Texas Tract, Simi Valley Neighborhood Guide
Living in the Texas Tract | Homes for Sale | Local Real Estate Information
Located in eastern Simi Valley, the Texas Tract is one of the city’s most recognizable established neighborhoods. It is best known for its broad residential streets, predominantly single-story homes, mature landscaping, generous lots, and street names inspired by cities and communities in Texas.
Unlike newer master-planned developments, the Texas Tract has an established character that has evolved over several decades. Many homes have been expanded, remodeled, or personalized over the years, creating more architectural variety than buyers may find in a recently built subdivision.
The neighborhood can be especially appealing to buyers searching for a traditional suburban setting, usable yards, single-story living, convenient access to schools and shopping, and homes that generally do not belong to a homeowners association.
Texas Tract at a Glance
Location: Eastern Simi Valley, generally near Texas Avenue and the surrounding residential streets
Community type: Established suburban neighborhood
Primary construction period: Mainly the 1960s and 1970s
Home types: Predominantly detached, single-family homes
Typical architecture: Ranch, traditional suburban, and mid-century-influenced designs
Common features: Single-story layouts, attached garages, usable yards, fireplaces, additions, pools, and RV access
HOA: Many Texas Tract homes do not have a traditional homeowners association, although buyers should verify each property
Nearby recreation: Simi Hills Golf Course, neighborhood schools, parks, and access to nearby hills
Best suited for: Buyers seeking an established neighborhood, single-story options, larger lots, and convenient east Simi Valley access
History of the Texas Tract
The Texas Tract was developed during a major period of residential growth in Simi Valley. Much of the neighborhood was built during the 1960s, with additional sections and nearby homes constructed during the 1970s.
The neighborhood received its familiar name from streets named after Texas cities and locations. That naming pattern gives the community an identity that many longtime Simi Valley residents immediately recognize.
Original homes were generally designed around the suburban lifestyle of the period. Common features included practical single-story layouts, attached garages, fireplaces, formal living rooms, separate family rooms, and sizeable backyards.
Local neighborhood descriptions characterize the tract as a collection of ranch-style and mid-century-influenced homes, many of which sit on more generous lots than are typically offered in newer developments. Some homes also have extra-long garages that owners use for workshops, storage, hobbies, or additional functional space.
Over the decades, homeowners have modified many of the original properties. Today, buyers may encounter everything from largely original homes ready for renovation to extensively remodeled properties with open-concept kitchens, room additions, pools, solar systems, outdoor entertaining spaces, and updated mechanical systems.
Lifestyle in the Texas Tract
The Texas Tract offers a traditional residential lifestyle rather than a resort-style or highly amenitized master-planned experience.
The neighborhood is primarily made up of owner-occupied single-family homes, with established streets, sidewalks in many areas, mature trees, and yards that reflect decades of individual ownership. Community data published by Nextdoor describes the Texas Tract as having a high rate of homeownership and a reputation among residents for quiet streets and neighborhood friendliness. Such community-generated rankings are subjective, but they help illustrate the established nature of the area.
Residents can commonly be seen:
- Walking dogs through the neighborhood
- Jogging or taking evening walks
- Working in their yards
- Riding bicycles
- Visiting nearby schools and parks
- Golfing at Simi Hills Golf Course
- Gathering with neighbors on residential streets
The area does not revolve around a central clubhouse or private amenity package. Instead, its appeal comes from the homes themselves, the usable lots, the mature neighborhood environment, and access to nearby public recreation and services.
Schools Serving the Texas Tract
The Texas Tract is served by the Simi Valley Unified School District. Schools commonly associated with portions of the neighborhood may include:
- Big Springs Elementary School
- Valley View Middle School
- Simi Valley High School
Big Springs Elementary is located at 3401 Big Springs Avenue, while Valley View Middle School is located at 3347 Tapo Street. Both are part of the Simi Valley Unified School District.
Because attendance boundaries may vary by street and can change over time, buyers should not assume that every Texas Tract property is assigned to the same schools. The correct school assignments should always be confirmed through the district using the exact property address.
Families may also wish to research:
- Enrollment availability
- School-of-choice options
- Academic programs
- Special education resources
- Extracurricular activities
- Transportation
- Before- and after-school care
- Current district boundary maps
School quality is personal and depends on each student’s needs, so buyers should review official district information and visit the schools when possible.
Parks, Golf and Outdoor Recreation
One of the Texas Tract’s most recognizable recreational advantages is its proximity to Simi Hills Golf Course.
