$1,372,804Average Value$710Average Price per Sq Ft52Homes For Sale
Orange County suburban city bordered by the Santa Ana River
Thirty-five miles from Los Angeles, suburban Fountain Valley is known for its large green spaces, international restaurants and proximity to the Pacific Ocean. Incorporated in 1957 with less than 200 people, the city now has around 57,000 residents and is close to regional attractions like Disneyland and Knott’s Berry Farm. "It's a highly diverse city with a lot of culture. "People from all over the world come here just to eat. There's food and restaurants on every corner,” says Elizabeth Do, a listing specialist and team leader with Keller Williams Realty with over 20 years of experience. The area was primarily agricultural until the 1950s. As the population surged, the city kept itself orderly by carefully plotting new housing developments before they were built. Today, Fountain Valley is now acknowledged as one of the best-planned places in Orange County.
A landmark bronze statue of General Tran Hung Dao standing in Fountain Valley since 2016.
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.
Don't miss the annual 3-day Summerfest community event in Fountain Valley.
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Mile Square Regional Park, numerous athletic fields and waterside trails
The city oversees 20 parks covering 150 acres. There are also county-sponsored parks, such as Mile Square Park, and other recreational opportunities. Mile Square Regional Park covers 640 acres near the city’s northern boundary. The expansive space hosts a certified farmers' market every Friday, two fishing lakes, three golf courses and a 20-acre native plant nature area. The activity-focused green space has an archery range, soccer and baseball fields, volleyball courts and bike trails.
Adjacent to Mile Square Park, the city’s 78-acre Recreation Center & Sports Park hosts community events like an annual summer concert series and a classic car show. Walking trails lead around a playground, 18 various ball fields and a recreation center with a gymnasium and racquetball courts. The Santa Ana River borders the city’s eastern side, and the multi-use Santa Ana River Trail runs along both sides of the waterway for over 30 miles to the Pacific Ocean or Corona. Other attractions include the Fountain Valley Skating Center and the Reptile Zoo, where people can learn about and observe live animals.
Fountain Valley golfers can use the David L. Baker driving range 7 days a week.
Fountain Valley bikers enjoy the 6.2 mile ride through Miles Square Regional Park.
Enjoy a picnic on vast open fields at Mile Square Regional Park of Fountain Valley.
Swan pedal boats can be rented at Wheel Fun Rentals in Fountain Valley.
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Vietnamese cuisine, open-air malls and the Saigon Performing Arts Center
Specialty bakeries and international restaurants cluster along Brockhurst Street and dot the city’s landscape. A high concentration of Vietnamese restaurants fills the dining scene, thanks to the influx of South Asian immigrants in the 1970s. Fountain Valley Promenade is an open-air mall with department stores, various eateries and a supermarket. Fountain Valley Town Center is home to the Saigon Performing Arts Center, multiple retailers and more than a dozen restaurants. Numerous other shopping centers and grocery stores are spread throughout the city.
Kei Concepts' Chef Viet Nguyen offers international cuisines in Fountain Valley.
Fountain Valley residents can order some hearty ramen at KIN Izakaya.
Fountain Valley foodies line up for Creole dishes of frog legs, 'gator and jambalaya.
The Saigon Grand Theater hosts community concerts and expos year round.
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Arts programs, career training and Coastline College
Fountain Valley School District operates 10 elementary and middle school campuses, enrolling over 6,000 students. It has an A-ranking, according to Niche, and is known for its visual and performing arts programs, where students can participate in a district-wide annual art show or the 400-plus instrument ‘monster’ concert each spring. According to Niche, Huntington Beach Union High School District has an A-plus rating and is one of California’s top 30 school districts. It oversees 15,000 students across eight campuses and has an innovative career technical program covering 15 industries and 58 career pathways. Coastline College is a local option for earning associate degrees and professional certificates. It has 40 diverse programs and offers dual enrollment courses with area high schools.
