Moorpark new construction in 2026 is in an interesting moment. Pardee's Serenata - the largest active master-planned project in the city - is in its final phases. Toll Brothers has occasional new release pockets. KB Home has run smaller infill projects through 2024-2026. The major builder websites all rank for the brand-name searches, but no individual agent has built a clear comparison resource buyers can use to decide between them. I am Brian Cooper, REALTOR at eXp Realty (DRE# 01434286). I have walked or written offers in every active Moorpark new-construction project in the last 18 months. This guide is the version of the conversation I have with new-construction buyers - floor plans, base prices, design center math, Mello-Roos exposure, and how to compare across builders.
What Moorpark new construction looks like in 2026
Moorpark in May 2026 has roughly 38 standing-inventory new-construction units across the three active builders, plus another 60-90 to-be-built lots that can be reserved with selected floor plans. The pace is slower than 2022-2023 but faster than 2024 - the rate environment has stabilized enough that builders are releasing inventory more aggressively and design center traffic has picked up. Most projects are now offering rate buy-down incentives ranging from 1-2% off market rate for the first 12-24 months.
The product mix is mostly single-family detached homes ranging from 2,400 sq ft to 4,200 sq ft on lots from 5,500 to 9,500 sq ft. There are a handful of attached / townhome offerings (mostly in the KB infill projects) and no active condominium new-construction in the city. Multigen-capable floor plans (Toll Brothers second-master, Pardee casita) are available but on a limited number of plans within each builder's lineup.
What is closing: Serenata final-phase homes are closing at $1.25M-$1.65M delivered (base plus typical design center). Toll Brothers in Moorpark is closing at $1.55M-$2.05M delivered. KB infill is closing at $1.0M-$1.35M delivered. These ranges are tighter than the broader Moorpark resale market because new construction is by definition newer and located in tracts with similar amenities.
Pardee Homes - Serenata (final phases)
Serenata is Pardee's largest Moorpark project, with build-out starting in 2018 and final phases releasing through 2025-2026. Total project size: approximately 430 homes across multiple phases on the city's south side. The community has a private clubhouse, two pools, and a community park. Phases I-III sold through 2022. Phase IV is the current active phase as of May 2026, with approximately 28 standing-inventory and to-be-built homes available.
Serenata floor plans range from 2,400 sq ft (Plan 1) to 4,100 sq ft (Plan 5), all single-family detached with 2-car or 3-car garages. The Plan 3 and Plan 4 offer casita configurations - a detached 350-500 sq ft secondary structure with its own entry, useful for multigenerational buyers or home office use. Base prices in Phase IV (May 2026) run from $1.15M for the smallest plan to $1.55M for the largest with a casita.
What I tell Pardee Serenata clients: the project is mature - the early phases have been lived in for 5-7 years now, so the community is a known quantity (good schools, working amenities, stable HOA). The Phase IV homes are the last of the new construction in this community. Once Phase IV sells out (projected late 2026), Serenata becomes a resale-only market. If you want to be in Serenata at all, the Phase IV window is the last chance for new construction.
Toll Brothers - occasional releases
Toll Brothers does not maintain a permanent active master-planned project in Moorpark, but releases occasional small-batch new construction in select tracts. As of May 2026, the active Toll Brothers offering in Moorpark is a 14-home release in the foothills area on the north side of the city, with base prices $1.4M-$1.85M for 2,800-4,200 sq ft homes on 7,000-9,500 sq ft lots.
Toll's product is the premium end of the Moorpark new-construction market - finishes are at a higher base level than Pardee or KB, with standard features like upgraded cabinetry, larger primary suite layouts, and 10-ft ceilings on the main floor. The design center options run deeper as well, which is both the appeal (more customization) and the risk (design center bills run higher - typical Toll add is 12-22% over base versus 8-15% at Pardee).
Multigen options at Toll Brothers Moorpark: the Cypress and Sycamore floor plans both offer a 'second master' configuration with a 500-650 sq ft downstairs suite that includes a sitting area, full bath, and walk-in closet (no separate kitchen by default - it is more of a guest suite than a true ADU equivalent). Buyers who want a full kitchen in the secondary suite can typically add it as a design center upgrade for $35K-$55K.
KB Home - infill projects
KB Home runs smaller infill projects in Moorpark - typically 20-60 unit tracts on smaller pieces of land scattered across the city. As of May 2026, KB has two active projects in Moorpark: one north-side single-family tract (32 homes, base prices $1.05M-$1.25M) and one east-side townhome project (24 attached units, base prices $850K-$995K). The single-family product is 2,400-3,200 sq ft on 5,500-6,500 sq ft lots; the townhomes are 1,800-2,400 sq ft.
