Summary: Saugus and Valencia sold at nearly the same median price over the past year (about $820,000 vs. $800,000), but Valencia had far more condos and HOAs and splits its elementary schools among three districts.
Saugus and Valencia had nearly the same overall median sale price over the past year: about $820,000 in Saugus and about $800,000 in Valencia, based on closed sales from October 2025 through September 2026. The bigger differences are in housing mix, HOA coverage and elementary school districts. Valencia had more than twice as many sales, far more condos and townhomes, and an HOA on nearly nine in ten homes sold. In Saugus, single-family homes made up a larger share of sales and fewer homes carried an HOA.
Both are communities within the City of Santa Clarita. Saugus covers the central and north-central part of the city. Valencia is the master-planned community along I-5 that Newhall Land and Farming Company began planning in the 1960s.
How do Saugus and Valencia compare on price and sales?
Single-family homes cost more in Valencia, while Saugus's overall median is higher because a smaller share of its sales were condos and townhomes.
| Closed sales, Oct 2025–Sep 2026 | Saugus | Valencia |
|---|---|---|
| Closed sales | 492 | 868 |
| Median sale price | $819,500 | $799,925 |
| Median, single-family homes | $865,000 | $915,000 |
| Condo and townhome sales | 105 | 299 |
| Median, condos and townhomes | $565,000 | $625,000 |
| Median price per sq ft | $416 | $427 |
| Median living area | 1,877 sq ft | 1,920 sq ft |
| Median days on market | 28 | 31 |
| Sale price vs. original list | 98.8% | 98.2% |
| Share of sales with an HOA | 62% | 89% |
| Median HOA dues (homes with an HOA) | $200/mo | $260/mo |
| Median year built | 1995 | 1999 |
| Prior 12 months median (Oct 2024–Sep 2025) | $840,000 | $850,000 |
| Active listings, Oct 7, 2026 | 108 (median ask $822,450) | 240 (median ask $746,500) |
The high schools reported most often on sales from October 2024 through September 2026 were Saugus High in Saugus (126 sales) and Valencia High in Valencia (288 sales), followed in Valencia by West Ranch (71 sales, plus 90 more entered as "West").
Both medians fell from the prior year: about 2% in Saugus and about 6% in Valencia. Medians move with the mix of homes that sell, so a year with more new-construction townhomes or fewer large homes can shift the figure without a matching change in values.
How does the housing stock differ?
Valencia has a much larger share of attached homes and newer construction, while Saugus is weighted toward single-family homes from the 1980s through the 2000s.
In Valencia, 299 of 868 sales (about 34%) were condos or townhomes. Condos sold for a median $535,500 and townhomes for $668,800. Valencia also had most of the valley's new construction: 162 new-construction closings over the past year at a median $802,490, most of it built by Lennar, in tracts including Tesoro Highlands and FivePoint Valencia. Valencia's paved paseos run over or under the streets so residents can walk or bike across much of the community without crossing at street level.
In Saugus, 105 of 492 sales (about 21%) were condos or townhomes. Condos sold for a median $440,000 and townhomes for $590,000. The most active Saugus tracts from October 2024 through September 2026 were Bouquet Canyon Estates (39 sales), Mariposa (34), Mountain View Homes (31) and American Beauty Bouquet (29). Newer Saugus neighborhoods include River Village and Skyline Ranch.
How do HOA dues compare?
Most Valencia homes carry an HOA; in Saugus, a little over a third of homes sold had none.
- Valencia: 89% of sales had an HOA, median $260 a month. Condo dues ran a median $430 and townhome dues $425.
- Saugus: 62% of sales had an HOA, median $200 a month. Condo dues ran a median $366 and townhome dues $311.
On any specific home, ask for the total of all association dues, not just one line on the listing. Newer tracts in either community may also sit in a Community Facilities District (Mello-Roos). Listing data doesn't show those special taxes, so check the preliminary title report, the LA County property tax bill and the seller's disclosures. The HOA vs. no HOA guide covers the trade-offs.
Which school districts serve Saugus and Valencia?
Both communities feed into the William S. Hart Union High School District for junior high and high school, but elementary districts differ.
