FivePoint Valencia is built by multiple national homebuilders across its villages. This guide explains how to compare builders, product types, and the Mello-Roos and incentives that come with buying new in the SCV.
Where it sits and overview
FivePoint Valencia is a phased master plan in Valencia (City of Santa Clarita, Los Angeles County) built out by multiple homebuilders, each opening neighborhoods with their own floor plans, pricing and release schedules.
Because builders and phases change over time, always confirm the current active builders, models and incentives directly with each sales office. Taxes and records run through the LA County Assessor and LA County Treasurer and Tax Collector.
Home types and price context
Across FivePoint's villages you'll typically find a spectrum of new-construction product: attached townhome-style homes, smaller-lot detached homes, and larger single-family plans. Builders periodically offer incentives such as rate buydowns or design-center credits — terms vary and should be verified.
New-home base prices, lot premiums, options and Mello-Roos combine into the true cost. Compare with resale comparables on our property search.
Sub-neighborhoods, tracts and nearby communities
How to compare across builders and phases:
- FivePoint Valencia master plan — the overall community this builder guide supports.
- New construction homes — our general new-build buyer resource.
- Master-plan communities compared — to weigh FivePoint against other SCV plans.
- Individual builder neighborhoods within FivePoint, released in phases (confirm current openings with each sales office).
Schools
FivePoint Valencia students attend the William S. Hart Union High School District for older grades, with elementary attendance through a local district; verify the serving schools for each specific village:
- 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. When buying new from a builder, ask for a written breakdown of base price, lot premium, options, estimated property tax including the Mello-Roos special tax, and any HOA dues. Do not rely on the base price alone.
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 Builders, 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 Builders 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
This guide fits buyers comparing new-construction builders within FivePoint Valencia who want to understand product types, incentives and the full carrying cost including Mello-Roos before choosing a builder and lot.
Buyers weighing new vs. resale should also read our buyer guide and compare communities in the master-plans 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
Who builds homes in FivePoint Valencia?
FivePoint Valencia is built by several national homebuilders across its villages. Active builders and neighborhoods change with each phase — confirm current openings directly with sales offices.
What types of homes does FivePoint Valencia offer?
Typically a spectrum from attached townhome-style homes to smaller-lot detached and larger single-family plans, varying by builder and village.
Do FivePoint Valencia builders offer incentives?
Builders periodically offer incentives such as rate buydowns or design-center credits. Terms change frequently and should be verified directly with the builder.
Does buying new in FivePoint Valencia include Mello-Roos?
Yes, new homes in FivePoint typically carry Mello-Roos (CFD) special taxes and may carry HOA dues. Ask for a written cost breakdown including the special tax. SCV special taxes run materially higher than Ventura County and vary by lot.
Should I use my own agent when buying new construction?
Yes. Buyers can be represented by their own agent when purchasing new construction; this generally does not increase your price. We can guide you through builder contracts and options.
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. Verify by address.
How do I compare a FivePoint new home to a resale?
Compare the all-in new cost (base, premiums, options, Mello-Roos, HOA) against resale comparables in similar areas. We can run both for you.
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.
