Valencia by FivePoint: What Buyers Should Know | Dubner

Published by Michelle & Jon Dubner | Dubner Real Estate Group | Equity Union

Last updated: July 15, 2026

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If you have been house hunting in Valencia, California and noticed listings for a community you had never heard of using the same name, you are not imagining things. There are now two Valencias in the Santa Clarita Valley: the established Valencia most buyers already know east of I-5, and a large new master-planned community called Valencia by FivePoint going up west of the freeway. Michelle and Jon Dubner get asked about the difference almost every week, so here is what buyers need to understand before they compare the two.

What Is Valencia by FivePoint?

Valencia by FivePoint is the current name for the large master-planned community built on the former Newhall Ranch land. The project has been rebranded twice: it started as Newhall Ranch, became FivePoint Valencia in 2019, and is now marketed as Valencia by FivePoint. At full buildout it is planned for roughly 21,500 homes across about 15,000 acres, making it one of the largest master-planned communities in California. Buildout is expected to unfold over 20 to 30 years, so this is a community that will keep changing for a long time, not a project that finishes next year.

Is Valencia by FivePoint Part of the City of Santa Clarita?

This is the single most important thing for buyers to understand, and it surprises a lot of people. Valencia by FivePoint sits west of I-5 and south of Highway 126, in unincorporated Los Angeles County. It is not inside the city limits of Santa Clarita. When Santa Clarita incorporated in December 1987, the boundary was drawn at I-5, and the established Valencia neighborhoods east of the freeway became part of the city while the land that is now Valencia by FivePoint did not. That means county, not city, services apply in a lot of the ways we cover below.

What Will Be There When It Is Finished?

Several national builders are currently selling homes in Valencia by FivePoint, including Lennar, KB Home, Toll Brothers, Richmond American Homes, and Tri Pointe Homes. The community carries the 91381 zip code. Planned amenities include Confluence Park, which centers on pools and a clubhouse, Verve Park for fitness, Riparian Park for sports fields, and the Eastlink Greenway trail connecting the neighborhoods together. If you are the type of buyer who wants brand-new everything, from the roof to the community pool, this is worth a look. If you want established trees and a neighborhood that already has 20 years of history, the original Valencia east of I-5 is still the better fit.

What Should Buyers Know About Taxes There?

New-construction communities like Valencia by FivePoint commonly carry a Mello-Roos Community Facilities District special tax on top of the standard 1% property tax rate, and this is where Jon and I slow buyers down the most. Mello-Roos assessments fund the roads, sewers, schools, and parks that make a brand-new community possible, and they typically run for a set number of years rather than forever. The amount varies by parcel and by builder, so we never quote a buyer a flat number from memory. Before you write an offer on any new-construction home here, we pull the actual CFD disclosure for that specific lot so you know exactly what you are agreeing to pay and for how long.

Is Valencia by FivePoint Right for You?

It depends on what you are trying to buy. If new construction, modern floor plans, and being part of a community that is being built from scratch appeal to you, Valencia by FivePoint deserves a serious look. If walkability to mature shopping, established Hart District schools, and the paseo system that the original Valencia is known for matter more to you, the established side of Valencia east of I-5 is worth comparing against it directly. Either way, knowing which Valencia you are actually looking at, and which jurisdiction governs it, should be step one.

What Should You Ask Before You Tour a Model Home There?

Jon and I walk buyers through a short list of questions before they even schedule a builder appointment in Valencia by FivePoint. First, ask which specific phase or neighborhood within the community the home sits in, since amenities like Confluence Park, Verve Park, and Riparian Park are not all finished or accessible from every phase yet. Second, ask for the CFD or Mello-Roos disclosure in writing, not a verbal estimate, and ask how many years remain on the assessment. Third, ask which fire department and sheriff's station serve that specific address, since unincorporated county land can mean different response coverage than what you are used to inside city limits. Fourth, ask about HOA structure, since a community this size is likely to carry both a master association and smaller sub-association dues layered on top of each other, similar to what buyers encounter in other large SCV master-planned communities.

None of these questions should scare you off. New-construction buyers get real advantages, including builder warranties, energy-efficient systems, and the ability to select finishes. They just deserve the same level of due diligence as any resale home, and in some ways more, because the community itself is still being built around you. That is exactly the kind of groundwork Jon and I do before a client ever signs a purchase agreement.

📍 See Dubner Real Estate Group on Google — homes for sale in Valencia, Santa Clarita

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Thinking about what this means for your move?

Jon and I are always tracking what's actually being built and approved across the Santa Clarita Valley, not just what's for sale today. If you want the real picture before you buy or sell, reach out.

Call or text: 661-219-5517

Michelle & Jon Dubner · Dubner Real Estate Group · Equity Union