Agua Dulce
September 2026
- Homes sold (last 12 months)
- 40
- Active listings now
- 27
- Median sold price
- $1,150,000
- Average days on market
- 74 days
- Median active list price
- $1,185,000
- Median lot size
- 3.43 acres
HomeAgua Dulce and Green Valley Realtor
Mike Watson, Realtor for Agua Dulce and Green Valley
Serving Agua Dulce and Green Valley buyers and sellers from the Keller Williams office in Palmdale. Licensed California Realtor since 2005.
Keller Williams Realty · DRE #01712313 · 661-733-2196
Agua Dulce is an unincorporated rural community in north Los Angeles County, in ZIP 91390 between Santa Clarita and Acton along the 14 freeway, next to Vasquez Rocks Natural Area. It sits on the Santa Clarita Valley side of the hills, not in the Antelope Valley, though it borders Acton and shares the Acton-Agua Dulce Unified School District with it. Most homes sit on acreage with private wells and septic systems, and many parcels allow horses.
Mike Watson is a Keller Williams Realtor based in Palmdale (DRE #01712313). His day-to-day market is the Antelope Valley, including rural and acreage areas such as Acton and Leona Valley. He serves buyers and sellers in Agua Dulce and Green Valley from there. He uses live MLS data for each community and the same rural due diligence checklist he uses on the Antelope Valley side of the 14.
Buying rural property in Agua Dulce
Agua Dulce prices depend on the land as much as the house. Usable flat ground, water, outbuildings, road access, and what the zoning allows all change the value, so a price-per-square-foot comparison with Saugus tract homes in the same ZIP misses most of it. Mike compares an Agua Dulce home with Agua Dulce sales, not with the 91390 average.
Before you remove contingencies on a rural home, check five things: well production and water quality, the septic system's condition and permits, the parcel's LA County zoning and animal-keeping rules, legal road access and any shared-road agreement, and whether you can get fire insurance at a price that works. The checklist below covers each one.
Rural checklist: wells, septic, horses, fire insurance, access
- Wells
- Ask for the well's records and order a well yield (flow) test and a water quality test during escrow. A shared well needs a written agreement.
- Septic
- Have the septic system pumped and inspected, and confirm its size matches the bedroom count. Raw land needs a percolation test before you can plan a system. LA County Environmental Health reviews onsite systems.
- Horses and animals
- Animal-keeping depends on the parcel's zoning (for example A-1 or A-2) and lot area. Confirm the zoning for the specific parcel with LA County Regional Planning before you plan on horses, barns, or arenas.
- Fire insurance
- Check the parcel on CAL FIRE's Fire Hazard Severity Zone map and get insurance quotes early, during your inspection period. If standard carriers decline, the California FAIR Plan plus a wraparound policy is the usual fallback.
- Access
- Some rural parcels are reached by private or dirt roads. Confirm legal access with the title company. Don't rely on a road that's simply visible on a map.
Green Valley: canyon and mountain homes
Green Valley is a small unincorporated mountain community in north LA County, also in ZIP 91390, reached by Bouquet Canyon Road and San Francisquito Canyon Road north of Santa Clarita. It is a different market from Agua Dulce. Homes are mostly cabins and single-family homes on smaller lots in wooded canyon terrain rather than acreage, many on septic, and the roads in are narrow and winding.
The same checklist applies with a different emphasis: septic condition, fire insurance, and winter road access matter more than horse zoning. Green Valley prices sit well below Agua Dulce's (see the live numbers below).
Agua Dulce and Green Valley market numbers
Green Valley
September 2026
- Homes sold (last 12 months)
- 15
- Active listings now
- 7
- Median sold price
- $470,000
- Average days on market
- 64 days
- Median active list price
- $599,000
- Median lot size
- 0.44 acres
Last 12 months through September 2026. Single-family homes only. Sales from GAVAR and CRMLS MLS feeds, duplicates removed. Active listings as of October 9, 2026. Community is the MLS city field (Agua Dulce or Green Valley) within ZIP 91390. ZIP-wide numbers, which also include Saugus, are on the 91390 market page.
Agua Dulce areas Mike serves
Areas in and around ZIP 91390 that Mike serves:
Agua DulceVasquez Rocks areaSierra Highway corridorGreen ValleyBouquet CanyonSan Francisquito Canyon
Why work with Mike Watson in Agua Dulce
- ✓Licensed California Realtor since 2005, in real estate since 2002.
- ✓Works rural and acreage property on the Antelope Valley side of the 14, including Acton and Leona Valley.
- ✓Prices Agua Dulce and Green Valley against their own sales, not the 91390 average.
- ✓Backed by Keller Williams Realty.
Agua Dulce questions, answered
+Who is a good realtor for Agua Dulce horse property?
Look for an agent who handles rural property regularly and will check the well, septic, zoning, access, and fire insurance before you commit. Mike Watson (Keller Williams, DRE #01712313) serves Agua Dulce and Green Valley buyers and sellers from his Palmdale office. Whoever you interview, ask how many Agua Dulce sales they've closed recently and how they'll value the land. Those answers are worth comparing.
+Is Agua Dulce part of the Antelope Valley?
No. Agua Dulce is an unincorporated community in north Los Angeles County, on the Santa Clarita Valley side of the hills, in ZIP 91390. It borders Acton, which is usually grouped with the Antelope Valley, and the two share the Acton-Agua Dulce Unified School District. That's why the communities are often mentioned together.
+What should I check before buying a rural home in Agua Dulce?
Five things: well production and water quality, septic condition and permits, the parcel's LA County zoning and animal-keeping rules, legal road access, and fire insurance availability and cost. Order the well and septic inspections and get insurance quotes during your inspection period so you can still negotiate or walk away.
+What is Green Valley, CA like, and how is it different from Agua Dulce?
Green Valley is a small mountain community in north LA County, also in ZIP 91390, reached by Bouquet Canyon and San Francisquito Canyon roads. It has mostly cabins and homes on smaller wooded lots, many on septic, at lower prices than Agua Dulce. Agua Dulce is an acreage and horse-property market. Green Valley is a canyon-living market.
+How much do homes cost in Agua Dulce and Green Valley?
Over the last 12 months through September 2026, the median sold price was $1,150,000 in Agua Dulce (40 single-family sales) and $470,000 in Green Valley (15 sales), from the GAVAR and CRMLS MLS feeds with duplicates removed. ZIP-wide numbers for 91390, which also include Saugus, are on the 91390 market page.
+Is Mike Watson based in Agua Dulce?
No. Mike works from the Keller Williams office at 1401 W Rancho Vista Blvd in Palmdale, and the Antelope Valley is his home market. He serves Agua Dulce and Green Valley from there, using live MLS data for each community. There is also more than one licensed Mike Watson in Southern California. This one is DRE #01712313.
+What does it cost to hire Mike Watson in Agua Dulce?
Real estate commissions are not set by law and are fully negotiable. Mike discusses his fee and how buyer-agent compensation works up front, in plain terms, and every agreement is in writing before you tour homes or list. In many transactions the seller offers to cover some or all of the buyer-side fee, and Mike will always show you exactly what a deal nets you either way.
A quick note on the name
There is more than one licensed agent named Mike or Michael Watson working in Southern California. If you are looking for me, here is how to be sure: I am Mike Watson of Keller Williams Realty (California DRE license #01712313), and my direct line is 661-733-2196. I am not affiliated with any other agent or team of a similar name. You can verify any California license number, including mine, at the California Department of Real Estate.
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