Valencia’s new construction sits in two actively selling master plans: Valencia by FivePoint west of Interstate 5, and Tesoro Highlands above Tesoro del Valle. Base prices run from the upper $500,000s to roughly $1.8 million. What buyers tend to leave out of the budget is the Mello-Roos special tax, which lands on the property tax bill on top of the base 1% levy.
Key Takeaways
- Five builders listed 16 available collections at Valencia by FivePoint on September 10, 2026, and Lennar showed Tesoro Highlands actively selling from the low $700,000s.
- Los Angeles County’s Valencia-Facilities district assigned detached homes $3,017 to $7,172 a year in Fiscal Year 2023-2024, by floor area, rising 2% every July 1.
- That same county document sets a 1.85% “Total Effective Tax Rate Limit” used to size the tax before the first bonds are issued, which gives you a benchmark to check a builder’s estimate against.
- The Santa Clarita Valley resale median was $865,000 in August 2026, so new construction is not automatically the pricier path.
What is selling in Valencia right now?
As of September 10, 2026, Valencia by FivePoint listed 16 available new-home collections from five builders on its own site, with plans running from two bedrooms up to six (Valencia by FivePoint, Explore New Homes in Valencia, CA). The developer puts the price range from the upper $500,000s into the $1,800,000s.
Those five builders are Lennar, KB Home, Tri Pointe Homes, Richmond American Homes and Toll Brothers. Entry points vary widely: Coral by Lennar starts in the upper $500,000s at 1,326 to 1,750 square feet, while Skylar by Toll Brothers starts in the low $1,300,000s at 3,622 to 3,731 square feet.
The second active master plan is Tesoro Highlands. On September 10, 2026, Lennar’s community page marked it “actively selling” from the low $700,000s to the low $1.4 millions, with 14 homes available and three collections open: Sierra Bella for active adults 55 and over, plus Arches and Montilla.
The Southland Regional Association of REALTORS put the Santa Clarita Valley median single-family sales price at $865,000 in August 2026, down 2.8% year over year (SRAR, released September 9, 2026). Several of the new collections open below that median, which is not what most buyers expect from a new build.
If you are weighing the established side of town against the new side, my Valencia community guide walks through the older paseo neighborhoods.
How does Mello-Roos work on a Valencia new home?
A Mello-Roos special tax is a separate charge on your property tax bill rather than a higher version of the base rate. The Los Angeles County Auditor-Controller describes a tax rate as including “a general 1% tax levy applicable to all bills and voter approved debt issues for your particular area,” with direct assessments “shown separately on the secured tax bill and are added to ad valorem taxes for total taxes billed” (LA County Auditor-Controller, Property Tax FAQs, retrieved September 10, 2026).
On March 9, 2021, Los Angeles County established Community Facilities District No. 2021-01 (Valencia-Facilities) to finance improvements “in the Valencia area, which is located in the western Santa Clarita Valley, west of Interstate-5 and south of State Route 126.” It has grown by annexation since, adding Improvement Area No. 2 in 2022 and Improvement Area No. 3 in 2023.
The Rate and Method of Apportionment for Improvement Area No. 3, dated August 31, 2023, sets the Fiscal Year 2023-2024 assigned special tax by floor area. Detached homes under 2,601 square feet were assigned $3,017 per dwelling unit, and homes of 4,201 square feet and up were assigned $7,172. Attached homes ran lower, from $924 to $2,976.
Two details matter more than the starting number. The rate climbs: “On each July 1, commencing on July 1, 2024, the Assigned Special Tax rates in Table 1 shall be increased by an amount equal to two percent (2.00%) of the amount in effect for the previous Fiscal Year.” And the charge is tied to the floor area on your original building permit, so two neighbors on the same street can pay very different amounts.
The 1.85% ceiling in the county’s own document
This provision lives in the county’s rate and method document, a bond document most buyers never see. The same county document defines a “Total Effective Tax Rate Limit” of 1.85%. The burden it measures is the assigned special tax plus estimated ad valorem property taxes, special assessments, special taxes for any overlapping districts, and other governmental taxes and fees, divided by the home’s base price. Association dues and PACE charges are excluded.
