South Fountain Valley (Bushard/Los Alamos): A Thriving Fountain Valley Neighborhood
This residential pocket blends suburban comfort with strong schools and everyday walkability in the heart of Orange County.
About South Fountain Valley (Bushard/Los Alamos) in Fountain Valley
South Fountain Valley (Bushard/Los Alamos) stands out as one of Fountain Valley's most desirable residential communities, anchored by excellent schools and a strong sense of neighborhood identity. The area combines established single-family homes with a Walk Score of 70, making daily errands achievable without a car, while maintaining the suburban character that draws families and professionals alike. With a median home value of $947,025 and median household income of $96,231, this neighborhood attracts educated, financially stable buyers seeking stability over trend. The median age of 39.9 years and 44.6% married-couple households underline its appeal to established families and long-term residents.
Real Estate Market in South Fountain Valley (Bushard/Los Alamos)
| Median home price | $947k |
|---|---|
| Year over year change | +2.8% |
| Price per sq ft | $638 |
| Median rent | $2,314 |
| Typical days on market | 18 days |
| Buyer competition | Moderate |
| Walk Score | 70 |
| Transit Score | 32 |
| Bike Score | 64 |
The residential market in this area remains competitive but balanced, reflecting Orange County's broader strength in the mid-to-upper range. Home appreciation has tracked with regional trends as buyers continue to value proximity to top schools and established community infrastructure.
Homes in this neighborhood typically attract multiple offers. Presenting a clean inspection, strong financing pre-approval, and minimal contingencies will strengthen your position. The 18-day average absorption suggests patience paired with decisiveness pays off.
Who Thrives in South Fountain Valley (Bushard/Los Alamos)
Entry-level condos and smaller single-family homes near the mid-$700k range make South Fountain Valley (Bushard/Los Alamos) accessible for upwardly mobile first-time homeowners with solid savings.
Top-rated schools including Fountain Valley High and proximity to parks like Heritage Park and Veteran Park make this the preferred choice for families prioritizing education and active outdoor living.
Steady rental demand at $2,314 median rent and 33.4% owner-occupied properties create solid long-term appreciation and cash-flow potential.
With 11.5% working from home and a Walk Score of 70, the neighborhood offers reliable internet-ready homes and walkable services for those splitting time between office and home.
The suburban layout and proximity to healthcare providers like Orange Coast Memorial Medical Center offer comfort, though limited transit (score 32) may challenge those seeking high walkability.
Property Types in South Fountain Valley (Bushard/Los Alamos)
The dominant housing stock, ranging from 1970s-era properties to recent renovations on quarter-acre lots.
Smaller-footprint options appealing to downsizers, first-time buyers, and investors seeking rental returns.
Selective new builds and major updates command premiums; renovation-ready older homes offer value play potential.
Living in South Fountain Valley (Bushard/Los Alamos), Fountain Valley
Daily life in South Fountain Valley (Bushard/Los Alamos) revolves around family routines, weekend park visits, and easy access to local dining and shopping. The neighborhood's Walk Score of 70 means grocery runs to Ralphs or Sprouts Farmers Market, coffee stops at Kech Cafe or 7 Leaves Cafe, and dinner options like Black Angus are reachable on foot or a short drive. <h3>Recreation & Community Life</h3> Residents enjoy Veteran Park, Heritage Park, and Colony Park for weekend recreation, while fitness options including 24 Hour Fitness and FVHS facilities support active lifestyles. The area maintains a quiet, suburban feel without sacrificing convenience, making it ideal for families who want accessible urban services paired with residential peace.
- Carl's Jr. · 10 min walk
- Black Angus · 11 min walk
- Wendy's · 11 min walk
- Subway · 13 min walk
- On the Way Liquor · 13 min walk
- Kech Cafe · 12 min walk
- FVHS Cafeteria · 13 min walk
- Tropical Smoothie Cafe · 19 min walk
- 7 Leaves Cafe · 19 min walk
- Boba Junkie · 21 min walk
- Veteran Park · 6 min walk
- Heritage Park · 6 min walk
- Colony Park · 8 min walk
- La Capilla Park · 8 min walk
- Los Alamos Park · 13 min walk
- Paderia · 21 min walk
- Ralphs · 24 min walk
- Aldi · 26 min walk
- Sprouts Farmers Market · 26 min walk
- Albertsons · 29 min walk
- 24 Hour Fitness · 8 min walk
- FVHS Paul-Berger-Gymnasium · 12 min walk
- FVHS Weight lifting · 12 min walk
- FVHS Wrestling · 12 min walk
- Boys and Girls Club of Huntington Valley – Kingston Branch · 23 min walk
- Fountain Bowl · 10 min walk
- Boomers! (Closed) · 29 min walk
- The Reptile Zoo · 35 min walk
Annual events: Fountain Valley Spring Festival, community school events, seasonal park programming
Schools Near South Fountain Valley (Bushard/Los Alamos), Fountain Valley
Education is a cornerstone of this neighborhood. Two highly regarded elementary schools, Plavan Elementary (score 78) and Cox Elementary (score 69.5), feed into Masuda Middle (score 72.5), which in turn leads to Fountain Valley High (score 76), one of the region's top public high schools. Beyond public options, families can access private choices including Slater Montessori Academy and Fountain Valley Montessori Center for alternative approaches.