KB's pricing is the most accessible of the three Moorpark builders. The tradeoff: standard finishes are at a value level (laminate counters, standard carpet, builder-grade cabinetry), and almost everyone upgrades meaningfully at the design center. The typical KB design center add in Moorpark runs 12-20% over base. The townhome product is the lowest-priced new-construction in the city - the value play for first-time buyers, though HOA dues run higher ($420-$480/mo) than the single-family product.
Mello-Roos exposure at KB tracts is generally lower than at Serenata (see table below) because the infill projects sit on land that did not require the same level of community-facilities financing as the larger master plans. Worth verifying tract-by-tract at the title commitment.
Side-by-side builder comparison
The table below compares the three active Moorpark builders on the dimensions that drive most decisions. Numbers reflect May 2026 active offerings and are based on my walks of each active project and conversations with the sales counselors at each builder.
Reading the comparison - 'base price range' is the floor at the builder's advertised configuration; 'typical design center add' is what real buyers add through structural options and finish selections. Combined, those two numbers approximate the delivered price you should expect at close. Walk each project in person before locking - sales counselor messaging differs from on-the-ground build quality, and the only way to evaluate a builder is to walk a finished home, not a model.
| Builder | Active project | Plans (sq ft) | Base price range | Typical design center add |
|---|---|---|---|---|
| Pardee | Serenata Phase IV | 2,400 - 4,100 | $1.15M - $1.55M | 8-15% ($90K-$230K) |
| Toll Brothers | North foothills release | 2,800 - 4,200 | $1.40M - $1.85M | 12-22% ($170K-$410K) |
| KB Home (SFR) | North-side infill | 2,400 - 3,200 | $1.05M - $1.25M | 12-20% ($125K-$250K) |
| KB Home (townhome) | East-side attached | 1,800 - 2,400 | $0.85M - $0.995M | 10-18% ($85K-$180K) |
Floor plans and what they actually cost delivered
Base prices on builder websites are the starting point of a much longer conversation. The delivered price - what you actually pay at close - includes base, lot premium (corner, cul-de-sac, view, larger), structural options selected before permit (most common: covered patio, additional bedroom, casita), and design center selections (flooring, countertops, cabinetry, lighting, smart home, landscaping). Builders structure pricing this way so that the website-advertised number is the lowest possible configuration on the cheapest lot - actual buyers almost never close at that number.
Typical delivered-price examples from my recent Moorpark closings: a Pardee Serenata Plan 3 (3,100 sq ft, base $1.32M) with $35K lot premium, $45K structural options, and $145K design center closed at $1.55M. A KB north-side Plan 2 (2,800 sq ft, base $1.15M) with $20K lot premium, $28K structural, and $175K design center closed at $1.37M. A Toll Brothers Cypress (3,500 sq ft, base $1.62M) with $55K lot premium, $85K structural (including kitchen upgrade to casita), and $310K design center closed at $2.07M.
What I tell new-construction clients: budget your design center bid before you select the floor plan. If you cannot stay close to base on the design center, the builder's lowest-base-price plan with heavy upgrades is rarely the right financial answer - you usually do better with a higher-base plan and lighter upgrades, because the structural elements (square footage, lot, basic finishes) hold value better than design center add-ons.
Mello-Roos exposure by tract
Mello-Roos special assessments (Community Facilities District / CFD line items on the property tax bill) vary significantly across Moorpark new-construction tracts. The CFDs typically finance roads, schools, parks, and community amenities that the city or builder built and is repaying over 20-30 year bond periods. The line items are in addition to the standard 1% ad valorem property tax and are not eligible for the homestead exemption.
Serenata phases carry the highest Mello-Roos exposure in active Moorpark new construction - the project was built on previously undeveloped land and the CFD financed substantial infrastructure. Phase I and II Serenata homes carry roughly $2,400-$2,900/year in Mello-Roos. Phase III and IV carry $2,800-$3,400/year. The Toll Brothers north foothills release sits on previously approved infrastructure and carries lower Mello-Roos, typically $1,400-$2,200/year. KB infill projects on smaller parcels often have zero Mello-Roos or token amounts under $800/year.
