Simi Valley vs Tracy
The short version
- Tracy is cheaper overall: prices in its metro run 5% lower than in the Simi Valley area (BEA 2024).
- The median home costs $699,000 in Tracy and $823,800 in Simi Valley.
- Simi Valley has the warmer winter: January highs of 70°F vs 56°F.
- Simi Valley has more scorching days: 115 a year at 90°F or hotter vs 82.
- Tracy is growing faster: +9.4% since 2020 vs -1.2%.
- Commutes are shorter in Simi Valley (27 vs 43 minutes each way).
Side by side
| Simi Valley, CA | Tracy, CA | |
|---|---|---|
| People | ||
| Population (2025) | 124,861 | 101,901 |
| Growth since 2020 | -1.2% | +9.4% |
| People per square mile | 3,005 | 3,869 |
| Median age | 41.9 | 35.6 |
| Bachelor's degree or higher | 39% | 29% |
| Money and housing | ||
| Median household income | $122,081 | $121,119 |
| Median home value | $823,800 | $699,000 |
| Home value to income | 6.7× | 5.8× |
| Median rent (with utilities) | $2,579 | $2,478 |
| Metro price level (US = 100) | 110.5 | 105.1 |
| Housing price level (US = 100) | 171.1 | 115.6 |
| $75,000 elsewhere equals | $82,900 | $78,800 |
| Homeowners | 73% | 65% |
| Top state income tax | 13.3% | 13.3% |
| Combined sales tax | 9.03% | 9.03% |
| Work and commute | ||
| Average commute (minutes) | 27.1 | 42.5 |
| Work from home | 19% | 15% |
| Take public transit | 0% | 1% |
| Unemployment (2020-24 avg) | 5% | 5.5% |
| Poverty rate | 6.4% | 7.8% |
| Weather | ||
| January high / low | 70° / 43° | 56° / 41° |
| July high / low | 95° / 61° | 93° / 62° |
| Precipitation per year | 16 in | 12 in |
| Snowfall per year | 0 in | 0 in |
| Days 90°F or hotter | 115 | 82 |
| Nights below freezing | 11 | 10 |
| Comfortable months | 7 | 5 |
| Risks, air and home prices | ||
| Natural hazard risk (FEMA, county) | Relatively High | Relatively High |
| FEMA risk score (lower is safer) | 99.4 | 98.6 |
| Good air days, 2025 | 52% | 60% |
| Home prices, past year | -1.3% | -1.8% |
| Home prices, past 5 years | +28.7% | +18.2% |
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: Simi Valley: October to January and March to May. Tracy: March to May and October to November.
Full monthly tables: Simi Valley weather by month and Tracy weather by month.
What $75,000 is worth
A $75,000 salary in an average-priced US city buys about the same as $82,900 in Simi Valley and $78,800 in Tracy. Moving from Simi Valley to Tracy, you would need about $71,300 to match a $75,000 salary.
Moving between Simi Valley and Tracy
IRS county-to-county migration, 2022 to 2023 tax years, for the counties that contain each city. See where else people move from Simi Valley and Tracy.
Which would you pick?
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