Home About Listings Team Technology Testimonials Videos Blog City Guides New Homes Contact
Southern California New Construction

New Home Communities

Explore new construction communities across Los Angeles, Ventura, and Santa Barbara Counties. With new homes representing 30% of available inventory, builder incentives including rate buydowns into the high 4s, and move-in ready floor plans, now is the time to explore new construction.

Schedule a New Home Tour Browse Communities
Active Communities
13+
Price Range
$500K–$2M+
Avg. Rate Buydown
High 4s
Counties Served
6

Active New Home Communities

From master-planned communities with resort-style amenities to boutique luxury enclaves, these are the new home communities actively selling in our markets. Pricing and availability change frequently — contact us for the latest.

FivePoint Valencia master-planned community
Lennar + Multiple Builders

FivePoint Valencia

Valencia, Los Angeles County
Master Plan — 21,500 Homes
From $500K+

15,000-acre master-planned community reshaping Santa Clarita Valley. Neighborhoods include Opal, Ruby, Coral, Jewel, Element, and Outlook. 275 acres of parks, resort-style pools, solar on every home, EV charging in every garage. Five new schools planned.

Tesoro Alta Monte luxury homes in Valencia
Toll Brothers

Tesoro Alta Monte

Valencia, Los Angeles County
Luxury Hilltop
From $1.87M

Gated hilltop luxury with up to 5,700 sq ft. Toll Brothers' signature customization through their Design Studio. Choose structural options, lot premiums, and design finishes for a truly bespoke home.

Williams Ranch new homes in Castaic
Williams Homes

Williams Ranch

Castaic, Los Angeles County
BIA Builder of the Year
From $849K

430-acre flagship community with 497 homes. Family-owned builder since 1997 offering personalized service and deep local community ties. A family-builder experience with attention to detail.

Skyline by Tri Pointe Homes in Santa Clarita
Tri Pointe Homes

Skyline

Santa Clarita, Los Angeles County
4 Neighborhoods + 55+
From $851K

Four distinct neighborhoods — Luna, Sola, Lyra, and Altis (55+ gated). Three architectural styles per neighborhood. Design-forward aesthetics without full custom pricing. 5,550–6,100 homes guided for 2025.

Beltramo Ranch by KB Home in Moorpark
KB Home

Beltramo Ranch

Moorpark, Ventura County
ENERGY STAR Certified
From $1.0M

ENERGY STAR certified homes near downtown Moorpark. Design your home at the KB Home Design Studio. Solar included, EV charger ready. Part of KB Home's microgrid communities with individual battery storage.

Del Sol by Shea Homes Trilogy in Ventura
Shea Homes — Trilogy®

Del Sol (3 Phases)

Ventura, Ventura County
55+ Resort Living
From Mid-$700Ks

Trilogy® resort-style living with Fresco, Novato, and Primero phases. Signature restaurants, pickleball courts, movement studios, day spas, pools, culinary classes, and dedicated lifestyle programming. SFR + townhomes available.

Anacapa Canyon by Comstock in Camarillo
Comstock Homes

Anacapa Canyon

Camarillo, Ventura County
Near Ocean & Santa Monica Mtns
From $620K

Regional builder with strong Central Coast presence. Near ocean breezes and the Santa Monica Mountains. An excellent value entry point into Ventura County new construction.

Wagon Wheel mixed-use development in Oxnard
Mixed Builders

Wagon Wheel

Oxnard, Ventura County
Walk to The Collection
Contact for Pricing

Mixed-use community adjacent to The Collection at RiverPark. Walkable urban living in Ventura County with retail, dining, and entertainment at your doorstep.

Pacific Royal Oaks luxury homes in Simi Valley
Pacific Communities

Pacific Royal Oaks

Simi Valley, Ventura County
Boutique Luxury
Contact for Pricing

Boutique luxury builder focused on Ventura County infill sites. Limited-release custom-quality homes in established Simi Valley neighborhoods.

Encanto Homes Spanish Revival in North Oxnard
Encanto Homes LLC

Encanto Homes

North Oxnard, Ventura County
$25K Builder Incentive
Contact for Pricing

27 Spanish Revival single-family homes. Local micro-builder with $25K builder incentive plus $20K lender grant for Phase 1 buyers. A rare opportunity for attainable new construction.

SB Polo Residences in Carpinteria
TBD

SB Polo Residences

Carpinteria, Santa Barbara County
Adjacent to Polo Club
From ~$2M

Ultra-luxury residences adjacent to the Santa Barbara Polo Club. An exclusive address in one of the most sought-after coastal communities on the Central Coast.

