Central Simi
$700K – $950K1960s-70s ranch and post-war single-family. The value tier; older housing stock with mature street trees.
Simi ValleyUnder $900K
Simi Valley Homes Under $900,000
What you can buy in Simi Valley for under $900,000 — neighborhoods, condition, and what to expect from the entry-level Simi Valley market.
Under $900K in Simi Valley
Under $900K is one of the most active price bands in Simi Valley. The city median sits in the high $800Ks, so this band captures both the entry-level single-family market and a meaningful slice of the established mid-tier. Inventory is broader and more varied than at the same price point in Camarillo or Thousand Oaks.
First-time buyers, families relocating from the West San Fernando Valley, and downsizing buyers from Wood Ranch make up the bulk of activity. FHA, VA, and 5% conventional all work; the 2026 FHA loan limit accommodates most under-$900K Simi inventory.
What your budget buys
What you get at this price
A 1960s-70s 3-bed ranch in central Simi, a 70s-80s tract single-family in the Knolls or Tapo Canyon, a 2-3 bed townhome or condo in newer master-planned areas, or a smaller Sycamore Plaza single-family.
Who this fits
Best for
- First-time buyers using FHA, VA, or 5% down conventional financing
- Households relocating from the West San Fernando Valley
- Buyers prioritizing top-quartile school zoning at a moderate price
- Downsizing buyers from Wood Ranch or larger Simi homes
Where to look
Simi Valley neighborhoods in this range
Knolls / Texas Tract
$900K – $1.3MEstablished 70s-80s tract on the north-central plains. Cul-de-sac heavy, larger lots than the central core.
Tapo Canyon
$750K – $1M70s-80s tracts in the eastern foothills. Quiet, settled, slightly more affordable than central Simi.
Before you write an offer
Watch-outs
- Older central Simi homes often need cosmetic to moderate updating — budget $30-100K of work into the purchase.
- Multi-offer is common on cleanly updated under-$850K listings — be ready to write same-day with strong terms.
- Foothill and canyon neighborhoods may be in PSPS-eligible zones; verify status during inspection.
Live inventory
See what’s on the market right now
This search is pre-filtered to Simi Valley at Under $900K and updates straight from the MLS.
Browse listingsGood to know
Under $900K in Simi Valley — common questions
Can I find a single-family home in Simi Valley under $800K?
Yes, regularly. Older central Simi 3-bed ranch homes and smaller eastern-tract single-family properties trade in the $700-800K range. Expect to compete on cleanly updated examples; original-condition has less competition but more work.
Will VA loans work in Simi Valley at this price?
Yes. The 2026 VA loan limit functions as no-limit for fully entitled veterans in Ventura County. Sellers in Simi see VA offers regularly and most accept them without issue.
Are there any 55+ options under $700K in Simi Valley?
Limited but real — Sycamore Square and a handful of older condo communities have 55+ inventory in the $500-700K range. Verify age-restriction status (some buildings are partially 55+) during disclosure review.
Change the budget
Other price ranges
Last reviewed 2026-05-04.
Equal Housing Opportunity. We support the Fair Housing Act and the Equal Opportunity Act. We do not discriminate on the basis of race, color, religion, sex, handicap, familial status, national origin, sexual orientation, gender identity, marital status, source of income, ancestry, age, citizenship, primary language, or military or veteran status.
Property listings open on the Walters Group Real Estate search site. Listing data is provided by the applicable MLS and is deemed reliable but not guaranteed.
Jason Walters, REALTOR®. California DRE #01467130. Walters Group Real Estate, eXp Realty of California, Inc., DRE #01878277.