Some homes near Texas Avenue and the surrounding streets are positioned close to—or, in limited cases, directly adjacent to—the golf course. Previous listings have highlighted properties backing to the course, although these homes represent a relatively small subset of the neighborhood.
Residents also have access to public parks, playgrounds, sports fields, walking routes, and open-space recreation throughout eastern Simi Valley.
Nearby recreational opportunities may include:
- Simi Hills Golf Course
- Neighborhood walking routes
- Local elementary-school recreation areas outside school hours, when permitted
- Arroyo Simi pathways
- Community parks in east Simi Valley
- Hiking and biking opportunities near the surrounding foothills
- Public sports and recreation programs
The neighborhood’s relatively level streets can make casual walking and cycling more approachable than in some of Simi Valley’s steeper hillside communities.
Shopping and Dining
Texas Tract residents are close to many of east Simi Valley’s everyday services.
Shopping and dining can be found along several nearby commercial corridors, including:
- Tapo Canyon Road
- Tapo Street
- Cochran Street
- Los Angeles Avenue
- Yosemite Avenue
- Alamo Street
Residents can generally reach grocery stores, pharmacies, coffee shops, banks, medical offices, fitness centers, casual restaurants, automotive services, and other conveniences within a short drive.
Additional shopping and entertainment are available elsewhere in Simi Valley, including the Simi Valley Town Center and businesses along First Street and Madera Road.
The Texas Tract itself is predominantly residential, so most errands require a vehicle. However, its central position within east Simi Valley keeps many daily destinations relatively close.
Commuting From the Texas Tract
The Texas Tract provides access to Highway 118 through several east Simi Valley routes, including Tapo Canyon Road, Yosemite Avenue, and nearby connecting streets.
This can be useful for commuters traveling toward:
- Chatsworth
- Northridge
- Porter Ranch
- The San Fernando Valley
- Burbank
- Moorpark
- Thousand Oaks
- Westlake Village
- Other Ventura County communities
The Simi Valley Metrolink station also offers rail service for commuters traveling toward Chatsworth, the San Fernando Valley, Burbank, Glendale, and Downtown Los Angeles.
Travel times vary significantly based on traffic, time of day, construction, weather, and destination. Buyers with a regular commute should drive the route during their normal travel hours before purchasing.
One potential advantage of the Texas Tract is that residents have several surface-street options for reaching the freeway rather than depending on a single neighborhood entrance.
Home Styles in the Texas Tract
The Texas Tract consists primarily of detached single-family homes built during the 1960s and 1970s.
Ranch-Style Homes
Single-story ranch homes are one of the neighborhood’s defining characteristics. These properties commonly feature:
- Three or four bedrooms
- Two bathrooms
- Attached two-car garages
- Low-pitched rooflines
- Stucco exteriors
- Broad front elevations
- Fireplaces
- Sliding doors leading to the backyard
- Formal living and dining spaces
Mid-Century-Influenced Homes
Some properties retain elements associated with mid-century suburban design, including:
- Vaulted or exposed-beam ceilings
- Large front windows
- Open living areas
- Interior courtyards
- Simple rooflines
- Indoor-outdoor connections
- Original brick or stone fireplaces
Expanded and Remodeled Homes
Because the neighborhood is more than 50 years old, many houses no longer match their original floor plans.
Common modifications include:
- Expanded kitchens
- Open-concept living areas
- Added bedrooms
- Converted garages
- Family-room additions
- Primary-suite expansions
- Added bathrooms
- Home offices
- Covered patios
- Accessory dwelling units
- Solar-energy installations
Buyers should verify that additions and conversions were properly permitted. Square footage shown in marketing materials may not always match public records.
Home Sizes and Lot Characteristics
Texas Tract homes vary by section, model, and subsequent renovation.
Many original homes fall roughly within the range of:
- Three to five bedrooms
- Approximately 1,200 to 2,100 square feet
- Two-car garages
- Medium-to-large suburban lots
Some expanded properties are considerably larger.
Lot size is one of the neighborhood’s strongest attractions. Published property records for individual Texas Avenue homes show examples with lots above 9,000 square feet, while other Texas Tract properties have approached or exceeded one-quarter acre.
Depending on the property, buyers may find:
- Swimming pools and spas
- RV or boat parking
- Side-yard access
- Covered patios
- Detached sheds
- Garden areas
- Workshops
- Outdoor kitchens
- Play areas
- Space for a potential ADU
Usability matters as much as total square footage. Buyers should evaluate lot shape, setbacks, drainage, easements, utility locations, and access before planning additions or an ADU.