Village Los Carneros by Comstock in Goleta
Comstock Homes

Village Los Carneros

Goleta, Santa Barbara County
4 Neighborhoods + Pool
From ~$1.2M

Four distinct neighborhoods with community pool. Comstock's flagship Santa Barbara County community near UCSB and the Goleta tech corridor.

Metro Heights by Toll Brothers in Montebello
Toll Brothers

Metro Heights

Montebello, Los Angeles County
10K sqft Rec Center
From $1.99M

Luxury Toll Brothers community with a 10,000 sq ft recreation center. Full customization through the Toll Brothers Design Studio for the discerning buyer.

Know Your Builders

Understanding each builder's strategy, target buyer, and negotiation tendencies makes you confident walking into any sales office. Here are the major builders operating in our markets.

Lennar

The Volume Leader

National rank #2 with 82,583 closings in 2025. Every home comes with the Everything's Included® package — granite countertops, stainless appliances, smart home tech, and solar panels. No design center upselling. Move-in ready with no upgrade anxiety.

Lennar spends 13–14% of sales price on incentives, including permanent rate buydowns into the high 4s. Their Next Gen® "Home Within a Home" floor plans are ideal for multi-generational families.

Communities: FivePoint Valencia, Gavilán Ridge

KB Home

The Sustainability Pioneer

Built 187,000+ ENERGY STAR® certified homes — more than any other builder. Every KB Home is designed to be ENERGY STAR certified. The key differentiator: buyers design their home at the KB Home Design Studio, choosing exactly the features they want.

KB Home launched California's first all-electric, solar- and battery-powered microgrid communities with individual battery storage and smart EV charger pre-wiring.

Communities: Beltramo Ranch (Moorpark)

Toll Brothers

The Luxury Specialist

11,292 closings and $10.84B revenue in 2025. Toll Brothers exclusively targets the affluent buyer with extensive personalization through Design Studios in Irvine, LA, and Sacramento. Spec homes account for 54% of deliveries for quick move-in at the luxury level.

Incentives are relatively low — focus negotiation on lot premiums, design center credits, and closing cost offsets rather than rate buydowns.

Communities: Tesoro Alta Monte (Valencia), Bella Vista (Porter Ranch), Metro Heights (Montebello)

Tri Pointe Homes

The Design-Forward Builder

5,550–6,100 home deliveries guided for 2025 at $660K–$670K average. Tri Pointe differentiates on design and architectural variety — Sola, for example, offers three distinct architectural styles. Appeals to buyers who want design-forward aesthetics without full custom pricing.

Communities: Skyline (Santa Clarita) — Luna, Sola, Lyra, Altis

Shea Homes

The Active Adult Champion

Trilogy® — "America's Most Trusted® Active Adult Resort Builder" for 14 consecutive years. Communities feature signature restaurants, pickleball courts, movement studios, day spas, pools, culinary classes, and dedicated lifestyle programming designed around natural surroundings.

Communities: Del Sol — Fresco, Novato, Primero (Ventura)

Williams Homes

The Local Family Builder

Founded in 1997 by Lance Williams in Santa Clarita. Privately held, family-operated with communities in LA, Ventura, and Santa Barbara counties. Received Builder of the Year from BIA. Williams Ranch (430 acres, 497 homes in Castaic) is their flagship project.

Competitive edge: local knowledge, personalized service, and deep community ties that larger builders cannot match.

Communities: Williams Ranch (Castaic)

Builder Incentives — The New Negotiation Battlefield

In 2025–2026, builder incentives are the single most important factor in new home affordability. Almost 60% of builders are offering mortgage rate buydowns, and the average incentive package equals 13–14% of the home's sales price.

Permanent Rate Buydowns

High 4s – Low 5s

Builder pays points to lock a below-market rate for the full 30-year loan term. The most common and most valuable incentive. On a $700,000 home, this could save you $500–$800 per month compared to a resale home with no buydown.

Closing Cost Credits

$5,000 – $30,000

Applied toward title, escrow, lender fees. Reduces cash-to-close significantly, making new construction more accessible for buyers with limited reserves.

Design Center Credits

$10,000 – $50,000

Applied toward upgrades — countertops, flooring, appliances. Particularly common with Toll Brothers and KB Home, where buyers choose finishes at the Design Studio.

Price Reductions

$12,000 – $100,000+

Direct cuts on select homes. Most common on quick move-in inventory and end-of-quarter homes that builders need to close for earnings reports.

Lot Premium Waivers

$10,000 – $50,000

Builder waives the premium for corner lots, view lots, or cul-de-sac positions. A negotiation opportunity most buyers don't know to ask about.

