| Metric | May 2026 | YoY change |
|---|---|---|
| Median sale price | $855,000 | +3.4% |
| Average sale price | $912,500 | +2.8% |
| Median price per sq ft | $502 | +4.9% |
| Median days on market | 56 | +2.4% |
| Sale-to-list ratio | 98.9% | +0.3pp |
| Active listings (single-family) | 312 | +8.0% |
| Months of supply | 1.2 | flat |
| New listings (last 30 days) | 147 | +5.7% |
| Closed sales (last 30 days) | 104 | +11.8% |
| Pending sales | 118 | +9.3% |
Source: Conejo Simi Moorpark Association of REALTORS® / Ventura County MLS, May 1, 2026 pull. Numbers will refresh in our June report.
Three things to know about this market in May:
1. The under-$1M range is the hot zone. Anything between $700K and $1.0M, presented well and priced correctly, is drawing multiple offers within the first ten days. We're seeing 3 to 6 offers regularly on homes in this band. Above $1.2M, the pace slows considerably.
2. Inventory is improving — slowly. 312 active single-family homes is the highest May count we've seen in three years. Buyers have a little more selection than they did in 2024, but supply is still well under the 4-month threshold that defines a buyer's market.
3. Sellers who skip preparation are paying for it. The gap between well-prepared listings and "list it as-is" listings is wider than it's been in years. Our team's listings are averaging 18 days on market and 101% sale-to-list. Listings that skip staging, professional photography, and pre-list inspections are sitting 70+ days and discounting 5 to 8 percent off list. Preparation is the single biggest controllable factor right now.
| Price band | Median DOM | Sale-to-list | Climate |
|---|---|---|---|
| Under $650K (condos / townhomes) | 32 days | 99.6% | Tightest segment, multiple offers common |
| $650K–$850K | 41 days | 99.2% | Hot — well-priced homes attract 3+ offers |
| $850K–$1.0M | 48 days | 98.7% | Active, balanced |
| $1.0M–$1.5M | 62 days | 97.9% | Negotiable, more room for buyers |
| $1.5M+ (luxury) | 94 days | 96.4% | Buyer's market, longer marketing cycles |
Pulled from MLS as of May 1, 2026. Inventory turns daily — call us for the live list.
| Address | Beds / Baths | Sq Ft | List Price | Days on Market |
|---|---|---|---|---|
| [Address 1] · Wood Ranch | 4 / 3 | 2,650 | $1,195,000 | 12 |
| [Address 2] · Big Sky | 5 / 4 | 3,180 | $1,425,000 | 21 |
| [Address 3] · Bridle Path | 4 / 3 | 2,890 | $1,650,000 | 38 |
| [Address 4] · Indian Hills | 3 / 2 | 1,920 | $885,000 | 9 |
| [Address 5] · Texas Tract | 3 / 2 | 1,580 | $725,000 | 5 |
| [Address 6] · Madera | 4 / 2 | 1,840 | $795,000 | 14 |
| [Address 7] · Central Simi | 3 / 2 | 1,680 | $760,000 | 22 |
| [Address 8] · Santa Susana Knolls | 3 / 2 | 1,720 | $845,000 | 17 |
Replace bracketed addresses with current MLS pulls when publishing. We update this section monthly.
