Trying to decide between Conejo/Simi and the San Fernando Valley for your next home search? The choices can feel overwhelming when you are comparing prices, lot sizes, HOAs, and commute trade-offs. You want a clear picture so you can focus your time and energy in the right area. In this guide, you’ll learn how these markets differ, what metrics to track, and how to check current data, using examples from Simi Valley, Conejo Valley, and Tarzana. Let’s dive in.
Regional snapshot
Where these markets sit
Conejo Valley and Simi Valley are in eastern Ventura County and the western edge of Los Angeles County. They function as a suburban cluster with convenient freeway access to Ventura County and the western San Fernando Valley. The San Fernando Valley stretches north of the Hollywood Hills and Santa Monica Mountains and includes neighborhoods from Van Nuys and North Hollywood to western enclaves like Tarzana, Encino, and Woodland Hills.
Commute and lifestyle trade-offs
You tend to see different priorities drive each search. Conejo/Simi often appeals if you want quieter suburbs, larger lots, and a suburban feel. The SFV offers a wider spectrum of housing types and puts you closer to many Los Angeles job centers, entertainment, and services. Many buyers choose Conejo/Simi for space and neighborhood feel, and choose the SFV for proximity and options.
Price and inventory basics
Typical price patterns
Relative pricing varies by neighborhood. Many Conejo pockets, especially Westlake Village and parts of Thousand Oaks, and certain western SFV neighborhoods like Encino and Woodland Hills, trend higher than many central SFV areas. Simi Valley generally sits below the top-tier Conejo and western SFV price points, and it often provides more single-family options within a given budget than some west‑SFV enclaves.
Inventory and turnover
The SFV usually shows more overall inventory and more frequent turnover because it covers a larger geography with many segments, from condos to luxury estates. Conejo/Simi typically runs tighter on active single-family inventory and sees less frequent turnover, especially in planned communities and popular school zones. That can mean fewer choices at any moment, even when demand is steady.
What to measure right now
Track the same metrics across your short list of cities or neighborhoods so you are comparing apples to apples:
- Median sale price and median list price
- Price per square foot
- Active listings and months of inventory
- Days on market and sale-to-list price ratio
- New listings per month and closed sales per month
How to pull reliable numbers
Use consistent sources and time frames. For accuracy, pair a recent 30–90 day snapshot for listing activity with a 12‑month rolling median for prices to smooth out seasonality. Local MLS data is the gold standard. Public resources like market pages and county-level reports can supplement your view. For a quick, focused comparison, pull the same metrics for Simi Valley, Thousand Oaks, Westlake Village, Agoura Hills, Tarzana, Encino, and Woodland Hills.
Lot sizes and housing mix
Conejo/Simi patterns
In Conejo Valley and Simi Valley, you will find a higher share of single-family suburban homes with many planned or master-planned communities. Typical tract lots often range from about 5,000–10,000 square feet, with many family neighborhoods clustered in the 6,000–12,000 square foot range. Hillside and estate areas can run larger, often 10,000–40,000 square feet or more.
San Fernando Valley patterns
The SFV spans a wider range of lot sizes and housing types. Many older neighborhoods have small to medium lots around 4,000–7,000 square feet. Western SFV enclaves like Tarzana, Encino, and Woodland Hills include pockets with larger lots and estate-scale parcels in select locations. Condos and townhomes are common along major corridors and near job centers, often with limited private yard space.
What this means for you
If you prioritize outdoor space, pools, and separation between homes, you will often find more options and better value in Conejo/Simi or in western SFV pockets. If you prioritize a shorter commute and access to core LA amenities, you may trade lot size for location in central or eastern SFV areas.
HOA prevalence and what to expect
Where HOAs are common
Conejo/Simi has a significant number of HOA-managed communities, especially in master-planned neighborhoods, newer subdivisions, and gated areas. Westlake Village and parts of Thousand Oaks have many planned communities with active associations. In the SFV, many older single-family tracts have no HOA, while condos, townhomes, newer infill developments, and some gated subdivisions commonly include HOAs. Western SFV has some newer planned neighborhoods with associations as well.
How fees and rules typically work
Condo and townhome HOAs often cover exterior maintenance, insurance, and common areas. Single-family HOAs can be modest when they cover gates, private roads, or landscaping, and higher if they include pools, parks, and extensive amenities. Always review the HOA’s budget, reserves, recent or pending special assessments, and CC&Rs so you understand fee stability, restrictions, and long-term maintenance plans.
