Valencia is the Santa Clarita Valley's flagship master-planned community, known for its paseo trail network, Hart District schools, and a wide range of newer neighborhoods.
| Metric | Value |
|---|---|
| Median home price | $925,000 (site data) |
| Median days on market | ~21 days |
| List-to-sale ratio | 98.5% |
| Year-over-year change | +4.1% |
| Population | ~63,700 (2020 Census) |
| County | Los Angeles |
| ZIP codes | 91354, 91355, 91381, 91384 |
| School district | Newhall School District and Saugus Union School District (elementary); William S. Hart Union High School District (7–12) |
| Tax authority | Los Angeles County Assessor |
Where it sits and overview
Valencia is part of the Santa Clarita Valley in Los Angeles County. Valencia sits in the heart of the Santa Clarita Valley along Interstate 5, bordered by Stevenson Ranch, Newhall, and Saugus, with Six Flags Magic Mountain and the new FivePoint development at its edges.
As part of the City of Santa Clarita, Valencia taxes and records are administered through the Los Angeles County Assessor and the Los Angeles County tax collector.
Home types and price context
Valencia spans established 1960s-90s paseo neighborhoods, gated and golf communities like Westridge and Tesoro, and extensive newer construction in the FivePoint Valencia (Newhall Ranch) area, many carrying Mello-Roos.
Neighborhood character
Valencia is the original and flagship master-planned community of the Santa Clarita Valley, designed around an extensive paseo (pedestrian path) network connecting neighborhoods, parks, and schools. It ranges from established paseo tracts to gated, golf-oriented communities and the large, newer FivePoint Valencia development, with the William S. Hart Union High School District serving secondary students.
Schools
Valencia is served by Newhall School District and Saugus Union School District (elementary); William S. Hart Union High School District (7–12). Elementary attendance is split between the Newhall and Saugus Union districts by area. School attendance is assigned by the home's exact address, not by community name, and boundaries can change — always verify the assigned schools for a specific Valencia address with the district before relying on them.
Fire hazard and insurance
Because Valencia sits near open space and wildland, portions of the area can fall within or adjacent to a CAL FIRE Very High Fire Hazard Severity Zone. Confirm any specific parcel on the CAL FIRE hazard map and obtain a firm insurance quote during your contingency period; in higher-hazard areas, owners sometimes rely on the California FAIR Plan plus a wrap-around policy.
Mello-Roos and HOA
Many newer Valencia tracts carry Mello-Roos (CFD) special taxes that can add meaningfully to the monthly cost, while older neighborhoods generally do not. Confirm the exact special tax and any HOA dues for the specific parcel before writing an offer.
Commute and access
Valencia is connected primarily by Interstate 5 and State Route 14. Drive times swing widely with the time of day, so the honest answer to “how long is the commute” is to test your specific route at the hour you would actually be driving it.
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 special tax and HOA dues separately from the base 1% ad valorem rate. Two similar-looking homes can carry very different monthly costs.
- Get pre-approved with payment scenarios that include any special tax, HOA, and realistic insurance — not just principal, interest, base tax, and a placeholder insurance figure.
- Confirm the school attendance area for the exact address.
- Where relevant, confirm wildfire-hazard-zone status and shop insurance early, before removing contingencies.
For sellers
Pricing in Valencia rewards accurate, current comparables and clean disclosure. Buyers are payment-sensitive at today's rates, so presenting transparent carrying costs up front reduces fall-out risk. See our seller guide and buyer guide.
A closer look at Valencia
The community spans several distinct areas. Westridge is a gated, golf-course community in the western hills; Tesoro del Valle is a master-planned hillside community to the north; and FivePoint Valencia (part of the Newhall Ranch plan) is the large, newer development adding current housing stock. Many of these master-planned tracts - especially the newer ones - carry Mello-Roos (CFD) special taxes that can add meaningfully to the monthly cost, so the sticker price and true payment can diverge.
Schools serving Valencia in depth
Valencia is served by Newhall School District and Saugus Union School District (elementary); William S. Hart Union High School District (7–12). The most important point for buyers is that attendance is governed by address-based boundaries, not by community or street name — two homes a short distance apart can feed different schools, and districts periodically adjust boundaries as enrollment shifts. If a specific school is a deciding factor, confirm the exact attendance area for any address directly with the district before you write an offer, since the published map is the only authoritative source. Our overview links and the California School Dashboard are good starting points.
