | $35-$55 |
| Internet | Spectrum / AT&T | $60-$120 |
| Total typical | $325-$595/month |
Two notes: summer cooling hits Moorpark slightly harder than coastal LA — inland highs reach 100°F+ in July and August. Irrigation on larger Moorpark lots can push water bills meaningfully higher; older properties without efficient irrigation systems sometimes hit $250+ in peak summer.
Moorpark Unified School District covers the city — among the strongest districts in Ventura County and consistently above the state average. Top-tier: Moorpark High School (graduation rate, AP performance, college placement), Mountain Meadows Elementary, Walnut Canyon Elementary. Moorpark College (community college) sits inside the city and offers strong transfer rates to the UC system.
School quality is one of the main reasons buyers pay the Moorpark premium over surrounding markets. Comparable Ventura County districts on the eastern side run 5-15% cheaper but with measurably weaker school rankings.
Moorpark is car-dependent. The 118 freeway runs through the city east-west, connecting to the 23, the 101, and the 405.
| Destination | Off-peak | Rush hour | Metrolink |
|---|---|---|---|
| Downtown LA / Union Station | 55 min | 75-100 min | ~75 min (Ventura County Line) |
| Burbank / Studio City | 40 min | 55-75 min | ~65 min |
| Camarillo / Oxnard | 15 min | 20-30 min | n/a |
| Thousand Oaks | 10 min | 15-20 min | n/a |
| Simi Valley | 10 min | 15-20 min | n/a |
| LAX | 60 min | 85-120 min | n/a |
The LA commute is 10-15 minutes longer than Simi Valley off-peak and 15-20 minutes longer in rush hour. For commuters who go in 5 days a week, that's an extra 2.5-3 hours a week on the road.
Tierra Rejada Valley, Old Moorpark, and Home Acres make Moorpark one of Ventura County's largest pockets of equestrian-zoned and agricultural-residential properties. Lot sizes typically run 1-10 acres. Many properties carry citrus groves, avocado orchards, or vineyard potential alongside horse facilities. If you want a real working hobby farm or ranch within 60 minutes of LA, this is one of the very few places where that's still attainable.
Buyers in this segment should plan for: $40-$120/month per stall in feed/care, $200-$600/month in agricultural water, vet and farrier expenses, fencing and irrigation maintenance, and meaningfully higher homeowner's insurance due to wildfire exposure on larger rural lots.
Adventist Health Simi Valley (10 minutes away) and Los Robles Health System (Thousand Oaks, 12 minutes away) are the main local hospitals. Kaiser Permanente has expanding presence in Moorpark and Simi Valley. Specialty clinics and urgent care centers across the city.
Homeowner's insurance has been the rising line item across California. In Moorpark, expect $1,900-$3,400 a year for an $895,000 home depending on the carrier and the wildfire risk score. Properties in Tierra Rejada Valley near the wildland-urban interface face higher premiums and admitted-carrier difficulty. Run a wildfire risk check before writing an offer.
| Line item | Single professional (condo, $625K) | Family of four (median, $895K) | Equestrian family ($1.5M, 2 acres) |
|---|---|---|---|
| Mortgage P&I (20% down) | $3,050 | $4,400 | $7,300 |
| Property tax | $625 | $895 | $1,950 |
| Insurance | $160 | $235 | $480 |
| HOA (if any) | $280 | $0-$140 | $0 |
| Utilities | $300 | $455 | $650 |
| Groceries | $420 | $1,100 | $1,400 |
| Transportation | $680 | $1,360 | $1,500 |
| Phone, internet, streaming | $200 | $280 | $320 |
| Healthcare premiums | $300 | $600 | $700 |
| Agricultural / equestrian costs | — | — | $700-$1,300 |
| Total monthly | $6,015 | $9,325-$9,465 | $15,000-$15,600 |
| Required gross income | $130K | $188K-$200K | $300K-$330K |
| City | Median home price | Median income | Verdict |
|---|---|---|---|
| Moorpark | $895,000 | $118,000 | Larger lots, quieter, longer LA commute |
| Simi Valley | $855,000 | $108,000 | 4-6% cheaper, shorter LA commute, more amenities |
| Camarillo | $795,000 | $98,000 | Cheaper, longer commute, coastal climate |
| Thousand Oaks | $1,025,000 | $132,000 | ~15% pricier, slightly better schools, more retail |
| Calabasas | $1,800,000+ | $165,000 | 2x the price; LVUSD schools premium |
| Westlake Village | $1,395,000 | $155,000 | ~55% pricier, lake amenity, retirement-friendly |
Moorpark first-time buyers have access to the same Ventura County program stack as Simi Valley:
Note: unlike Simi Valley, Moorpark does not have its own city-level homebuyer assistance program (Simi Valley's is unusually generous). For first-time buyers, this is a meaningful reason to look across the border.
