This is the Simi Valley Q2 2026 quarterly market data page - the May 2026 snapshot across price, days on market, list-to-sale, inventory, and closed sales, broken out by sub-neighborhood and by price band. I am Brian Cooper, REALTOR at eXp Realty (DRE# 01434286), and I pull these numbers monthly from the Conejo Simi Moorpark Association of REALTORS MLS so my buyers and sellers are working from current truth rather than the six-month-old headline number that gets re-quoted across portal sites. Every figure on this page is dated. If you are reading this after September 2026, the Q3 update will live at the same URL.
Headline numbers (Q2 2026)
These are the May 2026 snapshot metrics for the Simi Valley single-family detached market - the data point I refer to most often when a buyer asks 'where is the market right now' or a seller is deciding whether to list. All figures are pulled from the CSMAR MLS on the first business day of the month and reflect closed transactions plus active inventory as of that snapshot. Condos and townhomes are tracked separately and not included in the median below.
The headline median of $885K is up from $850K a year ago, a +4.1% move. That is slower than the 2021-2022 surge and faster than the 2023 flat stretch. The 18-day median DOM and 99.2% list-to-sale ratio together tell you this is still a moderate seller's market - homes priced inside the comps are selling close to ask in under three weeks. Mispriced homes are another conversation entirely and that is what the second half of this page covers.
| Metric | May 2026 value | vs May 2025 |
|---|---|---|
| Median sale price (SFR) | $885,000 | +4.1% |
| Median days on market | 18 | +2 days |
| List-to-sale ratio | 99.2% | -0.4 pts |
| Active inventory (SFR) | 142 | +18% |
| Closed sales (trailing 90 days) | 412 | +6% |
| Months of supply | 1.0 | +0.2 |
| New listings (May) | 168 | +9% |
| Price per sqft (median) | $472 | +3.5% |
Inventory and supply
Active inventory in Simi Valley sits at 142 detached homes as of the May snapshot. That is the highest active count since fall 2022 and is up 18% year-over-year. The increase is concentrated in the $1.0M-$1.5M band and in the central Simi tracts (93065 east of Tapo Canyon). Wood Ranch and Big Sky inventory is up only modestly. The result is a market that is still tight at the entry level ($700K-$900K) and getting some breathing room in the move-up band.
Months of supply - active inventory divided by trailing monthly closings - ran 1.0 in May. Anything under 3 months is a seller's market by the traditional definition, so the city as a whole is still firmly on the sell side. The luxury band over $1.5M tells a different story: that slice is sitting at roughly 3.2 months of supply and the negotiation leverage has shifted toward buyers there.
New listings in May totaled 168, up 9% from May 2025. That is normal spring seasonality - listings always peak May through July. Watch the August-September pull-back for the next inflection point. If new listing counts drop below 110 in September, expect medians to tighten back up going into Q4.
Days on market trend
The 18-day median DOM is two days slower than May 2025 but inside the normal seasonal range. DOM in Simi Valley follows a predictable curve: fastest in March-May (12-18 days), slowing through July-August (20-25), and pulling back in (25-35) October-December before resetting. If you are trying to time a sale, the March-through-May window remains the highest-velocity period of the year.
DOM also varies dramatically by price band - the table below breaks it out. Entry-level under $800K is moving in 11 days median; the $1.5M+ band is sitting 50+ days. Pricing into the right band matters more than any marketing tactic. A home listed $50K above its true price band loses visibility in the portal price filters and the DOM clock starts ticking against you.
| Price band | Median DOM | Sample size (90 days) |
|---|---|---|
| Under $800K | 11 | 98 |
| $800K - $1.0M | 15 | 142 |
| $1.0M - $1.25M | 21 | 88 |
| $1.25M - $1.5M | 31 | 52 |
| $1.5M - $2.0M | 52 | 24 |
| $2.0M+ | 78 | 8 |
By-neighborhood breakdown
Simi Valley is not one market - it is roughly seven distinct sub-markets, each with its own median, DOM, and inventory dynamics. Wood Ranch (the gated golf-course community north of the 118) carries the highest median at $1.45M. Big Sky (the hillside master plan in northeast Simi) sits at $1.32M. Central Simi (the 93065 core south of Royal Avenue) anchors the entry-level band at $755K median. These are not interchangeable - the comps in one do not apply to the others.
The table below shows May 2026 medians, DOM, and active counts by sub-area. If you are searching by sub-neighborhood, the per-tract data pages under /wood-ranch-simi-valley-homes-for-sale and /big-sky-simi-valley-homes-for-sale go deeper on specific floor plans and active listings inside each gate.
| Sub-area | Median price | Median DOM | Active |
|---|---|---|---|
| Wood Ranch | $1,450,000 | 24 | 18 |
| Big Sky | $1,320,000 | 22 | 14 |
| Long Canyon / Bridle Path | $1,180,000 | 28 | 11 |
| Texas Tract / Indian Hills | $925,000 | 16 | 22 |
| Madera / Knolls | $895,000 | 17 | 19 |
| Central Simi (93065 core) | $755,000 | 14 | 38 |
| East Simi (93063) | $795,000 | 15 | 20 |
By-price-band breakdown
Splitting the market by price band shows where activity is concentrated and where it is thinning out. The $800K-$1.25M band represents 58% of closed transactions over the trailing 90 days - that is the heart of the Simi Valley market. Under $800K is a tight slice (mostly central Simi starter homes and condos). Over $1.5M is a much smaller pool concentrated in Wood Ranch, Big Sky, and the equestrian tracts of Long Canyon and Bridle Path.
