Fountain Valley California City Guide
Researching Fountain Valley city? Here is a complete guide with the most up to date information about city of Fountain Valley!
Fountain Valley City Limits
History: Fountain Valley, California is known as an upscale, middle-class residential community with all the benefits of a big city and the charm of a small town.
The land that later became Fountain Valley was first a part of Rancho Los Nietos, owned by Manuel Nieto. The ranch traded hands and was portioned off through the years, then became Mexico’s property when Mexico became independent from Spain. The land officially became owned by the United States when the Treaty of Guadalupe Hidalgo was signed.
In the early years of Fountain Valley, which was first known as Talbert, agriculture was the main source of income. However, when the city was first incorporated in 1957, agriculture quickly took a back seat to the construction of residential housing and business centers.
The city’s name pays homage to the area’s high water table and artesian wells. Today, about 56,000 diverse residents live in Fountain Valley.
Top City Highlights
- Convenient location
- Popular suburb
- Impressive public schools
- Varied nightlife
- Diverse population
- Good safety statistics
Location: Fountain Valley consists of 9.08 square miles and is found in the southeastern section of Orange County. Specifically, the city is located southwest and northeast of the San Diego Freeway, otherwise known as Interstate 405.
Fountain Valley is bordered by Huntington Beach to the south and west. Meanwhile, Westminster and Garden Grove define the city’s northern border. Santa Anna is a short distance northeast of the city. Also, Costa Mesa is found southeast of Fountain Valley, while the Santa Ana River makes up the city’s eastern border.
Fountain Valley is about 6 miles north of the Pacific Coast and roughly 35 miles southeast of Los Angeles, California.
Commutes: For residents 25 years and up in Fountain Valley, the estimated mean commute time is 27.7 minutes, which is considered about average for the state.
Interstate 405 bisects the city and runs diagonally east and west. The interstate splits into California State Route 73 just east of the city, where Costa Mesa Freeway can also be found. Beach Boulevard is just west of Fountain Valley, and Garden Grove Freeway is north of the city.
It takes less than 20 minutes to reach Santa Ana from Fountain Valley by car, and Los Angeles is less than 45 minutes away thanks to convenient roadways.
Culture: Out of Fountain Valley’s 56,000 residents, 51% are female, and 49% are male.
33% of residents have some college education or at least an associate’s degree, and 29% have a bachelor’s degree. 13% of the population has earned a master’s degree or a higher degree.
47% of residents are White, and 33% are Asian. Another 17% of the population is Hispanic, and 3% of residents come from other ethnic backgrounds.
The estimated median individual income is $35K, and the median household income is $86K. The unemployment rate is about 3.3%, and the poverty rate in Fountain Valley trends around 8.7%.
Fountain Valley’s city council convenes regularly at 6PM on the 1st and 3rd Tuesday of every month. The council is comprised of 5 elected members who each serve for 4 year terms of office.
Beyond serving as the city’s legislative body, the council oversees the development of public policies, the approval of municipality programs, and revenue allocation.
Address: 10200 Slater Avenue Fountain Valley, CA 92507
The mayor of Fountain Valley is responsible for furthering the city’s development and improvement by working closely with the municipality’s elected representatives.
The mayor is elected among the sitting council members to serve for a 1 year term of office and attends monthly city council meetings.
Address: 10200 Slater Avenue Fountain Valley, CA 92507
Chamber of Commerce
Since 1966, the Fountain Valley Chamber of Commerce has sought to be the voice of local businesses and create an open line of communication across the area.
The chamber is focused on promoting community growth and both small and large businesses by offering cultural, civic, educational, and legislative events and programming for its members.
Address: 10055 Slater Ave #250 Fountain Valley, CA 92708
Overview: Seeing as Fountain Valley is served by multiple school districts, students in the city have fast access to a number of campuses in differing districts.
All in all, Fountain Valley contains 9 elementary school campuses, 1 K-12 campus, 2 K-8 schools, 3 middle schools, and 3 9-12 campuses. Overall, each campus in Fountain Valley makes a name for itself by having high academic standards, educated teachers, above-average health and safety statistics, and more impressive qualities. Even so, students living in Fountain Valley can attend neighboring cities to gain their education.
Several of what are commonly considered to be the top schools in Fountain Valley include Ethan B. Allen Elementary School, Rich Courreges Elementary School, Hisamatsu Tamura Elementary School, Kazuo Masuda Middle School, and Fountain Valley High School.
