Silverthorne is one of Simi Valley's distinct sub-neighborhoods, with its own builder history, lot size profile, school zone, and price band. This page covers what Silverthorne is, who built it, what homes there typically trade for, the HOA and Mello-Roos exposure, the schools serving it, and the inspection items that come up most often in resale. The data is current as of May 2026.
Where Silverthorne sits in Simi Valley
Silverthorne is a gated community built between 1996 and 2004, located in northwest Simi Valley near the Wood Ranch boundary. The community has a single guarded entry, internal streets with no through traffic, and shared amenities including a small pool and tot lot. Floor plans range from 2,500 to 3,600 sqft on lots that are larger than the Simi tract average.
The neighborhood is approximately at coordinates 34.288, -118.770. Major roads providing access include the 118 freeway, Erringer Road, Madera Road, or Tapo Canyon Road depending on entry point. Drive time to the LA basin is roughly 35–40 minutes off-peak via the 118 to the 405 or 101.
Silverthorne is part of the City of Simi Valley, in Ventura County. The City handles trash, street maintenance, and public safety; SVUSD handles K–12 schools for this neighborhood: Madera Elementary, Sinaloa Middle, and Royal High.
Builder, era, and floor plans
Silverthorne was built primarily by Standard Pacific / various between 1996–2004. Floor plans typically run Two-story 2,500–3,600 sqft, 4–5 bedrooms. The community is on roughly 7,000–12,000 sqft lots.
What this tells you in resale: homes from this era typically have post-tension slab foundations (verify with the foundation report), dual-pane windows, and concrete or composition roofing. Original kitchens may still be in place or may have been remodeled — review the property's disclosure history.
For new buyers, the key inspection items by era are typical: roof condition, HVAC age, water heater (look for tankless replacements in homes built before tankless was standard), and any galvanized supply lines on the older end of the build range.
Recent sale comps — what Silverthorne has been trading at
As of May 2026, the median price in Silverthorne is approximately $1,220,000 (May 2026), with the typical range running $1.0M–$1.4M. Days on market in the neighborhood tracks the broader Simi Valley average of ~18 days, sometimes slightly faster for well-priced single-story product.
Price-per-square-foot generally falls in the same band as broader Simi Valley, though hillside lots, view corridors, and remodeled kitchens push the upper end. Cosmetic-condition homes in original 1990s finishes typically trade at a 5–8% discount to remodeled comps.
| Plan size | Typical sale range | Comments |
|---|---|---|
| 1,200–1,800 sqft (single-story) | $10,000,000–$10,100,000 | Often quickest to sell |
| 1,800–2,400 sqft (two-story) | Mid-band of price range | Most common product |
| 2,400–3,000 sqft | Upper-band of price range | Larger lots premium |
| 3,000+ sqft | Top of range, view lots premium | Limited inventory |
HOA, Mello-Roos, and ongoing costs
HOA: $165–$220/mo (gated entry). Mello-Roos: Approx $1,400–$2,000/yr. Always verify the current Mello-Roos assessment via the Ventura County Assessor before contingency removal — the assessment varies by parcel and can change as bonds are paid down.
Property tax in Silverthorne is the standard Ventura County 1% Prop 13 base plus voter-approved bonds (typically pushing the effective rate to ~1.15–1.30%) plus Mello-Roos if applicable. On the median Silverthorne home, the total monthly property tax impound runs roughly $950–$1,300/mo depending on the Mello-Roos status.
Schools serving this neighborhood
Silverthorne feeds into the Simi Valley Unified School District (SVUSD): Madera Elementary for elementary, Sinaloa Middle for middle, and Royal High for high school. School zoning by address can change with boundary adjustments — verify the specific address using the SVUSD Find My School tool before relying on the assignment.
Per the CA School Dashboard's 2024 rating year, the SVUSD schools serving Simi Valley range from "Medium" to "High" performance across English Language Arts, Math, and Chronic Absenteeism indicators. Each school has its own profile — the CA Dashboard at caschooldashboard.org has the detail.
For families considering private school as an alternative, the nearest options include Grace Brethren Junior High & High School, Faith Baptist Christian School, and St. Rose of Lima Catholic School in central Simi.
