Valencia was drawn on paper before it was built, and the plan still shows in its villages, landscaped parkways and the paseo paths that cross major streets on bridges. Nearly every property comes with an association, special assessments or both, so reading documents is a large part of buying here. For guidance on Valencia homes for sale, contact Aimee Ghafouri of 951 Properties at (951) 331-8453.
A Planned Community Inside Santa Clarita
Valencia is not a city. It is a master-planned community that the Newhall Land and Farming Company began developing in the 1960s, and most of it has been part of the City of Santa Clarita since the city incorporated in 1987. Santa Clarita has its own city council and contracts with the Los Angeles County Sheriff’s Department and the Los Angeles County Fire Department. Some tracts that carry the Valencia name west of the 5 freeway, including newer development there, are in unincorporated Los Angeles County, so confirm the jurisdiction of any address. The 5 runs along the western side of the community and State Route 126 heads west toward Ventura County. McBean Parkway, Valencia Boulevard and Magic Mountain Parkway are the main internal routes. Metrolink’s Antelope Valley Line serves the Santa Clarita Valley, and the city operates its own bus system. California Institute of the Arts and College of the Canyons are both in Valencia.
Villages, Paseos and Housing Types
Valencia real estate is organized into villages, each built in a particular period and each with its own association structure.
- Old Orchard and Valencia Hills: among the first villages, with single-story and two-story houses from the late 1960s and 1970s.
- Valencia Summit and the Meadows: tracts from the following decades with greenbelts, pools and direct paseo access.
- Northbridge and Northpark: later villages at the northern end of the community.
- Bridgeport: houses and townhomes arranged around a man-made lake.
- Town Center area: condominiums, townhomes and apartments near the shopping center and offices.
- West of the 5: more recent neighborhoods, some gated, plus new construction.
The paseos link many of these villages to parks, schools and shops without crossing traffic at street level. When you tour a home, walk the nearest paseo to see how the property connects.
HOA Dues, Assessments and the Tax Bill
The monthly cost of owning houses for sale in Valencia is more than principal and interest. Review each of the following for every property you consider.
- Association dues: many homes belong to a village association, and some also belong to a sub-association for a gated section, a condominium building or a recreation center. Request every set of governing documents, budgets, reserve studies and meeting minutes.
- Special taxes: newer tracts are often inside a community facilities district, commonly called Mello-Roos, that funds roads, schools or other infrastructure through a charge on the property tax bill.
- Landscape maintenance districts: Santa Clarita funds the upkeep of medians, slopes and paseos in many areas through assessments that also appear on the tax bill.
- Rules: associations regulate exterior paint, landscaping, solar placement, parking and leasing. Read the rules before planning changes or a rental.
Ask the seller for a current property tax bill and have your escrow or title officer explain each line, including when any special tax is scheduled to end.
Schools, Water and Other Service Boundaries
Elementary schools in Valencia belong to either the Saugus Union School District or the Newhall School District, depending on the address. Junior high and high schools are part of the William S. Hart Union High School District. Verify assignments with the districts directly. Water is supplied by the Santa Clarita Valley Water Agency, and electricity comes from Southern California Edison.
Hazards and Inspections Worth Attention
Villages at the edges of Valencia border open hillsides, and state fire hazard severity maps cover parts of the Santa Clarita Valley. Wind-driven brush fires are a regular feature of the region. The Hughes Fire of January 2025 burned near Castaic Lake to the north and led to evacuation orders and warnings in the surrounding area. Check the map status of the parcel, ask who maintains nearby slopes and get insurance quotes early. The 1994 Northridge earthquake caused damage across the valley, so ask about past repairs on older homes. In houses from the 1960s through the 1980s, inspect plumbing, roofs, slabs and air conditioning, which works hard in the summer heat. On newer homes, ask about remaining builder warranties and whether any solar system is owned or leased.
Selling a Home in Valencia
Selling a home in Valencia means competing with similar floor plans in the same village, so condition, upgrades and location within the tract carry weight. Order the association resale documents as soon as you decide to list, and correct any open violations first. Have your tax bill ready so buyers can see assessments clearly. Gather permits for patio covers, pools and room additions, along with association approvals. If your home backs to a paseo, greenbelt or open space, show that in the photographs.
Choosing a Valencia Real Estate Agent
Aimee Ghafouri, a Temecula-based agent raised in Murrieta, is licensed to work anywhere in California (CAL DRE #02193341). Her background includes a business degree and more than 15 years in sales and marketing, and her clients are buyers, sellers and investors. She puts communication, dedication and serving others at the center of her work. To talk with a Valencia real estate agent, go to the contact page or call (951) 331-8453.
Nearby Communities
- Santa Clarita, the city that includes Valencia along with Newhall, Saugus and Canyon Country.
- Stevenson Ranch, the unincorporated community across the 5 to the southwest.
- Castaic, the unincorporated community north along the 5.
- Agua Dulce, a rural community to the east off State Route 14.
- San Fernando, south through the Newhall Pass.
Frequently Asked Questions
Is Valencia its own city?
No. Valencia is a master-planned community, and most of it lies within the City of Santa Clarita. Some areas west of the 5 freeway are in unincorporated Los Angeles County.
Do all Valencia homes have HOA dues?
Most do, and some have more than one association. Request the governing documents and budgets for each association tied to the property.
What is Mello-Roos, and does it apply in Valencia?
It is a special tax that funds infrastructure in a community facilities district, and it applies in some newer tracts. The property tax bill shows whether a home is subject to it.
Which school districts serve Valencia?
Elementary schools are in the Saugus Union or Newhall School District, depending on the address. Junior high and high schools are in the William S. Hart Union High School District.
How do I start looking at Valencia homes for sale?
Call or text Aimee Ghafouri at (951) 331-8453 and tell her which villages interest you, your monthly budget including dues and assessments, and your timing.
Buying or Selling in Valencia?
Aimee Ghafouri is a real estate agent based in Temecula who grew up in Murrieta. She is licensed to work anywhere in California and represents buyers, sellers and investors.
Aimee Ghafouri, 951 Properties, CAL DRE #02193341. This page is general information, not legal, tax or financial advice. Equal Housing Opportunity.