3 Top Valencia real estate seller and buyer tips as we close out 2024
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3 Top Valencia real estate seller and buyer tips as we close out 2024
Connor “with Honor” MacIvor - December 23, 2024** Tags: [Santa Clarita real estate](/-/Blog/tag/Santa Clarita real estate), [Valencia CA real estate](/-/Blog/tag/Valencia CA real estate), SantaClaritaOpenHouses, [Connor with Honor](/-/Blog/tag/Connor with Honor), [Santa Clarita realtor](/-/Blog/tag/Santa Clarita realtor), [Valencia homes for sale](/-/Blog/tag/Valencia homes for sale), [Santa Clarita homes for sale](/-/Blog/tag/Santa Clarita homes for sale), [Buying a home in Santa Clarita](/-/Blog/tag/Buying a home in Santa Clarita), [Valencia property market](/-/Blog/tag/Valencia property market), [Santa Clarita property market](/-/Blog/tag/Santa Clarita property market), Re ** 0 Comments | Add Comment Welcome to another installment of our Santa Clarita real estate update! I’m Connor with Honor, and I’m excited to guide you through the vibrant world of Valencia, CA real estate—one of the crown jewels of the Santa Clarita Valley. Whether you’re new to this region or you’ve lived here for decades, you’ve likely felt the energy and charm that permeate every corner of Valencia, from its master-planned communities and paseos to its excellent schools and robust local economy. Santa Clarita is a large valley that includes Valencia, Canyon Country, Saugus, Newhall, Castaic, Stevenson Ranch, Agua Dulce, and more. Yet, despite being only part of a larger region, Valencia often stands out as a sought-after enclave for homebuyers, investors, and families.
In this long-form blog post, I’ll be sharing key market data pulled from local listings and real estate statistics, giving you an in-depth look at how many properties are on the market, how long they’re staying up for sale, how their prices have shifted over the past several weeks and months, and what that means for you—whether you’re buying, selling, or simply watching from the sidelines. I’ll also dive deeply into tips for maximizing your sale price, securing the best mortgage financing, and understanding the sometimes mysterious world of Mello-Roos taxes. I’ve updated these insights for the coming year—2025—so you can stay ahead of the curve and plan your next move with confidence.
At the same time, if you’re one of those folks pre-qualified earlier in 2024 and you’ve been holding off until “the market changes,” it’s good news: Reconnecting with your lender is typically straightforward. You generally won’t need a complete re-qualification from scratch; a few updated documents and a conversation about current interest rates are often enough to bring you back up to speed. And for the sellers who are reading, we’ll talk about the changing tastes of homebuyers. Our world is evolving quickly, so certain décor or personal touches might not be as universally appealing as they once were. Removing excessive personal memorabilia, especially if it’s career-specific or overly bold, can help your property appeal to a wider audience of prospective buyers.
Valencia is an excellent vantage point for analyzing the Santa Clarita real estate market as a whole. With about 120+ active listings in the Valencia area alone, this submarket can serve as a window to broader supply and demand dynamics. My overarching goal is to help you navigate homes for sale in Valencia or throughout the Santa Clarita Valley, with clarity and confidence—no matter which side of the transaction you’re on.
So pull up a chair, grab a cup of coffee (or tea, if you’re like me and trying to cut down on caffeine now that we’re approaching the new year), and let’s dive into the labyrinth of real estate in Santa Clarita, specifically focusing on Valencia. If you’ve heard about the “Valencia buzz” but you’re not 100% sure what all that excitement is about, keep reading—this post is tailor-made for you.
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2. The Santa Clarita Valley Real Estate Market: A Bird’s-Eye View
Before zeroing in on the microcosm of Valencia, CA, it’s essential to take a bird’s-eye look at the entire Santa Clarita Valley real estate market. I often tell my clients, friends, and family that Santa Clarita is like an expansive tapestry. You can’t fully appreciate the intricacies of a single patch (Valencia, for example) unless you view the tapestry in its entirety.
