I would separate fresh listings from tired ones before deciding your number
If you are buying right now, the biggest mistake is treating every listing the same. My approach in Simi Valley, CA is simple respect the market on strong homes and press harder on homes that have drifted past the usual timeline, because a typical sale recently took 38 days.
The recent numbers support a selective strategy. Supply stood at 2.03 months in Simi Valley, CA, the typical sold price was $799,450, and buyers paid about 98.8% of asking over the previous month. That is close enough to asking that I would not build a plan around steep discounts. What I would do instead is judge the home's position. A fresh listing that is priced close to where homes have actually closed deserves a serious, clean offer. A listing that has lingered beyond the recent 38-day pace may give you more room, especially if the asking price sits above the market's recent closing behavior. That distinction matters more than broad headlines. Tour with your numbers already set. Write quickly on homes that match the market, and negotiate more firmly when time on market starts working in your favor. Keep contingencies thoughtful and targeted so your offer stays competitive without giving away unnecessary protection.
About Faye Daroeian
Faye Daroeian is a licensed Real Estate Professional affiliated with RE/MAX One, specializing in the Simi Valley market. With a focus on strategic marketing and deep local knowledge, Faye Daroeian provides clients with expert guidance in navigating complex real estate transactions. View full profile →
