Cost of Living in
Simi Valley, CA

The True Cost of Living in Simi Valley (2026)

Let's get one thing straight: the median household income in Simi Valley is $117,351. If you are a single earner trying to replicate that middle-class lifestyle, you need to be pulling in at least $64,543 just to stay in the game. That number isn't a recommendation; it's the bare minimum to avoid drowning. This isn't just about covering rent and putting food on the table. It's about the "comfort" level—being able to save for a down payment, handle a sudden car repair without panic, or absorb a 31.97 cents/kWh electric bill in August without blinking. The Cost of Living Index sits at 112.6, meaning you're already paying a 12.6% premium over the national average before you even start your day. That premium buys you the location, but it bleeds you dry on the backend.

The Big Items

Housing: The Golden Handcuffs

The local real estate market in Simi Valley operates on a different plane of reality. If you are looking to rent a two-bedroom unit, you are facing a market rate of roughly $2,693 per month. This isn't for a luxury penthouse; this is the baseline for a standard family setup. For potential homeowners, the data shows a median home price that puts the squeeze on anyone not already sitting on equity. Buying a home here is currently less about the mortgage and more about the entry fee. You are fighting against a high barrier to entry where a median-priced home requires a massive down payment just to make the monthly payment survivable. It creates a trap: you pay the premium to get in, locking yourself into property taxes and maintenance costs that ensure you can't easily leave. The market heat comes from a lack of inventory and a population that is willing to pay a premium for the perceived safety and suburban stability of Ventura County, keeping prices inflated even as interest rates fluctuate.

Taxes: The Silent Killer

California is famous for taking its cut, and Simi Valley is no exception. The state income tax bites hard, with a progressive system that can easily chew up 9.3% of your income once you cross the $66,295 threshold. For a single earner clearing $64,543, you are right on the edge of that bracket, meaning every raise you get is disproportionately taxed. However, the real gut punch is property tax. While California has Prop 13 limiting the base rate to 1%, the reality is much steeper. When you buy a median-priced home, you are paying that 1% on the assessed value, plus you are on the hook for various local bonds and assessments. You are realistically looking at a total property tax burden of 1.15% to 1.25% of the purchase price annually. On a $900,000 home (a realistic price for a decent family house in this area), that is $10,350 a year, or $862.50 a month, just in property tax alone, before you even pay a penny of principal or interest.

Groceries & Gas: The Daily Grind

Don't expect your grocery bill to be friendly. Simi Valley is an inland suburb, meaning you are paying for the logistics of getting goods from the coast or the Central Valley to your local store. Expect to pay 15% to 20% above the national baseline for staples like milk, eggs, and bread. A standard run for a family of four can easily top $250 for basic staples without including meat or household goods. The pain at the pump is equally real. You are paying a premium for California's special blend of gasoline and the various excise taxes layered on top. Current estimates put regular unleaded well above the national average, often hovering around $5.00 to $5.50 per gallon. If you have a commute—even a short one to the 118 freeway or down to the LA basin—that weekly gas expense becomes a recurring financial wound that adds up to hundreds of dollars a month.

Hidden 'Gotcha' Costs

Living in Simi Valley involves a constant nickel-and-dime assault that doesn't show up in broad averages. First, look at your insurance policies. While you might escape the highest flood zone premiums depending on your specific neighborhood, you are absolutely paying through the nose for fire insurance. Being near the canyons and hillsides places you in a high-risk zone for wildfires, and insurers are getting aggressive. It is not uncommon to see annual premiums for fire coverage jump 30% to 50% year-over-year, or for carriers to drop you entirely, forcing you into the California FAIR Plan, which is expensive and offers less coverage. Then there are the HOA fees. If you buy a condo or a home in one of the many planned communities, fees can range from $200 to $500 a month. These aren't optional; they cover common area maintenance and landscaping, and they increase annually. Parking is another hidden tax. If you drive into LA for work or entertainment, you are looking at $15 to $25 a day just to park your car, plus tolls on express lanes that can add up to $150 a month if you commute daily. There are no toll roads in Simi Valley, but the moment you leave the bubble, you start paying for the privilege of moving.

Lifestyle Inflation

The "True Cost" isn't just bills; it's the cost of not living like a monk. Inflation has hit the service sector hard. A modest night out for two at a mid-range restaurant in Simi Valley, including a drink each and a tip, will run you $100 to $130. If you want a nice steak, you are looking at $200+ easily. Fast food is no longer cheap; a combo meal is pushing $15 per person. Fitness is another bleed. A standard gym membership like Planet Fitness is cheap, but if you want a community gym like the Simi Valley Family YMCA or a specialized CrossFit box, you are paying $90 to $150 a month. And let's talk about the coffee run. That morning ritual at a local spot will cost you $6.00 to $7.50 for a specialty latte. Over a year, that "small" expense is $1,800. Every convenience in this town comes with a markup that slowly drains your bank account.

Salary Scenarios

To survive in Simi Valley, your income needs to match your lifestyle strategy. The table below breaks down what you actually need to bring home to avoid financial ruin.

Frugal Scenario

The $64,543 single income is the bare minimum baseline established earlier. To make this work, you are renting a smaller unit or splitting a larger one, driving a paid-off vehicle, and strictly budgeting groceries. You are not saving aggressively, and you are one emergency away from debt. For a family on $95,000, you are in a two-bedroom rental, likely in an older building, and you are cancelling subscriptions and eating out rarely. You are surviving, but not thriving.

Moderate Scenario

At $95,000 for a single person, you can finally rent that two-bedroom apartment ($2,693) and still have roughly $4,000 left for everything else (taxes, utilities, food, savings). It's manageable, but you still need to watch the budget. For a family to be "Moderate," they need $165,000. This allows for a mortgage on a starter home (likely a condo or older townhouse), two modest cars, and the ability to put two kids in daycare or public school activities without panic. You can afford a vacation, but it will be a road trip, not a flight.

Comfortable Scenario

This is where you actually feel like you live in California rather than just surviving it. For a single earner, $140,000 allows for a mortgage on a median home, a new car payment, maxing out a Roth IRA, and dining out without checking the bill first. For a family to be truly "Comfortable," they need $250,000. This household can handle a mortgage on a $1.2M home, afford two reliable SUVs, pay for sports/activities for kids, and absorb the high cost of local dining and entertainment while still saving for college. Anything below this for a family of four feels like you are constantly juggling bills.