Friendly Valley 55+ Community in Newhall: Prices, HOA and Rules
Homes in Friendly Valley, a gate-guarded 55+ community in Newhall, sold for a median of about $415,000 from October 2024 to September 2026. Most are 1960s condominiums of about 1,000 square feet, and median HOA dues were $530 a month.
Closed sales in tracts identified as Friendly Valley, Oct 2024–Sep 2026.
What is Friendly Valley?
Friendly Valley is a gate-guarded, age-restricted (55+) community in the Newhall area of Santa Clarita. Its recreational association is based at 19345 Avenue of the Oaks, Newhall, CA 91321.
The City of Santa Clarita's film office describes it as about 1,290 single-level homes on 275 acres. The Friendly Valley Recreational Association's nonprofit profile lists about 290 acres, 13 village associations and 1,290 units. The association's stated mission is to maintain the recreational facilities and common areas, which include golf courses, clubhouses, roads, sports courts and greenbelts.
What amenities does Friendly Valley have?
Friendly Valley has two golf courses, an 18-hole pitch-and-putt and a nine-hole executive course, according to the City's film office. The same listing names these amenities:
- A swimming pool and Jacuzzi spa, both heated year-round
- An exercise room
- An arts and crafts room and a woodshop
- An auditorium
- A fireside room with a piano, organ and fireplace
- A guard-gated entrance
Hours, guest rules and any extra fees are set by the association. Ask for the current rules before you rely on any amenity.
When was Friendly Valley built?
Most homes sold in Friendly Valley were built in the 1960s. Homes that sold in its tracts from October 2024 to September 2026 were built from 1963 to 2004, with a median year built of 1966.
| Tract | Sales | Years built |
|---|---|---|
| Friendly Valley (FRV) | 101 | 1963–1986 |
| Friendly Valley Eleven (FRV11) | 7 | 1971–2004 |
| Friendly Valley - FRV | 1 | 1966 |
Source: Racquel Wilder Realty analysis of closed sales, Oct 2024–Sep 2026.
What kinds of homes are in Friendly Valley?
Most homes that sell in Friendly Valley are recorded as condominiums. Of 109 sales from October 2024 to September 2026, 92 were condominiums, 8 were townhouses, 7 were single-family homes, and one each was a duplex and a quadruplex. The median home had 982 square feet and 2 bedrooms.
How much do homes in Friendly Valley cost?
The median sale price in Friendly Valley was about $415,000 across 109 sales from October 2024 to September 2026, well below the Santa Clarita Valley median. The middle 80% of sales ran from about $311,000 to $570,000.
| Measure | Value |
|---|---|
| Closed sales (24 months) | 109 |
| Median sale price | $415,000 |
| 10th–90th percentile price | $311,400 – $570,200 |
| Median price per sq ft | $413 |
| Median size | 982 sq ft, 2 bedrooms |
| Median condo/townhome price (100 sales) | $393,500 |
| Median single-family price (7 sales) | $690,000 |
| Median days on market | 39 |
| Median sale-to-original-list price | 98.1% |
| Cash purchases | 55% of sales |
| FHA or VA financing | 3% of sales |
| Sales in the last 12 months | 54 (median $422,500) |
| Active listings on Oct 7, 2026 | 31 (median list $354,900; $240,000–$560,000) |
Source: Racquel Wilder Realty analysis of closed sales in tracts identified as Friendly Valley, Oct 2024–Sep 2026; active listings as of Oct 7, 2026.
For comparison, the median for all Santa Clarita Valley sales was about $799,000 from October 2025 to September 2026. Friendly Valley's smaller, older homes explain most of the gap. They also pull down the overall Newhall median, because Newhall's numbers include many condo sales.
What are HOA dues in Friendly Valley?
Every Friendly Valley sale had HOA dues, and the median was $530 a month from October 2024 to September 2026. In the last 12 months, the median was $564 in the main FRV tract and $626 in Friendly Valley Eleven.
