FivePoint Valencia
The region's flagship master plan. 21,000+ homes at buildout.
FivePoint Valencia is the largest active master plan in Southern California. It spans four neighborhoods and 18 home collections currently selling: Opal, Ruby, Coral, and Jewel. The range is enormous. Affordable flats and condos that start in the upper $500Ks, townhomes in the $700Ks, and detached single-family homes stretching to nearly $1.8M. Because multiple builders are active inside the same master plan, cross-shopping between collections is a real lever. Most buyers don't know to use it. FivePoint's earliest-opened neighborhood (originally branded Mission Village) now has the most completed, move-in-ready homes — so if you need to close in 30 to 60 days instead of waiting six months for a build-to-order, that's usually where the quick move-ins are.
What to watch · my honest read
- Builder-to-builder cross-shopping inside FivePoint is a negotiation goldmine. Most sales agents will never tell you this.
- Every FivePoint home carries Mello-Roos. It can add $200 to $700+ per month to your payment. Always ask for the actual annual assessment on that specific lot.
- Incentives vary by collection and week. What was offered in Opal last month may be unavailable in Jewel today. Register with me on first visit so we track all of them.
- Standing inventory is a leverage point. Builders pay holding costs every month a completed home sits, so the oldest move-in-ready homes inside FivePoint usually have the most negotiating room.
- Comps tip: FivePoint's first neighborhood was originally branded Mission Village, so pricing history before 2023 is filed under the old name. I pull both when we comp your target home.