Getting around: commute and access from Valencia
Valencia's position shapes how residents reach the freeways and job centers. Most commuters funnel toward the nearest freeway via local arterials, then head toward their destination; drive times vary widely by time of day. Whatever your destination, verify your own route and timing before committing — a weekday-morning test drive is worth more than any general estimate.
Understanding property tax and special assessments in Valencia
California's base property-tax rate is roughly 1% of assessed value under Proposition 13, plus local voter-approved bonds, for a typical effective rate a little above 1%. Many newer Valencia tracts carry Mello-Roos (CFD) special taxes that can add meaningfully to the monthly cost, while older neighborhoods generally do not. Confirm the exact special tax and any HOA dues for the specific parcel before writing an offer. The tax authority of record is the Los Angeles County Assessor; confirm any special assessment or HOA by reading the actual property-tax bill and preliminary title report for the specific parcel, since amounts are parcel-specific and can include scheduled escalations.
What buyers should know before making an offer in Valencia
Valencia rewards buyers who do their homework on carrying costs and hazard status before they fall in love with a floor plan.
- Get pre-approved with payment scenarios that include any Mello-Roos special tax and HOA dues.
- Request the preliminary title report and property-tax bill early, and read the special-tax line separately from the base 1% rate.
- Check wildfire-hazard status where relevant and shop insurance before removing contingencies, not after.
- In more rural pockets, confirm whether the home is on a private well or septic system rather than municipal service.
Our buyer guide and first-time buyer guide cover these steps in detail.
What sellers should know in Valencia
Pricing a Valencia home well starts with current, accurate comparables drawn from the right sub-area, since carrying-cost profiles differ across the community. Because today's buyers are payment-sensitive, the listings that move cleanly are the ones that present transparent costs up front. Clean, decluttered, well-photographed homes with proactive disclosure tend to attract stronger offers and fewer renegotiations. Our seller guide walks through prep, pricing, and timing.
Who Valencia tends to fit
Valencia fits buyers who want master-planned amenities, the paseo network, and homes served by the William S. Hart Union High School District, from established tracts to newer FivePoint construction.
Local lifestyle in Valencia
Valencia offers the paseo trail network, the Westfield Valencia Town Center, Six Flags Magic Mountain, College of the Canyons, and a master-planned community layout.
New construction in Valencia: FivePoint, Tesoro Highlands, and Westridge
What sets Valencia apart from most Santa Clarita Valley submarkets is that it still has a meaningful pipeline of brand-new homes alongside its established resale stock. Three names come up again and again when buyers ask about new construction in Valencia: the FivePoint Valencia master plan, Tesoro Highlands at the top of the Tesoro del Valle hillside, and the older but still relevant Westridge golf community. Understanding how these tiers differ matters, because a new-construction home and a 1990s paseo home a mile apart can carry very different price tags, square footage, and monthly special-tax loads.
FivePoint Valencia is the large, current master-planned development built on the historic Newhall Ranch property just west of the established city. It is being delivered in phases over a long horizon, with the first phase introducing a wide mix of product — apartment-style flats, attached and detached condos, townhomes, and detached single-family homes — across multiple builder collections. Because the program spans so many price points, FivePoint draws everyone from first-time buyers stretching into a smaller attached plan to move-up families buying a larger detached home. Buyers should expect Mello-Roos (CFD) special taxes on much of this newer stock; that is normal for a development of this scale and should be modeled into the monthly payment, not treated as an afterthought.
The builder roster across Valencia's current new-construction collections has included several of the nation's largest homebuilders. Based on current builder and community marketing, the names active in the FivePoint Valencia and Tesoro Highlands area have included Lennar, KB Home, Toll Brothers, Tri Pointe Homes, and Richmond American Homes. Builder participation, open collections, and available floor plans rotate as phases sell out and new ones open, so treat any builder list as a starting point and confirm what is actively selling — and at what base price and lot premium — directly with the builders before you tour. Quick-move-in inventory in particular comes and goes week to week.