Fountain Valley's Vista View Middle School offers marine biology, robotics, and the arts.
Ethan Allen Elementary School serves Fountain Valley students grades K-6.
Talbert Middle School of the Fountain Valley School District is ranked #130 in California.
Ocean View High School near Fountain Valley are repeat football championship holders.
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Midcentury housing and cul-de-sacs in Fountain Valley
The city grew rapidly after WWII, and housing developments were built in the 1960s to accommodate the rise in population. In fact, 95% of housing was built from 1940 to 1999. "There's not a lot of new construction. Most homes were built in the 1960s and '70s when the community came about. Many are in homeowners' associations,” says Do. Sixty-eight percent are single-family dwellings with three to four bedrooms, while townhouses and manufactured homes make up another 11%.
Green Valley and Downton Village are among the city’s most popular neighborhoods. Green Valley is a family-focused area near Mile Square Park, while Downtown Village offers a more urban lifestyle in the town center. Subdivisions throughout town feature cul-de-sacs and are dotted with trees. Fountain Valley is a competitive market, with nearly 50% of homes selling above the asking price. Property values rose 8.6% over 2024, and homes sell for a median price of $1.4 million, three times the $400,000 national average.
The Fountain Valley median home price is $1.4 million, three times the national average.
Townhomes and condo communities are dispersed throughout Fountain Valley.
Manufactured homes make up less than 10% of the residential landscape of Fountain Valley.
Fountain Valley residents take pride in their lawns and landscaping.
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Interstate 405, sidewalk networks and John Wayne Airport
Interstate 405 bisects the city and connects to Highway 73 and multiple other freeways a few miles outside Fountain Valley. The 405 creates noise pollution during heavy travel times but can be accessed from anywhere in the city within minutes. Orange County Transportation Authority operates bus routes through the city to nearby places like Huntington Beach, Santa Ana and Irvine. Most significant roadways have dedicated bike lanes, and well-maintained streets and sidewalks make the town easy to traverse. Fountain Valley is 8 miles from John Wayne Airport and 35 miles from Los Angeles and the Los Angeles International Airport.
Hyundai headquarters, diverse industries and the Orange Coast Medical Center
Fountain Valley’s most prominent industries include manufacturing, retail, healthcare and technology. Some of the area’s largest employers are Hyundai Motor America, Kingston Technology, D-Link and Mitsubishi Materials USA. The Orange Coast Medical Center and Fountain Valley Regional Hospital also provide numerous jobs while serving as the city’s primary healthcare facilities.
Hyundai headquarters in Fountain Valley is a large employer and community advocate.
Retail is a prominent Fountain Valley industry with shopping centers all over town.
D-Link is another big employer of the Fountain Valley Community.
Memorial Care of Fountain Valley is part of the large medical industry embedded in the city.
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300 sunny days, air pollution and Fountain Valley crime rates
Summers are short and warm here, while winters are short and cool. The average annual rainfall is around 14 inches, despite more than 300 days of sunshine. Air pollution is common in Southern California, and Fountain Valley experiences around eight days of unhealthy air quality each year. People are advised to wear masks outdoors to avoid breathing problems and throat irritation during an air quality warning.
According to FBI statistics, violent c rime rates in Fountain Valley are almost 60% lower than the national average, while property crime rates are 14% above the national average. Overall crime rates decreased by 5% in the city between 2022 and 2023.
Written By
K.T. Phillips
Photography Contributed By
Christiaan Cruz
Video By
Francesco Basti
Interested in learning more about homes in this area?
Reach out to
David George,
an experienced agent in this area.
GreatSchools:
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On average, homes in Fountain Valley, CA sell after 25 days on the market compared to the national average of 57 days. The median sale price for homes in Fountain Valley, CA over the last 12 months is $1,450,000, up 6% from the median home sale price over the previous 12 months.
