The Santa Clarita Valley packs nine distinct communities, several school districts, and a wide range of Mello-Roos and commute realities into one corner of Los Angeles County. This guide ties them together.
| Metric | Value |
|---|---|
| Median home price | $838,000 (June 2026, verify) |
| Median $/sqft | $434 |
| Closed single-family sales | 72 |
| Median days on market | 24 days |
| County | Los Angeles |
| ZIP codes | 91350, 91351, 91354, 91355, 91381, 91384, 91387, 91390 |
| Tax authority | Los Angeles County Assessor |
| 30-year fixed mortgage rate | 6.67% (Freddie Mac PMMS, week of 2026-08-13) |
June 2026 sales by ZIP code
The median single-family sale price in Santa Clarita was $838,000 in June 2026, or $434 per square foot, across 72 closed sales. That is -3.5% against June 2025. A median is a snapshot — the ZIP-level detail below shows how differently the valley's seven ZIP codes moved inside the same month.
| ZIP | Median sold | $/sqft | Sales | YoY | Condo median | Condo sales |
|---|---|---|---|---|---|---|
| 91390 | $971,000 | $367 | 6 | 26.1% | $582,000 | 4 |
| 91355 | $905,000 | $462 | 5 | -26.2% | $615,000 | 15 |
| 91350 | $899,000 | $441 | 20 | -17.7% | $774,000 | 12 |
| 91387 | $870,000 | $437 | 17 | -1.1% | $577,000 | 9 |
| 91321 | $858,000 | $453 | 7 | -4.9% | $450,000 | 10 |
| 91354 | $809,000 | $460 | 11 | -2.8% | $710,000 | 11 |
| 91351 | $555,000 | $418 | 6 | 1.8% | $558,000 | 4 |
Condos across Santa Clarita posted a median of $609,000 across 65 sales in June 2026.
Santa Clarita and Valencia both sell into ZIP 91354. In June 2026 Valencia closed at a median of $1,050,000 across 7 sales, Santa Clarita at $809,000 across 11 — 30% apart inside the same ZIP code. If you are comparing listings by ZIP alone, that gap is the part the ZIP does not tell you.
How our figure compares to the portals
| Source | Median | Vintage & geography |
|---|---|---|
| This site (Chicago Title Market Trend Report, MLS and public recorded data) | $838,000 | Jun 2026 (city-level, single-family) |
| Redfin (public) | $798,997 | May 2026 (city-level) |
Portals and MLS compilations draw different geographic polygons, use different time windows, and capture a different mix of homes, so differences of 5–10% between same-month sources are normal. To price a specific home, pull a live, dated MLS set rather than relying on any single published median.
Revision log & refresh cadence
- 2026-08-15 — June 2026 refresh from the Chicago Title Market Trend Report; ZIP-level table added
- 2026-08-13 — source attribution clarified; portal reconciliation added
- 2026-06 — market table figures compiled (regional MLS)
- Refresh cadence: monthly; next refresh: first week of September 2026.
Where the Santa Clarita Valley sits
The Santa Clarita Valley (SCV) is the northwestern corner of Los Angeles County, roughly 30 miles north of downtown Los Angeles where Interstate 5 and State Route 14 meet. It includes the incorporated City of Santa Clarita — which combines the historic communities of Valencia, Saugus, Newhall and Canyon Country — plus unincorporated LA County areas such as Stevenson Ranch, Castaic, Acton and Agua Dulce.
Because every SCV community is in Los Angeles County, property taxes, assessments and public records flow through the LA County Assessor and the LA County Treasurer and Tax Collector — not any Ventura County office. That distinction matters for tax rates, Mello-Roos special taxes, and wildfire-zone designations.
The SCV communities at a glance
Each community has its own price profile, housing stock and commute character. Use these deep guides to drill in:
- Valencia — the master-planned core, paseos, FivePoint, highest profile and pricing.
- Stevenson Ranch — unincorporated hillside community west of I-5.
