Rent pulse
Typical asking rent$2,998a month in Fountain Valley
1-year change+6.0%
5-year change+29.4%
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed. Data through September 2026.
3 property managers in Fountain Valley
Tick Compare on up to 3 companies to see them side by side and request quotes from all of them at once.
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Enclave Property Management
18055 Bushard St, Fountain Valley, CA 92708
Enclave Property Management is a Fountain Valley company managing single-family homes, townhomes, apartments, multi-family, luxury and vacation properties across Orange County.
Review summary: Owners often mention help finding qualified tenants and a smooth leasing process.
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Summit Team is a Fountain Valley company that manages and leases retail centers and other commercial and residential properties for owners in Orange County.
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CFG Investments is a Fountain Valley company that has served the Los Angeles and Orange County rental markets since 1979, managing single-family homes, multi-family units, apartment buildings and commercial property.
In their words: “CFG Investments is a has been serving the Los Angeles and Orange County area rental markets since 1979.”
No company matches all of these filters.
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Pins show office addresses; numbers match the Best match order. Companies that don't publish an address are listed as "Serves the Fountain Valley area" and get no pin.
Fountain Valley rental market
Get the latest rental and real estate data on the Fountain Valley market. We update these charts with the latest data on the 22nd of each month.
12-month momentum
Rent rose in 7 of the last 12 months: +$170 in all since Oct 2025.
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Green: rent went up that month. Grey: it went down.
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed. Data through September 2026.
Rent over time
Fountain Valley
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed. Data through September 2026.
Orange County rent ladder
Fountain Valley is number 21 of 33 cities in the county by typical asking rent.
- Laguna Beach$5,519+7.0%
- Newport Beach$4,364+7.1%
- Dana Point$4,323+6.4%
- San Juan Capistrano$4,164+8.3%
- Yorba Linda$3,870+2.6%
- Rancho Mission Viejo$3,821+2.6%
- Irvine$3,604+1.7%
- Ladera Ranch$3,550+1.4%
- Aliso Viejo$3,484+4.3%
- San Clemente$3,411+5.0%
- Laguna Niguel$3,343+6.8%
- Tustin$3,229+1.3%
- Lake Forest$3,166+3.3%
- Los Alamitos$3,143+4.3%
- Costa Mesa$3,121+3.2%
- Huntington Beach$3,105+4.0%
- Laguna Woods$3,081+3.9%
- Orange$3,037+3.7%
- Laguna Hills$3,029+3.8%
- Cypress$3,015+5.2%
- Fountain Valley$2,998+6.0%
- Seal Beach$2,935−4.4%
- Brea$2,916+3.3%
- Fullerton$2,888+3.4%
- Placentia$2,882+3.5%
- Westminster$2,851+5.3%
- Rancho Santa Margarita$2,849+4.8%
- Santa Ana$2,820+2.0%
- Anaheim$2,755+2.6%
- La Habra$2,753+2.2%
- Garden Grove$2,703+4.0%
- Stanton$2,683+3.5%
- Buena Park$2,590+1.5%
Cities with at least 13 months of Zillow data. Left out (too few months): Mission Viejo, North Tustin, Trabuco Canyon. Linked cities have their own page.
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed, 1-year change. Data through September 2026.
Best months to list
Rents here usually rise most in May, July and August, so those are good months to list your rental.
- Jan+0.01%
- Feb+0.15%
- Mar+0.36%
- Apr+0.14%
- May+0.74%
- Jun+0.30%
- Jul+1.25%
- Aug+1.12%
- Sep+0.55%
- Oct+0.24%
- Nov+0.05%
- Dec+0.55%
Average change from the month before, 9 years of data.
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed. Data through September 2026.
Rental income growth calculator
Past growth, not a forecast. Rents can go down as well as up. Your own rent depends on the home, its condition and the lease.
Source: Zillow Observed Rent Index (ZORI), typical asking rent, all homes + multifamily, smoothed. Data through September 2026.
