Esprit Valencia Market Report
Quick Move-Ins • Builder Pricing • Recent Sales • Valencia Market Trends
Esprit
Esprit has enough current builder inventory and recent closing activity to support a useful community-specific market report — but it is still primarily a new-construction market rather than a mature resale neighborhood.
The best Esprit indicators today are the number and price range of Richmond American quick move-ins, current plan pricing, recently reported builder closings and the competing new-home choices around the same price tier. Broader Valencia resale data is included separately for context.
Esprit Quick Move-In Inventory
FivePoint currently displays 16 Esprit quick move-in homes spanning all three Richmond American plans. The spread is unusually broad for a collection of this size, giving buyers multiple price points and completion stages to compare.
| Plan | Address | Published Price |
|---|---|---|
| Nathanson | 27410 Rainwood Place | $926,433 |
| Nathanson | 27525 Mosswood Place | $941,641 |
| Netley | 27409 Creekwood Lane | $955,990 |
| Netley | 27340 Creekwood Lane | $984,990 |
| Netley | 27519 Mosswood Place | $986,990 |
| Netley | 27339 Creekwood Lane | $993,647 |
| Netley | 27404 Rainwood Place | $1,001,859 |
| Newarke | 27403 Creekwood Lane | $1,012,990 |
| Newarke | 27513 Mosswood Place | $1,019,990 |
| Newarke | 27416 Creekwood Lane | $1,020,228 |
| Newarke | 27334 Creekwood Lane | $1,023,097 |
| Newarke | 27507 Mosswood Place | $1,024,990 |
| Newarke | 27416 Rainwood Place | $1,035,067 |
| Nathanson | 27415 Rainwood Place | $1,040,338 |
| Nathanson | 27433 Rainwood Place | $1,054,689 |
| Netley | 27409 Rainwood Place | $1,095,118 |
FivePoint quick-move-in inventory reviewed August 19, 2026. Prices and availability can change without notice, and some homes may be reserved, under contract or repriced before public feeds update.
Esprit Has Real Inventory
A buyer entering Esprit today is not choosing from one or two scattered opportunities. With 16 quick move-ins published by FivePoint, the builder is competing across several homesites and price points. That creates room to compare completed selections, location, yard, view potential, incentives and timing — and can make negotiation strategy more important than the advertised base price alone.
Plan Pricing & Verified Near-Term Homes
Homes.com currently shows a verified builder-fed subset of Esprit inventory and publishes starting prices for all three plans. Its feed is narrower than FivePoint's complete quick-move-in list, which is why the counts differ.
| Plan | Approx. Size | Beds / Baths | Homes.com Plan Start |
|---|---|---|---|
| Nathanson | 2,720 sq. ft. | 4–5 / 3 | $941,641 |
| Netley | 2,960 sq. ft. | 4 / 4.5 | $955,990 |
| Newarke | 3,230 sq. ft. | 5–6 / 4.5 | $1,012,990 |
Three Homes Currently Highlighted
Homes.com's builder-verified feed currently highlights Netley at 27339 Creekwood Lane for $993,647, Netley at 27409 Creekwood Lane for $955,990 and Newarke at 27403 Creekwood Lane for $1,012,990, all with late-September 2026 move-in dates.
That is not a contradiction with FivePoint's 16-home count. It is a reminder that third-party portals often expose only a selected or synchronized subset of the builder's broader inventory.
Esprit Closings
Homes.com currently reports three recent Esprit sales, giving us an early look at actual transaction prices inside the collection.
| Sale Date | Plan | Address | Approx. Size | Reported Sale Price |
|---|---|---|---|---|
| Aug. 5, 2026 | Nathanson | 27345 Creekwood Ln | 2,720 sq. ft. | $909,990 |
| Aug. 5, 2026 | Nathanson | 27428 Creekwood Ln | 2,720 sq. ft. | $899,990 |
| July 29, 2026 | Netley | 27422 Creekwood Ln | 2,960 sq. ft. | $954,990 |
These are recently reported transactions, not a statistically mature Esprit resale dataset. New-construction closings can reflect builder incentives, option packages, homesite premiums and contract dates that are not visible in the headline sale price.
