A hillside pocket on the western edge of the valley, known for view lots, the Mt. McCoy cross hike, and some of the best elevated panoramas in Simi.
Mt. McCoy is a west hills Simi Valley neighborhood with homes typically in the $950K to $1.4M range. Architecture is primarily california ranch and mediterranean, most built primarily 1970 to 1995, with custom rebuilds. Schools are in Simi Valley Unified. A hillside pocket on the western edge of the valley, known for view lots, the Mt.
Mt. McCoy is for buyers who want a view and are willing to work for it. The streets climb. The homes are older. The payoff is an elevated property that sees sunsets the tract homes on the valley floor never will. The Mt. McCoy cross hike is a genuine local ritual.
Who typically buys here: View-seekers priced out of Bell Canyon or Calabasas, remodelers willing to modernize a 1970s floor plan, and buyers downsizing from larger homes who want one-story hillside living.
A snapshot of the housing stock, typical pricing, and the details buyers ask about most often. All pricing is approximate. Request a current CMA for precise values on any specific address.
| Detail | Typical Mt. McCoy |
|---|---|
| Price range (single-family) | $950K – $1.4M (approximate range; view-lot premium is significant) |
| Architectural styles | California ranch, Mediterranean, Custom hillside |
| Home sizes | Roughly 1,700 to 3,500 sq ft. Lots vary — some exceed 10,000 sq ft with hillside setbacks. |
| Year built (primary era) | Primarily 1970 – 1995, with custom rebuilds. |
| HOA | See "What to Know" below — varies by sub-community |
Simi Valley Unified School District.
| Level | Schools (verify by address) |
|---|---|
| Elementary | Santa Susana Elementary, Justin Elementary |
| Middle | Hillside Middle School |
| High | Royal High School |
| District | Simi Valley Unified School District |
School zoning is address-specific and does change. Verify via the Simi Valley Unified School District boundary tool or ask for the current assignment before writing an offer.
Most streets have no HOA. A few sub-pockets carry minor dues. Verify per address.
Before writing an offer in Mt. McCoy, confirm the following in writing: current monthly HOA dues, any special assessments on the horizon, Mello-Roos special tax status on the parcel (which appears on the property tax bill), and the most recent reserve study if the HOA operates a pool, gate, or other shared amenity. These three numbers move real monthly cost meaningfully. Budget for them before you fall in love with a house.
Information here is a working summary. Dues, assessments, and rules change; always verify current figures in the HOA disclosure packet during escrow.
Kuehner Drive and First Street both provide 118 access within 7 to 10 minutes. Burbank 30 to 35 minutes off-peak.
Simi Valley sits at the north end of Ventura County, connected to the San Fernando Valley via the 118 freeway. Most Mt. McCoy buyers are trading a longer drive for more home, better schools, and a meaningfully different day-to-day rhythm than LA-adjacent neighborhoods. If remote or hybrid work is in the picture, the math gets much easier.
I keep a current list of active, pending, and recently sold homes in Mt. McCoy. If you'd like the up-to-date report with price, days on market, and sale-to-list ratios, I'll send it over.
Request Current ListingsThe questions I get most often from buyers and sellers looking at Mt. McCoy. If something's missing, send it to me and I'll add it to this page.
Single-family homes in Mt. McCoy currently trade in the $950K to $1.4M range, though condition, lot size, and view exposure can move any individual home well above or below that band. These are approximate working ranges. A current comparative market analysis gives a more precise answer for any specific address.
Mt. McCoy is part of the Simi Valley Unified School District. Elementary options typically include Santa Susana Elementary, Justin Elementary; middle school feeders are Hillside Middle School; and the high school zone is Royal High School. Boundaries are confirmed address-by-address. Always verify with the district's school finder before making an offer.
Most streets have no HOA. A few sub-pockets carry minor dues. Verify per address.
Kuehner Drive and First Street both provide 118 access within 7 to 10 minutes. Burbank 30 to 35 minutes off-peak.
Architecture skews toward california ranch, mediterranean, custom hillside. Roughly 1,700 to 3,500 sq ft. Lots vary. Some exceed 10,000 sq ft with hillside setbacks. Primarily 1970 to 1995, with custom rebuilds.
Many buyers who land in Mt. McCoy are families. The community is inside Simi Valley Unified, which is one of the main reasons families relocate from Los Angeles County to begin with. Mt.
Several items worth diligencing before writing: current HOA dues and reserve study if applicable, Mello-Roos assessments (which vary by parcel), fire-zone classification for any hillside lot, and school boundary by address. A local agent with recent transaction history in the specific pocket will walk through each of these with you.
Yes. View lots with valley panoramas. Additional nearby amenities include: Mt. McCoy cross trail. A community landmark hike; Proximity to Corriganville Regional Park; Quiet streets with lower traffic than the valley floor.
Mt. McCoy occupies a specific position in the valley. A hillside pocket on the western edge of the valley, known for view lots, the mt. Depending on your priorities (price band, lot size, schools, HOA tolerance, commute direction), other Simi pockets may serve better. Happy to walk through the comparison on a short call.
The fastest path is a conversation. I can send you an active-listings report for Mt. McCoy, pull recent sold comps so you understand real pricing, and set up property tours on your schedule. Brian Cooper, REALTOR® DRE# 01434286, Brian Cooper Real Estate Team | Powered by eXp Realty. Call or text (805) 304-5589, or email brian@cooperfamilyrealestate.com.
Still comparing? Here are a few other pockets buyers often look at alongside Mt. McCoy.