Fountain Valley real estate:
homes for sale and a local broker.
Homes for sale in Fountain Valley are mostly detached houses in established tracts on either side of the 405, and few of them come up at once. Median sale price for July-September 2026: $1,409,329. Median days on market: 27. Well-priced homes here often sell above list.
Greg reviews every request and replies with a written valuation.
Fountain Valley is small, settled and short on listings, which is why homes here often sell quickly. Homes for sale in Fountain Valley are mostly detached houses in tracts built after the city's 1957 incorporation, with a smaller share of townhomes and condos. The city has 57,047 residents on about nine square miles, cut diagonally by the 405, with Mile Square Regional Park near its centre and the Santa Ana River along its eastern edge.
Fountain Valley · July-September 2026 · Source: Redfin Data Center
Which homes for sale in Fountain Valley are on the market now?
The homes for sale in Fountain Valley today are listed below from the MLS, each with its listing brokerage credited, and the strip updates as homes list and close. Because so few homes come up at once, Greg can also tell you about recent sales nearby that never stayed on the market long.
What is happening in Fountain Valley's housing market right now?
Fountain Valley's market is tight. Only 60 homes were listed for sale in the period, the city recorded 100 sales over July-September 2026, and homes closed at 101.5% of list price. Paying over list is common here when a house is well kept and priced close to recent sales.
The median price tells a different story. It moved -3.1% compared with a year earlier. In a city this small, a quarter's median can swing on which homes happened to close: a run of smaller houses and townhomes pulls it down even while individual houses hold their value. Fast sales above list point to demand holding steady, so a seller should weigh the pace and the sale-to-list figure as heavily as the median.
The Orange County market report shows how Fountain Valley sits against the county over time.
- Incorporated June 13, 1957 (source)
- Population 57,047 at the 2020 census (source)
- Area 9.08 square miles (source)
- Name from the high water table and the many artesian wells in the area (source)
- Earlier settlement Talbert, also known as Gospel Swamp; its post office opened in 1899 (source)
- Motto "A Nice Place to Live" (source)
- Mile Square Regional Park 640 acres bought by the Navy in 1942 as an outlying landing field; today two lakes and two 18-hole golf courses (source)
- Freeway Interstate 405 crosses the city diagonally (source)
- Orange County Sanitation District headquarters and primary treatment plant beside the Santa Ana River (source)
- Hospitals Fountain Valley Regional Hospital (400 beds) and Orange Coast Memorial Medical Center (230 beds) (source)
Which parts of Fountain Valley should buyers know?
Fountain Valley is compact enough that buyers usually search the whole city, but the 405 and the park divide it in ways that matter.
North of the 405. Tracts around Mile Square Regional Park and toward Garden Grove, mostly single-family houses. Homes backing onto or facing the park are the ones buyers ask about first.
South of the 405. Tracts toward Huntington Beach, closer to the coast and to Fountain Valley High School. Houses range from original floor plans to fully rebuilt and expanded ones on the same street.
The eastern edge. Streets near the Santa Ana River and the Costa Mesa line, close to the sanitation district's plant. Ask about odour and truck traffic for homes nearest the plant, and visit at different times of day.
Townhome and condo projects. Scattered along the main streets, usually with association dues, pools and shared greenbelts. They are the main way into the city below the price of a house.
Fountain Valley has no guard-gated communities of the kind found in coastal Newport Beach. A few small projects have gated entries managed by their associations.
What is it like to live in Fountain Valley?
Living in Fountain Valley centres on Mile Square Regional Park, the 405 and a short drive to the beach. The park began as a square mile of farmland bought by the Navy in 1942 for a landing field. The county took title to the perimeter land in 1973, and today it has two lakes, two 18-hole golf courses, sports fields and a stretch of open space in the middle of the city. Part of the park is run by the county and part by the city, and parking rules differ between the two.
The city's name comes from its high water table and the artesian wells that once flowed here, and the area was known as Gospel Swamp before the farms were drained. The old settlement of Talbert, at Talbert Avenue and Bushard Street, got its post office in 1899.
The 405 carries commuters north to Long Beach and south to Irvine. Huntington State Beach is a short drive south down Brookhurst Street or Magnolia Street. Two hospitals, Fountain Valley Regional and Orange Coast Memorial, sit inside the city.
Schools are split between two districts. The Fountain Valley School District runs most of the elementary and middle schools, and the Huntington Beach Union High School District serves high school students, including at Fountain Valley High. Confirm the schools for any address directly with the districts.
Few listings, quick sales
Fountain Valley rarely has many homes on the market at once. Greg tracks the sales that close quickly so buyers and sellers see the real price, not just the asking one. Get a written home value
Looking for a realtor in Fountain Valley?