FivePoint New-Home Competition
Esprit currently occupies an important middle-to-upper price band in Valencia by FivePoint. The closest alternatives depend on whether a buyer values size, builder, story count or price most.
| Collection | Builder | Current Quick Move-In Examples | Why Buyers Compare It |
|---|---|---|---|
| Lumin | Richmond American | $686,490–$788,490 | Same builder, substantially smaller and lower-priced |
| Lark | Tri Pointe Homes | $759,000–$899,000 | Large-home alternative entering below Esprit |
| Esprit | Richmond American | $926,433–$1,095,118 | 2,720–3,230 sq. ft. with upgraded specification |
| Sutton | Lennar | $949,990–$979,990 | Four-bedroom two-story homes overlapping Esprit's lower range |
| Hollis | Lennar | $1,044,990–$1,149,990 | Larger homes overlapping Esprit's upper range |
| Skylar | Toll Brothers | $1.369M–$1.659M | Higher luxury tier above Esprit |
Selected current quick-move-in examples from FivePoint's published inventory on August 19, 2026. These collections differ in size, builder, lot, included features, HOA, special taxes and incentives, so price alone is not a direct apples-to-apples comparison.
Market View
Redfin reports that over the three months ending June 2026, the broader Valencia market had a median sale price of $775,730, down 10.8% year over year. Homes sold in about 47 days on average, compared with 40 days one year earlier.
The median sale price per square foot was $452, up 3.0% year over year. Those numbers cover many different Valencia neighborhoods, ages, sizes and property types and should not be treated as Esprit-specific values.
Esprit's current quick-move-in range sits well above the broader Valencia median, but Esprit is new detached construction with homes from approximately 2,720 to 3,230 square feet and a higher-end feature package. The broader resale median is context, not a valuation model for an Esprit home.
Inventory Creates Leverage — If You Compare Carefully
Sixteen published quick move-ins means buyers can compare more than floor plans. Look at lot position, yard depth, view, completed interior selections, closing date, incentives and whether a particular home has been sitting longer than the others.
A lower-priced Nathanson may be the better value for one household, while a Netley or Newarke with the right homesite and included upgrades could justify the additional cost. The strongest negotiating position comes from knowing the builder's alternatives at the same time.
Ask Victoria About Current Esprit InventoryBuilder Inventory Still Defines the Market
Early Esprit resale owners will compete not only against other resale homes but also against Richmond American's remaining inventory and incentives. Buyers may compare a resale directly with a new home carrying builder financing or closing-cost promotions.
As Esprit approaches buildout, that dynamic can shift. Immediate occupancy, completed landscaping, mature yards, window coverings, upgraded interiors and especially preferred view or larger-yard homesites can become meaningful resale advantages.
Discuss Your Esprit Home
Look Beyond Purchase Price
Homes.com currently reports Esprit HOA dues of approximately $270 per month. Treat that figure as current third-party context and verify it against the actual HOA disclosure package for the specific property.
Also compare property taxes and special assessments, insurance, solar/battery terms, financing incentives and any builder-paid closing costs. Two homes with similar headline prices can produce materially different monthly costs depending on financing and assessment structure.
Esprit's current published inventory also includes both sub-$1 million and seven-figure homes. That makes an all-in monthly comparison particularly useful when deciding whether to step from Nathanson into Netley or Newarke — or to compare Esprit with Sutton, Hollis or a smaller Richmond American home in Lumin.
How to Read This Report
Esprit quick-move-in prices come from FivePoint's current Valencia inventory page reviewed August 19, 2026. The median current asking price of $1,016,490 and average of approximately $1,007,379 are simple calculations based on the 16 published Esprit quick-move-in asking prices and are not appraisals or closed-sale statistics.
Homes.com supplied the builder-verified subset of three near-term homes, current published plan starting prices, approximately $270 monthly HOA, 54 planned homes and the three recent sales shown on this page. Broader Valencia market statistics come from Redfin calculations using MLS and/or public-record data.
New-construction pricing can move quickly and may reflect incentives, completed options, homesite premiums or financing programs that are not obvious from a headline price. Verify all material terms directly from current builder, HOA, tax, title, lender and purchase documents before making a decision.
Victoria Beliso
THE COLLECTIVE • CA DRE# 01846924Victoria can help buyers compare the current Esprit homes line by line — price, plan, homesite, yard, view, upgrades, incentives, closing date and total monthly ownership cost — and then compare Esprit against other FivePoint communities if the numbers point elsewhere.
If you want Victoria involved as your buyer's agent, contact her before your first Richmond American registration or model-home visit so representation requirements can be addressed correctly from the beginning.
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