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City · 56,258 residents · Orange County, California

Fountain Valley , California

In Fountain Valley, a typical home is worth $1,072,300 and typical rent is $2,631 a month. Compared with all of Orange County, the typical home value is 11% higher, typical rent is 8% higher, and the share of households that own their home is 8 points higher.

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  • Typical home value

    $1,072,300

    11% above the county

    46% above California

    • Fountain Valley
    • Orange
    • California

  • Typical rent

    $2,631a month

    8% above the county

    29% above California

    • Fountain Valley
    • Orange
    • California

  • Typical household income

    $115,237a year

    About the same as the county

    16% above California

    • Fountain Valley
    • Orange
    • California

  • Households that own their home

    65%

    8 points above the county

    9 points above California

    • Fountain Valley
    • Orange
    • California

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$1,377,121
6% more than 12 months ago
Typical rent
$2,998 a month
6% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Fountain Valley is in Orange County. The FHA loan limit ($1,249,125 for a one-unit home), the fair market rents and the help on this page are those of all of Orange County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Fountain Valley apart

What this place has that others do not, from public data, most unusual first.

  1. Nearby, in Midway City, the typical rent is $1,611: 39% less than in Fountain Valley ($2,631).

  2. Nearby, in Santa Ana, the typical home value is $713,000: 34% less than in Fountain Valley ($1,072,300).

  3. According to Zillow, in the 12 months to September 2026 the typical home value in Fountain Valley rose 6%; in California, it rose 0.6%.

  4. Fountain Valley has the 42nd largest share of rent-burdened renters of the 616 cities in California with more than 5,000 people (69%).

  5. 65% of households in Fountain Valley own their home, against 56% in Orange County.

Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data

The homes here

Housing in Fountain Valley

What homes there are in Fountain Valley, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

The detached house rules in Fountain Valley: 68% of homes, more than in Orange County (49%).

Year built

Homes in Fountain Valley are older: the typical year built is 1972; in Orange County, 1977.

There is more room for a big family here: 76% of homes have 3 bedrooms or more, against 56% in Orange County.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$3,197 a month

Orange County: $3,385 a month

Without a mortgage

$846 a month

Orange County: $902 a month

Owners with a mortgage

60%

Orange County: 67%

Owning costs less in Fountain Valley: with a mortgage, the typical cost is $3,197 a month; in Orange County, $3,385. Without one, $846.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, the typical home value in Fountain Valley rose 46%; in Orange County, it rose 42%.

The typical rent in Fountain Valley rose 29% since 2015–2019, about the same as in Orange County (31%).

Here income did not keep up with housing: it rose 24%, while home values changed +46% and rent +29%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureFountain ValleyOrange CountyCaliforniaUnited States
Rental vacancy Unreliable estimate4.4%4.2%5.5%
Homeowner vacancy Unreliable estimate0.7%0.8%0.9%
More than one person per room 5.2%8.9%8.2%3.4%
People per household 2.972.872.842.53
Drive alone 75%68%66%69%
Carpool 6%9%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike 1%2%3%3%
Work from home 17%19%17%15%
Other means 1%2%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

More than one person per room: that is how 5.2% of households in Fountain Valley live, less than in Orange County (8.9%).

A household in Fountain Valley has 2.97 people on average, about the same as in Orange County (2.87).

In Fountain Valley, 75% of workers drive alone to work; in Orange County, 68%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Fountain Valley?

A typical home costs more than the typical income allows

We start with a typical home in Fountain Valley, worth $1,072,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 91% of the typical household income in Fountain Valley, which is $115,237 a year. For that payment to be 28% of income, a household would need to earn about $373,992 a year.

The calculator's FHA and conventional loan limits are those of all of Orange County.