- Saugus — family neighborhoods, Plum Canyon, Saugus Union schools.
- Newhall — the historic original townsite, walkable Old Town.
- Canyon Country — value-oriented east side toward Sand Canyon.
- Castaic — lake-adjacent north end, new construction like Williams Ranch.
- Acton — rural/equestrian high-desert edge along Hwy 14.
- Agua Dulce — large-lot rural living near Vasquez Rocks.
SCV communities by price tier (qualitative)
The valley's communities sort into broad, relative price tiers. These are qualitative positions, not per-area dollar medians — run live, dated comps for any specific tract, because age, lot size and Mello-Roos status move values substantially within every tier.
| Tier | Communities | Character |
|---|---|---|
| Higher | Valencia, Stevenson Ranch | Master-planned cores, newer stock, paseos and amenities; the valley's price leaders. |
| Mid | Saugus, Castaic, parts of Newhall | Family tracts and newer north-end construction; mix of CFD and lower-tax pockets. |
| Value | Canyon Country, older Newhall, Acton, Agua Dulce | More space or land per dollar; established tracts and rural/equestrian edges, often with little or no Mello-Roos. |
Tiers are relative and qualitative. Confirm any community or tract with current comparables on our property search.
Home types and price context
SCV housing runs from attached townhomes and condos through tract single-family homes to large-lot semi-rural and equestrian properties on the valley's edges. Valencia and Stevenson Ranch anchor the higher end; Canyon Country, Castaic, Acton and Agua Dulce generally offer more square footage or land per dollar.
Per the Chicago Title Market Trend Report (June 2026 full-value sales, compiled from MLS and public recorded data), pulled 2026-08-15, the valley-wide Santa Clarita median was $838,000 in June 2026, with mortgage rates roughly 6.5–7.0%. Valencia closed only 11 single-family sales that month — too few to publish a community median, since one sale would move it more than the market does. Individual SCV communities are best discussed with ZIP-level detail rather than a single headline number, because tract, age and Mello-Roos status swing values significantly. Run live comps on our property search.
Schools: which districts serve the SCV
SCV elementary students are split among several K-8 / elementary districts, while nearly all public high-school students attend the William S. Hart Union High School District. The elementary districts are:
- Saugus Union School District (much of Saugus and parts of Valencia)
- Newhall School District (Newhall, Valencia areas)
- Sulphur Springs Union School District (much of Canyon Country)
- Castaic Union School District (Castaic, Val Verde area)
Attendance areas are set by each district by address, not by community name. See our Santa Clarita schools and home zones guide for how to verify a specific home.
Mello-Roos and HOA: budget beyond the base tax
Many SCV master-planned tracts carry Mello-Roos (Community Facilities District, or 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 you write an offer.
Some communities also carry HOA dues for paseos, pools and common areas. Our Mello-Roos by tract guide explains how SCV CFDs work and how to read a tax bill, and our Five Knolls Mello-Roos guide walks the diligence for that Golden Valley master plan step by step.
Commute: I-5 and Highway 14 to the LA Basin
Most SCV commuters reach the LA Basin via I-5 south (through the Newhall Pass to the San Fernando Valley and beyond) or SR-14 south (from Canyon Country and Acton toward the 5/14 interchange). Metrolink's Antelope Valley Line also runs from Santa Clarita and Newhall stations into Downtown LA's Union Station.
Drive times vary widely with traffic; the I-5 corridor places much of the San Fernando Valley within roughly 45 minutes off-peak. Our relocation guide maps the commute corridor in detail.
Master-planned vs. established neighborhoods
SCV buyers often choose between newer master-planned communities — with paseos, parks and CFD taxes — and established neighborhoods with lower or no special taxes but older homes. Compare them in our master-plan communities guide, and explore flagship neighborhoods like Westridge, Tesoro del Valle, Tesoro Highlands, and FivePoint Valencia.