Overall Activity:
Closed Sales (Last 60 Days):
Naturally, interest rates play a role in all of this. Recent changes have caused some buyers to hesitate, hoping that 2025 will usher in lower rates. Some experts predict slight fluctuations but not necessarily a dramatic drop. If you’re in a stable situation financially, it may be worth talking to your lender about locking in a rate or exploring adjustable-rate mortgages with the plan to refinance down the line.
Seasonality also matters. December is often considered a slower month in many parts of the country, but Santa Clarita’s mild climate and ongoing economic development can keep the gears turning year-round. If you’re a buyer, you might find less competition from other buyers during the holiday season, which could mean more room for negotiation. On the other hand, sellers who list in December or January often have a strong motivation to sell. In other words, the holiday season can be an advantage to both sides, as long as they know how to leverage the situation.
Finally, keep in mind the population growth and job opportunities in the Santa Clarita Valley. This area has become a major hub for entertainment (given its proximity to major studios), aerospace, technology, healthcare, and more. A healthy job market correlates to sustained demand for homes. People want to live near their workplace, in a city that’s safe, family-friendly, and brimming with recreational opportunities. Santa Clarita—and specifically Valencia—checks all of these boxes.
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3. Zooming in on Valencia, CA: The Heart of Santa Clarita
If the Santa Clarita Valley is the tapestry, then Valencia is undoubtedly one of its shining central panels. This master-planned community, known for its family-friendly neighborhoods, picturesque paseos (walking paths), and top-rated schools, has emerged as a particularly attractive destination for homeowners and investors.
Valencia Market Snapshot
Valencia’s Appeal: Why the Hype?
In short, Valencia enjoys a near-perfect blend of suburban tranquility and urban convenience. As a result, it’s no wonder homes in this area often attract multiple offers—especially if they’re move-in ready and priced intelligently.
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4. Mello-Roos and Special Assessments: What You Need to Know
Now, no Santa Clarita real estate update would be complete without at least a nod to Mello-Roos. If you’re new to Valencia, CA real estate, you might be wondering what in the world Mello-Roos is and why it keeps coming up in conversation. Let me paint a picture:
What Is Mello-Roos?
Mello-Roos is a special tax district created to finance improvements and services in newly developed areas. The name comes from the legislators who authored the bill—Henry Mello and Mike Roos. In Valencia and some surrounding Santa Clarita neighborhoods, Mello-Roos fees help fund local infrastructure (roads, schools, parks, etc.). Although beneficial, these fees can add significantly to a homeowner’s annual tax bill.
Pros & Cons:
Does Mello-Roos Ever End?
Here’s the good news: Many Mello-Roos fees have a built-in expiration date—20 to 30 years from the start. That means if you buy a home in a district whose Mello-Roos is set to expire soon, you may see your tax burden drop in the coming years. However, it’s crucial to confirm actual expiration dates. Some communities vote to extend or re-institute Mello-Roos to fund additional projects.
Important Tip for sellers: If your home’s Mello-Roos obligations are nearing expiration, showcase that in your listings or during showings. Buyers sometimes shy away from properties with Mello-Roos, so letting them know that relief is on the horizon can ease concerns. Conversely, if you have a brand-new Mello-Roos bond that isn’t expiring for two or three decades, be transparent. Buyers want clarity, and honesty fosters trust.
Tax Deductions?
A recurring question I get: “Can I deduct Mello-Roos on my taxes?” The answer usually depends on how the tax is classified and if it funds general services or specific improvements. I’m not a CPA, so I always advise consulting a tax professional. If you’re paying it, it’s definitely worth investigating whether you can offset some or all of that cost in your annual returns.
For Valencia, CA real estate in particular, keep an eye on Mello-Roos disclosures in any listing. Not all Valencia neighborhoods have Mello-Roos, but many of the newer developments do. As a buyer, don’t be shy: ask your agent, the listing agent, the homeowner, or the HOA for specifics. The more you know, the easier it is to make a sound decision.
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5. Tips for Sellers: Maximizing Your Home’s Value in Valencia
Selling a home can be an emotional roller coaster. Many of us accumulate years—if not decades—of memories in the place we call home, making it hard to view our property objectively. Below are some steps that can significantly boost your home’s appeal (and hopefully its final sale price) without requiring an all-out remodel.
