Listings are increasing but sellers are pricing for too far in the future 2025
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Listings are increasing but sellers are pricing for too far in the future 2025
Connor “with Honor” MacIvor - January 22, 2025** Tags: [Santa Clarita Real Estate](/-/Blog/tag/Santa Clarita Real Estate), [SCV Market Update](/-/Blog/tag/SCV Market Update), [Mello-Roos Taxes](/-/Blog/tag/Mello-Roos Taxes), [HOA Fees](/-/Blog/tag/HOA Fees), [Pricing Strategy](/-/Blog/tag/Pricing Strategy), [2025 Housing Trends](/-/Blog/tag/2025 Housing Trends), [Santa Clarita Open Houses](/-/Blog/tag/Santa Clarita Open Houses), [First Responder Realtor](/-/Blog/tag/First Responder Realtor), [Santa Clarita Housing](/-/Blog/tag/Santa Clarita Housing), [Home Selling Tips](/-/Blog/tag/Home Selling Tips), [Buyer Advice](/-/Blog/tag/Buyer Advice), [Local Market Stats](/-/Blog/tag/Local Market Stats), [Valencia Homes](/-/Blog/tag/Valencia Homes) ** 0 Comments | Add Comment
Introduction
Welcome, my dear friends, neighbors, and future Santa Clarita Valley homeowners. Connor with Honor here—your friendly First Responder turned Realtor. I’ve spent my life serving in uniform and behind the scenes, helping families, individuals, and investors secure their dream homes in the captivating Santa Clarita Valley. Today, I’m sharing one of the more detailed updates you’ll read about the Santa Clarita real estate market. We’ll discuss inventory, strategic pricing, competition, Mello-Roos taxes, and the do’s and don’ts for buyers and sellers in the coming months of 2025 and beyond.
You’ll also find valuable references to the vast resources on SantaClaritaOpenHouses.com, including crucial links to city-specific search pages, advanced property searches, mortgage rate trackers, and more. Because, as you’ll see, building your knowledge is the first step in building your wealth.
In this post, you’ll read:
I want you to feel, as we go along, that this is a friendly conversation with a well-traveled father figure—someone who’s been there, done that, and is guiding you with world-weary wisdom and a dash of humor. We’ll take a seat, sip a coffee, and get into the nitty-gritty of Santa Clarita real estate in 2025. So let’s jump in.
1. Transcription from My Latest Real Estate Video
(Below is the transcript of the daily update I provided, discussing rising inventory, strategic pricing, and the interplay between Mello-Roos taxes and HOA fees.)
Let’s talk about our Santa Clarita real estate update. We are creeping up in numbers of inventory that have been coming onto the market over the last two to three weeks. We did have the last year slowdown, as we see—that’s very indicative of every year during holidays. But now, as we get into 2025, we’re watching as the market is starting to move a little bit faster.
However, the same issues are coming out with properties that are getting placed on the market. In some cases, those listing prices are based on 90 or 180-day-in-the-future estimates of value, and they’re being based on a particular percentage. I don’t know if it’s the agents telling the people this or if they’re seeing this online.
Now, of course, it would seem that all things indicate real estate’s gonna continue to become more and more expensive throughout 2025 and maybe the next couple of years after—barring any kind of massive economic worldwide or even localized economic disturbance. But even with that, whenever you price a property, you want to be very close to fair market value or maybe a little above, but not so overzealous where people are trying to figure out how you could have priced it that way, not seeing any kind of variables that would indicate that that would be an acceptable price.
Buyers still have choices. If yours was the only house for sale, then no issue, but the problem is you’re in competition with other sellers, and other sellers might have the right idea in mind where they are pricing their properties very strategically out of the gate.
The other thing: if you’re selling a house that has a high Mello-Roos tax or a very expensive HOA—and very expensive is just basically above the norm, if you’re getting above $200—things change a little bit, depending on the buyer drive in your area. If you’re less than that, then usually you know green means go in a certain way.
