Aerial view of tree-lined Fountain Valley neighborhoods at golden hour

Orange County, California

Fountain Valley City Guide

A Local's Guide to "A Nice Place to Live" in Orange County

Real estate market dashboard

What homes actually cost in Fountain Valley

Median Home Price

~$1.48M

Single-family resale, citywide

Avg Days on Market

15–25 days

Well-priced homes move in under a month

Sale-to-List Ratio

101%

Most homes sell at or above asking

Housing Types

SFR · Townhome · Tract

Single-family, Green Valley townhomes, planned tracts

Market insight

Fountain Valley is a highly competitive suburban market, favored for its large lot sizes, top-rated school districts and proximity to coastal Orange County. Inventory stays tight, well-prepared homes routinely draw multiple offers, and buyers who are fully pre-approved with a clean offer structure win most of them.


Mortgage & affordability

Run the numbers on your monthly payment

Adjust the price, down payment and rate to see a realistic all-in monthly figure for a Fountain Valley home — taxes, insurance and HOA included.

Home purchase price

$1,480,000

Fountain Valley median is about $1.48M

Down payment

20% · $296,000

Loan amount $1,184,000

Interest rate

6.50%

Loan term

Property tax rate

1.10%

Orange County typically runs about 1.1%

Annual home insurance

$1,800/yr

HOA dues

$0 for most single-family homes · applies to Green Valley townhomes

Estimated monthly payment

$8,990

30-year fixed at 6.50% · 20% down

  • Principal & Interest$7,484
  • Property Taxes$1,357
  • Insurance$150

Estimates only, for planning purposes. Actual payments depend on your loan program, credit profile, assessed value and insurance quotes. Not a loan commitment.


Interactive neighborhood map

Everything worth knowing, mapped

Filter by category and tap any marker for details on schools, parks, dining hubs and the landmarks that make Fountain Valley feel like home.

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14 places


Neighborhood showcase

The tracts locals ask for by name


Schools & education

Two districts, one very good reputation

Fountain Valley School District (FVSD)

FVSD serves grades K–8 across ten campuses, and is one of the main reasons families choose Fountain Valley over neighboring cities.

Courreges Elementary

Grades K–6

Quiet south-end campus with a strong parent community.

Fulton Middle School

Grades 7–8

Serves the north and east side; STEM and music electives.

Masuda Middle School

Grades 7–8

West-side campus with an award-winning band program.

School assignments are set by address and can change. Always verify boundaries with the district before writing an offer.


Local lifestyle & commute

Central to everything Orange County does well

~10 min

Huntington City Beach

Straight down Brookhurst to PCH

~12 min

John Wayne Airport (SNA)

405 south to MacArthur

~10 min

South Coast Plaza

Costa Mesa via Harbor or the 405

~18 min

Irvine Spectrum Center

405 south through Irvine

~45–60 min

Downtown Los Angeles

Via the 405 and 22 freeways

~20 min

Disneyland Resort

North on the 405 to the 22

Major medical centers

  • Fountain Valley Regional Hospital17100 Euclid St · 24-hour emergency, trauma and cardiac care
  • MemorialCare Orange Coast Medical Center18111 Brookhurst St · Surgical, maternity and cancer care

Two full-service hospitals inside city limits is rare for a city this size — and one of the quiet reasons families stay put here for decades.

The community calendar


Fountain Valley city entry monument sign reading A Nice Place to Live

Block by block

A guide is a start. Local representation is the rest.

Every Fountain Valley tract has its own price curve, school boundary and lot profile. Knowing which street backs the greenbelt, which cul-de-sac trades at a premium and which homes have permitted additions is what turns research into the right house.

Start Your Buyer Consultation

The Lily Campbell Team

Backed by the #1 Team in Orange County*

5★

Client rating

3,000+

Families moved

30+

Years of team expertise

34+

OC cities served


Lauren Greaves, Orange County real estate agent

Your agent

Hi, I'm Lauren Greaves

I've spent my career helping Orange County buyers make one of the biggest decisions of their lives feel clear instead of chaotic. With The Lily Campbell Team at First Team Real Estate, you get a full support system — negotiation, inspections, lenders and contractors — behind every showing.