Tesoro Highlands sits at the upper edge of the Tesoro del Valle community on the Valencia hillside. It is a newer gated-feel collection of neighborhoods, including some age-qualified (55+) sections, generally delivered by a smaller set of builders than the full FivePoint program. Its hillside position tends to mean view premiums and, in some pockets, larger lots and homes. Westridge, by contrast, is the established gated golf-course community in the western hills — not new construction in 2026, but a recognizable luxury tier within Valencia whose resale homes command a premium for the golf setting, gating, and larger floor plans. The practical takeaway: "new in Valencia" usually means FivePoint or Tesoro Highlands, while "premium resale" often means Westridge or the higher-end Tesoro del Valle and Westridge-adjacent streets.
Schools serving Valencia: Hart District plus Newhall and Saugus Union
Valencia's school picture has two layers, and buyers consistently mix them up. Secondary students (grades 7–12) across Valencia are served by the William S. Hart Union High School District, the comprehensive junior-high and high-school district for the Santa Clarita Valley. Elementary students, however, are split: depending on where in Valencia a home sits, it falls into either the Newhall School District or the Saugus Union School District at the K–6 level. There is no single "Valencia school district" — the elementary district depends on the exact address.
The Hart District is a large 7–12 district serving the broader Santa Clarita Valley, and its schools are a frequent reason families target Valencia in the first place. The two elementary districts feeding into it — Newhall (which serves portions of southern and central Valencia and neighboring areas) and Saugus Union (which serves northern Valencia and Saugus) — each run their own K–6 attendance boundaries. Because of this overlap, two Valencia homes a short distance apart can land in different elementary districts while still feeding the same Hart junior high or high school, or vice versa.
For buyers, the rule is simple and worth repeating: school assignment follows the home's exact street address, not the community name, the listing's marketing copy, or the nearest school you can see. District boundaries also get redrawn as enrollment shifts and new FivePoint and Tesoro Highlands tracts come online. If a specific elementary school or a specific Hart junior high or high school is a deciding factor, confirm the current assignment for the exact address directly with the Newhall, Saugus Union, or Hart district office before writing an offer. The California School Dashboard is a useful starting point for comparing schools, but the district's own boundary lookup is the only authoritative source for assignment. None of this is a comment on the quality of any community or its residents — it is purely about confirming the factual attendance area for a parcel.
Mello-Roos across SCV communities: a qualitative map
Mello-Roos — formally a Community Facilities District, or CFD, special tax — is one of the most consequential and least understood numbers in Santa Clarita Valley real estate, and Valencia is a textbook case for why. These special taxes were created to fund the infrastructure (roads, schools, parks, utilities) that makes a master-planned community possible, and they are repaid by the homeowners in the benefiting district. They appear as a separate line on the property-tax bill, on top of the roughly 1% base ad valorem rate under Proposition 13.
The qualitative pattern across SCV communities is consistent, even though the exact dollar amounts are parcel-specific and should never be assumed. Newer, master-planned tracts tend to carry Mello-Roos; older, established neighborhoods often carry little or none. In Valencia specifically, this means the current FivePoint Valencia and Tesoro Highlands new-construction tracts are the ones most likely to carry a meaningful CFD, while the original 1960s–1990s paseo neighborhoods frequently have little or no special tax remaining. Tesoro del Valle and Westridge fall in between, depending on the specific tract and how far along its bonds are. Neighboring Stevenson Ranch, being almost entirely master-planned and relatively new, broadly follows the "expect a CFD" pattern.
| Community / tract type | Typical Mello-Roos profile (qualitative) |
|---|---|
| FivePoint Valencia (new construction) | Commonly carries a CFD special tax — model it into the monthly payment |
| Tesoro Highlands (new construction) | Commonly carries a CFD — confirm the specific tract |
| Tesoro del Valle (newer master-planned) | Varies by tract; some carry a CFD, some are winding down |
| Westridge (established gated golf) | Varies; confirm per parcel — premium is largely the golf/gated setting |
| Established paseo neighborhoods (1960s–90s) | Often little or no remaining special tax |
| Stevenson Ranch (adjacent, master-planned) | Broadly "expect a CFD" — confirm per parcel |
The critical caveat: do not assume a dollar amount. Two homes in the same community can carry very different special taxes depending on which CFD they sit in and where that district is in its repayment schedule, and some CFDs include scheduled escalations. The only reliable way to know is to read the actual property-tax bill and the preliminary title report for the specific parcel. Treat this section as a map of where to look, not a substitute for pulling the real number on the home you want.