- Saugus: elementary students attend the Saugus Union School District, which serves prekindergarten through sixth grade across 14 elementary schools and an early learning academy. Most students go on to Arroyo Seco Junior High and Saugus High, with some attending Golden Valley, Hart or Valencia High.
- Valencia: elementary schools are split among three districts: Saugus Union in the north, Newhall School District in the south, and Castaic Union in a small western portion. Newhall School District runs ten schools from UPK through sixth grade. High school students attend Hart district schools including Valencia High and West Ranch High.
Because Valencia is split, an address in Valencia doesn't by itself tell you the elementary district. Confirm with the district for the specific address.
How do commutes compare?
Valencia sits along I-5, while Saugus relies on Bouquet Canyon Road and the Metrolink station on Soledad Canyon Road.
- Valencia: I-5 runs along the community; the incorporated part of Valencia is east of the freeway. The city's McBean Transfer Station at 24375 Valencia Boulevard is a bus hub.
- Saugus: Bouquet Canyon Road is the main route through Saugus, along with Seco Canyon, Plum Canyon, Soledad Canyon and Newhall Ranch roads, Copper Hill Drive and Golden Valley Road. The Santa Clarita Metrolink station (Soledad Station, 22122 Soledad Canyon Road) is in Saugus on the Antelope Valley Line, which runs to Los Angeles Union Station.
Drive times vary widely by time of day, so test the commute at the hours you'd actually travel.
What about parks and trails?
Central Park, the largest city park in Santa Clarita, is in Saugus; Valencia's paseo network connects to the Santa Clara River Trail.
Central Park has multipurpose sports fields, basketball courts, a dog park and an exercise staircase with 172 steps to a lookout. Citywide, Santa Clarita maintains about 80 miles of trails and 20 miles of paseos, with the river trail as the backbone.
Which neighborhoods should you look at in each?
Saugus and Valencia each include several newer planned neighborhoods with their own price points. Figures are closed sales from October 2024 through September 2026 in tracts identified by these names.
| Neighborhood | Community | Sales | Median price | Built |
|---|---|---|---|---|
| Tesoro (Tesoro Highlands tracts) | Valencia | 177 | $1,075,000 | 2023–2026 |
| River Village | Saugus | 31 | $730,000 | 2013–2021 |
| Skyline Ranch | Saugus | 25 | $1,050,000 | 2019–2024 |
River Village sales were a mix of townhomes and single-family homes; Skyline Ranch sales were all single-family. Some Tesoro Highlands tracts are designated as senior (55+) communities. For full community pages, see homes for sale in Saugus and homes for sale in Valencia.
Racquel Wilder Realty can pull tract-level sales for any Saugus or Valencia neighborhood if you are comparing specific streets.
Sources
- Closed residential sales, Santa Clarita Valley ZIP codes, October 2024–September 2026, and active listings on October 7, 2026
- Wikipedia — Saugus, Santa Clarita, California
- Wikipedia — Valencia, Santa Clarita, California
- Saugus Union School District
- Newhall School District — About Us
- William S. Hart Union High School District
- City of Santa Clarita — Facilities
- City of Santa Clarita — Central Park
- City of Santa Clarita — Trails
Frequently Asked Questions
Overall medians were close from October 2025 through September 2026: $819,500 in Saugus and $799,925 in Valencia. Single-family homes cost more in Valencia, at a median $915,000 versus $865,000 in Saugus.
Valencia. 89% of Valencia sales carried an HOA at a median $260 a month, compared with 62% in Saugus at a median $200 a month (October 2025 through September 2026).
Saugus is served by the Saugus Union School District. Valencia is split among Saugus Union in the north, Newhall School District in the south and Castaic Union in a small western portion, so confirm the district for a specific address.
Both are in the William S. Hart Union High School District. On recent sales, Saugus High was reported most often in Saugus and Valencia High in Valencia, followed by West Ranch.
The Santa Clarita Metrolink station (Soledad Station) is at 22122 Soledad Canyon Road in Saugus, on the Antelope Valley Line to Los Angeles Union Station. Valencia has the McBean Transfer Station, a bus hub on Valencia Boulevard.