If you’re looking at Mello-Roos taxes and your property has higher than normal Mello-Roos taxes—and there are some developments out here that carry extremely high, almost paying double taxes—that’s going to impact your sales price. So if you’re expecting to get as much for your residence as a similarly built residence—similar square footage that’s in a different zip code or different city or different neighborhood that doesn’t have Mello-Roos tax—then that’s probably not going to happen. So your price is going to have to be set accordingly.
You can see this in new housing. You go to my main website, SantaClaritaOpenHouses.com. The new housing there, you can find and see that some of these HOAs have exceeded $1,000 a month. Those properties are in the sixes and the sevens versus where they could be without that, in the millions of dollars.
I’m Connor with Honor. We’ll see you in the next real estate update. Be well. You can check out my new book at SantaClaritaOpenHouses.com. We’ll see you in the next one—over and out.
2. Rising Santa Clarita Inventory: A Deeper Look
Santa Clarita, in recent weeks, is seeing a noticeable uptick in housing inventory. This phenomenon typically happens after the holiday slowdown—buyers and sellers often prefer focusing on gatherings and celebrations in November and December. By January, everyone is making fresh starts, and that includes listing property.
Now, creeping into 2025, we see the data:
That’s a lot of market movement for a single region. You can see updated “Active Listings” anytime at Santa Clarita Active Listings. This inventory data is a prime indicator that local sellers are trying to test the waters, and some are over-pricing. Meanwhile, buyers are out there, but they’re not all biting if the price is unrealistic.
Why This Matters
3. Strategic Pricing: The Common Pitfall of Over-Pricing
From my personal vantage point—and as outlined in the above transcription—over-pricing remains the biggest Achilles heel for Santa Clarita sellers. You see it time and again:
Your solution is to anchor your property to a fair price from the get-go. That means checking real comps that closed within the last 30 days, referencing active competition in your immediate neighborhood, factoring in the Mello-Roos or HOA costs, and setting an asking price that’s compelling but not undervalued. The last thing you want is a “dinosaur listing” that sits for months, eventually leading you to slash the price anyway.
Pro-tip: If your property is in a community with high Mello-Roos or a monthly HOA that’s nearing $500, you have to factor that into your final number. For more details on how to structure your sale in high-fee communities, see my article on High HOA and Mello-Roos Homes (look for posts specifically about these topics).
4. Mello-Roos Taxes, HOA Fees, and How They Affect Your Bottom Line
Mello-Roos taxes and large HOAs have become the new norm in certain Santa Clarita communities. Developers finance infrastructure through Mello-Roos bonds, passing the cost onto homeowners via an annual or semi-annual payment. Meanwhile, HOAs can become quite large if the development includes multiple amenities like pools, fitness centers, gated security, and landscaping.
Key Observations:
If you’re a seller, you must price accordingly. A nearly identical floor plan in a non-Mello-Roos area will fetch a higher net, simply because the buyer’s monthly overhead is lower. Overpricing your Mello-Roos property is a surefire way to scare off offers.
Check out my Real Estate Glossary for a thorough explanation of Mello-Roos and how it compares to standard property taxes.
5. Are You Competing with a “Dream Home Finder” Mindset?
Buyers, let me give you a fatherly, no-nonsense approach: You do have choices in 2025. Don’t settle for a home that’s overpriced when you can likely find a comparable property with equal or better features priced more in line with current fair market value.
Your Starting Points:
Here’s a personal example I give my clients: Suppose your rate is 6.5% vs. 7.0%. You may not think that’s a huge difference, but it can significantly affect your monthly payment, thereby altering your total approved purchase price range.
6. Breaking Down Market Stats from Matrix
You might have seen me share a snippet of CRMLS/Matrix stats in my updates. Let’s parse them a bit to show how we interpret all this data in an ongoing manner:
Conclusion: The market is humming along, but you must remain aware that the “list-high/wait-for-an-offer” approach is increasingly risky.
7. City-by-City: Where Would You Like to Live?
Santa Clarita Valley comprises multiple distinct areas—each with its own vibe, price points, Mello-Roos structures, and types of HOAs. To help you, here’s a quick reference. All of the links below lead to curated pages on SantaClaritaOpenHouses.com so you can dive deeper into any city that catches your fancy.