This well-maintained 3 Bedroom, 2 Bath manufactured home offers approximately 1,344 sq. ft. of comfortable living space with modern upgrades and functional design throughout. The open concept floor plan features premium vinyl flooring throughout the home, creating a cohesive and low-maintenance living environment. The spacious living room includes an electric fireplace, recessed can lighting, and
HUGE Home with plenty of room, island kitchen with granite countertops throughout, all hardwood cabinets, walk in closets, Laminate Flooring, Central A/C, Walk a bay windows All Age Community Clubhouse Heated Pool Jacuzzi Basketball Courts Security Patrol Onsite Management 1 Small Pet Okay (dogs under 22 lbs) Walking distance to F.V.H.S. Family Friendly
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
Must-See! Wonderful single-story home situated on a large lot with an extra-long driveway in one of Fountain Valley's most desirable neighborhoods!Lovingly maintained over the years, this home features a newer roof, newer furnace, newer air conditioning, newer water heater, and newer dual-pane windows throughout. Offering a wonderful blend of thoughtful updates and charming original touches,
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
This well-maintained 3 Bedroom, 2 Bath manufactured home offers approximately 1,344 sq. ft. of comfortable living space with modern upgrades and functional design throughout. The open concept floor plan features premium vinyl flooring throughout the home, creating a cohesive and low-maintenance living environment. The spacious living room includes an electric fireplace, recessed can lighting, and
Beautifully maintained 3-bedroom, 2-bathroom manufactured home featuring a bright and open floor plan! The spacious kitchen flows seamlessly into the dining and living areas, making it perfect for entertaining and everyday living. Large windows throughout fill the home with natural light, creating a warm and inviting atmosphere. The generously sized primary bedroom offers a spacious en-suite
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
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.
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.
Professional Photos Coming Soon..... Set on an attractive corner lot, this beautifully maintained triplewide residence offers an exceptional blend of space, comfort, and upscale living. Surrounded by lush, thoughtfully designed landscaping, the home delivers standout curb appeal and a peaceful sense of privacy. Inside, rich wood flooring flows throughout the home, elevating every room with warmth
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
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 Bathrooms White Kitchen 3 car side by side parking Laminate Flooring 2018 Skyline 1404 sq ft Dual Paned Windows Central A/C Front Porch~Concrete Siding Solar (Estimated Electric $75.00) 9' Flat Ceilings~~~~~Island Kitchen Private Location & Backyard Walk In Closet Community Information Rancho la Siesta is located at 18194 Bushard in the city of Fountain Valley, CA. Every homesite has
Community Information Rancho la Siesta is located at 18194 Bushard in the city of Fountain Valley, CA. Every homesite has its own street address and all residents use this actual address. It was built in 1965, has 181 spaces, Senior 55/55, Heated Pool & Spa, Active Clubhouse, RV Storage, Resident Manager, 2 indoor small pets, and allowed to walk dogs inside the park, 5 Star Senior Community, 2.3
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
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
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
Casa Tiempo is conveniently located in Westminster and is a small Community thatoffers spacious one and two bedrooms. Stop by today and see for yourself, we areconfident you will love all the quality features inside this home! Casa Tiempo is locatedin the Orange County Area in the 92683-zip code.Community Features & Conveniences• Lockable Storage• Gas Fireplaces•
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
Welcome to your new home in Fountain Valley, CA! This inviting property offers a comfortable living experience in a fantastic location, surrounded by delightful dining options and convenient shopping at nearby department stores.Key property features include spacious bedrooms and bathrooms, providing ample room for relaxation. The floor area is designed for easy living, enhancing your
A Nice Place to Live Looking for a tenant for our newly renovated master bedroom (including full bath) studio with private entrance in the heart of Fountain Valley. Several minute drive from the beach with easy access to major freeways like the 405 and major stores/schools. Newly renovated with new flooring, baseboards and trims, recessed lighting, and paint. A wonderful area for
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