A master-planned community on the south side of the 118, built around a championship golf course and anchored by some of the strongest schools in Ventura County.
Wood Ranch is a south of 118 Simi Valley neighborhood with homes typically in the $900K to $1.3M range. Architecture is primarily mediterranean and spanish revival, most built primarily 1989 to 2005; a small number of custom estates newer. Schools are in Simi Valley Unified. A master-planned community on the south side of the 118, built around a championship golf course and anchored by some of the strongest schools in Ventura County.
Wood Ranch is for buyers who want a master-planned feel without the high-desert drive. Tree-lined streets, wide sidewalks, and a neighborhood that takes holidays seriously. Golf is central to the identity, but most owners I work with never touch a club. They buy for the schools, the parks, and the Sunday morning walkability.
Who typically buys here: Families trading up from a first home, relocating executives from Los Angeles or Orange County, and empty-nesters downsizing from larger Westlake or Thousand Oaks estates.
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 Wood Ranch |
|---|---|
| Price range (single-family) | $900K – $1.3M (approximate range for single-family homes) |
| Architectural styles | Mediterranean, Spanish Revival, Traditional two-story |
| Home sizes | Roughly 1,800 to 4,500 sq ft; most on 5,000–10,000 sq ft lots. |
| Year built (primary era) | Primarily 1989 – 2005; a small number of custom estates newer. |
| HOA | See "What to Know" below — varies by sub-community |
Simi Valley Unified School District. School zoning is confirmed address-by-address. Check the district boundary tool before writing an offer.
| Level | Schools (verify by address) |
|---|---|
| Elementary | White Oak Elementary, Wood Ranch Elementary |
| Middle | Sinaloa Middle School |
| High | Royal 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.
Most sub-communities carry an HOA ranging from about $80 to $350 per month. Guard-gated pockets sit at the higher end. Sub-HOAs for condos and townhomes are separate from the Wood Ranch master assessment. Always verify the exact current dues before writing an offer.
Before writing an offer in Wood Ranch, 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.
118 freeway access at First Street is roughly 5 minutes from most Wood Ranch homes. From the 118, Woodland Hills is 20 to 25 minutes off-peak, Burbank 35 to 40, downtown LA 45 to 60 depending on traffic.
Simi Valley sits at the north end of Ventura County, connected to the San Fernando Valley via the 118 freeway. Most Wood Ranch 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 Wood Ranch. 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 Wood Ranch. If something's missing, send it to me and I'll add it to this page.
Single-family homes in Wood Ranch currently trade in the $900K 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.
Wood Ranch is part of the Simi Valley Unified School District. Elementary options typically include White Oak Elementary, Wood Ranch Elementary; middle school feeders are Sinaloa Middle School; and the high school zone is Royal High School. Boundaries are confirmed address-by-address. Always verify with the district's school finder before making an offer.
Most sub-communities carry an HOA ranging from about $80 to $350 per month. Guard-gated pockets sit at the higher end. Sub-HOAs for condos and townhomes are separate from the Wood Ranch master assessment. Always verify the exact current dues before writing an offer.
118 freeway access at First Street is roughly 5 minutes from most Wood Ranch homes. From the 118, Woodland Hills is 20 to 25 minutes off-peak, Burbank 35 to 40, downtown LA 45 to 60 depending on traffic.
Architecture skews toward mediterranean, spanish revival, traditional two-story. Roughly 1,800 to 4,500 sq ft; most on 5,000 to 10,000 sq ft lots. Primarily 1989 to 2005; a small number of custom estates newer.
Many buyers who land in Wood Ranch 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. Wood Ranch is for buyers who want a master-planned feel without the high-desert drive.
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. Wood Ranch Golf Club (18-hole championship course). Additional nearby amenities include: Rancho Madera Community Park; Long Canyon Trail access for hikers and mountain bikers; Whiteface Neighborhood Park and community pool access.
Wood Ranch occupies a specific position in the valley. A master-planned community on the south side of the 118, built around a championship golf course and anchored by some of the strongest schools in ventura county. 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 Wood Ranch, 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 Wood Ranch.