Texas Tract Home Prices
Texas Tract pricing varies substantially based on:
- Home size
- Lot size
- Condition
- Remodel quality
- Number of bedrooms and bathrooms
- Garage and RV access
- Pool and outdoor improvements
- Golf-course proximity
- Permitted additions
- Market conditions
As a general July 2026 planning range, many standard Texas Tract homes may fall from the upper $700,000s into the $1 million range, while extensively remodeled homes, larger properties, premium lots, or homes with golf-course positioning may command more.
For example, public records and listing information show a four-bedroom Texas Avenue home of approximately 1,823 square feet carrying an automated valuation near $907,000, while another remodeled property on Amarillo Avenue was marketed in 2026 as a distinctive Texas Tract home. Automated estimates and asking prices are not appraisals, but they illustrate how condition, size, and location can create a wide value range.
A neighborhood-wide median can be misleading because the Texas Tract includes:
- Smaller original homes
- Larger 1970s models
- Extensively expanded properties
- Remodels
- Fixers
- Pool homes
- Golf-course-adjacent homes
- Properties marketed under overlapping neighborhood names
The most accurate estimate should use recent, verified MLS sales from the same portion of the tract and adjust for condition, lot, square footage, improvements, and location.
Benefits of Living in the Texas Tract
Predominantly Single-Story Housing
Single-story homes are one of the neighborhood’s greatest advantages. They can appeal to buyers who want fewer stairs, easier long-term accessibility, or a traditional ranch-style floor plan.
Established Neighborhood Character
Mature landscaping, individually improved homes, and longstanding ownership give the Texas Tract more variation and character than many newer subdivisions.
Larger and More Usable Lots
Many homes offer yards that can accommodate pools, play areas, gardens, entertaining spaces, RV parking, or possible additions.
Generally No Traditional HOA
Many Texas Tract properties are not governed by a traditional homeowners association. This can reduce monthly expenses and restrictions, although municipal rules and deed restrictions still apply.
Convenient East Simi Valley Location
The neighborhood is close to schools, shopping, restaurants, golf, services, and multiple routes to Highway 118.
Remodeling Potential
Original homes can offer opportunities for buyers who want to update a property gradually and personalize it.
Variety of Property Conditions
The neighborhood may offer everything from entry-level fixers to extensively remodeled homes, giving buyers with different budgets and goals several possibilities.
Things to Consider Before Buying in the Texas Tract
Age of the Homes
Many properties are more than 50 years old. Buyers should carefully inspect:
- Roof
- Electrical panels and wiring
- Plumbing and sewer lines
- Heating and air-conditioning systems
- Windows
- Drainage
- Foundations
- Insulation
- Water heaters
- Termite and wood-destroying-organism conditions
Previous Additions and Conversions
Room additions, patio enclosures, garage conversions, and other modifications are common in established neighborhoods. Buyers should investigate permits and compare the existing home with public records.
Remodel Quality Varies
Some homes have been professionally renovated, while others may contain older do-it-yourself improvements. Cosmetic appearance should not replace a thorough inspection.
Limited New Construction
Buyers seeking a newly built home with modern systems and builder warranties will generally need to look elsewhere.
Few Private Community Amenities
The Texas Tract does not offer the private pools, clubhouses, gates, or organized amenity packages found in some HOA communities.
Traffic and Street Location
Homes near busier streets may experience more road noise than properties located deeper within the neighborhood.
Pools and Large Lots Require Maintenance
Generous yards can be valuable, but they also require more landscaping, irrigation, pool care, and long-term upkeep.
Sewer and Underground Systems
Given the age of many homes, buyers should consider a sewer-line inspection in addition to a general home inspection.
Texas Tract Real Estate Market Trends
The Texas Tract continues to appeal to buyers searching for established homes, single-story layouts, larger lots, no-HOA opportunities, and convenient access to eastern Simi Valley.
Several characteristics tend to support demand:
- Limited supply of single-story homes
- Mature neighborhood setting
- Larger lots than many newer developments
- Proximity to schools and golf
- Convenient access to Highway 118
- Opportunities for remodeling and expansion
- Strong recognition among longtime local residents
Homes That Typically Attract the Most Interest
Buyer interest is often strongest for properties offering:
- Updated kitchens and bathrooms
- Functional open layouts
- Newer roofing and mechanical systems
- Permitted additions
- Pool or improved backyard space
- RV access
- Attractive curb appeal
- Energy-efficient windows and solar
- Move-in-ready condition
- Competitive pricing
Original-Condition Homes
Fixers can also attract strong demand when priced appropriately. Buyers may see value in purchasing a home with good underlying features and updating it over time.
