Los Angeles neighborhood guide
Fountain Valley
Vertical tick marks the LA neighborhood median.
Rent in Fountain Valley
Rent control: Fountain Valleyhas no local rent-stabilization ordinance we track, so California's statewide cap (AB 1482) is the main protection. It limits annual increases on most buildings at least 15 years old, with exemptions. Verify a building's status before signing.
General information, not legal advice.
How Fountain Valley scores for you
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Fountain Valley is a suburban city in Orange County, about midway between the coast and inland areas. It's a compact, planned community with a straightforward grid of streets, shopping centers, and modest residential blocks. The area draws families and renters seeking a quieter setting with decent walkability for daily tasks without the density or cost of closer-in Orange County neighborhoods.
The area ranks in the middle for walkability among Orange County locations (76th of 319), meaning you can handle some errands on foot but will rely on a car for most trips. Transit options are minimal, with no rail stations nearby, so a vehicle is essential. Rents here run around $2,682 per month for current residents, slightly above the regional median.
Living here
Day-to-day life centers on local shopping strips and neighborhood parks. You'll find groceries at Sprouts, Albertsons, or Aldi within short drives, and restaurants ranging from casual chains to local spots like Mitasie and poke bowls. Fulton Park, McDowell Park, and Courreges Park offer green space, though tree cover is sparse (4.6%), giving the area a mostly built-out feel. Coffee shops and gyms are scattered throughout, so proximity depends on which part of Fountain Valley you land in.
Traffic on main corridors can be heavy during commute hours, and air quality sits at around the Orange County median due to freeway and local vehicle exposure. The flat terrain and grid layout make cycling feasible for some trips, but most residents treat the car as their primary transport. Winter weather is mild year-round, so outdoor recreation stays accessible, though the limited canopy means hot summers are the norm.
Who it's for
Fountain Valley suits renters who prioritize affordability and a quieter suburban lifestyle over walkability or transit. It appeals to drivers working in nearby industrial or commercial zones, families wanting space and lower density, and anyone comfortable with car dependency in exchange for a straightforward, lower-pressure environment. If you need regular transit access or enjoy urban walkability, you'll feel the constraints here.
Environment & livability
Air quality: moderate diesel PM exposure for California.
Above the state median, linked to mild long-term respiratory risk in some studies. Worth considering for sensitive households.
Traffic exposure: above-average traffic corridor exposure.
Higher traffic proximity correlates with elevated noise, diesel emissions, and reduced pedestrian comfort on nearby streets.
Tree cover: very limited tree cover, predominantly concrete.
Low canopy areas tend to run hotter and feel more exposed. Research links tree cover to lower ambient temperatures and improved pedestrian comfort.
Walkability: walkable for some errands, car useful for others.
A mixed walkability area. Good for quick trips on foot, but some destinations will require driving or transit.
Transit: minimal transit access, car strongly recommended.
Very infrequent or no meaningful transit nearby. Car dependency is high in this area.
Environmental data from CalEnviroScreen 4.0 and the EPA Smart Location Database. Informational only, not professional advice for a housing decision.
Who lives in Fountain Valley
Population
44,117
Renters
42%
of households rent
Median age
43
Median income
$117k
per household
Census ACS 5-year estimates.
Schools in Fountain Valley
6 public schools sit inside this area · 6 with published results. Figures are the share of students who met or exceeded state standards.
| School | Grades | English | Math |
|---|---|---|---|
| Courreges (Roch) Elementary Elementary | K-5 | 81% | 79% |
| Gisler (Robert) Elementary Elementary | K-5 | 81% | 77% |
| Lake View Elementary Elementary | K-5 | 49% | 50% |
| Tamura (Hisamatsu) Elementary Elementary | K-5 | 80% | 86% |
| Westmont Elementary Elementary | K-5 | 37% | 36% |
| Fulton (Harry C.) Middle Intermediate/Middle/Junior High | 6-8 | 85% | 71% |
Source: California Dept. of Education (directory) and CAASPP Smarter Balanced, 2025. We publish these figures as the state reports them and show the same table for every neighborhood. Saktoo does not rate schools, and school data is never part of a neighborhood match score. Attendance boundaries change — confirm the assigned school with the district before relying on it.
Around Fountain Valley
Albertsons · Aldi · Grocery Outlet · Ralphs
Able Coffee Roasters · Boba Junkie · Dutch Bros. Coffee · FVHS Cafeteria
Amarith Farmhouse · Bahama Bucks;Poke Island · Burattino Brick Oven Pizza · Carl's Jr.
Cordata Park · Courreges Park · Ellis Park · Fulton Park
FVHS Paul-Berger-Gymnasium · FVHS Weight lifting · FVHS Wrestling · Red Wolf CrossFit
Check your commute from Fountain Valley
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What the census says about Fountain Valley
Facts about the neighborhood from the American Community Survey. These describe Fountain Valley; none of them feed the scores above.
- Typical commute
- 29 min
- one way, residents who work
- Settled households
- 75%
- moved in before 2018
- Housing built
- ~1972
- average year of construction
- Above 1 per room
- 4%
- a measure of housing pressure
- Vacant units
- 4%
- of all housing units
- Broadband
- 96%
- of households subscribe
- Detached houses
- 64%
- the rest are attached or apartments
- Typical size
- 3 bed
- median across all homes here
- Homes here
- 9,940
- total housing units
Averaged across 18 areas of about a kilometre each. ACS 5-year estimates.
Fountain Valley in the regional index
How Fountain Valley places when every neighborhood in LA and Orange County is scored the same way.
- Where growing up led to higher adult earnings
Ranks #75 of 263 neighborhoods on this weighting.
Finding a place in Fountain Valley
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Frequently asked questions
Do I need a car in Fountain Valley?+
Yes. There is no rail transit nearby, and walkability is moderate at best, so a car is strongly recommended for most trips. You can walk some errands, but driving will be your primary way to get around.
What is rent like in Fountain Valley?+
Current residents pay around $2,682 per month on average. That's slightly above the Orange County regional median of $2,292. With 22 active listings, rents range from about $1,823 to $2,854, so there is some variation depending on unit size and condition.
Is Fountain Valley near the beach or mountains?+
Fountain Valley is inland and sits roughly between the Orange County coast and the inland areas. The beach is about 10-15 miles south, and you would need to drive there. It's a convenient suburban location but not walkable to major natural attractions.
What's the tree cover and heat like?+
Tree cover is very limited at 4.6%, well below the Orange County average of 7.86%, so summers can feel hot and the area has a concrete-heavy feel. Air quality is moderate, on par with the county overall, and traffic exposure is above average during peak hours.
Is Fountain Valley walkable?+
Fountain Valley ranks #89 of 346 LA neighborhoods for walkability. In practice, walkable for some errands, car useful for others.
What is the average rent in Fountain Valley?+
Current residents of Fountain Valley pay a median rent of about $2,682 per month (Census ACS). Asking rents for new leases typically run higher. Among 22 current listings on Saktoo, the median asking rent is $2,854.
How is the air quality in Fountain Valley?+
Fountain Valley has moderate diesel PM exposure for California, based on CalEnviroScreen 4.0 diesel particulate data (percentile 53 of 100, lower is cleaner).
Which LA neighborhoods are similar to Fountain Valley?+
Based on walkability, rent levels, amenities, and environment, the most similar neighborhoods to Fountain Valley are Garden Grove, West Garden Grove, Beverlywood and Inland Huntington Beach.
How many apartments are available in Fountain Valley?+
Saktoo currently tracks 22 active listings in Fountain Valley, starting at $1,823 per month.