$1,374,953Average Value$718Average Price per Sq Ft50Homes For Sale
Why buyers pick Fountain Valley
Fountain Valley is centrally located in Orange County, bordered by Huntington Beach, Santa Ana and Costa Mesa. The city has a relaxed, residential feel, with tree-lined streets and a suburban pace that sets it apart from some of its neighbors. Homebuyers are often drawn to its highly rated schools, convenient freeway access and standout dining scene. There are also plenty of parks and open green spaces to enjoy, and the coast is just a few miles away.
A landmark bronze statue of General Tran Hung Dao stands in Fountain Valley.
Fountain Valley kids enjoy free face painting at the National Night Out event.
Fountain Valley has respected school districts, midcentury housing and easy freeway access.
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Fountain Valley's housing options and midcentury development
The citywide median sale price is roughly $1.5 million, similar to Costa Mesa's median, but above the medians in Santa Ana and Huntington Beach. Single-family homes make up most of Fountain Valley's housing stock. Prices typically range from the low $800,000s to around $2 million, but larger builds with high-end upgrades sometimes exceed $3 million. Condos and townhomes generally range from the low $400,000s to about $1 million.
Fountain Valley began to take shape in 1962, when local officials developed a plan to transform its farms and wetlands into the residential neighborhoods and commercial areas found today. Many of the city's homes date back to the initial wave of development in the 1960s and 1970s, says Elizabeth Do, CEO of the Elizabeth Do Team with Keller Williams. "There's not a lot of new construction," she adds.
Many homes were built in the 1960s and '70s.
Townhomes and condo communities are dispersed throughout Fountain Valley.
Manufactured homes make up less than 10% of the residential landscape.
Many properties feature lawns and private driveways.
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Dining along Brookhurst Street, plus proximity to South Coast Plaza
While other parts of Orange County draw visitors with their beaches or amusement parks, Fountain Valley is widely known for its dining. “People from all over the world come here just to eat,” Do says. Much of the action is along Brookhurst Street, where “there’s food and restaurants on every corner,” she says. You can try:
Brodard Restaurant, a Vietnamese restaurant known for its nem nuong cuon, or grilled pork spring rolls
Ini Ristorante, an Italian-Japanese fusion spot with dishes like spicy miso carbonara
Airoma Cafe, a Vietnamese coffee shop serving pandan lattes and ceremonial-grade matcha
Shabuya, an all-you-can-eat Japanese hot pot restaurant
In addition to its dining scene, Fountain Valley offers several shopping options, including Fountain Valley Promenade, where you’ll find national retailers and grocery stores. And with South Coast Plaza about 5 miles away, luxury shopping is within easy reach.
Fountain Valley is well known for its restaurants.
Fountain Valley residents can order some hearty ramen at Kin Izakaya.
There are several shopping centers in the city.
You can run everyday errands in town.
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School choices for Fountain Valley families
From elementary through middle school, most students are served by the Fountain Valley School District, and Huntington Beach Union High School District covers upper grades. Fountain Valley High School earns an A-plus rating from Niche, and it has a student-run news program, Baron Broadcast News. Nearby private options include Mater Dei High School and The Waldorf School of Orange County, both rated A-plus by Niche.
Fountain Valley's Vista View Middle School offers robotics and the arts.
Ethan Allen Elementary School serves Fountain Valley students.
Talbert Middle School is part of the Fountain Valley School District.
Ocean View High School near Fountain Valley is a repeat football championship holder.
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Working locally or commuting via the 405
While some residents work close to home at one of Fountain Valley's two hospitals or many manufacturing facilities, others commute to jobs across the region. Interstate 405 runs through the city, making it easier to reach employment hubs throughout Southern California. Irvine is roughly 10 miles away, and the drive usually takes about 20 to 45 minutes during rush hour.
Hyundai is a large employer in Fountain Valley.
D-Link is another major employer.
MemorialCare's Orange Coast Medical Center is part of Fountain Valley's large medical industry.
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Mile Square Regional Park is a destination for outdoor recreation
Outdoor recreation centers around Mile Square Regional Park, which covers over 600 acres and includes fishing lakes, golf courses and sports fields, as well as an archery range and a 20-acre nature preserve. Many neighborhoods are also built around smaller green spaces with playgrounds. Along the city's eastern border, the Santa Ana River Trail provides a scenic route for biking or jogging to Huntington Beach.
Golfers practice their swings at the David L. Baker driving range.
There are biking trails to enjoy.
Enjoy a picnic on the open fields at Mile Square Regional Park.
You can rent swan-shaped paddle boats at Mile Square Regional Park.
