FivePoint Valencia is the large new master plan adding thousands of homes to Valencia — multiple builders, modern villages and amenities, with Mello-Roos that come with new SCV construction.
Where it sits and overview
FivePoint Valencia is one of the largest active master plans in the Santa Clarita Valley, within the City of Santa Clarita, Los Angeles County. It is planned around villages, parks, trails and commercial amenities, built out in phases by multiple homebuilders.
As part of Valencia in LA County, FivePoint Valencia taxes and records go through the LA County Assessor and LA County Treasurer and Tax Collector. For the roster of builders, see our companion guide below.
Home types and price context
FivePoint Valencia spans a range of new-construction product — from attached and smaller-lot homes to larger single-family detached plans — across its villages. Because it is new construction, homes carry modern energy and design standards and a variety of price points by builder and plan.
Verify current released phases, builders and pricing with comparables on our property search and our builders guide.
Sub-neighborhoods, tracts and nearby communities
FivePoint Valencia is organized into villages and neighborhoods built by multiple homebuilders:
- New construction homes — our resource on buying new builds, including the FivePoint builder lineup.
- Valencia — the broader community FivePoint sits within.
- Tesoro Highlands — another newer Valencia community to compare.
- Individual villages and neighborhoods within FivePoint Valencia, released in phases.
Schools
FivePoint Valencia students attend the William S. Hart Union High School District for older grades, with elementary attendance through a local district; new schools are part of the master plan:
- Newhall School District or Saugus Union School District depending on the village (verify by address)
- William S. Hart Union High School District (junior high and high school)
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
Newer master-planned tracts in this area commonly carry Mello-Roos (CFD) special taxes that fund schools, roads and infrastructure. SCV Mello-Roos special taxes run materially higher than Ventura County and vary by tract; confirm the exact special-tax amount for the specific parcel before writing an offer. FivePoint Valencia, as a major new master plan, uses Community Facilities Districts to fund infrastructure and schools, so expect Mello-Roos plus possible HOA dues. Ask each builder for the specific special-tax and HOA figures on the exact lot.
For how SCV CFDs work and how to read a tax bill, see our Mello-Roos by tract guide.
Commute to the LA Basin
This area reaches I-5 and the SR-14 interchange quickly, giving direct LA Basin access; off-peak, much of the San Fernando Valley is roughly 45 minutes via I-5 south through the Newhall Pass. Metrolink's Antelope Valley Line from the Santa Clarita station serves Downtown LA. Peak-hour times run longer.
Our relocation guide maps the I-5 / SR-14 corridor.
Buyer and seller considerations
For buyers
Before writing an offer in FivePoint Valencia, 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 FivePoint Valencia 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
FivePoint Valencia fits buyers who want brand-new construction with modern amenities and a choice of builders and plans, and who are comfortable budgeting Mello-Roos and HOA dues that accompany new SCV master plans.
Compare FivePoint with other communities in our master-plans guide, and review new-construction basics in our new homes guide.
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
What is FivePoint Valencia?
FivePoint Valencia is a large new master-planned development in Valencia (City of Santa Clarita, LA County), adding thousands of homes across multiple villages and builders.
Does FivePoint Valencia have Mello-Roos?
Yes. As a major new master plan, it uses Community Facilities Districts (Mello-Roos) to fund infrastructure and schools, and may carry HOA dues. SCV special taxes run materially higher than Ventura County and vary by tract — confirm per lot.
Which builders are in FivePoint Valencia?
Multiple homebuilders build across FivePoint's villages. See our FivePoint Valencia builders guide for the roster and product types.
What schools serve FivePoint Valencia?
High schoolers attend the William S. Hart Union High School District; elementary students attend Newhall School District or Saugus Union depending on the village. New schools are part of the plan. Verify by address.
Is FivePoint Valencia in Los Angeles County?
Yes. It is part of Valencia within the City of Santa Clarita, in Los Angeles County.
Is FivePoint Valencia all new construction?
Yes, it is a phased new-construction master plan, so available homes are new builds released over time by various builders.
How is the commute from FivePoint Valencia to LA?
It reaches I-5 quickly; off-peak the San Fernando Valley is roughly 45 minutes, longer at peak, with Metrolink from the Santa Clarita station.
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.
