Simi Valley Real Estate 2025 Year in Review: Market Stabilizes with Record-Breaking Sales

January 2026 Market Analysis

As we enter 2026, the Simi Valley real estate market presents a fascinating picture of stability and maturity. After years of dramatic appreciation, the market has reached a balanced state with modest 0.4% annual growth in median prices, while still producing remarkable luxury sales including a stunning $3.7 million transaction—the highest in Simi Valley history.

Annual Performance: Steady and Sustainable

The 2025 calendar year saw 781 home sales in Simi Valley, essentially matching the previous year's 778 transactions. This consistency, combined with a modest 0.4% increase in median sale prices to $865,000, signals a market that has found equilibrium after previous periods of rapid appreciation.

Key Annual Metrics:

• Median sale price: $865,000 (up 0.4% year-over-year)

• Average sale price: $954,623 (down slightly from $955,294)

• Total sales volume: 781 homes

• Highest sale: $3,700,000 (December 22, 2025)

• Average days on market: 54 days

The $3.7 Million Milestone

The December 22, 2025 sale of a home for $3.7 million represents a watershed moment for Simi Valley real estate. This record-breaking transaction—up 21.6% from the previous year's high—demonstrates that Simi Valley is increasingly attracting luxury buyers seeking exceptional properties in this family-friendly community.

This sale signals that Simi Valley has firmly established itself not just as an affordable alternative to adjacent markets, but as a destination for discerning buyers willing to pay premium prices for the right combination of location, quality, and amenities.

Market Stabilization: What the Numbers Reveal

The near-flat annual appreciation (0.4%) tells an important story about market health:

Sustainable Pricing: After years of rapid growth, prices have stabilized at levels the market can sustain. The average sale price of $954,623 represents fair value that buyers readily accept.

Efficient Market Dynamics: The 99.2% sale-to-list price ratio indicates accurate pricing by sellers and realistic expectations by buyers. Unlike overheated markets where homes sell well above asking, Simi Valley shows mature price discovery.

Balanced Inventory: With 90 active listings and 67 pending sales, the market maintains healthy inventory levels that serve both buyers and sellers.

Current Market Snapshot

As we begin 2026, the Simi Valley market shows encouraging activity:

• 90 active listings providing solid buyer selection

• 67 pending sales demonstrating continued buyer engagement

• 26 new listings in the past 30 days

• 54-day average market time showing efficient absorption

The ratio of pending to active listings (74%) indicates strong buyer interest and suggests the market will continue to move efficiently in early 2026.

Buyer Preferences: 4-Bedroom Homes Dominate

The annual data reveals clear buyer preferences across Simi Valley's 31,061 homes:

4-bedroom homes lead with 355 sales averaging $966,397—representing 45% of all transactions. This demonstrates Simi Valley's core appeal to growing families seeking space and value.

Complete Market Segmentation:

• 2-bedroom homes: 32 sales, $707,769 average

• 3-bedroom homes: 258 sales, $816,304 average

• 4-bedroom homes: 355 sales, $966,397 average

• 5+ bedroom homes: 136 sales, $1,244,373 average

This distribution shows Simi Valley successfully serves buyers across all life stages, from first-time purchasers to luxury buyers seeking expansive properties.

Price Distribution: A Balanced Market

The annual sales breakdown reveals a well-balanced market structure:

• 25% of sales under $775,000 (195 homes) - entry-level market

• 50% of sales between $775,000-$1,000,000 (391 homes) - core market

• 25% of sales over $1,000,000 (195 homes) - luxury segment

This even distribution across price tiers indicates a healthy market without over-concentration in any single segment. The strong luxury segment (195 sales over $1M) demonstrates Simi Valley's evolution as a market that can support high-end properties.

Price Per Square Foot Trends

An interesting dynamic emerges in the per-square-foot metrics:

• Average list price per square foot: $501 (down from $507)

• Average sold price per square foot: $498 (down from $510)

These modest declines suggest that buyers are increasingly seeking value, with larger homes becoming more attractive relative to smaller, pricier-per-square-foot properties. This shift indicates a maturing market where buyers are more discerning about value propositions.

Recent Sales Activity: Strong Start to 2026

The most recent sales show promising activity as we enter the new year:

Notable recent transactions include:

• $1.8 million sale (listed at $1,674,900) - selling $125,000 over asking

• $875,000 sale - at full asking price

• $799,000 sale - at full asking price

These sales demonstrate that well-priced, desirable properties continue to attract competitive offers, even as the overall market shows measured appreciation.

