One of the oldest pockets in Simi Valley, with winding streets, rural character, and a housing mix unlike anything else in the valley. The Knolls rewards buyers who want character over conformity.
Santa Susana Knolls is a east hills Simi Valley neighborhood with homes typically in the $750K to $1.3M range. Architecture is primarily cabin and cottage and custom hillside, most built span from 1920s original cabins through recent custom builds. mostly 1940s to 1980s. Schools are in Simi Valley Unified. One of the oldest pockets in Simi Valley, with winding streets, rural character, and a housing mix unlike anything else in the valley.
The Knolls is not for everyone. And that's the point. Narrow streets. Odd lot shapes. Houses set at every possible angle. What you get is a neighborhood that feels nothing like a California tract and everything like the Angeles foothills. Longtime residents describe it as the last genuinely distinctive neighborhood in Simi Valley.
Who typically buys here: Creatives, designers, buyers fleeing Topanga or Laurel Canyon, and anyone who's done with HOA 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 Santa Susana Knolls |
|---|---|
| Price range (single-family) | $750K – $1.3M (wide range; condition and lot shape drive pricing more than square footage) |
| Architectural styles | Cabin and cottage, Custom hillside, Mid-century ranch, Cali-eclectic |
| Home sizes | Extreme variance — 900 sq ft cabins alongside 3,500 sq ft custom builds. |
| Year built (primary era) | Span from 1920s original cabins through recent custom builds. Mostly 1940s – 1980s. |
| HOA | See "What to Know" below — varies by sub-community |
Simi Valley Unified School District.
| Level | Schools (verify by address) |
|---|---|
| Elementary | Knolls Elementary |
| Middle | Valley View Middle School |
| High | Simi Valley 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.
No HOA in most of the Knolls. Rural character is preserved by zoning rather than by CC&Rs.
Before writing an offer in Santa Susana Knolls, 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.
The Knolls has direct 118 freeway access. One of the fastest in the valley. Burbank 25 minutes off-peak.
Simi Valley sits at the north end of Ventura County, connected to the San Fernando Valley via the 118 freeway. Most Santa Susana Knolls 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 Santa Susana Knolls. 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 Santa Susana Knolls. If something's missing, send it to me and I'll add it to this page.
Single-family homes in Santa Susana Knolls currently trade in the $750K to $1.3M 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.
Santa Susana Knolls is part of the Simi Valley Unified School District. Elementary options typically include Knolls Elementary; middle school feeders are Valley View Middle School; and the high school zone is Simi Valley High School. Boundaries are confirmed address-by-address. Always verify with the district's school finder before making an offer.
No HOA in most of the Knolls. Rural character is preserved by zoning rather than by CC&Rs.
The Knolls has direct 118 freeway access. One of the fastest in the valley. Burbank 25 minutes off-peak.
Architecture skews toward cabin and cottage, custom hillside, mid-century ranch, cali-eclectic. Extreme variance. 900 sq ft cabins alongside 3,500 sq ft custom builds. Span from 1920s original cabins through recent custom builds. Mostly 1940s to 1980s.
Many buyers who land in Santa Susana Knolls 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. The Knolls is not for everyone. And that's the point.
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. Winding, tree-canopied streets. Additional nearby amenities include: Hiking access to Santa Susana Pass State Historic Park; Rural zoning on many parcels; Direct 118 freeway access.
Santa Susana Knolls occupies a specific position in the valley. One of the oldest pockets in simi valley, with winding streets, rural character, and a housing mix unlike anything else in the valley. 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 Santa Susana Knolls, 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 Santa Susana Knolls.