Dues in Friendly Valley can fund two layers: a village association and the Recreational Association that runs the golf courses, clubhouses, roads and greenbelts. Ask the seller for each budget, reserve study and recent meeting minutes. Make sure you know which costs each layer covers, such as roofs, exteriors, insurance and water.
Who can live in Friendly Valley?
Friendly Valley operates as a 55+ community, and every sale in its tracts carried a senior-community designation. Under the federal Fair Housing Act, housing that meets the Housing for Older Persons Act standards may operate as 55+ housing.
The specific rules come from the association's governing documents. These include how residents' ages are verified, whether younger residents or caregivers may live there, guest stays and rentals. Read them before you write an offer. For other age-restricted options, see Santa Clarita 55+ communities.
Which schools serve the area?
Friendly Valley is in the Newhall area, so check the Newhall School District and the William S. Hart Union High School District for any address. Both offer address lookups: the Newhall School District locator and the Hart district locator. The high-school field on these sales for Friendly Valley sales doesn't name a specific school, so verify with the district.
What should you check when buying in Friendly Valley?
- Age restriction. Read the CC&Rs and rules on age verification, occupancy, guests and leasing. Confirm you qualify before you open escrow.
- Two layers of HOA. Get both the village association and the Recreational Association documents, budgets and reserve studies, plus any planned assessments.
- Older construction. Most homes date from the 1960s. Ask for permits on past remodels, and have a home inspection cover the plumbing, electrical panel, roof, HVAC and windows. Confirm which items the association maintains and which are the owner's job.
- Financing. More than half of recent buyers paid cash, and only 3% used FHA or VA loans. If you plan to finance, ask your lender early whether the specific village association meets the loan program's condo requirements.
- Ownership type. Most units are recorded as condominiums. Check the title report so you know exactly what you're buying.
Friendly Valley market snapshot
Oct 2025 – Sep 2026 vs. Oct 2024 – Sep 2025
| Measure | Last 12 months | Prior 12 months |
|---|---|---|
| Homes sold | 54 | 55 |
| Median sale price | $422,500 | $400,000 |
| Median price per sq ft | $399 | $433 |
| Median days on market | 48 | 35 |
| Sale price vs. original list price | 97.0% | 98.5% |
| Median condo/townhome price | $415,000 | $382,000 |
| Typical monthly HOA (homes with an HOA) | $564 | $530 |
| Active listings today | 31 | — |
Source: Racquel Wilder Realty analysis of closed residential sales in tracts named for this community, compiled by Racquel Wilder Realty on October 7, 2026. Medians shift with the mix of homes sold; ask for a price-point read before deciding.
Friendly Valley FAQ
Is Friendly Valley a 55+ community?
Yes. Friendly Valley is a gate-guarded, age-restricted 55+ community, and every sale in its tracts from October 2024 to September 2026 carried a senior-community designation. The association's governing documents set the specific age and occupancy rules.
How much do homes in Friendly Valley cost?
The median sale price was about $415,000 from October 2024 to September 2026, with most sales between about $311,000 and $570,000.
What are the HOA dues in Friendly Valley?
Median dues were $530 a month across sales from October 2024 to September 2026. Dues can cover both a village association and the Recreational Association, so ask what each one pays for.
Does Friendly Valley have a golf course?
Yes. The City of Santa Clarita's film office lists an 18-hole pitch-and-putt and a nine-hole executive course, plus a heated pool and spa, an exercise room, a woodshop and an auditorium.
How old are the homes in Friendly Valley?
Homes sold from October 2024 to September 2026 were built from 1963 to 2004, with a median year of 1966.
Sources
- City of Santa Clarita Film Office — Friendly Valley Country Club
- GuideStar (Candid) — Friendly Valley Recreational Association Inc
- U.S. Department of Justice — The Fair Housing Act (Housing for Older Persons)
- Newhall School District — home page (School Site Locator, Attendance Boundaries)
- Newhall School District — School Site Locator
- William S. Hart Union High School District — School Site Locator
Looking at Friendly Valley?
Racquel Wilder Realty can pull recent sales for the specific village you're considering and help you request the association documents early in escrow.
Contact Racquel