What it costs to buy in Valencia in 2026 — real market data, its master-planned residential villages, William S. Hart Union High School District, and the Six Flags Magic Mountain and Princess Cruises employment backdrop.
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Valencia is the most extensively master-planned community within the City of Santa Clarita, built out since the 1960s as a series of distinct residential "villages," each with its own parks, schools, and paseo trail connections.
Developed originally by the Newhall Land and Farming Company, Valencia is organized into a well-known series of named villages — Westridge, Northbridge, Northpark, Bridgeport, and others — each built around its own elementary school and connected by an extensive paseo (walking path) system that's one of the community's most distinctive features. That structure has made Valencia consistently popular with families prioritizing strong, consistent William S. Hart Union High School District schools and a genuinely walkable, planned layout.
The median sale price is $836,596, down 3.8% year over year, while price per square foot rose 2.7%. Redfin scores the market 67/100, "Somewhat Competitive," with homes averaging 1 offer and about 31% selling above list price — a moderately competitive, buyer-reasonable market.
Valencia is also home to Six Flags Magic Mountain, one of the region's largest theme parks and a significant local employer, and has historically hosted Princess Cruises' corporate offices — though Princess has announced plans to wind down its Valencia office over the next few years as it consolidates toward South Florida, worth knowing if you're specifically targeting Valencia for that employer.
Roman has helped buyers close on homes throughout Los Angeles County, California. Tell him your Valencia price range and timeline.
Valencia pricing varies by village and home era, from older 1970s-80s villages to newer, larger-lot development toward the community's northern and eastern edges.
| Home Type | Typical Price Range | Notes |
|---|---|---|
| Condo / townhome | $450,000 – $650,000 | Found throughout most villages |
| Entry single-family (older villages) | $700,000 – $900,000 | 1970s-80s construction |
| Mid-range single-family (Northbridge, Westridge) | $900,000 – $1,200,000 | Larger lots, updated homes |
| Premium single-family (Tesoro del Valle, newer villages) | $1,200,000 – $1,700,000+ | Newer, larger, gated or semi-gated communities |
Valencia's median sale price was $836,596 in August 2026, down 3.8% year over year, while price per square foot rose 2.7% to $460. Homes are taking a median of 40 days to sell, seven days faster than a year ago, with 151 homes sold, down 11.9% year over year on lower available inventory. Redfin scores the market 67/100, "Somewhat Competitive," with a 99.6% average sale-to-list ratio and about 30.7% of homes selling above list price, though 35.9% also saw price reductions — a mixed but overall balanced market.
| Metric | Valencia (last 3 mo.) | Year-Over-Year |
|---|---|---|
| Median sale price | $836,596 | -3.8% |
| Median price per sq ft | $460 | +2.7% |
| Homes sold | 151 | -11.9% |
| Median days on market | 40 days | -7 days |
Source: Redfin housing market data, August 2026. Figures reflect the trailing 3-month period and change year over year; local market conditions vary by neighborhood and property type.
Valencia's defining feature is its system of named residential villages — each with its own elementary school and connected by paseo walking trails — rather than conventional subdivision names.
Related: See current Valencia listings and Roman's local track record
What you get at each price point, and what Roman's flat fee saves you versus a traditional 2.5% buyer's agent commission at that price.
Valencia's cost of living and homeownership figures track the broader City of Santa Clarita, among the higher-income, higher-ownership communities in this guide series.
Santa Clarita's citywide median household income is $123,062 (U.S. Census Bureau, 2020–2024 estimate), with a 71.8% owner-occupied rate — both strong figures reflecting the broader city's planned, family-oriented character, of which Valencia is the largest and most established component.
Standard California and LA County sales tax applies, and cost of living runs close to the broader Santa Clarita Valley average — generally more attainable than the San Fernando Valley communities covered elsewhere in this guide series at a comparable commute distance from central LA.
Valencia is car-dependent overall, with I-5 as the primary commute artery and a Metrolink station offering a rail alternative toward Downtown LA.
I-5 runs along Valencia's western edge, connecting south toward the San Fernando Valley and Downtown LA (typically 45 minutes to over an hour outside peak hours) and north toward the Grapevine and Central Valley. The Via Princessa and Santa Clarita Metrolink stations, on the Antelope Valley Line, offer rail access to Downtown LA's Union Station for commuters willing to trade drive time for a fixed schedule.
Within Valencia itself, the paseo trail system supports genuine walking and biking between villages, parks, and schools — a distinctive feature among the communities in this guide series, even though daily errands are still mostly by car.
Valencia sits in the Santa Clarita Valley, which runs noticeably hotter and drier in summer than the San Fernando Valley communities covered elsewhere in this guide series. January highs average around 66°F, while August highs average around 93°F, among the hottest readings in this guide series, with roughly 15 inches of annual rainfall concentrated between November and March.
Given the heat, cooling costs run meaningfully above coastal benchmarks — a real factor to budget for, particularly in older homes without updated HVAC systems.