Before the first bonds are issued, a price point study goes to the district administrator, and if any floor plan in a land use class would exceed 1.85%, the administrator has to calculate a revised, lower assigned special tax for that class. That gives you a ceiling to check any builder’s tax estimate against.
Does Mello-Roos ever end, and can you pay it off?
Both are possible, though the terms are set district by district. For the Valencia-Facilities Improvement Area No. 3, the county wrote that the special tax “shall be levied until the earlier of (i) the final maturity of the Bonds or (ii) 40 years after the commencement of the Special Tax, provided that the Special Tax shall not be levied after Fiscal Year 2063-2064.”
Prepayment is allowed in most districts. In the William S. Hart Union High School District’s CFD No. 2015-1, an owner gives written notice of intent to prepay and the administrator has 30 days to calculate the amount, after which a notice releasing the lien is recorded (Hart District, CFD No. 2015-1 Annual Special Tax Report, fiscal year ending June 30, 2021). Appeals have a hard clock: written notice must reach the administrator within six months of the first disputed installment.
Which other districts show up on the bill?
A single parcel can sit inside several districts at once, and the charges stack. The Hart District alone administers eight community facilities districts, from CFD 90-1 through CFD 2021-1 (William S. Hart Union High School District, retrieved September 10, 2026). The City of Santa Clarita separately administers Valencia Town Center CFD No. 2002-1, Vista Canyon CFD No. 2016-1 and the Cooper Street Parking Structure CFD No. 2020-1.
Hart’s CFD No. 2015-1 covers 494 homes near Plum Canyon Road and Golden Valley Road, in the Saugus area. It is worth a look because the district publishes both the original rates and the current ones, so you can watch a school district’s special tax move over time.
Line the district’s two rate tables up and the escalator shows itself. A home under 1,900 square feet was assigned $2,037.17 in Fiscal Year 2016-2017 and $2,249.20 in Fiscal Year 2021-2022. A home over 4,099 square feet went from $4,038.29 to $4,458.58. The houses did not change, so the 2% annual step accounts for all of it, and it keeps compounding as long as the district levies.
To get the number for a specific address rather than a range, you have three ways in. Direct assessment lines appear separately on the annual bill, and the Auditor-Controller notes that “the telephone number for each direct assessment agency is located on the original tax bill next to the assessment.” California Government Code section 53340.2 requires the designated office to furnish a notice of special tax “within five working days of receiving a request,” with the fee capped at fifteen dollars. Every district also records a Notice of Special Tax Lien, which is a public document you can order.
How do HOA dues stack on top of that?
Association dues are billed separately and sit outside the 1.85% calculation entirely. Valencia by FivePoint runs a single Master Community Association covering Confluence Park, Verve Park, Eastlink and Vantage Park, which the developer lists as coming late 2026. FivePoint states that dues vary by home and that “some homes (like low-maintenance townhomes) include Sub-Association fees or other applicable fees as well.”
The subdivision public report settles the dues question before you are committed to anything. The California Department of Real Estate says “a subdivider is required to provide a copy of the public report to a prospective buyer before the buyer becomes obligated to purchase a lot or unit within the subdivision.” Those reports cover the CC&Rs and “costs and assessments for maintaining homeowners’ associations and common areas.” Ask for it early rather than at signing.
The resale equivalent is Civil Code section 4525, which requires the seller to hand over a written statement from the association covering current regular and special assessments, anything unpaid, and any change the board has approved but that is not yet due. Ask for both when you cross-shop a new build against a resale.
Is a builder incentive better than a lower resale price?
The two are not interchangeable, and the gap between them widens every year you own the house. Builder incentives typically attach to financing, closing costs or design-center credits rather than the base price, which keeps recorded sale prices in the community intact. On September 10, 2026, Lennar was running a “Fall Super Sale” at Tesoro Highlands with savings badges on specific homesites, including $68,000 on one Arches plan and $50,000 on another.