Wildfire and insurance
Portions of the SCV — particularly hillside and wildland-interface parcels — fall within state-designated Very High Fire Hazard Severity Zones, which can affect insurance availability and cost. Some owners use the California FAIR Plan for fire coverage paired with a wraparound policy. See our wildfire insurance and FAIR Plan guide.
Buyer and seller considerations
For buyers
Before writing an offer in the Santa Clarita Valley, 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 the Santa Clarita Valley 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. Settling an estate? Our selling an inherited home in Santa Clarita guide covers LA County probate venue, Prop 19 assessor filings, and sale prep.
Who the SCV fits
The SCV tends to fit buyers who want newer or master-planned housing, strong parks and trails, and a measurable price step down from the core LA Basin and Conejo Valley — while staying within a reasonable LA commute. Buyers seeking land, equestrian use or quiet gravitate to Acton and Agua Dulce.
If you are also weighing Ventura County, we can compare candidly — our team is rooted in Simi Valley just over the county line.
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.
Further reading on Santa Clarita
- Santa Clarita vs Winnetka: side-by-side market comparison
- Santa Clarita schools by attendance zone
- Commuting from Santa Clarita to Los Angeles
- New-home communities in Santa Clarita
- Active-adult communities in the Santa Clarita Valley
Frequently Asked Questions
Is Santa Clarita in Los Angeles County or Ventura County?
The Santa Clarita Valley is entirely within Los Angeles County. Property taxes, assessments and records go through the LA County Assessor and LA County Treasurer and Tax Collector.
What communities make up the Santa Clarita Valley?
The incorporated City of Santa Clarita includes Valencia, Saugus, Newhall and Canyon Country. Unincorporated LA County areas in the valley include Stevenson Ranch, Castaic, Acton and Agua Dulce.
What is the median home price in Santa Clarita?
The median single-family sale price in Santa Clarita was $838,000 in June 2026, per the Chicago Title Market Trend Report (full-value sales, compiled from MLS and public recorded data), pulled 2026-08-15. Individual SCV communities vary widely by tract and are best evaluated with live comparables rather than a single number.
What school districts serve Santa Clarita?
Public high schoolers attend the William S. Hart Union High School District. Elementary students attend Saugus Union, Newhall, Sulphur Springs Union, or Castaic Union depending on address.
Does Santa Clarita have Mello-Roos taxes?
Many master-planned SCV tracts carry Mello-Roos (CFD) special taxes. They run materially higher than Ventura County and vary by tract; confirm the exact amount for the specific parcel.
How long is the commute from Santa Clarita to Los Angeles?
Via I-5 or SR-14, much of the San Fernando Valley is roughly 45 minutes off-peak. Metrolink's Antelope Valley Line also serves Downtown LA. Times vary significantly with traffic.
Are there wildfire-risk areas in Santa Clarita?
Yes. Some hillside and wildland-interface parcels fall in state Very High Fire Hazard Severity Zones, which can affect insurance. See our wildfire insurance guide.
Is Santa Clarita a good place for families?
Many families choose the SCV for its parks, trails, master-planned neighborhoods and schools. Fit depends on budget, commute and community preference rather than any single factor.
How does Santa Clarita compare to the Conejo Valley?
SCV generally offers newer master-planned housing and is north of LA via I-5/SR-14, while the Conejo Valley sits west via the 101. We can compare both candidly for your situation.
What is the median home price in the Santa Clarita Valley right now?
Per the Chicago Title Market Trend Report (June 2026 full-value sales, compiled from MLS and public recorded data), pulled 2026-08-15, the Santa Clarita median was $838,000 in June 2026 across 72 single-family sales. A median is a snapshot that shifts by community, tract and price band, so for a specific home or area we pull a live, dated MLS set rather than relying on one valley-wide figure.
How many days do Santa Clarita homes take to sell?
Median days on market is roughly 24 days in recent regional MLS data, but this moves with season, price band and condition. For a current read on a specific area or price point, we pull a live dated MLS set.
Is Santa Clarita a buyer's or seller's market?
