Top Neighborhoods
The 2026 Simi Valley Neighborhood Shortlist
Simi isn't the sleepy suburb of the 90s anymore. The 118 freeway is a parking lot, the old ranch land is fenced off, and the line between "good" and "gritty" is drawn right along Erringer Road. We're seeing a hard split: the west side is chasing Thousand Oaks' price tags, while the east side is where the smart money is buying up 1970s flips before they hit the MLS. Don't get lost in the new-build hype; the character is still in the bones of the neighborhoods, if you know where to look.
The Shortlist: 2026
| Neighborhood | Vibe | Price Score (1BR) | Best For |
|---|---|---|---|
| Santa Susana Knolls | Equestrian Suburb | $$$$ | Families, Privacy Seekers |
| East End (Tri-Ventura) | Blue Collar Flip | $$ | First-Time Buyers, Investors |
| Central Simi (Old Town) | Walkable Core | $$$ | Young Professionals, Foodies |
| Mountain Gate | Hillside Gated | $$$$$ | Executives, Commuters |
Santa Susana Knolls
The Vibe: Equestrian Suburb
Rent Check: Well above city average. You're paying for lot size and school district.
The Good: This is the crown jewel if you want Simi without the tract feel. Lots are minimum half-acre, often with actual horses and dry creeks. The schools—Santa Susana Elementary and Knolls Family Park are unmatched. It feels isolated from the 118 Fwy noise, tucked away off Kuehnen Drive. The air is cleaner.
The Bad: Septic systems are common; you're on your own for plumbing. Fire insurance is a nightmare and getting worse. The drive to the 118 onramp at Kuehnen / Erringer is a bottleneck at 7 AM.
Best For: Established families with two cars and a budget north of $1.2M for a starter home.
Insider Tip: Drive Rancho Santa Susana Road at dusk. If you see a "For Sale" sign that isn't a Zillow listing, call the number immediately. It won't last.
East End (Tri-Ventura)
The Vibe: Blue Collar Flip
Rent Check: Below city average. The last "affordable" pocket.
The Good: This is where the action is. The triangle formed by Ventura Blvd, East Los Angeles Ave, and the tracks. You've got Rusty’s Pizza and The Tap Room (dive bar) as anchors. The houses are small 1960s cubes, but the lot sizes are generous. It's walkable to the Simi Valley Town Center if you're near Cochran St. The appreciation curve is steep.
The Bad: Noise from the Metrolink tracks is real if you're on Crescent Ave. Street parking is a war zone. The schools here (Madera Elementary) are a step below the Knolls. Some streets still have a transient issue near the wash.
Best For: Investors who want to rent-by-the-room to CSUN students, or buyers who need a yard and don't care about school districts. Avoid if you have a luxury car and no garage.
Insider Tip: Look for the unassuming Simi Valley Cultural Arts Center on Erringer. The surrounding streets are the sweet spot for value buys. Grab a coffee at The Daily Grind on Los Angeles Ave and ask the barista what's selling.
Central Simi (Old Town)
The Vibe: Walkable Core
Rent Check: Mid-tier. You pay for the zip code and the walking score.
The Good: The only spot in Simi where you can walk to dinner. Cygnet Theatre and the Regency are the anchors. You're central to everything—Highway 118, Erringer, LA Ave. The parks are older and shaded. The Simi Valley Public Library is the community hub. It feels lived-in, not manufactured.
The Bad: The 1950s builds mean paper-thin walls and single-pane windows. You will hear your neighbor's garage door. Gentrification is creeping in, so construction noise is constant. The "walkability" ends at the railroad tracks.
Best For: Young professionals who work from home but want to escape the house on weekends. Empty nesters who want to ditch the second car.
Insider Tip: Check the streets off Sycamore Drive, specifically Alamo St. There are still original owners selling who don't list online. The Anacapa Brewery patio is the best networking spot in town.
Mountain Gate
The Vibe: Hillside Gated
Rent Check: Premium. You're buying the view and the security gate.
The Good: The views. On a clear day, you see the ocean. The homes are massive, mostly 1980s-90s custom builds. Madera Canyon Park is the local dog-walking spot. It’s quiet. No through traffic. You feel removed from the city while looking down on it.
The Bad: The HOA is aggressive. The roads are narrow and winding (Mountain Gate Road is treacherous in the rain). The drive to the freeway is five minutes of pure uphill switchbacks. It feels isolated from the rest of Simi.
Best For: Wall St/Exec money. People who work in Thousand Oaks or Westlake Village and can take Kuehnen directly.
Insider Tip: The "back gate" access to Santa Susana Knolls is technically for maintenance, but locals use it to cut time off the drive to Erringer.
Strategic Recommendations
- For Families: Santa Susana Knolls. It’s not even a debate. The yards are huge, the schools are top-tier, and the crime rate is statistical noise. You sacrifice walkability for safety and space.
- For Wall St / Tech: Mountain Gate. If you can swing the $1.5M+ entry point, the commute over Kuehnen to the 101 in Thousand Oaks is painless compared to crossing the valley.
- The Value Play: East End (Tri-Ventura). Buy the 1960s fixer on Crescent or Cochran. The rent-to-value ratio here is the highest in the city. The gentrification wave coming west from Los Angeles Ave is inevitable. Get in before the flips hit $900k.