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Festivals and gatherings in Fountain Valley
Fountain Valley hosts a variety of community events throughout the year. Here are some popular ones:
Fountain Valley Summerfest, a multiday festival with carnival rides, music and fireworks
The Great Fountain Valley Campout, an overnight event with nature-focused activities
Annual Tree Lighting Ceremony, a holiday celebration with live entertainment and a snow zone
Locals line up for tasty treats at the Crawfish Festival.
Festivals help bring the community together.
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Written By
Ginny West
Photography Contributed By
Christiaan Cruz
Video By
Francesco Basti
Interested in learning more about homes in this area?
Reach out to
Vicky Pham,
an experienced agent in this area.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
On average, homes in Fountain Valley, CA sell after 25 days on the market compared to the national average of 56 days. The median sale price for homes in Fountain Valley, CA over the last 12 months is $1,449,000, up 6% from the median home sale price over the previous 12 months.
MOTIVATED SELLER!!!! Well-maintained 3-bedroom, 2-bathroom manufactured home offering approximately 1,344 sq. ft. of living space with modern upgrades throughout. The open-concept floor plan features premium vinyl flooring for a cohesive, low-maintenance environment. The living room includes an electric fireplace, recessed lighting, smart switches, and a newly installed central AC unit. The
Remodeled 3-bedroom, 2-bath manufactured home located at 324 Magpie Lane, Space 324, Fountain Valley, CA 92708, in Rancho La Siesta, a 55+ community. Offering approximately 1,272 square feet, this updated home features an open-concept kitchen, dining area, and living room designed for comfortable everyday living and entertaining. The living room includes a fireplace, while the remodeled kitchen
Dramatic price drop plus six months free rent with a full‐price offeR, a $12,900 value, now available on this NEW 2025 Fleetwood home in one of Huntington Beach's most desirable 55+ coastal communities. This move‐in ready 3‐bed, 2‐bath home offers an open layout that feels bright and comfortable from the moment you step inside. The great room connects to a modern kitchen with quartz counters, a
2 Bedroom + den/office. Could easily be converted to a 3rd bedroom just by adding a closet. 2 bath, wood flooring, inviting front porch, vaulted ceilings, move in ready.
COMPLETELY REMODELED, TURNKEY LIVING IN FOUNTAIN VALLEY! Welcome to 201 Road Runner Lane, a beautifully remodeled three-bedroom, two-bath home located in Fountain Valley Estates, an all-age community near local Fountain Valley schools. This move-in-ready home features new luxury vinyl plank flooring, new fixtures, blinds, and ceiling fans throughout. The completely remodeled kitchen includes new
MOTIVATED SELLER!!!! Well-maintained 3-bedroom, 2-bathroom manufactured home offering approximately 1,344 sq. ft. of living space with modern upgrades throughout. The open-concept floor plan features premium vinyl flooring for a cohesive, low-maintenance environment. The living room includes an electric fireplace, recessed lighting, smart switches, and a newly installed central AC unit. The
Have It YOUR Way! This unique property offers a rare and flexible living arrangement designed as a two-story main residence on the 1st and 2nd floors, PLUS a completely separate 3rd-floor unit with its own private entrance. It’s perfect for multi-generational living, or you can live in one unit and rent out the other or both —YOUR CHOICE! Main Unit (1st & 2nd Floors) features a spacious
Beautifully updated 3‐bedroom home with bonus room on a spacious fenced corner lot. This 1542‐sq‐ft property features cathedral ceilings, wood‐grain laminate flooring throughout, updated lighting and bathroom fixtures, and central air with systems in both the living room and primary bedroom. The primary suite includes a walk‐in closet and a glass‐door walk‐in shower. Both bathrooms have newly
3 Bedroom 2 Bath, Wood floors, front porch with private rear patio, Island kitchen, formal dining room, cozy fireplace, located in one of Orange County's most desirable manufactured home communities.