5.1 Declutter and Depersonalize
This is the golden rule of prepping any home for sale. As I jokingly mentioned, many first responders or career professionals have entire “war rooms” dedicated to memorabilia. To you, that might be the highlight of the home—a symbol of pride and identity. But from a buyer’s perspective, it can be a distraction. Buyers want to envision themselves in the space, free of existing personal stamps. So, remove personal photos, trophies, or large displays that might not appeal to everyone. Instead, present rooms in a neutral manner that highlights each space’s potential.
5.2 Curb Appeal
It might sound cliché, but first impressions matter. Mow the lawn, trim the hedges, power-wash the driveway, and, if possible, give that front door a fresh coat of paint. These small details hint at broader home care standards. If the exterior looks immaculate, buyers will step inside with a positive, open mindset.
5.3 Neutral Color Palette
If you have a neon accent wall or a living room that’s a bold shade of purple, consider neutralizing it. Colors like light gray, beige, or off-white are less polarizing and allow prospective buyers to project their own style onto the home.
5.4 Address Repairs
Leaky faucets, cracked windows, or faulty electrical outlets can easily plant doubt in a buyer’s mind. If you’re dealing with nagging minor issues, fix them before listing. Larger issues—such as roof repairs or structural concerns—require cost-benefit analysis. Sometimes, it’s best to fix them and highlight the improvement in the listing. Other times, you might price the property accordingly and disclose the issue upfront.
5.5 Highlight Upgrades with Paperwork
Did you replace the HVAC or water heater recently? Or install new windows, upgrade the plumbing, or switch to energy-efficient appliances? If yes, keep those receipts and highlight them. Buyers, especially in Valencia, are often willing to pay more if they know big-ticket items have been handled. Emphasizing these upgrades could be the difference between two or three offers and a bidding war.
5.6 Market Based on Location Perks
Valencia is known for its scenic paseos, top-tier schools, and proximity to shopping centers like the Westfield Valencia Town Center. Let your prospective buyers know how convenient it is to walk to the grocery store, how close the local elementary school is, or how quick the commute can be to the nearest freeway. People moving from outside Santa Clarita might not realize these benefits.
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6. Tips for Buyers: Securing Your Dream Home in Valencia
On the flip side, if you’re on the prowl for Valencia, CA real estate, here’s how you can set yourself up for success:
6.1 Re-Visit Your Lender (If You Were Already Pre-Qualified)
If you’ve been pre-qualified in 2024 and have been “waiting for the market to change,” you might not need to do the entire pre-qualification process over again. A quick check-in with your lender to update your financials (pay stubs, bank statements, etc.) is often enough. This could put you back in the game for those prime Valencia listings.
6.2 Shop Interest Rates
Interest rates are a moving target. Chat with multiple lenders to see if you can secure a better rate or loan program. A fraction of a percentage point can save you thousands over the life of a loan. If rates happen to dip in 2025, you may also consider refinancing later.
6.3 Pay Attention to Mello-Roos
As detailed earlier, some Valencia neighborhoods carry Mello-Roos, and some do not. For those that do, confirm the tax rate, expiration date, and if there are any possible extensions. It might be possible that your prospective home has an end date looming—great news for your long-term savings. Alternatively, it might be a brand-new bond with multiple decades ahead. Either scenario can be okay, but you’ll want to weigh the pros and cons regarding your monthly outlay.
6.4 Calculate Your Max Budget with Extras
Don’t forget property taxes, HOA fees (if applicable), homeowner’s insurance, and potential Mello-Roos. If you push your purchase to the limit of your pre-approval without factoring in these added costs, you could find yourself house-poor. Resist the temptation to look only at your monthly mortgage payment.
6.5 Home Inspections Are Not Optional
Always, always, always get a home inspection. A certified home inspector can reveal hidden issues—plumbing leaks, foundational cracks, or outdated wiring. While an inspection might set you back a few hundred dollars, it’s worth its weight in gold for the peace of mind it provides. If a major issue surfaces, you can negotiate repairs or price reductions with the seller.