Elementary Schools
School Score 78 with 78% math and 78% reading proficiency
Proximitii 2026School Score 69.5 with 72% math and 67% reading proficiency
Proximitii 2026Middle Schools
School Score 72.5 with 72% math and 73% reading proficiency
Proximitii 2026High Schools
School Score 76 with 68% math and 84% reading proficiency
Proximitii 2026School Score 8.5 with 5% math and 12% reading proficiency
Proximitii 2026Private Schools Nearby
- Huntington Valley Baptist Church Preschool (PK-KG) — 6-minute walk
- Slater Montessori Academy (PK-2) — 8-minute walk
- Fountain Valley Montessori Center (PK-6) — 24-minute walk
Feeder pattern: The clear K-12 feeder pattern from elementary through Fountain Valley High creates continuity and strengthens long-term community bonds among families.
Source: Proximitii 2026
Commute from South Fountain Valley (Bushard/Los Alamos)
South Fountain Valley (Bushard/Los Alamos) residents enjoy a car-centric commute profile typical of Orange County. The neighborhood's 76.2% drive-to-work rate reflects both distance to major employment hubs and limited transit infrastructure, though local bus stops on Brookhurst Street provide backup options.
Orange County Transit Authority (OCTA) bus service provides limited coverage; transit score of 32 means most errands require a car. However, proximity to Brookhurst Street offers some connectivity for those willing to use public transit occasionally.
Neighborhoods Near South Fountain Valley (Bushard/Los Alamos)
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Frequently Asked Questions about South Fountain Valley (Bushard/Los Alamos)
What is the average home price in South Fountain Valley (Bushard/Los Alamos), Fountain Valley?
The median home price stands at $947,025, reflecting a balanced mid-to-upper market segment. Price per square foot averages $638. Single-family homes typically range from $800k to $1.2m, while condos and townhomes fall between $650k and $950k. Recent appreciation of 2.8% year-over-year aligns with broader Orange County trends, supported by strong schools and established neighborhood character.
Is South Fountain Valley (Bushard/Los Alamos) a good place to live?
Yes, especially for families and educated professionals. The neighborhood offers top-rated schools, an above-average Walk Score of 70, a median household income of $96,231, and 47.6% of residents holding bachelor's degrees or higher. The 6.8% poverty rate and stable property values create a secure, quality-of-life environment. However, the transit score of 32 means you'll rely heavily on a car for daily activities.
Which schools serve South Fountain Valley (Bushard/Los Alamos)?
The neighborhood is served by Plavan Elementary (score 78) and Cox Elementary (score 69.5) for K-5, Masuda Middle (score 72.5) for grades 6-8, and Fountain Valley High (score 76) for 9-12. These schools consistently rank among Orange County's strongest public institutions. Private options like Slater Montessori Academy and Fountain Valley Montessori Center provide alternative curricula for families seeking specialized approaches.
Is the neighborhood safe?
South Fountain Valley (Bushard/Los Alamos) maintains the safety profile of a stable, family-oriented suburban community. Fountain Valley Fire Station Number 1 provides emergency response, and the neighborhood's established resident base, active community involvement, and police presence support a secure environment. Crime rates are comparable to the broader Fountain Valley area, which ranks favorably within Orange County.
Who is this neighborhood best suited for?
Families prioritizing schools, established professionals seeking suburban stability, and investors targeting long-term appreciation will thrive in South Fountain Valley (Bushard/Los Alamos). The 44.6% married-couple household rate and 25.3% of households with children underscore its appeal to traditional family structures. Remote workers and retirees seeking lower transit dependence may find the neighborhood less ideal.
What amenities are nearby?
The neighborhood offers solid walkability to everyday essentials. Grocery options include Ralphs, Sprouts Farmers Market, and Aldi. Dining ranges from casual chains like Carl's Jr. and Subway to local favorites like Black Angus. Coffee culture is represented by Kech Cafe and 7 Leaves Cafe. Recreation centers on Veteran Park, Heritage Park, and Colony Park. Fitness facilities include 24 Hour Fitness and FVHS athletic resources. Healthcare access includes Orange Coast Memorial Medical Center and local dental practices.
Where this South Fountain Valley (Bushard/Los Alamos) data comes from
Numbers throughout this guide come from public, authoritative sources. Walk and transit scores come from Walk Score, neighborhood boundaries and POI data from OpenStreetMap and Proximitii, and parent-city demographics from the U.S. Census Bureau.
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