If you've been watching the Simi Valley market this summer, you've probably felt two things at once. Homes seem to be selling — and yet nothing feels frantic. You're reading it right. Both things are true, and that combination matters more than any single headline number.



Here's what the middle of 2026 actually looks like in our valley, and what it means if you're thinking about making a move.

What Changed This Year

Activity is up. In May, 315 homes sold in Simi Valley — compared with 259 in the same month last year. That's a meaningful jump, and it tells you buyers didn't go anywhere. They're out looking, writing offers, and closing.



The typical home here is also attracting around 2 offers. Not the frenzy of a few years ago. But real, competing interest.

What Didn't Change

Prices. The median sale price sits around $849,000 — almost exactly where it was a year ago. Price per square foot has crept up about 5% to roughly $496, which tells us well-presented homes are still earning more per foot. But there's been no runaway movement in either direction.

Steady prices with rising sales volume is a healthy market, not a stalled one.

Are Homes Actually Taking Longer to Sell?

You may have heard that homes are "sitting." Here's the honest context: Simi Valley homes are averaging about 41 days on market right now. A year ago? About 43. That's not a slowdown — that's consistency.



What has changed is buyer behavior. Buyers are selective. They'll move quickly on a home that's priced right and shows well. They'll wait out one that isn't. The 41-day average hides both stories.

Why Sales Volume Is the Underrated Signal

Everyone watches prices. Almost nobody watches closed sales — and closed sales are where the truth lives. More families completed a purchase this May than last. That means financing is workable, sellers and buyers are finding agreement, and the market is functioning.



When volume rises while prices hold steady, it usually means one thing: the market has found its footing.

What This Means If You're Buying

You have more room to breathe than buyers had in 2021 — and better selection than the headlines suggest. But selectivity cuts both ways. The well-priced, well-prepared homes still draw multiple offers and move fast. If you find one of those, hesitating is expensive.

Come in preapproved, know your true monthly comfort number, and be ready to act when the right home appears. Rates are also working slightly in your favor: the average 30-year fixed sits near 6.49%, down from 6.72% a year ago.

What This Means If You're Selling

This is a market that rewards preparation and punishes wishful pricing. Buyers are active, but they're comparing carefully. Condition, presentation, pricing, and easy access to showings decide outcomes now — more than timing tricks ever will.



The good news: homes that get those four things right are still selling in weeks, often with more than one offer. We've watched it happen all spring.

My Read on the Market

I've sold homes in this valley for more than 20 years, and here's what I'd tell you across the kitchen table: this is one of the more honest markets I've seen in a while.

Nobody's panicking. Nobody's overbidding $100K out of fear. Buyers are doing their homework, and sellers who respect that are being rewarded. After 1,141 families, I can tell you — markets like this one are where preparation quietly beats everything else.



If you're thinking about a fall move, the work starts now, not in September.

What to Watch Next

Three things will shape the rest of 2026 here: mortgage rates (updated every Thursday by Freddie Mac), fall inventory (how many homeowners decide to finally make their move), and how the traditional fall listing season lands after a steady summer.

We'll cover all three in next month's update.

Wondering what these numbers mean for your home — not the city average? That's a 20-minute conversation, and it's free. Call or text (805) 428-1100, or request a home-specific market review on our Sellers Guide. You can also explore our neighborhoods or catch up on last month's update.

Debbie Gates, REALTOR® · DRE #01458529 · eXp Realty of Greater Los Angeles Inc. · CA DRE #02188471 · Equal Housing Opportunity