Valencia vs. Stevenson Ranch: how the two compare
Valencia and Stevenson Ranch sit directly across Interstate 5 from each other and are frequently weighed against one another by the same buyers, so a clear comparison helps. Both are master-planned, both feed the William S. Hart Union High School District at the secondary level, and both commonly carry Mello-Roos on their newer tracts — but they differ in scale, age, price, and feel.
| Factor | Valencia | Stevenson Ranch |
|---|---|---|
| Median (per regional MLS) | About $925,000 (mid-2026) | About $1,100,000 (mid-2026) |
| Scale & variety | Large, diverse — paseo resale, gated golf, and new construction | Smaller, more uniform — predominantly newer single-family |
| Housing age | Mix of 1960s–90s and brand-new FivePoint/Tesoro Highlands | Mostly newer master-planned construction |
| Elementary district | Newhall or Saugus Union (varies by address) | Newhall School District (K–6) |
| High school district | William S. Hart Union (7–12) | William S. Hart Union (7–12) |
| Setting | Valley floor and hillsides, signature paseo network | West-side hills, views, more uniform tracts |
| Mello-Roos | Common on newer tracts; older paseos often light/none | Common across most tracts |
In practice, buyers who want the widest range of choices — from an entry-level attached new-construction plan to an established paseo home with no special tax to a gated golf estate — gravitate to Valencia simply because it offers more variety. Buyers who specifically want newer, view-oriented hillside homes with a more consistent neighborhood feel, and who are comfortable budgeting Mello-Roos as the norm, often prefer Stevenson Ranch and accept its higher typical price point. Neither is "better"; they serve different priorities. Because the medians above are citywide snapshots, the only way to make a real apples-to-apples comparison is to pull a live, dated MLS set for the specific price band and home type you are targeting in each community.
Valencia by neighborhood: a tier overview
Valencia is not one market — it is a collection of sub-areas with different ages, amenities, and cost profiles. The tiers below are qualitative and reflect general positioning, not invented per-area medians. Use them to orient your search; for any specific tier, pull a live, dated MLS set to see what is actually selling.
| Sub-area | Character | Relative tier (qualitative) |
|---|---|---|
| Westridge | Gated golf-course community, larger homes, western hills | Premium / luxury |
| Tesoro del Valle & Tesoro Highlands | Hillside master-planned, view premiums, newer construction | Upper / premium |
| FivePoint Valencia (new construction) | Wide mix — flats and attached condos up to large detached homes | Entry to upper, depending on plan |
| Established paseo neighborhoods | 1960s–90s tracts on the signature trail network, often no special tax | Mid-market core |
| Town Center-adjacent | Walkable to Westfield Valencia Town Center and amenities | Mid to upper-mid |
Buyer takeaway: Decide first whether you value a no-special-tax established paseo home, a brand-new FivePoint or Tesoro Highlands home with builder warranty and modern efficiency (and a CFD), or a premium gated setting like Westridge. Each tier carries a different all-in monthly cost even at similar list prices, so model the lot premium, HOA, Mello-Roos, and insurance before you fall for a floor plan — and confirm the exact elementary district (Newhall vs. Saugus Union) for the address.
Seller takeaway: Price against comparables from your specific tier, not a citywide average — a Westridge golf home and an established paseo home are not interchangeable comps. If your home carries little or no Mello-Roos, make that a selling point and show the all-in monthly cost; if it is a newer tract with a CFD, present the special tax transparently up front so payment-sensitive buyers do not get surprised late and walk. Clean, well-photographed homes with proactive disclosure consistently draw stronger offers and fewer renegotiations.
Frequently Asked Questions
Does Valencia have Mello-Roos?
Yes - many Valencia master-planned tracts, especially newer ones like FivePoint Valencia, carry Mello-Roos (CFD) special taxes that can add meaningfully to the monthly cost. Older paseo neighborhoods may have little or none. Always confirm the CFD for the specific tract.
What are the main Valencia neighborhoods?