A resale seller who cuts the price is doing something structurally different. Under Proposition 13 the base 1% levy is calculated on assessed value, and for a purchase that value starts at what you paid. A $50,000 rate buydown and a $50,000 price reduction can look identical at the closing table and diverge every year afterward, because only one lowered the number your annual tax is calculated from.
Neither is automatically better. Run both against your own holding period, and get every incentive term in writing. If you need to sell before you buy, my guide to selling a Santa Clarita home for top dollar covers the sequencing.
How long does a new build take?
A new build takes longer than a resale escrow but less time than most buyers expect. The U.S. Census Bureau’s Survey of Construction put the 2025 average at 8.3 months from start to completion for single-family homes in the West, and 6.4 months for homes built for sale, the category that covers builder inventory.
Buying an inventory home skips most of that wait. Lennar listed 14 available homes at Tesoro Highlands on September 10, 2026, several already priced and addressed.
The tax surprise arrives after you move in. The Los Angeles County Treasurer and Tax Collector explains that “the Supplemental Secured Property Tax Bill is in addition to the Annual Secured Property Tax Bill; it does not replace the Annual Secured Property Tax Bill.” People get caught by a second detail in the same guidance: “The Tax Collector sends supplemental bills only to the property owner, even if you have an impound account with your lender.” Your impound account will not cover that bill, so set money aside for it at closing.
Which schools serve the new-construction neighborhoods?
FivePoint states that its community feeds three districts: Newhall School District and Saugus Union School District for pre-kindergarten through sixth grade, and the William S. Hart Union High School District for middle and high school. For Tesoro Highlands, Lennar lists the zoned schools as Tesoro Del Valle Elementary in the Saugus Union School District for kindergarten through sixth, then Rio Norte Junior High and Valencia High School, both in the Hart District. Lennar attaches its own caveat to that list: the information “is computer generated and may not be accurate or current.”
Boundaries here change as new phases come online, and a developer’s general statement is not an assignment. Before you write an offer, run the specific street address through the district’s locator or call the district office and get the answer in writing. For broader context, my guide to Santa Clarita neighborhoods for families covers the different pockets.
What to ask before you sign
Bring this list to the sales office and ask for written answers.
- Which community facilities districts does this parcel sit in, county and school?
- What is the assigned special tax for this exact floor plan at this exact square footage, not the community average?
- What is the annual escalator, and what fiscal year does the levy end?
- May I see the recorded Notice of Special Tax Lien?
- What is the master association due, and is there a sub-association on this plan?
- May I have the subdivision public report before I am obligated to purchase?
- What are the exact terms of the incentive, and what happens if I do not use the builder’s lender?
- When should I expect the supplemental tax bill, and for roughly what period?
Buyers moving up from the San Fernando Valley face a different set of trade-offs, covered in my guide to relocating from the San Fernando Valley. If the 55-and-over collections are on your list, see my downsizing guide, and for another master plan entirely, my Porter Ranch guide.
Frequently asked questions
Do all new homes in Valencia have Mello-Roos?
Not automatically, but most new Valencia construction sits inside at least one community facilities district. Los Angeles County established CFD No. 2021-01 (Valencia-Facilities) on March 9, 2021 for the area west of Interstate 5 and south of State Route 126, and school districts layer their own districts on top. Confirm by parcel rather than by community name.
How much is Mello-Roos in Valencia?
It depends on floor area and district. In Improvement Area No. 3 of the county’s Valencia-Facilities district, Fiscal Year 2023-2024 assigned rates ran $3,017 per year for detached homes under 2,601 square feet up to $7,172 for homes of 4,201 square feet and above, rising 2% each July 1. School district charges are billed separately and add to that.
Does Mello-Roos ever go away?
Yes, on a fixed schedule set at formation. The county’s Valencia-Facilities Improvement Area No. 3 levies until the earlier of final bond maturity or 40 years after the tax commenced, and no later than Fiscal Year 2063-2064. Hart District CFD No. 2015-1 runs 33 fiscal years after its last bond series and not past Fiscal Year 2058-2059.