This home also includes a 1‐year basic home warranty and a $5,000 roof credit at close of escrow, offering added value and peace of mind. This well‐maintained 1976 double‐wide home offers 1440 sq ft of comfortable living in a friendly 55+ leased‐land community just minutes from the Huntington Beach coastline. The spacious split‐floor‐plan layout places the private primary suite on its own side of
Remodeled 3-bedroom, 2-bath manufactured home located at 324 Magpie Lane, Space 324, Fountain Valley, CA 92708, in Rancho La Siesta, a 55+ community. Offering approximately 1,272 square feet, this updated home features an open-concept kitchen, dining area, and living room designed for comfortable everyday living and entertaining. The living room includes a fireplace, while the remodeled kitchen
Welcome to 120 Sumac in Fountain Valley, a beautifully updated 3-bedroom, 2-bath manufactured home offering comfortable living with numerous improvements throughout. The remodeled interior features a modern kitchen with updated cabinetry, stainless steel appliances, upgraded bathrooms, new flooring, fresh interior paint, and energy-efficient windows. A newer roof adds to the home's value and
Welcome to this beautifully remodeled 2 bedroom 2 bath home with living room and separate family room. Outside is a welcoming large porch and private patio. AS you enter, notice the high ceilings, and cozy fireplace. The kitchen is beautiful with upgraded counter tops and custom back splash. The separate family room is perfect for a den/office, hobby room or TV room. The large master bedroom
Welcome to this beautifully updated, move-in-ready 2-bedroom, 2-bathroom home located in the highly desirable Los Amigos 55+ community. Perfectly blending modern indoor comforts with exceptional outdoor living, this property is designed for a relaxed, vibrant, and flexible lifestyle. From the moment you arrive, the large, low-maintenance composite front porch invites you to sit back and enjoy the
Come home to Pacific Woods Apartment Homes and live life on your own terms! Conveniently located in Fountain Valley, California, you’ll have all the best shopping, dining and entertainment venues right at your doorstep. At Pacific Woods Apartment Homes, our beautiful community features flowing streams and tree-lined pathways throughout as well as spacious one and two bedroom floor plans with
Boasting beautifully manicured grounds comprised of our open-air courtyard, pool and spa, Park Pacific offers 300 apartment homes located across from the 640 acre Mile Square Park in the city of Fountain Valley, California. The professional staff at Park Pacific provides residents with a personalized style of management and unparalleled individual customer service. Our apartment homes offer
Welcome to The Galleria apartments in Fountain Valley, CA. We're pleased to offer spacious one and two-bedroom apartments in the heart of beautiful Orange County. Our community features residences with modern amenities, stylish upgrades, and various floor plans to choose from. Contact us today to schedule your personalized appointment. Greystar California, Inc. dba Greystar Corp. License No.
Serena Vista Apartments in Fountain Valley, CA, offers one and two bedroom apartments for rent. Our community offers a fresh and modern approach to apartment living in close proximity to the beach, Mile Square Park, world-class shopping, and central Orange County. Our pet-friendly homes will become your personal oasis where you are free to enjoy an unsurpassed experience with amenities such as a
Grande Apartment Homes in Fountain Valley, CA is conveniently located near FWY 405 and shopping centers. Our spacious one and two-bedroom apartments feature dishwashers, microwaves, and ceiling fans in living room and bedroom. Our community also includes a sparkling pool, laundry facilities, BBQ area, and lots more.Call our office for a tour or just drop by and one of our professionals
We offer Self-Guided Tours by Appointment Only. Come home to comfort and relaxation at The Havens apartments in Fountain Valley, CA. Our one- and two-bedroom apartment homes feature ample elements for comfortable living including air conditioning, spacious storage options, and a kitchen finished with designer cabinetry and granite countertops. Select homes feature additional enhancements such as
Welcome to Palm Island, an exclusive 12-acre community designed for adults aged 55 or better. Nestled in the heart of Fountain Valley, our community offers a serene and tranquil environment just a stroll away from Mile Square Park.With easy access to the Performing Arts Center and a plethora of cultural and recreational opportunities, Palm Island is the perfect destination for those
Crystal Springs is an apartment community in Fountain Valley in North Orange County, across from Mile Square Park with over 640 acres of recreation. Apartment homes are complete with Whirlpool appliances, wood-style flooring, spacious outdoor patios, and more. Enjoy access to three pools, convenient laundry facilities, and 24/7 onsite maintenance service. Come home to five star service at Crystal
This charming ground-floor condo, (Unfurnished) is a hidden gem located in the desirable city of Fountain Valley and situated within the prestigious Los Caballeros Sports Village. The unit is nestled within a secure, gated community, with a modern appeal and offering covered/assigned parking. This beautifully upgraded unit offers 2 bedrooms (Den converted to bedroom with built in closets), 2 full
Property Id: 2749987 Unit 27 B, Welcome to the Community of Los Caballeros Village in Fountain Valley. Approximately 560 sq ft with a Spacious Living/Dining/Kitchen area. Wonderfully Remodeled 1 Bedroom, 1 Bath condominium; Forced Heating and Air Conditioning; New flooring throughout; Freshly Painted; New Cabinetry; New Baseboards; New Fan; Appliances; Upgraded Bath; Walk-n Closet; Kitchen
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