Moorpark costs slightly more than Simi Valley but delivers more space, more quiet, and slightly stronger schools. The trade-offs: longer LA commute, fewer commercial amenities, and no city-level first-time-buyer assistance. For families who want larger lots, equestrian access, or agricultural property within 60 minutes of LA, Moorpark is one of the best values left in greater Los Angeles. For families optimizing for budget, school programs, and shorter commute, Simi Valley wins on most dimensions.
I work both Moorpark 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, lot-size priorities, and whether Moorpark or somewhere closer is the better fit.
Book a 30-minute consultMoorpark in 2026 is more expensive than the U.S. average and roughly 4-6% more than Simi Valley. The median home price is approximately $895,000, and a household needs about $188,000 in annual income to comfortably afford the median home using the 28 percent rule.
As of May 2026, the median sale price in Moorpark is approximately $895,000, up about 3.0 percent year-over-year. Equestrian and agricultural properties in Tierra Rejada Valley and Old Moorpark run $1.3M-$2.2M+.
California's base rate is approximately 1.0-1.25 percent of assessed value. In Moorpark, with school bonds and special assessments, effective rates run 1.1 to 1.5 percent depending on neighborhood. Newer master-planned tracts (Tierra Rejada Valley) carry Mello-Roos that can add $1,800-$4,200 a year on top.
Moorpark runs 4-6% more expensive than Simi Valley on a median basis ($895K vs $855K) but offers larger lot sizes and a quieter, more rural feel. Property tax rates are similar; utility costs are similar; commute to LA is 10-15 minutes longer than Simi Valley. For buyers prioritizing space and quiet, Moorpark; for buyers prioritizing value and shorter commute, Simi Valley.
Plan on $130-$210 a month for electricity (Southern California Edison), $35-$80 for gas in winter (SoCalGas), $65-$130 for water and sewer (Ventura County Waterworks), and $60-$120 for internet. Total: roughly $310-$555 a month for a typical single-family home.
Off-peak, Moorpark to downtown LA via the 118 and 101 is about 55 minutes. In rush hour, plan on 75-100 minutes. The Moorpark Metrolink station offers a roughly 75-minute ride to Union Station via the Ventura County Line.
Moorpark Unified School District covers the city. Top-rated schools include Moorpark High School, Mountain Meadows Elementary, and Walnut Canyon Elementary. Moorpark College (community college) is a notable local asset. School quality is consistent across the district — among the strongest in Ventura County.
Yes — Tierra Rejada Valley, Old Moorpark, and Home Acres are some of Ventura County's largest pockets of equestrian-zoned and agricultural-residential properties. Lot sizes typically run 1-10 acres. Many properties have horse facilities, citrus groves, avocado orchards, or vineyard potential.
It's an excellent retirement market. Property taxes are modest under Proposition 13, the climate is mild, healthcare is solid (Adventist Health Simi Valley nearby + Los Robles in Thousand Oaks), and the area offers larger lots, quieter streets, and cultural amenities through Moorpark College.
For most relocators, the surprise is the longer LA commute and Mello-Roos in newer master-planned tracts. A $1.0M Tierra Rejada Valley home with $3,200 annual Mello-Roos has effectively the same monthly payment as a $1.05M home elsewhere. Always check the full tax disclosure before writing an offer.