Valencia is the master-planned heart of the Santa Clarita Valley — paseos, parks, top-rated schools and the headline pricing for the region. Here is how its neighborhoods, taxes and commute actually break down.
| Metric | Value |
|---|---|
| Median home price | $925,000 (2026, verify) |
| Median days on market | 21 days |
| List-to-sale ratio | 98.5% |
| Year-over-year change | +4.1% |
| County | Los Angeles |
| ZIP codes | 91354, 91355, 91381, 91384 |
| Tax authority | Los Angeles County Assessor |
Where it sits and overview
Valencia is a large master-planned community inside the City of Santa Clarita, in Los Angeles County, just west and north of the I-5/SR-14 interchange. It is organized around an interconnected paseo system of pedestrian and bike paths that link neighborhoods, parks and schools.
Because Valencia is in LA County, its taxes and assessments are administered by the LA County Assessor and LA County Treasurer and Tax Collector. Valencia spans older 1970s-80s villages and brand-new construction in the FivePoint Valencia plan.
Home types and price context
Valencia's housing runs from attached townhomes and condos to large single-family homes and a growing inventory of new construction. Older villages offer mature trees and lower or no Mello-Roos; newer tracts offer modern floor plans but commonly carry CFD special taxes.
As of 2026 (verify), the Valencia median is approximately $925,000 with mortgage rates around 6.5–7.0%. Within Valencia, pricing varies widely by village, age and special-tax status. Run current comparables on our property search.
Sub-neighborhoods and tracts
Valencia is a collection of named villages and newer master plans. Flagship areas include:
- Westridge — guard-gated golf-course community on the west side.
- Tesoro del Valle — established hillside master plan in north Valencia (distinct from Tesoro Highlands).
- Tesoro Highlands — newer-construction community, a separate development from Tesoro del Valle.
- FivePoint Valencia — the large new master plan adding thousands of homes.
- Older villages such as Old Orchard, Valencia Hills, North Oaks and Creekside (established, often lower special-tax).
Schools
Valencia students attend the William S. Hart Union High School District for grades 7-12 (high schools include several well-regarded SCV campuses). Elementary attendance is split between two K-6/K-8 districts depending on the village:
- Newhall School District (many central and southern Valencia areas)
- Saugus Union School District (eastern Valencia areas bordering Saugus)
- William S. Hart Union High School District (junior high and high school for all of Valencia)
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
Many Valencia tracts — especially newer construction and the FivePoint plan — 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.
Older Valencia villages may have little or no Mello-Roos but can carry modest HOA dues for paseos and common areas. Always separate the special tax and HOA from the base 1% ad valorem rate when comparing homes.
For how SCV CFDs work and how to read a tax bill, see our Mello-Roos by tract guide.
Commute to the LA Basin
Valencia sits immediately off I-5 and near the SR-14 interchange, giving it among the most direct LA Basin access in the SCV. 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 serves the Santa Clarita station near Valencia for car-free commutes into Downtown LA's Union Station. Peak-hour drive times can be substantially longer.
Our relocation guide maps the I-5 / SR-14 corridor in detail.
Buyer and seller considerations
For buyers
Before writing an offer in 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 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
Valencia fits buyers who want master-planned amenities — paseos, parks, pools and strong schools — and are comfortable budgeting for Mello-Roos in the newer tracts. It anchors the SCV's higher price tier.
Buyers seeking lower carrying costs may compare Valencia with Saugus or Canyon Country, or with established villages that carry less or no special tax.
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
Is Valencia in Los Angeles County?
Yes. Valencia is a master-planned community within the City of Santa Clarita, in Los Angeles County. Taxes and records go through the LA County Assessor.
What is the median home price in Valencia?
As of 2026 (verify), the Valencia median is approximately $925,000, with mortgage rates roughly 6.5–7.0%. Pricing varies by village, age and Mello-Roos status.
Does Valencia have Mello-Roos?
Many newer Valencia tracts and the FivePoint plan carry Mello-Roos (CFD) special taxes that run materially higher than Ventura County and vary by tract. Older villages may carry little or none. Confirm the exact amount per parcel.
What schools serve 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 and address.
What are Valencia's paseos?
Paseos are Valencia's network of landscaped pedestrian and bike paths that connect neighborhoods, parks and schools without crossing major roads — a signature feature of the master plan.
Is Tesoro del Valle the same as Tesoro Highlands?
No. Tesoro del Valle is an established hillside master plan in north Valencia; Tesoro Highlands is a separate, newer development. They are different communities.
How far is Valencia from Los Angeles?
Off-peak, much of the San Fernando Valley is roughly 45 minutes via I-5. Metrolink also runs to Downtown LA. Peak traffic adds significant time.
Is Valencia a good place to buy new construction?
FivePoint Valencia offers extensive new construction. New homes typically carry Mello-Roos; weigh modern features against the added special tax. See our master-plans guide.
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.
