Escondido vs Simi Valley
The short version
- Overall prices are about the same in both metro areas (BEA 2024).
- The median home costs $714,500 in Escondido and $823,800 in Simi Valley.
- Households earn more in Simi Valley ($122,081 vs $91,967 median).
- Simi Valley has more scorching days: 115 a year at 90°F or hotter vs 54.
- Simi Valley is growing faster: -1.2% since 2020 vs -3.3%.
Side by side
| Escondido, CA | Simi Valley, CA | |
|---|---|---|
| People | ||
| Population (2025) | 146,030 | 124,861 |
| Growth since 2020 | -3.3% | -1.2% |
| People per square mile | 3,909 | 3,005 |
| Median age | 36.9 | 41.9 |
| Bachelor's degree or higher | 29% | 39% |
| Money and housing | ||
| Median household income | $91,967 | $122,081 |
| Median home value | $714,500 | $823,800 |
| Home value to income | 7.8× | 6.7× |
| Median rent (with utilities) | $2,046 | $2,579 |
| Metro price level (US = 100) | 111.9 | 110.5 |
| Housing price level (US = 100) | 179.3 | 171.1 |
| $75,000 elsewhere equals | $83,900 | $82,900 |
| Homeowners | 53% | 73% |
| Top state income tax | 13.3% | 13.3% |
| Combined sales tax | 9.03% | 9.03% |
| Work and commute | ||
| Average commute (minutes) | 27.5 | 27.1 |
| Work from home | 14% | 19% |
| Take public transit | 1% | 0% |
| Unemployment (2020-24 avg) | 4.7% | 5% |
| Poverty rate | 12.2% | 6.4% |
| Weather | ||
| January high / low | 69° / 45° | 70° / 43° |
| July high / low | 87° / 64° | 95° / 61° |
| Precipitation per year | 15 in | 16 in |
| Snowfall per year | 0 in | 0 in |
| Days 90°F or hotter | 54 | 115 |
| Nights below freezing | 2 | 11 |
| Comfortable months | 9 | 7 |
| Risks, air and home prices | ||
| Natural hazard risk (FEMA, county) | Very High | Relatively High |
| FEMA risk score (lower is safer) | 99.7 | 99.4 |
| Good air days, 2025 | 18% | 52% |
| Home prices, past year | +2.5% | -1.3% |
| Home prices, past 5 years | +40.8% | +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: Escondido: October to June. Simi Valley: October to January and March to May.
Full monthly tables: Escondido 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 $83,900 in Escondido and $82,900 in Simi Valley. Moving from Escondido to Simi Valley, you would need about $74,100 to match a $75,000 salary.
Moving between Escondido 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 Escondido and Simi Valley.
Which would you pick?
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