If you are a buyer in the $1.25M-$1.5M band you have negotiating leverage right now - 52 closings over 90 days with 31-day median DOM means sellers in that band are giving up 1-2% in concessions on average. If you are listing in the under-$800K band, expect multiple offers and a quick close if you price inside the comps.
| Price band | Closings (90d) | % of total | Median LTS |
|---|---|---|---|
| Under $800K | 98 | 23.8% | 100.1% |
| $800K - $1.0M | 142 | 34.5% | 99.6% |
| $1.0M - $1.25M | 88 | 21.4% | 98.9% |
| $1.25M - $1.5M | 52 | 12.6% | 97.8% |
| $1.5M - $2.0M | 24 | 5.8% | 96.5% |
| $2.0M+ | 8 | 1.9% | 95.2% |
Buyer takeaway
For buyers in Q2 2026, the playbook depends on your price band. Under $900K you are still competing - bring a clean pre-approval, be ready to decide in 48 hours, and expect to offer at or slightly above ask on the best-presented homes. $900K-$1.25M is more balanced; you have time to see a home twice, run an inspection contingency, and negotiate credits. $1.25M+ is where buyers can actually shop - longer DOM, more concessions, and sellers who are paying attention to feedback.
The mortgage math has shifted with rates in the 6.4-6.6% range as of May. The buy-down conversation matters again - on a $900K loan, a 2-1 buy-down funded by seller credit can save the buyer $800-$1,100 a month in year one and gives the seller a clean negotiation lever that does not cut the headline sale price. That is the structure I am putting on most contracts above $1M in the current rate environment.
Seller takeaway
If you are listing in Simi Valley right now, the pricing decision is the whole game. The 99.2% list-to-sale ratio looks like sellers are getting ask - and the ones who price correctly are. The homes that miss the band by $50K-$100K sit, accumulate DOM, and eventually take a price reduction that costs more than the initial overshoot would have. May 2026 data shows the average price-reduced home in Simi sold for 96.8% of original list - that is a 2.4% penalty for missing the launch price.
Prep matters in the moderate-DOM tier. Buyers are no longer overlooking deferred maintenance the way they did in 2021. Pre-listing inspection, cosmetic refresh, and pre-emptive disclosure are paying back 3-5x their cost in faster sales and fewer renegotiations during the inspection contingency. I underwrite the prep budget on every listing intake.
How this data is compiled
Source: Conejo Simi Moorpark Association of REALTORS MLS, pulled on the first business day of each month. Geographic boundaries follow the City of Simi Valley municipal limits and the assigned MLS area codes (VC36 through VC39). Sub-neighborhood boundaries are drawn from the published tract maps and master-plan documents recorded with Ventura County. Single-family detached only; condos, townhomes, and manufactured homes are excluded from the headline median and price-per-sqft figures.
Methodology: medians are computed across all closed transactions in the snapshot month. DOM is the median across the trailing 90 days of closings. List-to-sale ratio is the ratio of final sale price to original list price (not most-recent list), median across the trailing 90 days. Active inventory is a point-in-time snapshot on the first of the month. Year-over-year is the same-month comparison.
If you want the raw MLS print-outs that underlie this page or you want a custom pull for a specific tract, ZIP, or floor plan, that is something I do for clients on request. The /data-room page links to the monthly snapshot archive so you can see how each metric has trended over time.
Frequently Asked Questions
What is the median home price in Simi Valley as of May 2026?
The May 2026 median single-family sale price in Simi Valley is $885,000, up 4.1% from May 2025. The figure is pulled from the Conejo Simi Moorpark Association of REALTORS MLS and covers detached homes only - condos and townhomes are tracked separately. Sub-neighborhood medians range from $755K (central Simi) to $1.45M (Wood Ranch).
How fast are homes selling in Simi Valley right now?
Median days on market in May 2026 is 18 across all price bands. Under $800K is selling in 11 days median. The $800K-$1.0M band is at 15 days. Above $1.25M, DOM stretches to 30+ days. Homes priced correctly inside their comp band sell fastest; mispriced homes accumulate DOM and eventually take price reductions averaging 2-3% off original list.
What is the list-to-sale price ratio in Simi Valley?
Simi Valley's May 2026 list-to-sale ratio is 99.2% citywide - meaning the average closed home sold for 99.2% of original list price. Under $800K, the ratio runs 100.1% (homes selling above ask). At $1.5M+, the ratio drops to 96.5%. The citywide number has tightened 0.4 points from May 2025, reflecting marginally cooler conditions.
How much inventory is on the market in Simi Valley?
Active single-family inventory in May 2026 is 142 homes - up 18% from May 2025 and the highest count since fall 2022. Months of supply citywide runs 1.0, which still qualifies as a seller's market. The $1.0M-$1.5M band is where most of the new inventory is concentrated. Under $900K remains tight.
Which Simi Valley neighborhoods have the highest home prices?
Wood Ranch carries the highest median at $1.45M (gated, golf course, guarded entries). Big Sky is second at $1.32M (hillside master plan in northeast Simi). Long Canyon and Bridle Path - the equestrian-zoned areas - sit around $1.18M. Central and east Simi run $755K-$795K, anchoring the entry-level band citywide.
Is now a good time to sell a home in Simi Valley?
Q2 is the highest-velocity selling window of the year in Simi Valley. DOM is fastest March through May, inventory absorbs at the highest rate, and buyer urgency is elevated. If you can list in this window and price inside the comps, you are working with the most favorable conditions of the calendar year. Q4 listings face higher DOM and more price negotiation.
Where does this Simi Valley market data come from?
All figures are pulled from the Conejo Simi Moorpark Association of REALTORS MLS on the first business day of the snapshot month. Geographic scope is City of Simi Valley municipal limits, MLS areas VC36 through VC39. Single-family detached only. The same methodology is used quarter over quarter so the trend comparisons are apples to apples.