There are also a range of private schools in the area, including Shoreline Christian School, Excelsius Academy, Fountain Valley Montessori Center, and Slater Montessori Academy.
Fountain Valley Elementary School District and Garden Grove Unified School District oversee the majority of elementary schools and early childhood education campuses in Fountain Valley and the surrounding areas.
Additionally, Fountain Valley Elementary School District has 3 middle schools, and Garden Grove Unified School District includes 1 local high school campus.
Established in 1903, Huntington Beach Union High School District oversees Fountain Valley High School and Valley Vista High School in addition to 9 other campuses in the surrounding areas. This district is known for academic excellence and community involvement.
Huntington Beach Union High School District also has a wide range of specialized programs and alternative learning settings.
List by areas:
- Central: Fountain Valley Elementary School District
- Northwest: Huntington Beach High School District
- Northeast: Garden Grove Unified School District
Ethan B. Allen Elementary School is a K-6 campus with about 780 diverse students, great teachers, and a student-teacher ratio of 27 to 1.
Roch Courreges Elementary is a highly-rated K-5 school where 81% of students are proficient in math and 76% are proficient in reading.
Hisamatsu Tamura Elementary is a K-5 school with impressive reviews and a diverse population.
Kazuo Masuda Middle School is a 6-8 campus in Fountain Valley with about 830 students of varying backgrounds, a 26 to 1 student-teacher ratio, and solid academic standing.
Harry C. Fulton Middle School is another high quality 6-8 campus in Fountain Valley with about 830 students and high proficiency rates in both math and reading according to state test scores.
With a graduation rate of 94%, Fountain Valley High School is a local 9-12 campus rated as Orange County’s #12 best high school.
Ocean View High School is a well-rated nearby campus with about 1,440 students and a 24 to 1 student-teacher ratio.
La Quinta High School is in neighboring Westminster and is a standout high school around LA.
Shoreline Christian School is a Baptist K-8 campus with about 335 students and a 26 to 1 student-teacher ratio.
Excelsius Academy is a local 1-12 campus with about 200 students, 97% of which later attend a 4 year college program.
Fountain Valley Montessori Center is a pre-kindergarten-3 campus with a 25 to 1 student-teacher ratio.
Overview: Out of Fountain Valley’s estimated 18,530 housing options, 70% of residences are owner-occupied, and 30% are rented. Just 2.6% of housing stands vacant at any given time.
About 65% of housing options are single family type properties, while apartment complexes make up roughly 18% of Fountain Valley residences. Smaller apartment buildings comprise around 6% of properties, and condominiums account for a little over 10% of the city’s residences.
As for property age, less than 1% of homes were built in or before 1939, and 41.2% of properties were built between 1940-1969. 53.2% of housing options were constructed between 1970-1999, and about 5% of residences were built in 2000 or in following years.
At 65.5%, the majority of properties have between 3-4 bedrooms. 8.2% of options have 5 or more bedrooms, and 15% of residences are 2 bedroom layouts, which leaves just over 10% of options with 1 bedroom layouts.
Single Family Homes
1-2 bedroom detached homes aren’t too common in Fountain Valley, but can still be found. 1 bedroom single family houses average at $303K, and 2 bedroom houses commonly go for around $500K.
Larger 3 bedroom homes are more prevalent and have an average price point of $740K. Additionally, 4 bedroom houses average at $900K.
While new housing projects are scarce, recently constructed residences in Fountain Valley generally come with big price points.
Typically, new homes have 3-4 bedrooms. It’s not uncommon for this area to have newly constructed homes priced around $940K to over $1.1 million.
Condominiums make up only a small number of Fountain Valley housing options, and price points can vary a good deal.
A 2 bedroom condominium can typically be found for between $400K-$420K, whereas a 3 bedroom condo can be expected to cost around $640K.
On average, a 1 bedroom apartment in Fountain Valley goes for $1,780 per month. Larger 2 bedroom apartments average at $2,130 per month, while 3 bedroom apartments commonly go for around $2,710 per month.
With these numbers in mind, higher-end apartments can be found for larger monthly sums.
Homes for Sale
If you’re interested in buying a home in this area, we invite you to search homes for sale on our website. You are also welcome to check out the following resources listed below. If you would rather speak directly to a professional and licensed Realtor, feel free to contact Morales Team.