Temporary Buydowns

2/1 or 3/2/1

Rate is reduced for the first 2–3 years, then resets to the note rate. Ideal for buyers expecting income growth or planning to refinance when rates drop.

What Every New Home Buyer Must Know

This is the knowledge that separates an experienced new construction agent from every other agent. When you work with us, we guide you through these critical topics fluently.

Mello-Roos / CFD Taxes

Nearly every new community has Mello-Roos — a special property tax assessment funding schools, roads, parks, and fire stations. Typical cost: $1,200–$6,000 per year (1–1.5% of home value), lasting 20–40 years. Lenders include Mello-Roos in DTI calculations, so a $4,000/year assessment adds ~$333/month to your housing expense ratio. We always request the CFD disclosure package and review the debt service schedule before you make an offer.

The Registration Rule

The #1 commission protection issue in new construction: most builders require the buyer's agent to be present and registered on the FIRST visit to the sales office. If you visit alone, the builder's onsite agent may claim you — and your agent loses the ability to represent you. Always tell us before visiting any model home so we can register together and protect your interests.

California's SB 800 Warranty

SB 800 (the "Right to Repair Act") defines builder obligations and the pre-litigation process for defects. Coverage includes: 1 year for paint, stucco, and finish items; 4 years for plumbing and electrical; 10 years for structural defects including foundation and roofing. Before filing a lawsuit, homeowners must give the builder written notice and an opportunity to inspect and repair.

The Blue Tape Walkthrough

5–7 days before closing, you walk through the home with the builder's representative and mark any defects with blue painter's tape. Typical findings: 30–40 items including paint drips, sticking doors, missing trim, weak water pressure, and non-functioning outlets. We attend with you, bringing a walkthrough checklist, outlet tester, and tape measure to ensure everything is resolved before close.

HOA Fees in Master-Planned Communities

California HOA fees average $300–$400/month but vary dramatically. Master-planned communities with extensive amenities (pools, clubhouses, fitness centers, security) are on the higher end. We always ask about current monthly dues, reserve fund balance, pending special assessments, and the amenity buildout timeline — some amenities may be "future" in early phases.

Builder Incentives Are Time-Limited

Builders offer rate buydowns and incentives when they need to move inventory. When demand returns, these disappear. The math often makes a new home cheaper per month than a comparable resale — even at a higher sticker price. We help you analyze the true monthly cost comparison so you can make a confident decision.

Frequently Asked Questions

What new home communities are available in Santa Clarita Valley?

FivePoint Valencia is the largest master-planned community with 21,500 homes planned across 15,000 acres, featuring neighborhoods by Lennar starting from $500K. Skyline by Tri Pointe offers four distinct neighborhoods including a 55+ community starting at $851K. Williams Ranch in Castaic provides 497 family homes from $849K.

What builder incentives are currently available on new homes?

Most builders are offering permanent mortgage rate buydowns into the high 4s or low 5s, saving buyers $500–$800 per month compared to market rates. Additional incentives include closing cost credits of $5,000–$30,000, design center credits of $10,000–$50,000, lot premium reductions, and direct price reductions on quick move-in homes.

What is Mello-Roos and how does it affect new home purchases?

Mello-Roos (Community Facilities District tax) is a special property tax assessment in most new communities that funds infrastructure like schools, roads, and parks. It typically costs $1,200–$6,000 per year (1–1.5% of home value) and lasts 20–40 years. Lenders include Mello-Roos in DTI calculations, so it affects your purchasing power.

Do I need a real estate agent to buy a new construction home?

Yes, having your own agent is critical. Most builders require your agent to be present and registered on the FIRST visit to the sales office. If you visit alone, the builder's onsite agent may claim you and your agent loses the ability to represent you. An experienced new construction agent understands Mello-Roos, phased releases, design center upgrades, builder warranties, and registration rules that protect your interests.

What warranty protections come with new construction homes in California?

Under California's SB 800 (Right to Repair Act), new homes include: 1-year coverage for paint, stucco cracks, and finish items; 4-year coverage for plumbing and electrical systems; and 10-year coverage for structural defects including foundation and roofing. Before filing any lawsuit, homeowners must give the builder written notice and an opportunity to inspect and repair.

Tour a New Home Community With Us

New homes represent 30% of available inventory in many Southern California markets. As your new construction specialist, we guide you through builder incentives, Mello-Roos, design center selections, warranty protections, and the registration process — so you buy with confidence.

Schedule Your Tour
Brian Cooper, REALTOR® · DRE# 01434286 · eXp Realty · Equal Housing Opportunity