Primary Sources: LA County Assessor · Hart District · CRMLS · /data.json (canonical site data)
The villages, tiered
- Luxury tier: Tesoro del Valle · Tesoro Highlands · Westridge (vs Tesoro comparison)
- Lake & signature: Bridgeport (Mello-Roos breakdown)
- Family core: Copper Hill · North Park · West Creek
- 55+: Belcaro at Westridge
- New construction: FivePoint Valencia (complete master-plan guide · Mello-Roos calculator)
Why the village decides the deal
Three village-level variables move the real monthly cost more than list price: Mello-Roos/CFD assessments (from near-zero in older villages to four figures annually in new phases — see the Valencia Mello-Roos guide), school feeders (Valencia High vs West Ranch vs Saugus zones cross village lines — verify per address with the Hart District), and HOA structures (lake and golf villages carry amenity dues). Two $925K listings in different villages can differ $700+/month all-in.
Citywide context
| Market | Median price | Days on market | County | School district(s) |
|---|---|---|---|---|
| Valencia | $925,000 | 21 | Los Angeles | Newhall School District and Saugus Union School District (elementary); William S. Hart Union High School District (7–12) |
| Stevenson Ranch | $1,100,000 | 28 | Los Angeles | Newhall School District (K–6) and William S. Hart Union High School District (7–12) |
| Saugus | $850,000 | 44 | Los Angeles | Saugus Union School District (elementary) and William S. Hart Union High School District (7–12) |
| Santa Clarita | $850,000 | 24 | Los Angeles | William S. Hart Union High School District (grades 7–12); elementary served by Newhall, Saugus Union, Sulphur Springs Union, and Castaic Union districts by area |
Figures from /data.json, the site’s canonical data file (June 2026). Always verify current numbers.
Frequently asked questions
How many villages does Valencia have?
The master plan organizes into roughly a dozen named villages and sub-communities — the major ones for buyers are Bridgeport, Westridge, Tesoro del Valle/Highlands, Copper Hill, North Park, West Creek, Belcaro, and the new FivePoint Valencia phases.
Which Valencia village is most expensive?
The Tesoro Highlands/Tesoro del Valle and Westridge corridor leads, with Bridgeport's lakefront product close behind. The citywide $925K median (June 2026) blends all tiers.
Do all Valencia villages have Mello-Roos?
No — it varies sharply by village and phase age. Newer villages (West Creek, FivePoint) carry CFD assessments; some older tracts have expired or minimal ones. Always pull the parcel's special-tax disclosure.
Work with Brian Cooper
20+ years and $100M+ closed across Ventura County, the San Fernando Valley, and the Conejo Valley. Direct, data-first representation — you work with Brian, not a hand-off.
Contact Brian Home Value