Rent in nearby cities
| City | Typical rent | 1 year | Managers |
|---|---|---|---|
| Fountain Valley | $2,998 | +6.0% | 3 |
| Huntington Beach | $3,105 | +4.0% | 24 |
| Westminster | $2,851 | +5.3% | 2 |
| Costa Mesa | $3,121 | +3.2% | 15 |
| Santa Ana | $2,820 | +2.0% | 10 |
| Garden Grove | $2,703 | +4.0% | 1 |
| Stanton | $2,683 | +3.5% | 0 |
Source: Zillow Observed Rent Index (ZORI), typical asking rent, data through September 2026. Managers listed: our directory, October 2026.
More local facts for owners
Renters and vacancy
35.2%of homes in Fountain Valley are rented (6,612 households)
- Rental vacancy rate
- 2.2%
- County vacancy rate
- 4.4%
- Median rent paid
- $2,631
- Median home value
- $1,072,300
Source: U.S. Census Bureau, American Community Survey 5-year estimates, 2020-2024.
HUD Fair Market Rents
Source: U.S. Department of Housing and Urban Development, Fair Market Rents for fiscal year 2027, Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area. Used to set Housing Choice Voucher (Section 8) limits.
California rules owners should know
- Rent cap (AB 1482). For most rentals, a yearly rent increase can be at most 5% plus local inflation, and never more than 10% in 12 months.
- Just cause. Once a tenant has lived in the home for 12 months, an owner generally needs a reason listed in the law to end the tenancy. For some no-fault reasons (such as moving in yourself) the tenant gets relocation help, usually one month's rent.
- Not every home is covered. Common exceptions: homes built in the last 15 years, and single-family homes or condos not owned by a corporation or REIT, but only if the lease includes the required written notice.
- Local rules. Some California cities have their own, stricter rent and eviction rules. Check the Attorney General's list and the City of Fountain Valley before you set or raise rent.
Official sources: California Attorney General: limits on rent increases · California Courts: evictions · Civil Code 1947.12 (rent cap) · Civil Code 1946.2 (just cause)
Plain-language summary, not legal advice. Rules change; check the official sources or ask a lawyer before you act.
Where Fountain Valley managers also work
Areas the companies on this page list on their own websites. Linked places have their own page.
- Orange County 2
Questions to ask before you hire
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Property management in Fountain Valley
Compare the 3 property management companies in Fountain Valley, Orange County. We matched a current California real estate license for 3 of them. Tick up to 3 to see them side by side, then request free quotes from all of them in one step. Highly rated managers based nearby, in Huntington Beach and Newport Beach, are listed below the local companies.
Zillow's typical asking rent in Fountain Valley is $2,998 (September 2026); +6.0% over the past year and +29.4% over five years. About 35.2% of homes in Fountain Valley are rented, and the rental vacancy rate is 2.2% (Census, 2020-2024).
Fountain Valley property management FAQ
How many property management companies are in Fountain Valley?
We list 3 property management companies in Fountain Valley, CA. 3 of them have a License Confirmed badge: a clear match to an active California real estate license.
What is the typical rent in Fountain Valley?
Zillow's typical asking rent in Fountain Valley was $2,998 a month in September 2026, +6.0% on a year earlier.
When is the best time to list a rental in Fountain Valley?
Over the 9 years Zillow has tracked, asking rents here have risen most in May, July and August. Listing in those months can help, but every property is different.
Do property managers need a license in California?
Yes. In California, managing rentals for other people generally requires a real estate broker license from the Department of Real Estate (DRE), or working under a licensed broker. You can check any license number on the DRE website.
How much do property managers charge in Fountain Valley?
Fees depend on the company, the property and the services you need, and few companies publish them. Ask for a written quote that lists the monthly fee, leasing fee and any other charges. You can request quotes from up to 3 managers at once on this page.
How do you rank the companies?
The default order, Best match, uses each company's Google rating adjusted for how many reviews it has, so a 4.8 rating from 100 reviews ranks above a 5.0 from 2. License Confirmed companies get a small boost. No company can pay for its position.
Is it free to request quotes?
Yes. Requesting quotes is free for property owners and there is no obligation to hire anyone.