Valencia includes established paseo tracts plus master-planned communities like Westridge (gated, golf), Tesoro del Valle (hillside), and the newer FivePoint Valencia (Newhall Ranch). Each has a distinct age, price, and Mello-Roos profile.
What schools serve Valencia?
Elementary is served by the Newhall and Saugus Union school districts (by area), with secondary by the William S. Hart Union High School District. Verify the assigned schools for a specific address.
What is FivePoint Valencia?
FivePoint Valencia is the large, newer master-planned development (part of the Newhall Ranch plan) adding current housing stock to Valencia; many of its tracts carry Mello-Roos. Confirm the specific tract's CFD.
What is the paseo system in Valencia?
Valencia is designed around an extensive paseo (pedestrian and bike path) network that connects neighborhoods, parks, and schools off-street - a signature feature of the community.
What county is Valencia in?
Valencia is in Los Angeles County, California, part of the Santa Clarita Valley.
Does the Brian Cooper team have a Santa Clarita Valley office?
No. The Brian Cooper Real Estate Team serves the Santa Clarita Valley from our Simi Valley headquarters; we do not maintain a local office.
What is the median home price in Valencia?
Per regional MLS data, the Valencia median is about $925,000 in mid-2026. A median is a snapshot that shifts with the mix of homes selling, so for a specific tract, price band, or street, pull a live, dated MLS set rather than relying on a single citywide figure.
How many days are Valencia homes on the market?
Well-priced, well-presented Valencia homes have generally moved in roughly three weeks in 2026, though days on market vary by price band and neighborhood. Newer FivePoint and gated-community listings can behave differently from established paseo tracts. For a current figure, pull a live, dated MLS set for the specific sub-area.
Is Valencia a buyer's or seller's market?
In mid-2026 Valencia has leaned toward a seller's market in its most in-demand school and amenity areas, with limited resale inventory, while higher price bands and Mello-Roos-heavy new-construction tracts give buyers more room to negotiate. Conditions shift month to month, so confirm with a live, dated MLS set for your price range.
Where does the Valencia market data come from?
Market figures are drawn from regional MLS data plus public records from the Los Angeles County Assessor. See our data sources and methodology page for how figures are compiled and how often they update.
How has the Valencia market changed from a year ago?
Valencia prices have been broadly higher than a year earlier, supported by tight resale inventory and steady demand for Hart District schools, though month-to-month movement is uneven. Treat any year-over-year figure as directional and confirm with a live, dated MLS set for the period that matters to you.
What should buyers and sellers do right now in Valencia?
Buyers should get pre-approved with payment scenarios that include any Mello-Roos special tax, HOA dues, and realistic insurance, then confirm the school attendance area and CFD for the exact address. Sellers should price against current comparables from the right sub-area and present transparent carrying costs up front to reduce fall-out risk.
Local restaurants & things to do in Valencia
Valencia anchors the Santa Clarita Valley's dining and entertainment, centered on the Westfield Valencia Town Center and the restaurants clustered around Town Center Drive and McBean Parkway.
Where to eat
- Salt Creek Grille — American steaks and seafood with a patio and fire pit
- Yard House — American gastropub with a large draft beer list
- The Local Pub & Grill — casual pub fare and sports bar
- Wow Spaghetti — Italian pasta, casual
- Greater Pacific Restaurant & Bar — California seafood and West Coast fare
- Copper Hill BBQ — barbecue, casual
- CAVA — Mediterranean fast-casual bowls
- Brick & Flour — pizza and Italian, casual
- Yogis Grill — Japanese teriyaki and sushi, fast-casual
- Pink Salt Grill — Filipino, traditional and modern
Things to do
- Westfield Valencia Town Center — large indoor/outdoor shopping mall with The Patios dining
- Six Flags Magic Mountain — major theme park with roller coasters
- Six Flags Hurricane Harbor — water park next to Magic Mountain
- Valencia paseo trail network — the community's signature off-street walking and biking paths
- MB2 Entertainment — go-karts, arcade, and family entertainment center
- Santa Clarita Performing Arts Center — concerts and live performances at College of the Canyons
Local spots change hands and hours — please confirm directly before visiting. These are popular local picks for orientation, not paid endorsements.
