One of Simi Valley's most affordable pockets. Single-story ranch homes on generous lots, in an established central neighborhood where street names are borrowed from Texas cities.
Texas Tract is a central valley Simi Valley neighborhood with homes typically in the $700K to $900K range. Architecture is primarily california ranch and single-story tract, most built primarily 1962 to 1975. Schools are in Simi Valley Unified. One of Simi Valley's most affordable pockets.
Texas Tract is where first-time buyers realistically get into Simi Valley. Tri-generational, single-story, no HOA, lots big enough for a pool or ADU. Many of the homes still have original kitchens and single-pane windows, which is precisely why the price bands are accessible. Smart buyers look past the cosmetics.
Who typically buys here: First-time buyers, investors, downsizers from West Valley, and families wanting single-story living without Bridle Path pricing.
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 Texas Tract |
|---|---|
| Price range (single-family) | $700K – $900K (approximate range; condition-adjusted meaningfully) |
| Architectural styles | California ranch, Single-story tract, Minor mid-century details |
| Home sizes | Roughly 1,200 to 1,900 sq ft. Lots typically 6,500 – 9,000 sq ft, flat and rectangular. |
| Year built (primary era) | Primarily 1962 – 1975. |
| HOA | See "What to Know" below — varies by sub-community |
Simi Valley Unified School District.
| Level | Schools (verify by address) |
|---|---|
| Elementary | Arroyo Elementary, Mountain View 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 on most streets. Individual condo conversions may carry one; single-family blocks do not.
Before writing an offer in Texas Tract, 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.
Central location means roughly equidistant to both 118 freeway entrances. Most of the Valley is 20 to 30 minutes off-peak.
Simi Valley sits at the north end of Ventura County, connected to the San Fernando Valley via the 118 freeway. Most Texas Tract 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 Texas Tract. 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 Texas Tract. If something's missing, send it to me and I'll add it to this page.
Single-family homes in Texas Tract currently trade in the $700K to $900K 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.
Texas Tract is part of the Simi Valley Unified School District. Elementary options typically include Arroyo Elementary, Mountain View 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 on most streets. Individual condo conversions may carry one; single-family blocks do not.
Central location means roughly equidistant to both 118 freeway entrances. Most of the Valley is 20 to 30 minutes off-peak.
Architecture skews toward california ranch, single-story tract, minor mid-century details. Roughly 1,200 to 1,900 sq ft. Lots typically 6,500 to 9,000 sq ft, flat and rectangular. Primarily 1962 to 1975.
Many buyers who land in Texas Tract 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. Texas Tract is where first-time buyers realistically get into Simi Valley.
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. Single-story layouts on flat lots. Additional nearby amenities include: No HOA on most streets; Central location near Simi Valley Town Center; Mature trees and wide, walkable sidewalks.
Texas Tract occupies a specific position in the valley. One of simi valley's most affordable pockets. 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 Texas Tract, 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 Texas Tract.