Concord vs Simi Valley
The short version
- Simi Valley is cheaper overall: prices in its metro run 4% lower than in the Concord area (BEA 2024).
- The median home costs $797,600 in Concord and $823,800 in Simi Valley.
- Households earn more in Simi Valley ($122,081 vs $108,709 median).
- Simi Valley has the warmer winter: January highs of 70°F vs 58°F.
- Simi Valley has more scorching days: 115 a year at 90°F or hotter vs 51.
- Commutes are shorter in Simi Valley (27 vs 33 minutes each way).
Side by side
| Concord, CA | Simi Valley, CA | |
|---|---|---|
| People | ||
| Population (2025) | 123,261 | 124,861 |
| Growth since 2020 | -1.7% | -1.2% |
| People per square mile | 4,032 | 3,005 |
| Median age | 39.1 | 41.9 |
| Bachelor's degree or higher | 38% | 39% |
| Money and housing | ||
| Median household income | $108,709 | $122,081 |
| Median home value | $797,600 | $823,800 |
| Home value to income | 7.3× | 6.7× |
| Median rent (with utilities) | $2,274 | $2,579 |
| Metro price level (US = 100) | 115.6 | 110.5 |
| Housing price level (US = 100) | 194.7 | 171.1 |
| $75,000 elsewhere equals | $86,700 | $82,900 |
| Homeowners | 62% | 73% |
| Top state income tax | 13.3% | 13.3% |
| Combined sales tax | 9.03% | 9.03% |
| Work and commute | ||
| Average commute (minutes) | 32.6 | 27.1 |
| Work from home | 18% | 19% |
| Take public transit | 6% | 0% |
| Unemployment (2020-24 avg) | 5.4% | 5% |
| Poverty rate | 8.2% | 6.4% |
| Weather | ||
| January high / low | 58° / 41° | 70° / 43° |
| July high / low | 88° / 59° | 95° / 61° |
| Precipitation per year | 16 in | 16 in |
| Snowfall per year | 0 in | 0 in |
| Days 90°F or hotter | 51 | 115 |
| Nights below freezing | 8 | 11 |
| Comfortable months | 8 | 7 |
| Risks, air and home prices | ||
| Natural hazard risk (FEMA, county) | Very High | Relatively High |
| FEMA risk score (lower is safer) | 99.5 | 99.4 |
| Good air days, 2025 | n/a | 52% |
| Home prices, past year | -4.8% | -1.3% |
| Home prices, past 5 years | +8.2% | +28.7% |
Highlighted cells are the better value where "better" is clear (lower prices, higher income, shorter commutes). Sources: Census Bureau 2025 estimates and ACS 2020-2024, BEA 2024, NOAA 1991-2020, Tax Foundation 2026.
Weather, month by month
Most comfortable months: Concord: February to June and September to November. Simi Valley: October to January and March to May.
Full monthly tables: Concord weather by month and Simi Valley weather by month.
What $75,000 is worth
A $75,000 salary in an average-priced US city buys about the same as $86,700 in Concord and $82,900 in Simi Valley. Moving from Concord to Simi Valley, you would need about $71,700 to match a $75,000 salary.
Moving between Concord and Simi Valley
IRS county-to-county migration, 2022 to 2023 tax years, for the counties that contain each city. See where else people move from Concord and Simi Valley.
Which would you pick?
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