Look for an agent who can price a Fountain Valley house tightly, because buyers here compare every listing with a small set of recent sales and move fast on the ones that make sense. Start with the agent's licence on the California Department of Real Estate's public lookup. Then ask for Fountain Valley homes they have priced, with addresses, and the sales each price was built on.
For a seller, ask how the agent will handle multiple offers, since well-priced homes often receive more than one. For a buyer, ask how the agent will make your offer stand out without overpaying. Greg Toussieng is a California real estate broker, DRE #01495415, first licensed in California in 2005. He prices every Fountain Valley home from a written analysis of nearby sales and handles the listing himself from preparation to closing.
Selling in Fountain Valley? Ask Greg what your tract has sold for lately.
The guide to choosing a listing agent has the full list of questions to ask.
What should you know about selling a home in Fountain Valley?
Selling a home in Fountain Valley usually goes quickly when the price is right, and the work is in getting that price right. Fountain Valley homes went under contract in a median 27 days over July-September 2026. With few competing listings, a good house can draw several offers, and the terms of each matter as much as the price.
Greg sets the price from the closest recent sales, then plans a short list of repairs and staging that make the house photograph well and pass inspection without surprises. When offers arrive, he lays them out side by side: price, loan type, down payment, appraisal gap coverage, contingencies and closing date. A slightly lower offer with a larger down payment and fewer contingencies can be the stronger one.
Gather permits for additions and the age of the roof, water heater and air conditioning before listing. Buyers in a fast market still inspect, and having the answers ready keeps a strong offer from falling apart in escrow.
Greg prepares a written valuation from recent sales near you. Start with the address.
What do long-time Fountain Valley owners need to know before selling?
Long-time Fountain Valley owners usually need to plan for two things before selling: the tax on the gain and the property tax on the next home. Owners who bought decades ago often pay property tax on a base value far below today's price, because Proposition 13 limits increases while you own. A buyer is taxed on the new purchase price, and so are you when you buy your next home, unless a rule lets you carry the old base with you.
Proposition 19, in effect since 2021, lets homeowners who are 55 or older, severely disabled, or victims of a wildfire or natural disaster move their taxable base value to a replacement home anywhere in California, with adjustments if the new home costs more. The Prop 19 guide walks through the rules, and a tax adviser should check the numbers for your situation. Greg times the sale and the purchase so the move works on paper and in practice.
How do buyers compete for homes in Fountain Valley?
Buyers compete in Fountain Valley by being ready before the right house lists. That means a full pre-approval, a clear idea of what recent sales support, and the ability to tour and write an offer within a day or two. In a city with so few homes on the market, waiting for the weekend open house can mean waiting until the next listing.
Strong offers here are usually clean ones: a solid down payment, a realistic inspection period and a closing date that suits the seller. Some buyers cover part of an appraisal gap if the price runs above the appraisal. Greg pulls the comparable sales before a buyer writes, so the offer is strong without paying more than the sales support.
Be ready before it lists
Tell Greg the size of home and the side of the 405 you want, and he will send new Fountain Valley listings the day they appear. Buying with Greg
Is Fountain Valley cheaper than Huntington Beach or Costa Mesa?
Fountain Valley often sits between Garden Grove and the coastal cities on price for a comparable house. It is inland from Huntington Beach and across the river from Costa Mesa, so it trades the beach-close premium for more uniform tracts, quick freeway access and a large park in the middle of town. Most of its houses carry no Mello-Roos tax and no association dues, which keeps the monthly cost closer to the mortgage, the 1 percent base property tax and insurance.
The useful comparison is two specific homes with all costs included. Greg sets those side by side for buyers weighing Fountain Valley against Costa Mesa or Garden Grove.
What should a buyer check before an offer in Fountain Valley?
A Fountain Valley buyer should check the permits, the condition of the main systems, the school boundaries and the comparable sales before an offer. Many houses have been expanded, and appraisers count only permitted space. Roofs, water heaters, air conditioning and the sewer line to the street are the costly items in houses of this age. The school districts set boundaries by address.
Because homes sell quickly, do as much of this as you can before you write. Greg can request disclosures early and arrange an inspection quickly, so a buyer can keep a short inspection period and still know what they are buying.
Which cities near Fountain Valley should you compare?
Buyers who look at Fountain Valley often compare Costa Mesa, Garden Grove and Santa Ana. Costa Mesa lies across the Santa Ana River to the east, closer to Newport Beach. Garden Grove is to the north, with a deeper supply of similar tract houses. Santa Ana, the county seat, is a short drive north-east.
For the whole county, see Orange County homes for sale.
Own a home in Fountain Valley?
Find out what it would sell for now, from recent sales in your tract. Get a written home value
What does it take to buy a home in Fountain Valley?
