Fountain Valley

Fountain Valley sits in central Orange County, with Huntington Beach, Costa Mesa and Newport Beach to the south, Westminster and Santa Ana to the north, and I-405 running through it. At its center is Mile Square Regional Park, a county park of more than 600 acres, beside the city's own Recreation Center and Sports Park.

The city incorporated in 1957 in a farming area named for its artesian wells, and its first housing tract broke ground in 1962 under a city master plan. Single-family neighborhoods extend throughout, with townhomes, apartments and senior housing around the park, the Civic Center and the main corridors. It suits buyers who want a detached tract home in the middle of the county, I-405 commuters, and buyers looking for a newer townhome near parks. For a coastal comparison, see our Huntington Beach guide.

Neighborhoods and housing in Fountain Valley

The 2045 General Plan, adopted in November 2023, sets residential designations from Low Density Residential, up to 5 units per acre for detached homes, through Low Medium Density, up to 10.8 units per acre for small-lot homes, townhomes and duplexes, to Medium, High and Very High Density for townhomes and apartments. Its housing policies continue to use planned unit developments and specific plans to mix lot sizes and housing types.

Single-family tracts

After the first tract in 1962, building moved quickly; a 1974 aerial photo in the General Plan shows much of the city already planned and developed, with single-family neighborhoods and business parks beside the freeway. Many homes date from those decades, so ask whether a given tract or planned development has a homeowners association.

Mile Square Park and the Civic Center

Multifamily housing and shops line Warner Avenue and Brookhurst Street along the park. Near City Hall on Slater Avenue, the 2011 Civic Center Specific Plan replaced an office building and a college building with a 127-room hotel and 88 townhomes in 2013, next to the library and Heritage Park. Solana Walk, built in 2013 along Slater Avenue, mixes townhomes and detached homes.

Specific plan areas

• Fountain Valley Crossings: a 162-acre area straddling I-405, planned in 2018 to turn business and industrial parks into three districts, including a mixed-use activity center.
• Southpark: 126 acres between Euclid Street and the Santa Ana River channel, planned in 1987 for employment uses; the Housing Element directs an amendment to allow higher-density housing.
• Warner/Newhope: a 38-acre mix of residential, recreational, office, light industrial and storage uses, where the Housing Element directs an amendment allowing more homes.
• Senior and medical campuses: the Fountain Valley Senior Campus at Bushard Street and Talbert Avenue opened 210 affordable senior units in 2004, and the 56-acre Fountain Valley Medical Center campus includes senior apartments and assisted living.

Condos and townhomes come with an HOA. Mello-Roos special taxes attach to specific parcels, so check the tax bill; our townhome buying guide covers HOA documents and true monthly costs.

Getting around

• I-405: crosses the city, with an interchange at Brookhurst Street. OCTA's improvement project added a regular lane in each direction between Euclid Street in Fountain Valley and I-605.
• 405 Express Lanes: two lanes each way between SR-73 in Costa Mesa and I-605, with access at SR-73, SR-22, I-605, Magnolia Street/Warner Avenue and Bolsa Avenue/Goldenwest Street. FasTrak is required, and eligible designated veterans license plates travel toll-free.
• Local streets: Brookhurst, Euclid, Bushard and Harbor run north-south; Warner, Talbert and Slater run east-west.
• Transit: OCTA buses; there is no Metrolink station in the city.
• Airports: the city puts John Wayne Airport about 15 minutes away and LAX 45 minutes to an hour.

Schools

The city lists four school districts and one college district: Fountain Valley School District, Ocean View School District, Garden Grove Unified School District, Huntington Beach Union High School District and Coast Community College District. Fountain Valley and Ocean View are among the four elementary districts that share Huntington Beach Union High's area, whose high schools include Fountain Valley High School. Garden Grove Unified covers kindergarten through 12th grade for its addresses.

Fountain Valley School District offers an online School Locator, and the other districts publish their own boundary tools; confirm any address with the district, since attendance areas can change. Use the California School Dashboard for test results and other data.