Community Stability and Turnover

Simi Valley's community metrics reveal important stability factors:

17-year average residency indicates high resident satisfaction and community stability. People who move to Simi Valley tend to stay, reflecting the area's quality of life, schools, and family-friendly environment.

2.5% annual turnover rate among the area's 31,061 homes shows a stable community where most residents are long-term homeowners, creating neighborhood continuity and stability.

Market Comparison: Year-Over-Year Analysis

Comparing 2025 to 2024 reveals important trends:

Sales Volume: Essentially flat (781 vs 778 sales) showing consistent market activity

Sale-to-List Ratio: Decreased from 100.33% to 99.19%, indicating the shift from a seller's to a more balanced market

Days on Market: Increased from 42 to 54 days, showing homes take slightly longer to sell but still move efficiently

Price Stability: Median prices increased minimally (0.4%), while average prices decreased slightly

These metrics collectively indicate a market transitioning from rapid appreciation to sustainable stability—a healthy evolution for long-term market health.

What This Means for Sellers

Current Opportunities:

• Market remains active with 781 annual sales

• Well-priced homes sell close to asking (99.2% ratio)

• Luxury segment remains strong, as evidenced by $3.7M record sale

• Average 54 days to sale provides reasonable selling timeline

Strategic Considerations:

• Accurate pricing is crucial in a balanced market

• Homes won't command over-asking premiums as in previous years

• Property condition and presentation matter more in competitive environment

• Seasonal timing considerations for optimal results

What This Means for Buyers

Current Advantages:

• Stable pricing environment without rapid appreciation pressure

• 90 active listings provide meaningful selection

• Slightly longer market times (54 days) allow more deliberation

• Sale-to-list ratio of 99.2% means reasonable negotiation opportunities

Market Realities:

• Quality properties still attract multiple offers

• 4-bedroom homes remain highly competitive

• Luxury segment ($1M+) shows strong activity

• Move-in ready homes command premium pricing

Investment Perspective

From an investment standpoint, Simi Valley presents a compelling case:

Market Maturity: The stabilization at $865,000 median suggests sustainable pricing that won't experience dramatic corrections

Luxury Market Growth: The $3.7M record sale indicates upward mobility in the market's ceiling

Consistent Demand: 781 annual sales demonstrate reliable market liquidity

Long-Term Stability: 17-year average residency and low turnover indicate community strength

Value Proposition: Compared to adjacent markets, Simi Valley offers significant value while maintaining quality of life

Looking Ahead: 2026 Outlook

Several factors suggest continued stability with potential for modest growth:

1. Inventory levels are balanced - neither oversupply nor severe shortage

2. Buyer demand remains consistent - 67 pending sales entering 2026

3. New listings continue - 26 in the past 30 days shows seller confidence

4. Market efficiency - 54-day average sale time indicates healthy dynamics

The market appears poised for continued stability with potential for 2-4% annual appreciation—sustainable growth that supports both buyer affordability and seller equity building.

Economic Context

Simi Valley's market performance reflects several favorable economic factors:

• Strong local employment in aerospace, technology, and healthcare

• High-quality school districts attracting families

• Proximity to major employment centers while maintaining suburban character

• Relatively affordable housing compared to Los Angeles and Ventura coastal markets

• Established infrastructure and community amenities

These fundamentals support long-term market stability and gradual appreciation.

Conclusion

The Simi Valley real estate market enters 2026 from a position of strength and stability. The modest 0.4% annual appreciation, combined with consistent sales volume and the remarkable $3.7 million record sale, demonstrates a mature market that serves diverse buyer segments while maintaining pricing discipline.

For sellers, the market offers reasonable timelines and fair pricing, though the days of rapid appreciation and over-asking sales have moderated. For buyers, the stabilized pricing and balanced inventory create opportunities to find suitable properties without the pressure of a rapidly appreciating market.

The combination of strong fundamentals—consistent sales volume, balanced inventory, efficient market timing, and diverse buyer demand—positions Simi Valley for continued success as a premier residential community in Ventura County.

Whether you're considering buying, selling, or simply monitoring the market, Simi Valley's evolution from rapid appreciation to sustainable stability represents a healthy market maturation that benefits the entire community.

Market data from TheGenie.ai. All information should be independently verified. For personalized market analysis and real estate guidance, consult with a qualified local real estate professional.