| Tract | Annual Mello-Roos (2026) | Bond expiration |
|---|---|---|
| Serenata Phase I | $2,400 - $2,650 | 2046 |
| Serenata Phase II | $2,500 - $2,850 | 2047 |
| Serenata Phase III | $2,800 - $3,100 | 2049 |
| Serenata Phase IV | $2,900 - $3,400 | 2051 |
| Toll Brothers north foothills | $1,400 - $2,200 | 2048 |
| KB north-side infill | $0 - $800 | n/a or 2042 |
| KB east-side townhome | $0 - $400 | n/a |
Common scenarios - new construction buyer profiles
Profile A: family with school-age kids relocating from out of area, wants new construction for low-maintenance and modern layout. Typically lands at Serenata for the master-planned amenities and the mature community, budget $1.3M-$1.55M delivered. Phase IV is the current answer.
Profile B: move-up buyer from a smaller Moorpark resale, wants more square footage and modern systems. Often considers Toll Brothers for the upgraded base finishes, budget $1.7M-$2.1M delivered. Has to be comfortable with the higher Mello-Roos and the slower close on a to-be-built home.
Profile C: first-time buyer or downsizing buyer wanting new construction at the lowest entry point. Usually KB townhomes (entry $895K-$1.0M delivered) or KB single-family at the low end ($1.1M-$1.25M delivered). Has to budget design center carefully because the standard finishes are value-grade.
Profile D: multigen buyer needing a secondary suite from day one. Serenata Plan 3 or Plan 4 with the casita option ($1.42M-$1.55M base, delivered $1.55M-$1.75M) or Toll Brothers Cypress / Sycamore with second-master configuration ($1.65M-$2.05M delivered with kitchen upgrade in the secondary suite).
Inspection and due-diligence items for new construction
New construction does not skip the inspection - it just changes what you are looking for. I bring a third-party inspector to every new-construction walkthrough (pre-drywall walk, pre-closing walk, and 11-month warranty walk) because the builder's punch-list inspector is incentivized to close, not to find issues. The third-party report is the buyer's leverage to get items fixed under the one-year fit-and-finish warranty and the 10-year structural warranty.
Specific items I have caught on Moorpark new-construction walkthroughs in 2025-2026: HVAC systems undersized for square footage (failed cooling load on hot days), grade and drainage issues that would cause water intrusion in heavy rain, garage door spring tension out of spec, framing irregularities behind drywall that affect electrical and plumbing access, and Title 24 energy compliance items that the builder had not finalized.
The builder's standard purchase agreement is not the standard CAR Residential Purchase Agreement. Builder addenda often limit warranty claims, restrict arbitration, and waive certain inspection rights. I read every builder contract addendum line-by-line before clients sign. Some items are negotiable; some are not. The buyer needs to know what they are agreeing to.
- Pre-drywall walk with third-party inspector (mechanical, electrical, plumbing)
- Pre-closing punch-list walk with third-party inspector
- 11-month warranty walk before fit-and-finish warranty expires
- Mello-Roos verification at title commitment, not at sales counter
- Builder contract addendum review (warranty, arbitration, inspection waiver)
- HVAC sizing verification against Title 24 calc
- Lot grade and drainage inspection
- 10-year structural warranty terms and assignability at resale
What I tell clients
Three things on every Moorpark new-construction call. First: do not buy from the builder without your own agent. Builders pay buyer agent commissions in California - it costs you nothing to have representation - and a buyer agent who knows the builder's specific contract addendum, warranty terms, and design center pricing can save you 5-10% on the delivered price. Second: walk the same floor plan at a different phase or at a different builder before committing. Floor plans look different in marketing renderings than they do in real space, and 90 minutes of walking comparable layouts is the cheapest insurance against post-close regret. Third: budget the design center before you commit. Builders quote base prices that are 8-22% below what you will actually close at. Plan for the delivered number, not the website number.
Moorpark new construction is a strong choice for buyers who want low-maintenance, modern systems, MUSD schools, and an established master-planned community. The math is competitive against comparable Camarillo and Simi Valley resales when the all-in carrying cost (including Mello-Roos) is calculated correctly. It is not the right choice for buyers who want character, mature landscaping, or smaller lots that prioritize central-city walkability - Moorpark new construction is suburban by design.
Frequently Asked Questions
What new-construction homes are available in Moorpark in 2026?
Three active builders: Pardee Homes (Serenata final phases, 2,400-4,100 sq ft, base $1.15M-$1.55M), Toll Brothers (occasional small-batch releases, currently a 14-home north-foothills release, base $1.4M-$1.85M), and KB Home (active north-side single-family and east-side townhome infill projects, base $850K-$1.25M). Combined standing inventory in May 2026 is approximately 38 units, with another 60-90 to-be-built lots available for reservation.