List of Fountain Valley Real Estate Listings by Property Types
List of Fountain Valley Real Estate Listings by Popular Searches
If you’re interested in selling your own property, contact Morales Team, your go-to local real estate company, by clicking the link below:
Overview: The median property value is about $820K, which places the city’s real estate market in the top bracket of markets across the United States. However, Fountain Valley’s real estate doesn’t come close to other expensive California neighborhoods.
This median property value is largely influenced by 50% of real estate in the city being worth between $612K-$918K. Another 27% of properties range between $918K-$1.2 million, and 4% of real estate is worth over $1.2 million. About 8% of properties are worth between $489K-$612K, and around 4% of properties vary from $367K-$489K. The remaining 7% of properties are worth below $367K.
Between roughly December 2009 and December 2019, Fountain Valley’s real estate appreciation rates were exceedingly high. During this time, real estate in the city appreciated about 51.6%. This number can be broken down into an average rate of 4.25%, which is among the top 20% of real estate appreciation trends in the country.
Things to Do
Overview: Fountain Valley’s location means the city is at the center of many attractions in Orange County. Plus, the city itself has a number of great locations and things to do throughout the day or night.
With the Santa Ana River comprising the city’s eastern border, it’s no wonder that there are exceptional outdoor areas that can be explored and enjoyed. Beyond walking along the river, there’s Mile Square Regional Park, where anything from archery, golf, sports, concerts, and BBQs can be experienced.
While Fountain Valley doesn’t have a distinct shopping mall, there are various stand-alone locations throughout the city that are considered hidden gems. If vintage stocks and local businesses aren’t enough, there are multiple shopping malls in neighboring cities a short commute away.
The city is also home to Fountain Valley Historical Society, which preserves Fountain Valley’s unique history, and the city’s many restaurants and bars are sure to delight and entertain at any hour.
Retail & Entertainment
Parks & Recreation
Miles Square Regional Park is an expansive and beautiful local park where trails can be strolled, play structures can be explored, and sports can be enjoyed.
Miles Square Park Archery Range is another great attraction, and the park’s 3 golf courses and 18 holes welcome golfers of all ages and levels.
Fountain Shopping Center is a local strip mall area, and the Shops at Costco is another compact shopping center, but the real retail treasures in the city are the local boutiques.
Savers is a highly rated local thrift store, and Stacy’s Closet is a designer consignment shop. Other local favorites include MarkerPOP Boutique, and Luna Boutique.
Art & Culture
Fountain Valley Historical Society features a number of exhibits, and the Heritage Museum of Orange County is just east of the city’s borders.
The Reptile Zoo is a short distance south of Fountain Valley, where exhibits are hands-on and entertaining.
Local favorites for creative types include Our Beautiful Arts Studio, Orange County Art Center, and Saigon Performing Arts Center.
Residents never have to go far to find a great nightlife spot.
Ozzie’s Sports Bar & Lounge is a local favorite, and Silky Sullivan’s Restaurant & Irish Pub features live music.
Just north of the city is Blarney Stone, a bustling venue with karaoke. Right on Fountain Valley’s western border are The Circle OC and The Boardroom, two highly-rated establishments.
There’s no shortage of great food in the city.
Inka Cantina brings Peru to California, and Kech Cafe is a hidden favorite for light eating. Shin-sen-Gumi Robata & Yakitori showcases Japanese dishes, while The Vox Kitchen serves up Asian fusion.
Brookhurst Street is lined with many other well-rated restaurants like Full Moon Sushi, The Recess Room, Kappo Honda, and Stonefire Grill.
Overview: Fountain Valley can be broken down into 30 distinct neighborhoods, such as Bellflower, Green Valley, Gisler Neighborhood, the Meadows, and Westmont to name only a few.
Overall, the most affordable neighborhoods in Fountain Valley can be found along the Santa Ana River. These eastern neighborhoods have a median real estate price of $775K, which is still above about 70% of California neighborhoods and more costly than about 93% of neighborhoods on a national level.
Northern Fountain Valley neighborhoods near Mile Square Regional Park have higher costs of living, considering that the median real estate price here is estimated to be $853K. This number is above 76% of other California residential areas.
However, the most expensive area of Fountain Valley to call home is its far southwestern corner, where the median real estate price is an impressive $930K. This number places Fountain Valley’s southwestern area as being more costly than 80% of California neighborhoods and 96% of neighborhoods nationally.