Can I pay off the special tax early?
In most districts, yes. Under Hart District CFD No. 2015-1, an owner submits written notice of intent to prepay and the administrator calculates the prepayment amount within 30 days, then records a notice releasing the lien. Partial prepayment is available in ten-unit increments. Terms vary by district, so ask for the rate and method document.
Is new construction more expensive than resale in Santa Clarita?
Not necessarily. The Santa Clarita Valley median single-family sales price was $865,000 in August 2026 (Southland Regional Association of REALTORS), while several Valencia by FivePoint collections opened below that. The difference shows up in annual carrying cost, where special taxes and association dues can outweigh a lower purchase price. My first-time homebuyer tips cover the rest of the budget.
The short version
New construction in Valencia is competitive on price right now, and several entry points sit under the valley’s resale median. The part that decides whether the purchase works for you sits further down the tax bill. Get the district names, the assigned rate for your exact square footage, the escalator and the end year, then check the builder’s estimate against the county’s own 1.85% ceiling.
All of that paperwork is public, but it is written for bond counsel rather than buyers, which is why so few people read it. If you want a second set of eyes on the disclosures for a specific plan and phase, reach out through my contact page.
Marite Matassa, Marite Matassa & Associates, Pinnacle Estate Properties. California DRE #01867409, licensed since 2009. Serving the Santa Clarita Valley and the San Fernando Valley. Se habla espanol.
This article is general information, not tax, legal or financial advice. Special tax rates, community availability and pricing change. Verify current figures for any specific parcel with the Los Angeles County Auditor-Controller, the applicable district, and the seller’s disclosures before you rely on them.
Sources
- Valencia by FivePoint, Explore New Homes in Valencia, CA, retrieved 2026-09-10, https://valencia.com/
- Lennar, Tesoro Highlands New Home Community, Santa Clarita, retrieved 2026-09-10, https://www.lennar.com/new-homes/california/los-angeles-ventura-county/santa-clarita/tesoro-highlands
- Southland Regional Association of REALTORS, Santa Clarita Valley Real Estate Statistics, August 2026, released 2026-09-09, retrieved 2026-09-10, https://srar.com/wp-content/uploads/2026/09/2026-08%E2%80%93SRAR-SCV-Real-Estate-Stats.pdf
- County of Los Angeles, Rate and Method of Apportionment of Special Taxes, CFD No. 2021-01 (Valencia-Facilities) Improvement Area No. 3, dated 2023-08-31, in the Board of Supervisors letter of 2023-10-17, retrieved 2026-09-10, https://file.lacounty.gov/SDSInter/bos/supdocs/184930.pdf
- William S. Hart Union High School District, Community Facilities District No. 2015-1 Annual Special Tax Report, Fiscal Year Ending June 30, 2021, retrieved 2026-09-10, https://www.hartdistrict.org/apps/pages/cfd
- Los Angeles County Auditor-Controller, Property Tax FAQs, retrieved 2026-09-10, https://auditor.lacounty.gov/faqs/
- Los Angeles County Treasurer and Tax Collector, New Property Owner, retrieved 2026-09-10, https://ttc.lacounty.gov/new-property-owner/
- City of Santa Clarita, Community Facilities Districts, retrieved 2026-09-10, https://santaclarita.gov/finance/community-facilities-districts/
- California Department of Real Estate, Public Reports, retrieved 2026-09-10, https://www.dre.ca.gov/developers/publicreports.html
- California Government Code section 53340.2, retrieved 2026-09-10, https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=GOV§ionNum=53340.2
- California Civil Code section 4525, retrieved 2026-09-10, https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV§ionNum=4525
- U.S. Census Bureau, Survey of Construction, Average Length of Time from Start to Completion, 2025 data, retrieved 2026-09-10, https://www.census.gov/construction/nrc/xls/avg_starttocomp_cust.xlsx