Your numbers

Local data
$

Starts at the typical home value in Fountain Valley. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $37,531 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$8,727

at 7.18% · 30 years

Loan amount
$1,052,877
Total interest
$1,514,844
Paid off in
November 2056

Includes $18,108 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,689 a month

  • Tight

    $2,689 to $3,457 a month

  • Hard

    more than $3,457 a month

    Your payment · 91%

Compared with the typical household income in Fountain Valley ($115,237 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$8,727
Principal & interest$7,133
Property tax$500
Home insurance$447
FHA mortgage insurance (MIP)$647

You need at least $37,531 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Fountain Valley and Orange County

Fountain Valley is in Orange County, California. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Fountain Valley's own numbers

Typical home value
$1,072,300
Typical monthly rent
$2,631
Typical yearly household income
$115,237
Households that own their home
65%
Effective property tax rate
0.56%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Orange County

FHA limit, one-unit home
$1,249,125
Conventional limit, one unit
$1,249,125
HUD fair market rent, 2 bedrooms
$3,057
Price change over 5 years (FHFA)
+54%
Homes in a high flood-risk zone
2.8%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Orange County.

Everything about Orange County

Buying

Buying a home in Fountain Valley

A typical home in Fountain Valley is worth $1,072,300: 11% above the county and 46% above California. With the typical household income in Fountain Valley ($115,237 a year), a typical home costs 9.3 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Fountain Valley 9.3 years
  • Orange 8.3 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Orange County

According to FHFA’s house price index, home prices in Orange County rose 89% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Orange County.

Period County California U.S.
Last year (2025) +3.3% +0.8% +2.9%
5 years (2020–2025) +54% +40% +47%
10 years (2015–2025) +89% +80% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Fountain Valley next to Orange County, California and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Fountain Valley $1,072,300
  • Orange $962,600
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Fountain Valley $2,631
  • Orange $2,434
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Fountain Valley $115,237
  • Orange $116,289
  • California $99,122
  • United States $80,734
See the full table
Fountain Valley next to Orange County and California
Measure Fountain Valley Orange County California U.S.
Typical home value $1,072,300 $962,600 $734,700 $332,700
Typical monthly rent $2,631 $2,434 $2,036 $1,413
Typical yearly household income $115,237 $116,289 $99,122 $80,734
Households that own their home 65% 56% 56% 65%
Typical yearly property tax $5,975 $6,330 $5,124 $3,119
Effective property tax rate 0.56% 0.66% 0.7% 0.94%
Renters with high rent for their income 69% 57% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Orange County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Fountain Valley

For a typical $1,072,300 home in Fountain Valley, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Fountain Valley's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $8,726a month

    Least cash to close
    Down payment
    $37,531
    Cash to close
    $69,700
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $647

  • Conventional, 5% down $8,357a month

    Down payment
    $53,615
    Cash to close
    $85,784
    Rate
    7.18%
    Mortgage insurance
    PMI · $509

  • Conventional, 20% down, no PMI $6,759a month

    Down payment
    $214,460
    Cash to close
    $246,629
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $7,750a month

    Down payment
    $160,845
    Cash to close
    $193,014
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Fountain Valley and for Orange County.

Property tax

Effective rate in Fountain Valley

0.56%of the home’s value each year

$5,975 a year for the typical owner in Fountain Valley.

  • Fountain Valley 0.56%
  • Orange 0.66%
  • California 0.7%

What California publishes Homeowners' exemption (California State Board of Equalization (BOE))

Exemptions and deadlines in California

Flood risk in Orange County

FEMA does not publish these numbers by city: they are for all of Orange County.

Homes in the high-risk zone
2.8%
22,389
Of those, with NFIP insurance
19%
County California U.S.
Homes in the high-risk zone 2.8% 2.8% 3.5%
Of those, with NFIP insurance 19% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Fountain Valley

Typical rent in Fountain Valley is $2,631 a month: 8% above the county. In Fountain Valley, 69% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Orange County, by unit size. To pay the 2-bedroom one ($3,057 a month) without spending more than 30% of your income, you would need to earn $58.79 an hour working full time.