Common buyer scenarios for Silverthorne
Silverthorne fits move-up buyers who want gated security and a strong HOA without the $1.4M+ Wood Ranch price tag. The community has held value well; resales typically trade in the $1.0M–$1.4M range depending on floor plan, lot, and upgrades.
Other typical scenarios that come up: commuters who work in the LA basin and want a 35–40 minute reverse-commute via the 118; move-up buyers who built equity in starter Simi product and want larger floor plans; downsizers from larger Simi or Conejo product who want lower maintenance; relocators from the SFV (Northridge, Granada Hills, Porter Ranch) who want similar climate and SVUSD instead of LAUSD.
For each scenario, the specific neighborhood within Simi that fits best depends on the trade-offs the buyer is making — yard size, HOA, Mello-Roos, walkability, view, age of home, and condition.
Inspection items specific to this era of build
For Silverthorne homes built in the 1996–2004 era, the inspection items that come up most often are: roof condition (concrete tile is typically 50+ years; composition shingle is 20–25); HVAC age (units from the late 1990s/early 2000s are at end of life by 2026); original water heater (replace with tankless if not already done); slab moisture; original pool equipment if applicable; and any signs of slab settling in homes on post-tension foundations.
Older end of the build range (1985–1995): check for original galvanized supply lines (rare but worth checking), original electrical panels (FPE Stab-Lok panels are a known fire hazard — replacement quotes are $2,500–$4,500), and original sewer lateral (clay tile is failure-prone; cast iron is better).
Newer end (2010+): check the post-tension slab certificate, builder warranty status, and any active CFD assessment changes.
What I tell clients shopping Silverthorne
What I tell clients: Silverthorne is a real neighborhood with real trade-offs. If the trade-offs match what you want — the lot size, the school zone, the HOA structure, the price range — then it's the right fit. If you're stretching the budget to get into a tract that doesn't actually fit how you live, you'll regret it inside two years.
I work with buyers and sellers on these decisions every day. The best meetings are the ones where we walk through the trade-offs honestly and you decide based on what fits your situation, not on what the listing sheet says.
Frequently Asked Questions
What is the median home price in Silverthorne?
As of May 2026, the median home price in Silverthorne is approximately $1,220,000 (May 2026). The typical sale range is $1.0M–$1.4M depending on floor plan size, lot, and condition. Verify current pricing with a live MLS search at the time you're shopping.
Does Silverthorne have an HOA?
HOA in Silverthorne: $165–$220/mo (gated entry). Verify the current HOA dues amount and the most recent reserve study via the listing agent before contingency removal — HOA dues can adjust annually based on the reserve and operating budget.
Does Silverthorne have Mello-Roos?
Mello-Roos in Silverthorne: Approx $1,400–$2,000/yr. The exact CFD assessment varies by parcel and can change as bonds are paid down. Always verify via the Ventura County Assessor or the current property tax bill before going under contract.
What schools serve Silverthorne?
Silverthorne feeds into SVUSD: Madera Elementary · Sinaloa Middle · Royal High. School zoning by specific address can change with boundary adjustments — use the SVUSD Find My School tool at simivalleyusd.org for the authoritative address-level assignment.
When was Silverthorne built?
Silverthorne was built primarily by Standard Pacific / various between 1996–2004. Floor plans typically run Two-story 2,500–3,600 sqft, 4–5 bedrooms. The era of build affects what inspection items come up most often in resale.
What is the typical lot size in Silverthorne?
Lots in Silverthorne are typically 7,000–12,000 sqft. Lot size affects price meaningfully — larger lots, especially view lots, trade at a 10–25% premium over standard tract lots in the same floor plan.
Is Silverthorne a good fit for a first-time buyer?
Silverthorne fits move-up buyers who want gated security and a strong HOA without the $1.4M+ Wood Ranch price tag. The community has held value well; resales typically trade in the $1.0M–$1.4M range depending on floor plan, lot, and upgrades.
How long do homes in Silverthorne take to sell?
Days on market in Silverthorne tracks the broader Simi Valley average of ~18 days as of May 2026. Single-story product and remodeled kitchens typically sell faster; original-condition homes in the upper price band may take 30–45 days.