Fountain Valley homes sold for a median $1,409,329 in July-September 2026 (Redfin Data Center), with 60 homes for sale and a median 27 days on market. Loans above $1,249,125, the 2026 Orange County conforming limit, are jumbo loans. The median price here is above that limit, so the size of your down payment decides whether a loan on a typical Fountain Valley home is conforming or jumbo.
Fountain Valley · July-September 2026 · Market: Redfin Data Center · Loan limit: FHFA 2026, via Choice Home Mortgage's Orange County loan limits
Put in your own price, down payment and rate to see a payment. Nothing here is a loan offer.
Run the numbers
Financing a home in Fountain Valley? Esther Buede at Choice Home Mortgage
Esther works with Greg on the loan side of a purchase, from conforming loans to jumbo loans on the coast. Choice Home Mortgage, NMLS #2629064, has a page on buying and financing in Fountain Valley.
Fountain Valley home loans with Esther Buede
Gregory James Group and Choice Home Mortgage are trade names of the same California company, Montana Real Estate Inc (CA DRE #01822046, NMLS #2629064), which Greg Toussieng owns. If we represent you in a purchase or sale and you also arrange your loan through Choice Home Mortgage, the company is paid for both services. You are not required to use Choice Home Mortgage to work with Gregory James Group, and you are free to compare loans from any other lender. When we refer you, we give you a written disclosure of this relationship and the estimated charges, and when we act as both your agent and your loan broker we confirm both roles in writing within 24 hours.
Common questions
What is the median home price in Fountain Valley?
Fountain Valley's median sale price for July-September 2026 was $1,409,329, according to Redfin Data Center. Because most homes in the city are detached houses of similar age, the median tracks a typical house more closely than in cities with many condos. Size, lot and remodeling still move any one price.
How fast do homes sell in Fountain Valley?
Fountain Valley homes went under contract in a median 27 days over July-September 2026, one of the faster paces among the cities around it. Few homes are listed at any one time, so a well-priced house often draws offers within the first week or two. Overpriced listings stand out and wait.
Is Fountain Valley a buyer's or seller's market?
Fountain Valley homes sold at 101.5% of list price over July-September 2026, with only 60 homes listed for sale in the period. Sales above list and short days on market mean sellers held the edge. Buyers should be ready with a pre-approval and a clear view of recent sales before touring.
Which schools serve Fountain Valley?
Fountain Valley School District runs most of the elementary and middle schools in Fountain Valley, and high school students are served by the Huntington Beach Union High School District, which includes Fountain Valley High School. Boundaries decide which schools serve a given address, so check the address with both districts before you buy.
Do Fountain Valley homes have Mello-Roos or HOA fees?
Most Fountain Valley houses carry no Mello-Roos tax and no homeowners' association, because the tracts were built before those became standard. Some townhome and condo projects, and a few newer subdivisions, do have association dues. The seller's disclosures and preliminary title report show every tax and fee on a specific Fountain Valley property.
How much is my Fountain Valley home worth?
A Fountain Valley home's value comes from recent sales in its tract, adjusted for size, lot, remodeling and condition. Enter the address in the home-value box on this page and Greg Toussieng, a California real estate broker, sends a written comparative market analysis showing each comparable sale and every adjustment he made.
Is the median Fountain Valley home price above the Orange County conforming loan limit?
Yes. The median Fountain Valley sale price was $1,409,329 for July-September 2026, from Redfin Data Center. Loans above $1,249,125, the 2026 Orange County conforming limit set by the FHFA, are jumbo loans. Because the median price is above that limit, your down payment decides whether a loan on a typical home here is conforming or jumbo.
- Fountain Valley, California: incorporation 1957, 2020 population, area, name origin, Talbert, motto, 405, schools, sanitation district, hospitals · checked 2026-10-28
- OC Parks: Mile Square Regional Park history · checked 2026-10-28
- Mile Square Regional Park: 1942 Navy landing field, lakes and golf courses · checked 2026-10-28
- Fountain Valley School District · checked 2026-10-28
- Huntington Beach Union High School District · checked 2026-10-28
- Orange County Sanitation District · checked 2026-10-28
- California State Board of Equalization: Proposition 13 and the 1% base rate · checked 2026-10-28
- California State Board of Equalization: Proposition 19 base year value transfers · checked 2026-10-28
- Redfin Data Center: Fountain Valley, rolling three months to September 2026 · checked 2026-10-28
- California DRE licence lookup · checked 2026-10-28
- FHFA: 2026 conforming loan limits (Orange County, CA: $1,249,125) · checked 2026-10-29
Start with the address. Greg does the rest.
A written valuation from recent sales near you, prepared by a licensed broker. Or call (949) 868-8820.