These areas each have something special to offer. For instance, Acton is more rural, equestrian-friendly, and often has bigger lots. Stevenson Ranch is known for upscale homes, hillside vistas, and sometimes steeper HOAs. Canyon Country is a fantastic blend of older neighborhoods and newer builds, with a wide range of listing prices.
8. Overcoming Pricing Challenges: Three Scenarios for Sellers
Let’s break down three realistic scenarios I often see with sellers:
Scenario A: The Optimistic Over-Pricer
Advice: Don’t risk staleness. Price it near or slightly above the last best comp.
Scenario B: The Mello-Roos Blind Spot
Advice: If your Mello-Roos is high, account for it in your pricing. Alternatively, pay off some or all of the bond if feasible to sweeten the deal.
Scenario C: High HOA + Upgrades
Advice: Market the lifestyle, not just the property. Show how the $500 fee covers more than just a pool—maybe it covers water, trash, internet, and security. Make sure to highlight these benefits in your listing remarks.
9. The Buyer’s Perspective: Do You Have Leverage?
Buyers in 2025, I’m speaking directly to you now. The big question is, “Do I have any leverage in this market?” The short answer: Yes, you do. More inventory is hitting the market, as evidenced by active listings creeping upwards. While prices are not necessarily crashing, you can find bargains if:
Check daily for updated stats or new listings in your price band. You can do that using Quick Search or the Advanced Search on my site.
10. Open Houses: Are They Worth Attending?
You bet. Open houses give you a no-pressure environment to see multiple homes in a single day. If you’re new to the area or exploring a city like Stevenson Ranch or Canyon Country, a handful of open houses can help you get a sense of the neighborhoods.
For an up-to-date list of open houses in Santa Clarita, see Homes with an Open House for Sale in Santa Clarita CA or simply browse our dedicated Santa Clarita Open Houses Today page.
Note: If you’re not ready to commit to an agent quite yet, remember that if you love a property and want to write an offer, you’ll need a dedicated buyer’s agent who knows how to protect you. I can’t stress the value of strong representation enough—someone to negotiate, check Mello-Roos disclosures, and ensure your inspection period is well-managed.
11. For Sale By Owner (FSBO) or Hiring a Realtor?
Some folks consider doing it alone. However, as both a father figure and an ex-LAPD officer, I can assure you: real estate transactions are legally complex, and going FSBO might cost you more in mistakes than any potential commission savings.
If you’re curious about pros and cons, read my dedicated post: For Sale By Owner—A Good Idea? which breaks down all the hidden pitfalls, including limited exposure on the MLS, potential legal missteps, and the negotiation advantage you lose without a pro in your corner.
12. Resources for Informed Decisions
I always remind my clients: a well-informed decision is the best one you can make. Take advantage of the following:
And if you want the next best thing to a personal mentor for your home-buying or selling journey, consider my new book available at SantaClaritaOpenHouses.com/book. Packed with real-world scenarios, checklists, and secrets gleaned from years in real estate and service as a policeman.
13. My Personal Take: The 2025 Santa Clarita Outlook
2025 looks to be a year of cautious optimism. Barring unforeseen global or national economic surprises, Santa Clarita remains an attractive region for families, professionals, and retirees. It’s close enough to Los Angeles but still feels suburban, with good schools and lower crime rates than many other LA County areas.
I predict that the new construction developments with heavy HOAs/Mello-Roos will continue drawing in certain buyer segments who want brand-new everything. Meanwhile, established neighborhoods with no Mello-Roos remain hot commodities, especially if the owners do a fresh remodel.
14. Tips for Sellers Entering the Market Now
For more, see my Seller’s Guide, which has a deeper breakdown of a robust marketing plan.
15. Tips for Buyers Facing Multiple Listings
You’ll find more details in my Buyer’s Guide.