Parks, beaches and things to do

• Mile Square Regional Park: the county lists 607 acres at 16801 Euclid Street, with two regulation golf courses, two fishing lakes, an archery range, a nature area and sports fields. Military training airfields remained in the park through 1999, and a 93-acre expansion is underway under a 2021 master plan.
• Recreation Center and Sports Park: the city's 78-acre complex at 16400 Brookhurst Street has a gym, 12 tennis courts, 15 softball and baseball fields, and racquetball and handball courts.
• Heritage Park: 2.3 acres west of the library, with the historic real estate office of Tom Talbert, who organized the drainage of the area's swampland.
• Neighborhood parks: the city counts 20 parks, including the 4.5-acre Cordata Park in the southwest.
• Beaches: none in the city; the city estimates about 15 minutes to the beach via Brookhurst or Magnolia streets.

Local rules and costs to know

• Electricity: Southern California Edison serves the city today. Fountain Valley is a member of the Orange County Power Authority, and customers are projected to transition in April 2027 with automatic enrollment; SCE will still deliver power and send bills, and customers can choose to stay with SCE.
• Water and sewer: the city's Water Division provides water. The city maintains local sewer lines, and the Orange County Sanitation District's treatment plant and Orange County Water District's Groundwater Replenishment System are both in Fountain Valley.
• Short-term rentals: Ordinance 1591, adopted October 18, 2022, prohibits rentals of 30 consecutive days or less citywide, with no exemptions. Verified violations bring fines of up to $1,500 for a first violation, then $3,000 and $5,000 for later ones.
• ADUs: the city posts its ADU development standards and the state ADU handbook; our ADU guide explains what an ADU means for a purchase.
• Flood and fire: the General Plan supports improving the East Garden Grove-Wintersburg Channel to reduce or eliminate FEMA Zone A flood areas in the city. Check any address on FEMA's Flood Map Service Center and CAL FIRE's hazard map, and get insurance quotes early with our homeowners insurance guide.
• Property tax: expect the 1% general levy on your new assessed value plus voter-approved and direct charges. See our Orange County property tax guide and property tax calculator.

Buying in Fountain Valley

1. Confirm the elementary district and school for the exact address; four school districts serve the city.
2. Check the FEMA zone for the address and price flood coverage before removing contingencies.
3. For a townhome or planned development, read the HOA budget, reserves and CC&Rs.
4. Near the Crossings, Southpark or Warner/Newhope areas, read the specific plan to see what could be built nearby.
5. Plan on long-term living or long-term rental; short-term rentals are prohibited.

Selling in Fountain Valley

1. Pull permits for additions, patio enclosures and ADUs, and disclose unpermitted work; see our seller disclosure guide.
2. Tell buyers which school districts serve the home, and mention the OCPA electricity transition so it is not a surprise.
3. If the home is in a FEMA flood zone, have any elevation certificate and flood insurance history ready.
4. Near Mile Square Park, schedule showings with park events and the expansion work in mind.

How Remark Homes can help

We are a veteran-owned brokerage in Tustin, and we help Fountain Valley buyers and sellers sort out address-level details, from school districts and flood maps to HOA documents and permits. See how we work with buyers and sellers, or contact us about a specific home.

Frequently asked questions

Is Fountain Valley in Orange County?

Yes. Fountain Valley incorporated in 1957 and sits in central Orange County along I-405.

What school district is Fountain Valley in?

Depending on the address, Fountain Valley School District, Ocean View School District or Garden Grove Unified for the younger grades, and Huntington Beach Union High or Garden Grove Unified for high school.

Are short-term rentals allowed in Fountain Valley?

No. The city prohibits rentals of 30 consecutive days or less, with no exemptions.

Who provides electricity in Fountain Valley?

Southern California Edison today. The Orange County Power Authority is projected to become the default generation provider in April 2027, with SCE still delivering power and billing.

Sources

• City of Fountain Valley: General Plan
• City of Fountain Valley: City History and Facts
• City of Fountain Valley: School Information
• City of Fountain Valley: Short-Term Rentals
• Orange County Power Authority: Fountain Valley
• OC Parks: Mile Square Regional Park
• Huntington Beach Union High School District: Feeder Districts
• OCTA: I-405 Improvements Open