Six Flags Magic Mountain is Valencia's most visible local employer, alongside College of the Canyons and a historically significant (now winding down) Princess Cruises corporate presence.
Six Flags Magic Mountain, one of the largest theme parks in the region, is located in Valencia and is a major seasonal and year-round employer. College of the Canyons, the area's community college, is another significant local employer and education anchor. Princess Cruises has historically maintained a large corporate office in Valencia (employing as many as 1,885 people in 2015), but the company has announced plans to sunset its Santa Clarita office over approximately the next few years as part of a broader consolidation toward South Florida — worth confirming directly if that company's current presence matters to your decision.
Most Valencia residents still commute toward the San Fernando Valley or elsewhere in greater LA, so while these are genuine local anchors, they shouldn't be assumed to be every buyer's employer.
Valencia carries moderate wildfire exposure typical of the broader Santa Clarita Valley, alongside standard regional earthquake exposure; its flatter, more developed village layout generally carries less direct hillside exposure than Canyon Country or outlying Santa Clarita communities.
| Risk Type | Local Rating | Typical Insurance Cost |
|---|---|---|
| Wildfire (eastern/hillside-adjacent villages: Tesoro del Valle) | Moderate to High FHSZ | May require FAIR Plan or specialty carrier depending on specific location |
| Wildfire (central villages) | Low to Moderate | Standard carriers generally available |
| Earthquake | Moderate (regional fault exposure) | $600 – $1,800+/yr (separate policy), varies by construction type |
Valencia is served by the William S. Hart Union High School District for secondary grades, including Valencia High School, one of the district's top-rated campuses, with elementary schools organized village by village.
| School | Level | GreatSchools Rating |
|---|---|---|
| Valencia High School | 9-12 | |
| William S. Hart Union High School District | 9-12 | |
| Village elementary schools (varies) | K-6 |
HOA coverage is common throughout Valencia given its village structure: most villages carry HOA dues of $80 to $250+ per month for paseo, park, and common-area maintenance, with gated communities like Tesoro del Valle and Northpark running higher, often $200 to $400+ per month.
Property tax follows the standard roughly 1.1% to 1.3% of assessed value annually, reassessed to your purchase price at close. Some newer villages carry Mello-Roos or other special assessments tied to original infrastructure financing — always confirm on the preliminary title report for a specific property.
On an $836,596 Valencia home (this market's current median), here's the traditional-vs-flat-fee comparison.
| Cost Item | Traditional Buyer | With Roman (Flat Fee) |
|---|---|---|
| Buyer's agent commission (2.5%) | $20,915 | $7,250 flat fee |
| Closing costs (escrow, title, recording) | ~$5,500 – $9,000 | ~$5,500 – $9,000 |
| Home inspection | $500 – $900 | $500 – $900 |
| Loan origination / lender fees | Varies by lender | Varies by lender |
| Net cost after flat fee credit | $20,915 (agent side) | $7,250 — you keep the ~$13,665 difference |
Related: Closing Cost Credit Explained · Buyer Rebate Explained
At the current median, most Valencia purchases fall comfortably within conforming loan limits. Budget roughly 2% of the purchase price for closing costs, and expect a moderately competitive but not frantic market — Redfin's data shows homes averaging 1 offer with real room to negotiate on many listings given the 35.9% price-reduction rate.
Roman's flat fee stays fixed at $7,250 under $1.5M, which covers the substantial majority of Valencia inventory, with the credit difference applied at closing toward closing costs or a rate buydown.
The same core steps apply anywhere in California, but Valencia's always confirm which specific village and elementary-school boundary a Valencia property falls into — the paseo-connected village structure means boundaries can shift within a short walk.
Related: Flat Fee vs. Traditional Agent · 2024 NAR Settlement Guide
First-time buyers in Valencia generally find the most realistic entry points in condos and townhomes, or in the community's older villages, where 3% – 5% down conventional and FHA financing remain usable. Tesoro del Valle and other newer, gated villages are typically a stretch for a first purchase.
Given Valencia's village structure, Roman's first step with most first-time buyers here is narrowing which specific villages fit both budget and school-boundary priorities, since both vary meaningfully by village.
Related: Mortgage & Financing Basics
Condos and townhomes are available throughout most of Valencia's villages, generally $450K to $650K, offering the most attainable entry point.
Single-family homes range from smaller 1970s-80s village homes to newer, larger construction in Tesoro del Valle and similar later-phase developments. Because the community was built out over several decades, construction era and HOA structure vary meaningfully by village — always confirm both for a specific property.
Valencia's core villages are largely built out, though some newer development continues at the community's edges and in adjacent areas of Santa Clarita. There's no single new-home sales office covering the entire community, since different villages were developed by different builders over time.
Roman can help evaluate the permit history and builder reputation of any newer-phase Valencia home you're considering.
Related: New Construction Tips
Roman responds to every inquiry within one business day. Tell him your Valencia price range and timeline and he will walk you through the flat fee model, your exact savings, and next steps.
Valencia Homebuyer Guide
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Roman Doktorovich · DRE #01441969 · Real Brokerage Technologies Inc.