Fountain Valley in short: The typical home is worth about $1,383,000 as of August 2026, up 5.7% in a year, against about $1,179,000 across Orange County. About 79 homes are for sale. Homes that sell go under contract in about 11 days. Typical rent is about $2,930 a month. First-time buyers can combine county and state down payment programs.
Fountain Valley is a mostly residential city in west Orange County, bordered by Huntington Beach, Santa Ana, Costa Mesa and Westminster. Its signature open space is Mile Square Regional Park, with golf courses, lakes, sports fields and miles of paths.
The city is largely single-family homes built in the 1960s and 1970s, many with larger floor plans than nearby coastal cities offer at similar prices. It is a steady market, and well-kept homes often sell quickly.
Buyers here tend to compare updated homes against original ones. Because the tracts are similar, recent sales on the same street are a reliable guide to value, and I use them to set a confident offer.
Fountain Valley housing market, August 2026
Home values in Fountain Valley are up 5.7% from a year ago and up 19.1% over three years. Homes that sell are going under contract in about 11 days. About 24.8% of listings have had a price cut, which tells you how much room there is to negotiate. For comparison, the typical home value across Orange County is $1,179,000. At the typical rent and value, the gross rental yield is about 2.5% a year before expenses.
Sources: Zillow Research (home value and rent indexes, inventory, days to pending, price cuts) and Realtor.com Research, data through August 2026. These are market-wide figures, not an appraisal of any one home. See the Orange County market report for the county trend.
What a typical Fountain Valley home costs to own
20% down
$9,107/month
- Down payment$276,518
- Principal and interest$7,322
- Property tax$1,267
- Insurance$518
Income to qualify: about $390,000 a year
10% down
$10,593/month
- Down payment$138,259
- Principal and interest$8,237
- Property tax$1,267
- Insurance$518
- Mortgage insurance$570
Income to qualify: about $454,000 a year
Estimates on the typical home value of $1,383,000 at the 6.95% 30-year fixed average (2026-09-17), with property tax at 1.1% and insurance at 0.45% of value a year, and income at 28% of gross for housing. HOA dues and Mello-Roos are extra where they apply. Not a loan quote. Down payment programs below can cover part of the down payment. See 20 years of mortgage rates.
Neighborhoods in Fountain Valley
- Around Mile Square ParkHomes within a short walk or bike ride of the park's trails and fields.
- North Fountain ValleyNeighborhoods near the 405 with quick access to Costa Mesa and Santa Ana.
- South Fountain ValleySingle-family tracts close to Huntington Beach.
Schools
Fountain Valley School District serves most elementary and middle grades, and Huntington Beach Union High School District covers high school, including Fountain Valley High School. Some addresses fall in neighboring districts. Always confirm the assigned school for a specific address with the district.
Getting around
The 405 runs through the city, and Brookhurst Street and Euclid Street connect to the rest of the county.
Down payment help for Fountain Valley buyers
Orange County Mortgage Assistance Program (MAP) Open
OC Housing and Community Development
A deferred second loan at 3% simple interest of up to $120,000 for low-income and $80,000 for moderate-income first-time buyers. The price must be at or below 85% of the county median sales price.
Orange County Mortgage Credit Certificate (MCC) Open
County of Orange, administered by National Homebuyers Fund
A federal income tax credit on part of the mortgage interest you pay, every year for the life of the loan. Income up to 115% of area median income, and it stacks with MAP and other programs.
CalHFA MyHome Assistance Program Open
California Housing Finance Agency
A deferred junior loan of up to 3% of the price toward the down payment or closing costs, paired with a CalHFA first mortgage. No monthly payment until you sell, refinance or pay off the loan.
See every program you may qualify for
Program terms from the official program pages, last checked September 2026. Income and price limits apply and funds can close without notice, so confirm current terms before you rely on them.
Fountain Valley ZIP codes at a glance
| ZIP | Median asking price | Per sq ft | Homes for sale | Median days on market |
|---|---|---|---|---|
| 92708 | $1,604,000 | $701 | 54 | 41 |
Realtor.com Research listing data by ZIP code, August 2026. A ZIP code can cross city lines.
Fountain Valley real estate questions
How much does a home cost in Fountain Valley?
As of August 2026, the typical home value in Fountain Valley is about $1,383,000, up 5.7% from a year earlier, according to the Zillow Home Value Index. The median asking price for homes listed that month was about $1,434,000. Condos and townhomes usually sit below the typical value and larger detached homes above it.
What is the monthly payment on a typical home in Fountain Valley?
At the typical value of $1,383,000, with 10% down and a 6.95% 30-year fixed rate, the full monthly cost including property tax, insurance and mortgage insurance is about $10,593. Lenders would usually look for household income around $453,986. HOA dues and Mello-Roos are extra where they apply. This is an estimate, not a loan quote.
Is there down payment help for Fountain Valley buyers?
Yes. Countywide, first-time buyers in Fountain Valley can look at the Orange County Mortgage Assistance Program and the Orange County Mortgage Credit Certificate, and statewide at CalHFA's MyHome Assistance Program. Income and price limits apply, and the right combination depends on your situation. The finder on this site lists more than 40 programs across Southern California.
What is Fountain Valley known for?
Fountain Valley is known for Mile Square Regional Park, its steady single-family neighborhoods and its central location between the beaches and inland job centers. It suits buyers who want a detached home near the coast without paying coastal prices.
Official resources
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