16. Final Thoughts: The Importance of Having an Expert Advisor
Santa Clarita is not just one “blob” of suburban sprawl. It’s a tapestry of unique micro-markets, each with its own pricing intricacies, fee structures, and pitfalls. The difference between a smooth transaction and a regret-filled fiasco can come down to who’s advising you. Having patrolled these streets as a first responder, I’ve gained a sense of vigilance and attention to detail that I bring to every real estate deal. My job is to keep you safe—legally, financially, and strategically.
If you’re thinking about listing your property, or you’d like a custom consultation, please reach out. You can do so by heading to the Contact page. Alternatively, if you’re in the early “lurking” stage, use the site map below or the city-specific links to get to know the neighborhoods on your own time.
17. Honorable Mention: More Deep-Dive Pages from the Sitemap
Our site is robust. Check out these additional specialized pages if you have distinct tastes or unusual property requirements:
You’ll even see pages discussing Farms, Vineyards, or the Emotional Side of Relocation. Our library is wide and detailed because every buyer and seller’s scenario can be unique.
18. Building a Million-Dollar Business Through SEO and Value
A little behind-the-scenes insight for you: My dedication to local SEO and transparent content creation isn’t just for show. It’s part of how I’ve built a lasting real estate practice in Santa Clarita—my “million-dollar business.” By focusing on:
I want you to see me as both a trusted advisor and an approachable neighbor. One of my personal life philosophies is that a fatherly or motherly approach (patience, kindness, wit) resonates deeply with clients, especially those new to real estate. People want to be led, but never coerced or rushed. That’s precisely how I do business.
19. Checking Out My Book: Fat to Fit, Real Estate, and More
You heard me mention “my new book.” You might be wondering, “What’s that about?” Well, if you’re curious about:
…then please take a moment to browse SantaClaritaOpenHouses.com/book. It’s part inspirational memoir, part real estate insider’s guide, and part accountability partner.
20. Action Steps: What Should You Do Next?
Whatever your situation, keep learning, keep exploring. You never know when the perfect opportunity might surface.
21. Final Word: My Fatherly Approach and Sarcastic Wit
As your “kind and loving father” figure in real estate—who’s traveled the world, faced high-stakes scenarios as a police officer, and learned how crucial patience and strategy can be—I promise to guide you with warmth, honesty, and a dash of fatherly humor. Look, real estate can be stressful. But with the right knowledge, you’ll see it’s also an adventure. If you sense sarcasm, it’s just me lightening the mood—like teaching your teenager how to drive stick shift while cracking jokes so nobody panics.
The “NOW mindset” I often mention is about staying present, not overthinking, but also not ignoring red flags. Let’s keep it real, focus on the facts, confirm the data, and remember that at the end of the day, we all want a better life for ourselves and our families.
I hope this 4,000-word blog post has given you a thorough perspective on Santa Clarita’s rising inventory, strategic pricing, Mello-Roos intricacies, and the entire scope of real estate resources available on SantaClaritaOpenHouses.com.
If you remember nothing else, remember this:
Bonus: Quick-Reference Links
And for those who love seeing all possible link entries, our Sitemap (viewed above in this post) covers nearly every possible property type and city.
(Note: The main sitemap text is lengthy, but it’s the foundation for letting search engines and you, the consumer, find the specific corners of Santa Clarita real estate that matter most. If you read the entire thing, treat yourself to an extra coffee.)
Conclusion
The Santa Clarita real estate market in 2025 is an evolving landscape. Inventory is rising, giving buyers more options and forcing sellers to be more strategic. Properties burdened with higher Mello-Roos or HOAs need to be priced with care. Buyers, on the other hand, should keep watchful eyes on interest rates, city differences, and potential hidden costs.
Whether you’re just browsing or ready to jump in, use the resources on SantaClaritaOpenHouses.com to your advantage. If you crave personal guidance from a seasoned professional who’s walked the streets in uniform and at the negotiation table, feel free to reach out. I’m here to protect your interests and guide you with the same honesty, bravery, and sense of duty I honed during my time as a first responder.
Let’s make 2025 your best year yet—whether that’s upgrading, downsizing, or finally stepping into your dream home in the Santa Clarita Valley.
Until next time—stay informed, stay patient, and stay ready.
I’m Connor with Honor, over and out.
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