6.6 Timing and Negotiation
Yes, we’re seeing a median of 59 days on market for Valencia properties, but that doesn’t mean you should necessarily wait around. If you love a home, act swiftly but do so smartly. If the home has been on the market for 90+ days, there could be more room for negotiation. If it’s a fresh listing that checks all the boxes and is fairly priced, you might face competition. Strategy is key!
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7. Building Your Santa Clarita Real Estate Knowledge: The Connor with Honor Brand & Book
If you’ve found this information useful, you’re not alone. One reason I create these Santa Clarita real estate updates is to empower local homeowners and prospective buyers to make educated decisions. Having worn different hats—first responder, community advocate, and local real estate professional—I believe in providing real-time data, transparency, and a steady hand as you navigate the complexities of real estate in Valencia, CA or anywhere else in Santa Clarita.
7.1 Why the “Connor with Honor” Approach Works
7.2 The Santa Clarita Edition: How to Buy and Sell Real Estate
I’ve recently updated my book for 2025, titled something along the lines of “How to Buy and Sell Real Estate: Santa Clarita Edition.” In it, you’ll find step-by-step guides on everything from picking the right mortgage product to staging your home for maximum impact. I cover legal forms, highlight local vendors for inspections and repairs, and delve even further into nuanced topics like Mello-Roos, HOAs, and probate sales. If you found this blog post helpful, the book will be your comprehensive companion—packed with checklists, real-life anecdotes, and cautionary tales to help you avoid common pitfalls.
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8. Conclusion: Next Steps and Final Thoughts on Valencia, CA Real Estate
We’ve journeyed through the Santa Clarita real estate landscape, narrowing our focus on Valencia, one of the region’s most dynamic and desirable neighborhoods. We’ve dissected active listings, closed sales, days on market, and overarching trends like the importance of good curb appeal, the role of Mello-Roos, and the power of interest rates in shaping your monthly payment.
Whether you’re a buyer or a seller, Valencia isn’t just another Los Angeles suburb. It’s a thriving community with top-tier amenities, parks, schools, and a strong sense of local pride. Property values here have shown resilience even when other markets dipped, largely thanks to the area’s robust infrastructure and consistent demand from people looking for a balanced life near job centers yet away from big-city congestion.
As of December 23, 2024, we see:
If you’re a buyer, do yourself a favor and get or update your pre-approval now. Don’t let a wave of new-year competition catch you off guard. If you’re a seller, present your home in its best light and price it realistically. The data shows buyers still have options; overpricing a home to “test” the market can backfire, pushing you into more days on market than necessary.
Ready for more? If you have questions about your specific situation, whether it’s deciphering Mello-Roos statements, clarifying closing costs, or scheduling open houses, feel free to reach out. My website, SantaClaritaOpenHouses.com, is loaded with additional resources, including the option to search for homes by price per square foot or specific neighborhoods. I encourage you to check it out—sometimes you’ll find hidden gems or older listings that might be ripe for negotiation.
And if you’re looking for a deeper, step-by-step guide on how to best position yourself to buy or sell in this unique area—particularly with an eye toward 2025—my book is there for you, updated and jam-packed with local intel. Real estate is never static. Markets ebb and flow, interest rates rise and fall, and buyer preferences shift with generational changes. Being equipped with the right knowledge can mean the difference between a transaction you’ll regret and one you’ll celebrate for years to come.
I hope this extensive post (clocking in at well over 4,000 words!) gives you the clarity and confidence you need in your Valencia, CA real estate journey. My mission is to serve this community, keep you informed, and ensure the process—whether buying or selling—unfolds as smoothly and profitably as possible.
I’m Connor with Honor, your friendly local real estate sage, fatherly guide, and steadfast advisor. Remember, no matter the headlines or the speculation about future markets, the best time to buy or sell is when it makes sense for your life circumstances and financial goals. Let’s connect soon—after all, real estate is about people, and I’m here to help you write the next chapter of your story in the Santa Clarita Valley.
Until next time—over and out!
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