If you’ve spent any time looking at real estate trends in Ventura County, you’ve probably stumbled across 4267 Roxbury Street in Simi Valley CA. It’s a specific address that pops up in searches more often than your average suburban home. Why? It isn't because a celebrity lives there or because it’s a historical landmark from the 1800s.
It’s about the market. Simi Valley has become this weird, fascinating microcosm of the Southern California housing struggle.
Located in the Texas Tract—a neighborhood known for its wide streets and mid-century vibes—this property represents exactly what people are fighting for right now. You have a single-family home, built back in 1964, sitting on a lot that actually gives you room to breathe. In a world of "lot-line" new constructions where you can basically high-five your neighbor through the bathroom window, Roxbury Street feels like a relic of a more spacious era.
The Reality of the Texas Tract Lifestyle
People call it the Texas Tract because the streets are named after, well, Texas. Austin, Houston, Dallas, and of course, Roxbury. It’s a vibe.
When you look at a place like 4267 Roxbury Street in Simi Valley CA, you’re looking at a standard four-bedroom, two-bathroom layout. It’s roughly 1,600 to 1,800 square feet. That’s the "sweet spot" for California families. It’s big enough to not feel cramped but small enough that you aren't spending your entire weekend cleaning rooms you never use.
Simi Valley is interesting. It’s tucked between the Santa Susana Mountains and the Simi Hills. It feels isolated in a good way. Safe. Quiet. The kind of place where people still actually walk their dogs at 9:00 PM without looking over their shoulder every ten seconds.
But here is the kicker: the inventory is low.
Basically, when a house on Roxbury hits the market, it doesn't just sit there. It gets swarmed. We are talking about a property that has historically seen its value skyrocket alongside the rest of the 93063 zip code. According to data from platforms like Redfin and Zillow, Simi Valley homes have maintained a higher-than-average retention of value even when interest rates spiked.
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Why This Specific Pocket of Simi Valley Matters
You’ve got to understand the geography to understand the value. 4267 Roxbury Street is positioned in the eastern end of the valley. This is crucial for commuters.
If you work in the San Fernando Valley or even Los Angeles, living on the east side of Simi saves you about 15 to 20 minutes of "crawling" traffic through the city's main arteries like Los Angeles Avenue or Alamo Street. Over a year, that is days of your life back.
The schools nearby, like Justin Elementary or Sinaloa Middle School, carry a lot of weight for buyers. Families hunt for these specific blocks. It’s not just about the four walls and a roof; it’s about the school district boundary lines that can shift a property’s value by $50,000 just by being on the "right" side of the street.
Architecture and the "Flip" Culture
The 1960s builds in this area are sturdy. They used real wood. They have those classic ranch-style footprints that modern flippers absolutely love.
You’ve probably seen the "Before and After" photos of homes in this area. Investors come in, rip out the old shag carpet or the dated linoleum, knock down the wall between the kitchen and the living room, and suddenly a $750,000 home is listed for $950,000.
At 4267 Roxbury Street in Simi Valley CA, the potential is always in the lot. These backyards are often large enough for a pool, an ADU (Accessory Dwelling Unit), or a massive patio. In the current California economy, an ADU is basically a gold mine. It’s rental income or a place for the in-laws. It's flexibility.
Navigating the 93063 Real Estate Market
Don't let the quiet streets fool you. The market here is aggressive.
If you are looking at Roxbury Street or anything nearby, you aren't just competing with local families. You are competing with institutional investors and people fleeing the high prices of the San Fernando Valley.
- The Commute: You’re right near the 118 freeway.
- The Weather: It gets hot. Like, really hot. Simi is a bowl. The heat traps in there, and in August, you’ll be glad you have a functional HVAC system.
- The Community: It's a mix. You have retirees who have been there since the 70s and young tech workers who work remotely.
Public records show that homes in this specific tract have seen a steady appreciation. While some parts of the country saw "bubbles" pop, Simi Valley usually just plateaus because there is simply nowhere else to build. The mountains provide a natural "growth boundary."
Honestly, the "Simi Slide" is a real thing people talk about—the idea that once you move here, you just keep sliding into bigger or better houses within the same ten-mile radius. People don't want to leave.
What Most People Get Wrong About Simi Valley
There is this misconception that Simi Valley is just one giant retirement community. It’s not.
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The area around Roxbury Street is increasingly active. You’re minutes away from the Simi Valley Town Center and the Reagan Library. There are hiking trails like Mt. McCoy that give you a 360-degree view of the valley. It’s an "outdoorsy" suburb, if that makes sense.
The local economy is also more diverse than it used to be. While many commute, there are massive employers in the city, especially in the manufacturing and biotech sectors. This keeps the rental market for homes like 4267 Roxbury incredibly tight.
What You Should Do Next
If you are seriously looking at 4267 Roxbury Street in Simi Valley CA or any property in the Texas Tract, you need to move with a plan. This isn't a "think about it for a week" kind of market.
First, get a local inspector who knows 1960s builds. You want to check the plumbing—specifically looking for galvanized pipes that might be reaching the end of their lifespan. Check the electrical panel to see if it’s been upgraded to handle modern appliances and EV chargers.
Second, look at the permit history. Simi Valley is pretty strict with their building codes. If a previous owner did a "weekend DIY" garage conversion without a permit, it could become your legal headache later.
Lastly, spend an hour parked on the street at 6:00 PM on a Tuesday. See how the traffic flows. Listen to the noise levels. Most people only visit during an open house on a Sunday when everything is artificially quiet. Real life happens on Tuesday nights.
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Simi Valley remains one of the last bastions of "attainable" Southern California suburban life, but even that is changing fast. Whether you're buying, selling, or just curious about why this specific address keeps hitting the search trends, the answer is simple: it’s a classic piece of the California dream that is becoming increasingly hard to find.
Keep an eye on the local comps in the 93063 zip code. Compare the price per square foot of Roxbury to the newer developments in Big Sky or Wood Ranch. You'll quickly see why these older, established neighborhoods are often the smarter long-term play for equity.
Check the Ventura County Tax Assessor’s database for the most recent valuation updates on the property to ensure you aren't overpaying based on an outdated appraisal. If the numbers align with the neighborhood average of roughly $500–$600 per square foot, you’re in the ballpark.