However, renovation costs have risen, and buyers increasingly evaluate more than the cosmetic work. Older roofs, sewer lines, electrical systems, HVAC equipment, windows, and drainage can materially affect what a purchaser is willing to pay.
Limited Neighborhood Inventory
The number of homes available at any one time is often relatively small. That can make broad monthly statistics volatile: one remodeled property or one unusually large sale can significantly change the apparent neighborhood average.
For that reason, a rolling six- or twelve-month analysis of verified Texas Tract sales is generally more useful than relying on a single month.
Current Homes for Sale in the Texas Tract
Texas Tract inventory changes constantly, and online portals do not always agree on the neighborhood’s boundaries.
Some real estate websites label homes well outside the commonly understood Texas Tract as being located within the neighborhood. Public search pages have displayed properties from unrelated parts of Simi Valley under the Texas Tract label, demonstrating why a broad portal count may be inaccurate.
The strongest solution is to place a live IDX search on this page using a manually verified Texas Tract map or a carefully selected street-and-boundary search.
Texas Tract Homes for Sale
Use this introduction immediately above your IDX listings:
Explore currently available homes in Simi Valley’s Texas Tract below. Inventory can be limited, and listing status may change quickly. Because public real estate websites sometimes use inconsistent neighborhood boundaries, contact Todd Kaufman to confirm whether a particular home is located within the traditional Texas Tract.
Add these buttons below the listings:
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Is the Texas Tract Right for You?
The Texas Tract may be a good match for buyers who value single-story living, established streets, usable yards, convenient access to shopping and schools, and the possibility of owning a home without traditional HOA dues.
It may be less appropriate for buyers who want new construction, gated entry, private community amenities, a highly uniform streetscape, or a home requiring minimal age-related maintenance.
Because conditions vary widely from one property to another, buyers should compare not just price and square footage, but also:
- Permit history
- Roof and system age
- Sewer condition
- Lot usability
- Remodel quality
- Street location
- Garage configuration
- Expansion potential
- Insurance cost
- Resale appeal
A well-maintained Texas Tract home can offer a combination of lot size, location, single-story functionality, and neighborhood character that is increasingly difficult to duplicate in newer communities.
Frequently Asked Questions About the Texas Tract
Where is the Texas Tract located?
The Texas Tract is located in eastern Simi Valley, generally around Texas Avenue and nearby residential streets.
Why is it called the Texas Tract?
The neighborhood is known for streets named after Texas cities and locations.
When were the homes built?
Most were built during the 1960s and 1970s, although construction dates vary by section.
What styles of homes are found there?
The neighborhood primarily contains ranch-style and traditional suburban homes, along with some mid-century-influenced designs.
Are most Texas Tract homes single-story?
A large percentage are single-story, which is one of the neighborhood’s principal attractions.
Does the Texas Tract have an HOA?
Many homes do not belong to a traditional homeowners association. Buyers should verify this for each property, along with any applicable deed restrictions or assessments.
What schools serve the neighborhood?
Properties may be associated with Big Springs Elementary, Valley View Middle School, and Simi Valley High School. Attendance assignments must be verified using the exact property address.
Is the Texas Tract near a golf course?
Yes. The neighborhood is close to Simi Hills Golf Course, and a limited number of properties are adjacent to or overlook portions of the course.
Do homes have large yards?
Many properties offer medium-to-large suburban lots, although size and usability vary.
Are there homes with RV parking?
Yes. Some properties have wide side yards, extended driveways, or dedicated RV access. Buyers should verify dimensions and local parking regulations.
How much do Texas Tract homes cost?
Prices depend on size, condition, lot, improvements, and current market conditions. As a broad mid-2026 planning range, many traditional homes may fall from the upper $700,000s into the $1 million range, with premium and extensively remodeled properties potentially selling above that.
Work With a Texas Tract Real Estate Agent
Buying or selling in the Texas Tract requires a property-specific approach. Two homes with similar square footage may have very different values because of remodel quality, lot utility, additions, system updates, garage configuration, or location within the neighborhood.
I have served Simi Valley and the surrounding communities since 2011, providing clients with professional, marketing-driven real estate guidance tailored to their individual needs.
Whether you are searching for a single-story home, considering a fixer, evaluating an inherited property, or preparing to sell a longtime family residence, I can help you understand the current market and make an informed decision.
Todd Kaufman, REALTOR®
Rodeo Realty
Serving Simi Valley and communities throughout Ventura and Los Angeles counties