| Address | List Price | Sale Price | Days on Market | Sale-to-list |
|---|---|---|---|---|
| [Sold 1] · Wood Ranch | $1,150,000 | $1,180,000 | 11 | 102.6% |
| [Sold 2] · Big Sky | $1,395,000 | $1,395,000 | 32 | 100.0% |
| [Sold 3] · Indian Hills | $899,000 | $915,000 | 14 | 101.8% |
| [Sold 4] · Texas Tract | $695,000 | $720,000 | 7 | 103.6% |
| [Sold 5] · Madera | $785,000 | $782,000 | 23 | 99.6% |
| [Sold 6] · Bridle Path | $1,650,000 | $1,580,000 | 67 | 95.8% |
| [Sold 7] · Central Simi | $745,000 | $758,000 | 9 | 101.7% |
| [Sold 8] · Mt. McCoy | $1,295,000 | $1,275,000 | 44 | 98.5% |
| Neighborhood | YoY price change | Median price | Notes |
|---|---|---|---|
| Wood Ranch | +5.1% | $1,195,000 | Family demand strongest in city |
| Big Sky | +4.6% | $1,360,000 | New construction premium holding |
| Bridle Path | +1.8% | $1,650,000 | Luxury market, equestrian niche |
| Indian Hills | +3.2% | $895,000 | Steady family market |
| Texas Tract | +4.0% | $735,000 | First-time buyer competition |
| Madera | +3.7% | $795,000 | Move-up buyer activity |
| Mt. McCoy | +2.4% | $1,150,000 | View premium softening |
| Central Simi | +2.9% | $770,000 | Steady, low-drama |
| City | Median price | YoY change | Days on market |
|---|---|---|---|
| Simi Valley | $855,000 | +3.4% | 56 |
| Thousand Oaks | $1,025,000 | +2.6% | 49 |
| Moorpark | $895,000 | +3.0% | 62 |
| Camarillo | $795,000 | +2.1% | 48 |
| Calabasas | $1,800,000+ | +1.4% | 78 |
For buyers: the under-$1M segment is competitive but not insane. If you're pre-approved, ready to move, and willing to write strong offers (clean, short contingency periods, reasonable terms), you can win at or near list. Don't expect to find a "deal" in this band — the deal is locking in a home you actually want at a price the comps support, before next year's appreciation moves the goalposts.
For sellers: May, June, and July are the year's strongest selling months. If you've been thinking about it, this is the window. Done-right homes are still selling above list. Done-poorly homes are sitting and discounting. The leverage is in preparation — staging, photography, pre-list inspection, smart pricing — not in waiting for a hotter market.
For luxury sellers ($1.5M+): longer marketing cycles, more buyer scrutiny, more negotiation. Pricing right matters more in this segment than any other. Aggressive pricing in line with recent comps moves homes; aspirational pricing sits.
Three things to expect:
I run custom market reports for clients every week — your street, your zip code, your price range. Takes 15 minutes, costs nothing, and you'll know exactly where you stand.
Request your custom market reportThe median sale price in Simi Valley in May 2026 is approximately $855,000, up 3.4 percent year-over-year. Homes are selling at 98.9 percent of list price in 56 days on average.
May 2026 is a balanced market in Simi Valley, leaning slightly toward sellers in the under-$1M segment. Inventory is 1.2 months of supply, well-priced homes draw multiple offers, and the under-$900K range is the most competitive.
Median days on market in May 2026 is 56 days. Homes priced correctly and prepared well — staging, professional photography, light updates — are averaging 18 days on market on our team's listings, with a 101 percent sale-to-list ratio.
Prices are rising modestly. May 2026 shows 3.4 percent year-over-year appreciation. The forecast for the remainder of 2026 is 2 to 4 percent appreciation, slower than 2024–2025 and roughly aligned with long-term trend.
Active inventory in May 2026 is approximately 312 single-family homes plus 85 condos and townhomes — about 1.2 months of supply at the current absorption rate. Inventory is 8 percent higher than May 2025.
The $700K to $1.0M range is the most competitive, with multiple offers common on well-presented listings. The $1.2M+ luxury segment is slower, with longer days on market and more room to negotiate.
It depends on your situation, not the market. Rates remain elevated but stable; prices are rising slowly; inventory is improving. Buyers waiting for a meaningful price drop have been waiting since 2022. If your finances and timeline align, the data supports buying. If you're stretching, wait.
Spring is the strongest selling season in Simi Valley. Homes priced and prepared correctly in May–July typically achieve the year's best sale-to-list ratios and shortest market times. If you're considering selling in 2026, the next 90 days are the window to capture peak demand.
Wood Ranch and Big Sky have led 2026 appreciation, both up roughly 4 to 5 percent year-over-year. Texas Tract and Madera have also strengthened on first-time-buyer demand. Bridle Path and the luxury segment have been flatter at 1 to 2 percent.
Modest appreciation of 2 to 4 percent through year-end, inventory growth of 5 to 10 percent providing more selection, and stable but elevated mortgage rates. The market should remain balanced, with the under-$900K range staying competitive and the luxury segment continuing to favor buyers.