Suburban, stable, sought-after.

The Fountain Valley housing market read

Fountain Valley's consistent demand and family-friendly reputation make it a steady performer in northwest Orange County.

Report dated July 6, 2026

Fountain Valley market read

Fountain Valley's consistent demand and family-friendly reputation make it a steady performer in northwest Orange County.

Data from report dated July 6, 2026

Not included in this reporting period

The most recent Orange County Housing Report didn't publish a dedicated line for Fountain Valley. That happens when the city's activity is too small in a given period to publish independently. Below is the countywide context — clearly labeled as countywide — while we wait for Fountain Valley to appear again.

Countywide market time

90 days

Countywide active inventory

4,697

Countywide median list

$1.30M

Countywide context

How Fountain Valley fits into Orange County

The countywide numbers below give you the backdrop. Local pockets — Fountain Valley included — always tell a more specific story.

Expected Market Time · Orange County

90 days

+3 days vs. 2 weeks ago · Balanced market

Seller · <60dBalanced · 60–120Buyer · 120+

How long it would take to sell every currently listed OC home at today's pace. Under 60 days = seller's market; 60–120 = balanced; 120+ = buyer's market.

Seller: Set realistic expectations for how long your listing may sit before offers arrive.
Buyer: Longer market time gives you more room to negotiate on price, credits, and terms.

Active Inventory

4,697

+16 vs. 2 weeks ago

Homes currently for sale across OC.

Seller: More competition on the shelf — pricing sharp on day one matters most.
Buyer: More options. Take the extra day to tour before writing.

Pending Demand

1,558

-48 vs. 2 weeks ago

Homes that went under contract in the past 30 days.

Seller: Buyers are actively writing offers. Well-prepped listings still see multiple bids.
Buyer: Expect competition on the best-priced homes.

YoY Home Values

+1.2%

How values moved vs. one year ago.

Seller: Anchor your pricing to this year's comps, not last year's peak.
Buyer: Values are still moving — waiting isn't free if rates hold.

Sales-to-List Ratio

100.0%

What sellers receive vs. asking. 100% = full ask.

Seller: Priced-right homes get close to ask; stretch pricing gets cut.
Buyer: Room to negotiate under ask exists on homes that have been sitting.

Median List Price

$1.30M

Middle asking price of all active OC listings today.

Seller: Sanity-check what buyers are shopping against today.
Buyer: Set your search band around this — most inventory clusters near it.

Where are you today?

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See how your home's condition, price range, and exact Cypress neighborhood compare with today's competition.

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Source: Reports on Housing — Steven Thomas by Steven Thomas · Reporting date: July 6, 2026. We share the full source report with anyone who requests it through any call-to-action on this site. Information deemed reliable but not guaranteed.