How much does design center add to base price on Moorpark new construction?
Typical design center add ranges 8-22% over base price depending on builder and buyer choices. Pardee Serenata runs 8-15% (averaging $90K-$230K added). KB Home runs 12-20% (averaging $125K-$250K added). Toll Brothers runs 12-22% (averaging $170K-$410K added). The highest-leverage design center items for resale value are flooring, kitchen countertops, and primary bathroom finishes. Lighting, smart home, and landscaping upgrades typically do not return at resale.
What is the Mello-Roos exposure on Pardee Serenata homes?
Serenata Mello-Roos varies by phase. Phase I runs $2,400-$2,650/year. Phase II runs $2,500-$2,850/year. Phase III runs $2,800-$3,100/year. Phase IV (the current active phase) runs $2,900-$3,400/year. Bonds expire 2046-2051. The Mello-Roos is in addition to the standard 1% property tax and is not eligible for homestead exemption. Always verify the exact amount at title commitment before contingency removal.
Can I bring my own agent when buying new construction in Moorpark?
Yes. All three active Moorpark builders (Pardee, Toll Brothers, KB Home) pay buyer agent commissions in California, typically 2-3% of base price. The builder requires the buyer agent to register on the first visit to the sales office (some builders allow registration after first visit if no purchase decision has been made). Bringing your own agent costs you nothing and gives you negotiating leverage on incentives, design center pricing, and contract addendum terms.
When do the final Serenata homes close out?
Pardee projects Phase IV final close-out in late 2026. As of May 2026, approximately 28 Phase IV homes are still available (standing inventory and to-be-built combined). The current sales pace suggests Phase IV sells out by October-December 2026. After Serenata Phase IV sells out, Pardee has no announced future Moorpark project, which means Serenata becomes resale-only at that point. Buyers wanting new construction in Serenata need to act before Phase IV closes.
Are there any new-construction townhomes or condos in Moorpark?
Townhomes yes, condos no. KB Home's east-side townhome project (24 attached units, 1,800-2,400 sq ft) is the only active attached new-construction in the city. Base prices run $850K-$995K. Standing inventory in May 2026 is approximately 6-8 units. The HOA on the townhome project runs $420-$480/mo, which covers exterior maintenance, common area, and shared amenities. No active condominium new-construction projects in Moorpark currently.
What is the difference between buying standing inventory vs to-be-built?
Standing inventory homes are complete and can typically close in 30-45 days. Design selections are already made by the builder - you accept the configuration as-is, with limited or no design center customization. To-be-built homes are future construction on a reserved lot. You select your floor plan, structural options, and design center choices, then wait 6-12 months for construction. To-be-built gives you customization; standing inventory gives you faster close and occasionally better pricing on builder incentives.
Do new-construction homes in Moorpark come with multigenerational options?
Yes, on select floor plans. Pardee Serenata Plan 3 and Plan 4 offer detached casita configurations (350-500 sq ft secondary structure with entry, bath, sitting area). Toll Brothers Cypress and Sycamore floor plans offer a 'second master' configuration (500-650 sq ft downstairs suite, full bath, no kitchen by default - kitchen is a $35K-$55K design center add). KB Home single-family plans do not currently offer factory multigen configurations. For full ADU addition, buyers can purchase a standard new home and add a detached ADU after close-of-escrow under California state ADU law.
How long is the standard builder warranty?
California new-construction homes carry a statutory 10-year structural warranty (under Civil Code 896-945.5) covering structural defects. Builders also typically provide a 1-year fit-and-finish warranty (covering drywall, paint, doors, appliances, etc.) and a 2-year systems warranty (HVAC, plumbing, electrical). Schedule the 11-month walkthrough before the fit-and-finish warranty expires to get any issues documented and repaired. Builder warranty terms are non-negotiable but the buyer agent should review them before contract signing.
Where is the closest Metrolink station to Moorpark new construction?
Moorpark has its own Metrolink station on the Ventura County Line. From the station, peak-hour service runs to Union Station LA in roughly 75-85 minutes. All three active builders' projects are within 5-10 minutes of the station. Serenata is roughly 5 minutes by car; Toll Brothers north foothills is 8-10 minutes; KB north-side infill is 4-7 minutes; KB east-side townhomes are 6-8 minutes. Park-and-ride at the Metrolink station is free but fills early on weekday mornings.