This consultation is how we start. Answer it at your own pace, and I'll come back to you with a plan built around your answers.

#1

Team in Orange County 2020–2025*

$3B+

In lifetime team sales

24 hrs

Response commitment

*Based on information provided by Trendgraphix© for residential resale homes in Orange County from 01/01/2020-12/31/2025.


Client stories

Exceptional service. Proven results. Happy clients.

I cannot thank Lauren enough for everything she did to help me secure my home! From start to finish, she completely went above and beyond. Her scheduling is absolutely flawless—we managed to see so many homes, and every single appointment was perfectly on time, which made the entire experience run incredibly smoothly. What I appreciated most was her absolute honesty; I never once felt manipulated or rushed into a decision. She was incredibly patient and understanding, especially during the stressful moments when things got difficult. I know an immense amount of work went on behind the scenes to make everything come together, and I am so grateful for her dedication. If you want an agent who is honest, highly organized, and a joy to work with, look no further!

Sadie J.Buyer in Tustin

We met Lauren at an open house and immediately felt that she was someone we could trust. She was professional, kind, calm, and easy to talk to. From the beginning, it was clear that she truly understood our needs and genuinely cared about helping our family.

Working with Lauren was one of the best decisions we made. She was efficient, responsive, proactive, and always put our best interests first. In a very short time, she not only helped us sell our home at a great price, but also helped us buy a new home that we are truly happy with. The transition from selling to buying was handled so smoothly that it made a stressful process feel much easier for our whole family.

Lauren made us feel supported, respected, and cared for every step of the way. We truly felt that we were in good hands from start to finish.

We also want to sincerely thank Lily Campbell and her outstanding real estate team. Lily's professionalism, leadership, and experience gave us great confidence throughout the process, and her team handled everything with care and efficiency.

Qiuxia H.Buyer in La Mirada, Seller in Cypress

We chose the Lily Campbell Team as our selling agent after looking at the sales performance records of many OC agents. It turned out to be a great choice. I don't impress easily, but I was highly impressed with Lily, Lauren and her team throughout the process. From the time we first met them, Lily and Lauren worked very hard, at all hours of the day and night, even over a holiday weekend, to do everything possible to sell our house as quickly as possible and for the highest sale price possible. All of their suggestions turned out to be spot-on. They were very helpful in getting a few small issues resolved, so the house would present better. They greatly exceeded our expectations – we had some 25 offers within the first few days. Most of those were over our asking price (which was the same as Zillow's estimated price). We would have been content with that, or even the Zillow price, but Lily and Lauren kept working hard and got us even higher counter-offers. The house was sold within a week, and for 17% over asking price. Lily and Lauren were totally professional and incredibly hard-working throughout the process. Trust Lily and let her work her magic for you – you will be very glad you did.

Brian and Karla M.Seller in Westminster

The Lily Campbell Team

#1 in Orange County for the past 6 years straight — for a reason

We don't just sell homes. We represent buyers and sellers with a level of strategy, market knowledge and negotiation skill that consistently puts The Lily Campbell Team at the top of Orange County real estate.

Top-ranked team

#1 in Orange County 2020–2025*.

Expert negotiation

Every offer is crafted to win — while protecting your terms and your money.

Off-market access

Coming-soon and private listings through one of the region's largest networks.

More families moved

3,000+ families helped across 34+ Orange County cities and counting.

*Based on information provided by Trendgraphix© for residential resale homes in Orange County from 01/01/2020-12/31/2025.

Check out The Lily Campbell Team website
Bright Fountain Valley living room with linen sofa and backyard garden view

Let's make your move feel simple

Answer at your own pace. I'll handle the strategy, the paperwork, and the parts nobody warns you about.

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