Conditions vary by community and price band rather than being uniform across the valley. With a list-to-sale ratio near 99% in recent data, well-priced, well-presented homes still transact efficiently, but buyers have more room in slower-moving segments. We pull a live dated MLS set to read the balance for your specific search.
How do Santa Clarita prices compare to a year ago?
Per the Chicago Title Market Trend Report (June 2026 full-value sales, compiled from MLS and public recorded data), the Santa Clarita median of $838,000 was about 3.5% below June 2025, though individual ZIP codes ranged from -26.2% to +26.1%. Because year-over-year movement varies by tract and price band, we pull a live dated MLS set before drawing conclusions for a specific home.
What should buyers and sellers do in this market?
Buyers should get pre-approved with payment scenarios that include any Mello-Roos special tax and HOA dues, confirm the school attendance area by exact address, and shop insurance early on hillside parcels. Sellers should price to current, same-segment comparables and disclose carrying costs up front. For either, we start by pulling a live, dated MLS set for the specific community and price band.
Local restaurants & things to do in Santa Clarita
The Santa Clarita Valley spans Valencia, Newhall, Saugus, and Canyon Country, with dining clustered around Town Center, historic Old Town Newhall, and the valley's main arterials.
Where to eat
- The Old Town Junction — American fare in Old Town Newhall
- Newhall Refinery — gastropub with a large beer selection
- Salt Creek Grille — American steaks and seafood with a patio
- Yard House — American gastropub with extensive draft beer
- The Saugus Cafe — historic diner serving since the late 1800s
- Sierra Grill House — Mediterranean and Greek grill
- Egg Plantation — popular breakfast spot with an extensive omelet menu
- Greater Pacific Restaurant & Bar — California seafood and West Coast fare
- Wow Spaghetti — Italian pasta, casual
- Society Pizza Lounge — pizza and cocktail lounge in Old Town Newhall
Things to do
- Six Flags Magic Mountain — major theme park with roller coasters
- Westfield Valencia Town Center — large shopping mall with dining
- Old Town Newhall — historic Main Street district, shops, and the Walk of Western Stars
- Vasquez Rocks Natural Area — dramatic rock formations and film location (Agua Dulce)
- Castaic Lake — boating, fishing, and water recreation
- William S. Hart Park & Museum — historic ranch, museum, and animals in Newhall
Local spots change hands and hours — please confirm directly before visiting. These are popular local picks for orientation, not paid endorsements.
Related on this site
- Santa Clarita real estate guide 2026
- Santa Clarita first-time buyer guide
- Mello-Roos in Santa Clarita by community
- Living in Valencia (lifestyle guide)
- Valencia Real Estate Guide
- Saugus Real Estate Guide
- Canyon Country Real Estate Guide
- Santa Clarita Schools & Home Zones
- Santa Clarita Mello-Roos by Tract
- Master-Plan Communities Compared
- Moving to Santa Clarita: Relocation Guide
- Wildfire Insurance & FAIR Plan
Questions about Santa Clarita
Every question below is answered on its own page, with the same sourced figures used above.
- How many homes sold in Santa Clarita Valley?
- What is the most expensive city in Santa Clarita Valley?
- What is the cheapest city in Santa Clarita Valley?
- Are home prices going up in Santa Clarita?
- How long do homes take to sell in Santa Clarita?
- How many homes sold in Santa Clarita?
- How much do I need to earn to buy in Santa Clarita?
- Is Acton in Santa Clarita or the Antelope Valley?
- What are the best neighborhoods in Santa Clarita?
- What down payment do I need to buy in Santa Clarita?
- What is the median condo price in Santa Clarita?
- What is the median home price in 91351?
- What is the median home price in 91390?
- What is the median home price in Santa Clarita?
- What is the price per square foot in Santa Clarita?
- What is the property tax rate in Santa Clarita?
- What school district serves Santa Clarita?
- What ZIP codes are in Santa Clarita?
- Why do 91354 home prices vary so much?
What is my Santa Clarita home worth? See what actually closed →
See how Santa Clarita compares across the Santa Clarita Valley →
