55+ Communities in Santa Clarita

How many 55+ homes sell in Santa Clarita each year?

131 homes in age-restricted communities closed in the Santa Clarita Valley between October 2025 and September 2026, at a median of about $685,000 (closed sales flagged as senior communities, Oct 2025–Sep 2026). That is about 5% of all valley sales. Friendly Valley in Newhall accounted for 54 of them, and Lennar's Sierra Bella collections at Tesoro Highlands accounted for 21 more.

Choices split into two groups: established resale communities (Friendly Valley, Belcaro, Galloway, Verano at Aliento) and new construction (Sierra Bella at Tesoro Highlands and Altis at Skyline). On October 7, 2026, 48 senior-flagged homes were listed for sale in the valley, 30 of them in Friendly Valley's main tract.

What are the 55+ communities in Santa Clarita?

These are the communities whose sales are designated as senior housing, with the last 12 months of results.

Closed sales in tracts identified by these names, Oct 2025–Sep 2026. Counts under 10 are small samples.

A few notes on the table:

• Belcaro: 96% of sales in the two Belcaro tracts over the last two years were flagged as senior-community sales (Oct 2024–Sep 2026). Confirm the age restriction in the CC&Rs.
• Galloway 55+: "55+" is part of the tract's name. Confirm the builder and the current rules with the HOA.
• Verano: Pardee Homes marketed Verano in 2019 as a 55+ neighborhood within Aliento with a private clubhouse.
• Other tracts: some other Tesoro Highlands tracts also carry a senior designation. Ask the builder which of its collections are age-qualified before you rely on a listing's flag.

How do 55+ age rules work under federal law?

A community can legally limit residents by age if it qualifies as "housing for older persons" under the federal Fair Housing Act. HUD's regulations set three tests:

1. The 80% rule (24 CFR §100.305). At least 80% of occupied units must have at least one resident who is 55 or older.
2. Stated intent (24 CFR §100.306). The community must publish and follow policies that show it operates as 55+ housing. Advertising, written rules, CC&Rs, and how it describes itself to buyers all count.
3. Age verification (24 CFR §100.307). The community must have procedures to check each unit's occupancy, update them regularly through surveys or similar means, and be able to show compliance with the 80% rule through surveys and affidavits.

In practice, the 80% rule means some homes may have no resident over 55, but the CC&Rs can be stricter than the federal minimum. California's Civil Code §51.3 sets the state rules. A "senior citizen" is 55 or older in a senior citizen housing development, and certain "qualified permanent residents" may live with them. One example is a person who lived with the senior before that senior's death, hospitalization or other prolonged absence and who was 45 or older, or was the senior's spouse, cohabitant or primary caregiver. Under Civil Code §4525, a seller must give the buyer a statement about any age restriction that differs from §51.3. Read that statement and the CC&Rs before writing an offer.

What does the Friendly Valley HOA cover?

Friendly Valley's shared facilities are run by the Friendly Valley Recreational Association, a nonprofit whose stated mission is to maintain the recreational facilities and common areas, "which include golf courses, clubhouses, business office, roads, sports courts, green belts." Its nonprofit profile describes about 290 acres in Newhall with 13 village associations and 1,290 units.

Each home belongs to one of those village associations. The median for Friendly Valley's main tract was $564 a month over the last 12 months (Oct 2025–Sep 2026). Before making an offer, ask which village a unit belongs to, and request that village association's budget along with the recreational association's. No official association website could be confirmed for this guide.

Other Friendly Valley figures (Oct 2024–Sep 2026):

• Typical home: two bedrooms and about 982 square feet, selling for about $413 per square foot.
• Cash buyers: 55% of purchases were cash.
• Listings: on October 7, 2026, 31 homes were listed across all Friendly Valley tracts at a median asking price of about $355,000, ranging from $240,000 to $560,000.

See the Friendly Valley neighborhood guide for more.

Which new 55+ homes are being built in Santa Clarita?

Two builders were selling age-restricted new homes in October 2026.

Sierra Bella at Tesoro Highlands (Lennar).

• Setting: Lennar describes Sierra Bella as homes in the gated, age-qualified Tesoro Highlands Villas neighborhood, with a planned gated amenity center for buyers 55 and older.
• Homes and price: two bedrooms, 1,653 to 2,269 square feet, posted at $699,990 to $809,990.
• HOA and taxes: Lennar lists approximate HOA dues of $483 and an approximate tax rate of 1.3%.
• Recorded as: these sales are recorded as condominiums.

Altis at Skyline (Tri Pointe Homes).

• Setting: a gated 55+ neighborhood of single-story homes in the Skyline master plan, ZIP 91351.
• Homes and price: two to three bedrooms, 1,511 to 2,621 square feet, priced from $699,000.
• HOA and taxes: Tri Pointe estimates HOA dues of $283 a month at build-out, plus a base tax rate of 1.1869% and annual assessments of $1,423 to $1,573.

Both builders require a buyer's agent to be registered at the first visit. The new construction guide has details.

How does Prop 19 help sellers 55 and older?

Under Proposition 19, a homeowner who is over age 55 (or physically and permanently disabled) can carry the taxable value of their current home to a replacement home anywhere in California, up to three times. The California State Board of Equalization lists these conditions:

• The home being sold must be a principal residence eligible for the homeowners' exemption, and the replacement must also be a principal residence.
• The replacement must be bought or built within two years of the sale.
• The replacement counts as "equal or lesser value" if it costs no more than 100% of the old home's market value when bought before the sale, 105% when bought in the first year after, or 110% in the second year.
• If the replacement costs more, the difference is added to the transferred value.
• The claim is filed with the county assessor where the replacement home is located, after both transactions close and the owner has moved in. It is not handled through escrow.

What does downsizing to a 55+ community look like in dollars?

Start with the valley's median single-family sale of $875,000 (Oct 2025–Sep 2026). Against that:

Prices from closed sales Oct 2025–Sep 2026, except Altis (Tri Pointe's posted starting price, October 2026).

All four are below the median sale price, so under Prop 19 each would count as "equal or lesser value" for someone selling a home at that price. Selling costs, HOA dues and any special assessments on the new home still need to fit the budget. A $564 monthly HOA works out to about $6,800 a year. For an estimate of your current home's value, use the home valuation page.