How to gauge HOA prevalence
To understand how frequently you will encounter an HOA, review your MLS search results and note the share of active listings with association fees, especially as you switch housing types. Condos and townhomes almost always carry an HOA. Single-family homes in planned or gated communities typically do as well.
Neighborhood snapshots
Simi Valley overview
- Product mix: Broad selection of single-family homes, some newer subdivisions, and multifamily clusters. Fewer luxury estates than the highest-price Conejo or western SFV pockets.
- Lot sizes: Many medium suburban lots with some larger hillside properties.
- HOA profile: Mixed. You will see HOAs in certain planned communities, but many neighborhoods do not have them.
- Buyer fit: You may favor Simi if you want more single-family options within budget, a calmer suburban setting, and proximity to Ventura County.
Conejo core: Thousand Oaks, Newbury Park, Westlake Village
- Product mix: High proportion of single-family homes, planned neighborhoods, and gated communities. Westlake Village includes luxury pockets.
- Lot sizes: Medium to large lots are common, with estate parcels in select areas.
- HOA profile: Higher prevalence of HOAs in planned and gated communities, with active associations in several tracts.
- Buyer fit: A good match if you want suburban amenities, private yards, and a planned-community feel.
Tarzana and western SFV
- Product mix: Mid-century single-family homes, newer remodels, select luxury properties and ranch-style estates, plus condos and townhomes along major corridors.
- Lot sizes: Larger lots than many central SFV neighborhoods, with estate-scale parcels in pockets across Tarzana and neighboring Encino and Woodland Hills.
- HOA profile: Single-family HOAs are less common outside planned or gated developments; condos and townhomes frequently have HOAs.
- Buyer fit: A strong option if you want larger-lot living while staying closer to LA employment centers.
How to narrow your search
Define your must-haves
- Set a firm budget range and preferred monthly payment.
- Prioritize lot size, number of bedrooms, and outdoor features like a pool.
- Decide your tolerance for HOA rules and monthly fees.
- Choose housing type: single-family vs condo/townhome.
Map commute and lifestyle
- Decide acceptable drive times to work hubs you visit most.
- Consider your proximity to retail, parks, and services you value.
- Balance commute with your lot-size and privacy preferences.
Compare the same metrics
- Pull median sale price, list price, and price per square foot for 2–3 target areas.
- Review active listings, months of inventory, and days on market.
- Note the share of HOA-managed properties in each area.
- Check typical lot sizes using parcel data and recent sales.
Keep your data current
- Use a 30–90 day snapshot for listing activity and a 12‑month rolling median for prices.
- Compare the same time window across all areas to avoid seasonal skew.
- Revisit your data every few weeks in a fast-moving market.
Work with a local advisor
You will make faster, more confident decisions with neighborhood-level data and on-the-ground insight. A local advisor can pull up-to-the-minute MLS snapshots for Simi Valley, Thousand Oaks, Westlake Village, Agoura Hills, and the western SFV, then layer in assessor parcel details to show true lot-size patterns. If privacy or discretion is important, you can explore selective, off-market opportunities alongside on-MLS options.
When you are ready to focus your search and timing, connect with a team that blends decades of neighborhood knowledge with modern tools. Reach out to Rodney Johnson II to review current price bands, inventory, lot sizes, and HOA prevalence, and to align a strategy around your goals.
FAQs
Which area is more affordable for first-time buyers?
- Affordability varies by neighborhood, but Simi Valley and many central SFV areas often price below the highest-cost pockets in Westlake Village and western SFV; verify with current median prices and price per square foot.
Where can I find larger lots more easily?
- Larger lots are more common in Conejo/Simi and in western SFV neighborhoods like Tarzana, Encino, and Woodland Hills compared with many central or eastern SFV areas.
How common are HOAs in each area?
- HOAs are prevalent in Conejo/Simi planned and gated communities and in SFV condos and townhomes; many older SFV single-family tracts have no HOA.
How does commute impact prices and options?
- Proximity to major LA job centers typically increases demand and can push prices higher; buyers often trade lot size and yard space for shorter commutes in central/eastern SFV.
How should I compare schools across areas?
- Pair your neighborhood short list with up-to-date school information and boundaries from official sources, and consider how school reputation aligns with your budget and timing.
