Research / Rent vs. buy / California / Simi Valley

Rent or buy in Simi Valley?
Renting is $3,008 a month cheaper.

Renting the typical home in Simi Valley costs $3,008 less a month than owning it. Even counting equity and price growth, buying does not come out ahead of renting and investing the difference within 30 years under our baseline assumptions.

Updated November 12, 2026 · Zillow data for September 2026 · 7.11% mortgage rate (Freddie Mac, November 12, 2026) · Rank 278 of 339 (1 = owning closest to renting) · Part of our 2026 rent vs. buy study

Monthly cost to own$5,786typical home, 20% down
Typical monthly rent$2,778Zillow, September 2026
Buying breaks even30+ years3.5% price growth
Cash needed to buy$190,855$829,804 home · 20% down + 3% closing
Income needed to own$231,451vs. $111,120 to rent · 30% rule

Where the monthly money goes.

The first-month cost of owning the typical Simi Valley home, split into its parts, against the typical rent. About $532 of the first mortgage payment is principal, which you keep as equity.

The median household income in Simi Valley is $122,081 (Census ACS 2020–2024). Owning the typical home would take 57% of it; renting would take 27%.

As a check with a larger rental, HUD's FY2027 Fair Market Rent for a three-bedroom home in the Oxnard-Thousand Oaks-Ventura, CA MSA area is $3,287 a month, still $2,499 below the cost of owning.

  • Mortgage principal & interest $4,466
  • Property tax $491
  • Home insurance $138
  • Maintenance $692

How long you would need to stay.

Net worth of a buyer compared with a renter who invests the down payment, closing costs and any monthly savings at 6% a year. Home values and rents grow 3.5% a year; selling costs 6%.

Change the assumptions

Buying vs. renting in Simi Valley, by years in the home
StayResult
3 yearsRenting ahead by $121,905
5 yearsRenting ahead by $158,118
7 yearsRenting ahead by $198,612
10 yearsRenting ahead by $268,435
15 yearsRenting ahead by $413,684
20 yearsRenting ahead by $604,104
30 yearsRenting ahead by $1,175,402

Rent or buy elsewhere in California.

Other large California cities in the study.

All cities
Los AngelesRenting $3,641/mo cheaperSan DiegoRenting $3,763/mo cheaperSan JoseRenting $5,830/mo cheaperSan FranciscoRenting $5,159/mo cheaperFresnoRenting $818/mo cheaperSacramentoRenting $1,315/mo cheaperLong BeachRenting $3,477/mo cheaperOaklandRenting $2,343/mo cheaper

More on Simi Valley

See the full Simi Valley rental market profile with Census medians, or check how a typical rental performs for an investor in our cash-flow ranking.

How we calculated this

Price is the Zillow Home Value Index and rent the Zillow Observed Rent Index for Simi Valley. The cost of owning includes principal and interest at 7.11% with 20% down, property tax at the city's 0.71% effective rate (Census ACS), the California average homeowners premium (NAIC 2023) and 1% yearly maintenance. It leaves out income-tax effects, HOA dues and utilities. The typical rental may be smaller than the typical home for sale. Full methodology. This is a citywide estimate, not advice about a specific home.