HUD fair market rent for all of Orange County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $2,580 $49.62 $103,200
1 bedroom $2,610 $50.19 $104,400
2 bedrooms $3,057 $58.79 $122,280
3 bedrooms $4,153 $79.87 $166,120
4 bedrooms $4,964 $95.46 $198,560

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Fountain Valley

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Fountain Valley is in ZIP code 92708.

For 2 bedrooms it is $3,280: $223 more than the fair market rent for Orange County ($3,057).

  • 92708 $3,280$4,460

A ZIP code counts for Fountain Valley when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Fountain Valley

HUD lists 2 buildings with rents for lower incomes in Fountain Valley. These are the largest.

  • Fountain Valley Senior 17911 Bushard St, Fountain Valley 92708 156 homes, 154 low-income · 1 bd: 124 · 2 bd: 32 · In service since 2004 · For older adults
  • Our Lady of Guadalupe 17103 Magnolia St, Fountain Valley 92708 71 low-income homes · For older adults

See all 236 buildings in Orange County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Fountain Valley

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There are 10 HUD-approved agencies with an office in Orange County; 6 say they serve in Spanish.

A man smiles on a bench outside his apartment building.

HUD counseling is free or low-cost

Assistance programs in Fountain Valley

No down payment, repair or rent-help program on our list is for Fountain Valley or Orange County. The ones below are statewide in California: they work in Fountain Valley the same as in the rest of the state.

Which programs do I qualify for? All programs in California

  • MyHome Assistance Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers in California. Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

  • California Dream For All Shared Appreciation Loan

    Statewide in California

    Closed, per the source

    CalHFA down payment loan for first-generation buyers in California; when you sell, you repay the loan plus a share of the home's appreciation. Offered by California Housing Finance Agency (CalHFA).

    Shared appreciation

    See the program Official page

  • MyAccess Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers who use the CalPLUS Access mortgage (FHA or conventional). Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

Housing counselors near Fountain Valley

The HUD-approved agencies closest to the center of Fountain Valley, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Vital Access Care Foundation

    17150 Newhope St, Fountain Valley · 1 miles away · Spanish

    Also serves in Vietnamese.

    • Budget and credit workshops
    • Homelessness services
    • and 2 more
    (888) 497-1511

  • Homeownership Oc

    801 W Civic Center Dr Ste 200, Santa Ana · 5 miles away

    Also serves in Arabic and Vietnamese.

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 9 more
    (714) 204-2314

  • Epicenter Foundation

    305 W 4th St, Santa Ana · 5 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (714) 410-2414

Every agency in Orange County All counseling agencies in California

Help in Spanish near Fountain Valley

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Fountain Valley

HUD’s record names them for Fountain Valley or Orange County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

3 other authorities have an office in Orange County: see the list Source: HUD

Cities

Other cities in Orange County

These cities are also in Orange County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Orange County Housing in California
See 28 more cities in Orange County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to Fountain Valley, with the typical home value.

Neighboring counties

If Orange County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Fountain Valley.

All guides
Two parents walk hand in hand with their little daughter.

Questions

Housing questions about Fountain Valley

Short answers with the numbers for Fountain Valley and all of Orange County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Fountain Valley?

The typical home value in Fountain Valley is $1,072,300, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Orange County it is $962,600.

How much does it cost to rent in Fountain Valley?

Typical rent in Fountain Valley is $2,631 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Orange County is $3,057.

What is the FHA loan limit in Fountain Valley?

Fountain Valley uses the FHA limit for all of Orange County (2026): $1,249,125 for a one-unit home and $2,402,625 for a four-unit home.

How much property tax do owners pay in Fountain Valley?

The typical homeowner in Fountain Valley pays $5,975 a year, according to the U.S. Census Bureau. That is 0.56% of the home’s value; in Orange County, the rate is 0.66%.

Where can I find free help to buy or rent in Fountain Valley?

There are 10 HUD-approved counseling agencies with an office in Orange County. 6 say they serve in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).