Los Angeles neighborhood guide
North Fountain Valley
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Rent in North Fountain Valley
Rent control: Santa Anahas its own local rent-stabilization ordinance with protections beyond California's statewide cap (AB 1482). Check Santa Ana's rent board for the rules that apply to a specific building before signing.
General information, not legal advice.
How North Fountain Valley scores for you
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North Fountain Valley is a residential section of Santa Ana characterized by moderate walkability and a car-dependent lifestyle. The area sits between commercial corridors and residential blocks, with a mix of older single-family homes and apartment complexes. It is a working-class neighborhood with modest amenities and straightforward access to groceries and dining options.
Day-to-day life here centers around family-oriented living without the density or transit infrastructure of central Santa Ana. You will find a few parks scattered throughout, including Green Valley Park and Fountain Valley Sports Park, and enough restaurants and markets within short walking distance to handle basic errands. However, a car is essential for most trips beyond the immediate neighborhood.
Living here
The North Fountain Valley area is quieter and less congested than closer-in Santa Ana neighborhoods, though traffic corridors run through the district and expose residents to above-average congestion. With only 3 percent tree canopy, the streetscape is predominantly concrete and asphalt, making summers hot and the environment feel utilitarian rather than green. Walkability is decent for some errands, ranking 72nd out of 319 areas in the region, but you will rely on your car for most shopping, work, and recreation.
Public transit is minimal here, with no nearby Metro rail stations and limited bus coverage, so owning a vehicle is not optional. Air quality is moderate, with moderate diesel PM exposure typical for California. Rents here average around $2,388 per month for current residents, ranking 118th of 210 areas surveyed, which places it in the middle range regionally.
Who it's for
North Fountain Valley works best for renters who work nearby, have reliable transportation, and prioritize affordability over amenities or walkability. Families seeking quiet, car-oriented neighborhoods with basic services and parks will find this area suitable. It is not ideal for those who rely on public transit, want extensive dining and entertainment options within walking distance, or prefer tree-lined, pedestrian-friendly streets.
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 North Fountain Valley
Population
54,145
Renters
49%
of households rent
Median age
40
Median income
$85k
per household
Census ACS 5-year estimates.
Schools in North Fountain Valley
12 public schools sit inside this area · 12 with published results. Figures are the share of students who met or exceeded state standards.
| School | Grades | English | Math |
|---|---|---|---|
| Excelsior Elementary Elementary | K-6 | 73% | 69% |
| Frank and Irene Palomino Elementary Elementary | K-6 | 44% | 39% |
| George Washington Carver Elementary Elementary | K-5 | 31% | 23% |
| Heritage Elementary Elementary | K-6 | 41% | 31% |
| James Monroe Elementary Elementary | K-6 | 50% | 49% |
| Mamie L. Northcutt Elementary Elementary | K-6 | 52% | 46% |
| Morningside Elementary Elementary | K-6 | 63% | 66% |
| Newhope Elementary Elementary | K-6 | 39% | 36% |
| R. F. Hazard Elementary Elementary | K-6 | 63% | 60% |
| Woodbury Elementary Elementary | K-7 | 40% | 35% |
| Masuda (Kazuo) Middle Intermediate/Middle/Junior High | 6-8 | 77% | 74% |
| Stephen R. Fitz Intermediate Intermediate/Middle/Junior High | 7-8 | 51% | 25% |
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 North Fountain Valley
Northgate Market · Pacific Market · Stater Bros.
7 Leaves Cafe
Burger King · Carl's Jr. · Chieu Tim · China Bowl
Colony Park · Fountain Valley Sports Park · Green Valley Park · Heritage Park
24 Hour Fitness
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What the census says about North Fountain Valley
Facts about the neighborhood from the American Community Survey. These describe North Fountain Valley; none of them feed the scores above.
- Typical commute
- 30 min
- one way, residents who work
- Settled households
- 77%
- moved in before 2018
- Housing built
- ~1972
- average year of construction
- Above 1 per room
- 14%
- a measure of housing pressure
- Vacant units
- 2%
- of all housing units
- Broadband
- 92%
- of households subscribe
- Detached houses
- 55%
- the rest are attached or apartments
- Typical size
- 3 bed
- median across all homes here
- Homes here
- 12,135
- total housing units
Averaged across 20 areas of about a kilometre each. ACS 5-year estimates.
Finding a place in North Fountain Valley
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Frequently asked questions
Do I need a car in North Fountain Valley?+
Yes. There is no rail transit and minimal bus service, and most errands require a vehicle. Walkability for some errands is possible, but a car is strongly recommended and practically necessary for work and regular shopping.
What are the main parks in this area?+
Green Valley Park, Fountain Valley Sports Park, La Capilla Park, and Monroe Park are within the neighborhood. They offer basic recreation but are not extensive green spaces given the very limited tree canopy.
How does the air quality compare?+
Air quality ranks 153rd of 318 areas in the region, indicating moderate diesel PM exposure typical for California. It is neither particularly clean nor notably polluted for the area.
What grocery and restaurant options are nearby?+
Within a short walk you will find groceries at Northgate Market, Stater Bros., and Pacific Market, and restaurants including El Pollo Loco, Taqueria de Anda, and Huong Viet. The variety is modest but sufficient for everyday needs.
Is North Fountain Valley walkable?+
North Fountain Valley ranks #82 of 346 LA neighborhoods for walkability. In practice, walkable for some errands, car useful for others.
What is the average rent in North Fountain Valley?+
Current residents of North Fountain Valley pay a median rent of about $2,388 per month (Census ACS). Asking rents for new leases typically run higher.
How is the air quality in North Fountain Valley?+
North Fountain Valley has moderate diesel PM exposure for California, based on CalEnviroScreen 4.0 diesel particulate data (percentile 50 of 100, lower is cleaner).
Which LA neighborhoods are similar to North Fountain Valley?+
Based on walkability, rent levels, amenities, and environment, the most similar neighborhoods to North Fountain Valley are Sepulveda Basin, West Santa Ana, Lake Balboa and Garden Grove.