Acton is the SCV's high-desert, rural-equestrian edge along Highway 14 — large lots, horse property and a quieter pace, in unincorporated LA County with minimal Mello-Roos.
| Metric | Value |
|---|---|
| Median home price | Contact for current figure |
| Median days on market | Contact for current figure |
| County | Los Angeles |
| ZIP codes | 93510 |
| Tax authority | Los Angeles County Assessor |
Where it sits and overview
Acton is an unincorporated community of Los Angeles County in the high desert, along the SR-14 corridor between the core SCV and the Antelope Valley. It is distinctly rural, with large lots, ranches and horse property.
As unincorporated LA County, Acton services come through the county, and taxes and records are administered by the LA County Assessor and LA County Treasurer and Tax Collector.
Home types and price context
Acton's housing is dominated by large-lot single-family homes, ranch properties and equestrian estates, often on parcels measured in acres. Custom and manufactured homes both appear. Pricing reflects land and acreage as much as the dwelling.
Because development is low-density and largely not master-planned, Mello-Roos is minimal. Verify pricing and acreage with current comparables on our property search.
Sub-neighborhoods and tracts
Acton is characterized by large-lot areas rather than dense subdivisions:
- Central Acton along Crown Valley and Sierra Highway.
- Ranch and equestrian properties on multi-acre parcels.
- Custom-home areas in the surrounding hills and canyons.
- Agua Dulce and Canyon Country — neighboring areas buyers compare for rural living.
Schools
Acton students attend the Acton-Agua Dulce Unified School District, which serves both Acton and neighboring Agua Dulce. (This is distinct from the City of Santa Clarita's elementary and Hart high-school districts.)
- Acton-Agua Dulce Unified School District (serves Acton)
- Note: Acton is outside the William S. Hart Union High School District; verify the serving schools for any specific address.
Attendance areas are assigned by address, not community name. Verify any specific home in our Santa Clarita schools and home zones guide.
Mello-Roos and HOA
Because Acton is rural and low-density, Mello-Roos (CFD) special taxes are minimal compared with the SCV's master-planned tracts — a draw for buyers prioritizing land and carrying cost. Where any special tax or assessment exists, SCV special taxes run materially higher than Ventura County and vary by tract; confirm the exact amount for the specific parcel.
Most Acton properties are not in HOAs, though some custom-home areas may have limited associations. Verify well, septic and any private-road maintenance obligations.
For how SCV CFDs work and how to read a tax bill, see our Mello-Roos by tract guide.
Commute to the LA Basin
Acton commuters use SR-14 toward the 5/14 interchange and the LA Basin beyond. It is farther out than the core SCV communities, so commutes are longer — typically beyond the 45-minute off-peak corridor that covers central SCV.
The Vincent Grade/Acton Metrolink station provides Antelope Valley Line service toward Downtown LA for those who prefer rail.
Our relocation guide maps the I-5 / SR-14 corridor in detail.
Buyer and seller considerations
For buyers
Before writing an offer in Acton, request the preliminary title report and the property tax bill so you can see any Mello-Roos (CFD) special tax and HOA dues separately from the base 1% ad valorem rate. SCV special taxes run materially higher than Ventura County and vary by tract, so two similar-looking homes can carry very different monthly costs.
- Get pre-approved with payment scenarios that include the special tax and HOA, not just principal, interest, base tax and insurance.
- Confirm the school attendance area for the exact address — boundaries are set by the district, not by city or community name.
- Ask about wildfire hazard zone status and shop insurance early; some SCV hillside parcels sit in a Very High Fire Hazard Severity Zone.
For sellers
Pricing in Acton rewards accurate, current comparables and clean disclosure. Buyers in this market are payment-sensitive at today's rates (roughly 6.5–7.0% as of 2026, verify), so presenting transparent carrying costs up front reduces fall-out risk.
See our seller guide and buyer guide for the full process, and our first-time buyer guide if this is your first purchase.
Who it fits
Acton fits buyers who want acreage, horse property, dark skies and a rural pace, and who accept a longer commute in exchange for land and privacy. Mello-Roos is rarely a factor.
Buyers wanting similar rural living closer in may compare Agua Dulce or the Sand Canyon area of Canyon Country.
Service area and how we help
The Brian Cooper Real Estate Team serves the Santa Clarita Valley from our Simi Valley headquarters; we do not maintain a Santa Clarita office. Reach us through our contact page or by phone at (805) 723-2498.
We also work the neighboring Simi Valley market and can compare it candidly with SCV if you are weighing both. If you are relocating, start with our Santa Clarita relocation guide.
Frequently Asked Questions
Is Acton in Los Angeles County?
Yes. Acton is an unincorporated community of Los Angeles County in the high desert along SR-14, east of the core Santa Clarita Valley.
What school district serves Acton?
Acton is served by the Acton-Agua Dulce Unified School District, which is separate from the City of Santa Clarita's districts. Verify the serving schools by address.
Does Acton have Mello-Roos?
Mello-Roos is minimal in Acton because it is rural and largely not master-planned. Where any special tax exists, SCV special taxes run materially higher than Ventura County and vary by parcel — confirm specifically.
Is Acton good for horse property?
Yes. Acton is one of the SCV area's premier rural and equestrian communities, with many multi-acre and ranch parcels. Verify zoning and use per parcel.
How long is the commute from Acton to LA?
Acton is farther out via SR-14, so commutes typically run longer than the 45-minute off-peak corridor covering central SCV. Metrolink service is available from the Vincent Grade/Acton station.
Are Acton homes on wells and septic?
Many rural Acton properties rely on private wells and septic systems. Verify water, septic and any private-road obligations for a specific property.
Is Acton part of the City of Santa Clarita?
No. Acton is unincorporated LA County, separate from the incorporated City of Santa Clarita.
Does the Brian Cooper team have a Santa Clarita office?
No. The Brian Cooper Real Estate Team serves the Santa Clarita Valley from our Simi Valley headquarters; we do not maintain a Santa Clarita office.
