Fountain Valley, California Short-Term Rental Market
Fountain Valley has banned residential STRs citywide since 2023; only hotels, motels, and licensed B&Bs may legally host stays under 30 nights.
Quick Answer: Fountain Valley, California is an active short-term rental market. average occupancy is 78%. average monthly revenue is $8,143. average daily rate is $408. the top operator is Tower 17 Properties & Mgmt, LLC with 241 listings. market score is 69/100 (grade C).
Market data reflects the Anaheim regional market, which includes Fountain Valley. Regulations, taxes, and permit details below are specific to Fountain Valley.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Fountain Valley is a residential suburb in Orange County, California with a population of approximately 56,258. The city adopted Ordinance No. 1591 in October 2022, establishing a citywide ban on short-term rentals defined as stays of 30 consecutive days or less in residential dwellings. The ban applies to all zones and all platforms. Only licensed hotels, motels, time-share facilities, and bed-and-breakfast establishments are exempt.
The STR metrics reported here reflect data associated with the Fountain Valley geographic area and likely include listings from operators who have not yet removed their listings following the ban, cross-market geographic boundary overlaps from nearby Huntington Beach and Costa Mesa, or exempt commercial lodging operations. The typical home value in Fountain Valley is approximately $1,387,373, with a median sale price of $1,285,000 and only 64 active for-sale listings as of April 2026.
For investors interested in the broader Orange County coastal STR market, neighboring Huntington Beach, Newport Beach, and Costa Mesa each have distinct regulatory frameworks. Fountain Valley itself does not present a viable path for new residential STR investment under current law.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 58% | $212 | $3,388 |
| Feb | 65% | $225 | $3,672 |
| Mar | 69% | $258 | $4,834 |
| Apr | 62% | $248 | $4,251 |
| May | 66% | $259 | $4,504 |
| Jun | 75% | $309 | $5,782 |
| Jul | 78% | $303 | $6,032 |
| Aug | 68% | $284 | $5,190 |
| Sep | 63% | $247 | $4,120 |
| Oct | 65% | $243 | $4,305 |
| Nov | 60% | $235 | $3,749 |
| Dec | 62% | $242 | $4,042 |
Top Short-Term Rental Operators in Fountain Valley
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Tower 17 Properties & Mgmt, LLC | 241 | 11,100 | ★ 4.71 |
| 2 | Dream Resorts | 195 | 9,120 | ★ 4.67 |
| 3 | Newport Beach Vacation Properties | 137 | 5,360 | ★ 4.60 |
| 4 | Vacasa | 125 | 8,815 | ★ 4.48 |
| 5 | OC Rentals | 121 | 1,263 | ★ 3.85 |
What Kind of STR Should I Buy in Fountain Valley?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 4,815 |
| 2 bed | 3,302 |
| 3 bed | 2,684 |
| 4 bed | 1,781 |
| 5 bed | 960 |
ADR by Property Tier
| Entire Home | $471 |
| Luxury | $937 |
| Professionally Managed | $788 |
Revenue by Dwelling Type
| Apartment | $6,154 |
| Entire Place | $9,349 |
| House | $9,039 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 59.7% |
| vrbo | 5.2% |
| both | 35.1% |
Investment Analysis
Fountain Valley is not a viable market for residential short-term rental investment under current law. Ordinance No. 1591, effective since 2023, bans all residential STR operation citywide with no permit pathway and no grandfathering for existing operators.
The market data shown reflects geographic or platform data that pre-dates enforcement or originates from adjacent markets. Any investor considering a purchase in Fountain Valley must understand that operating a residential property as an STR would constitute a code violation, with penalties of $100 to $1,500 for a first offense, $3,000 for a second, and $5,000 for a third, with both administrative and criminal fines available.
At a typical home value of $1,387,373, long-term residential rental is the only legal income strategy for residential investors. The city’s 9% transient occupancy tax applies only to exempt commercial lodging operators. There is no legal registration path for residential STRs, and the profile data as of June 2026 shows no indication the ordinance has been reversed or modified.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
The booking data associated with the Fountain Valley area shows a 43-day average lead time and a 5.3-night average length of stay. These figures are consistent with Orange County coastal demand patterns, where guests planning beach-area stays tend to book further in advance than typical urban markets.
A 43-day booking window gives pricing flexibility to adjust rates approximately 6 weeks before arrival, capturing early-booker demand at stable rates before filling remaining inventory with shorter-notice discounts. The 5.3-night average stay is above the national STR average, reducing turnover costs and indicating a vacation-oriented guest mix rather than transient business travel.
Because Fountain Valley prohibits residential STRs, these booking metrics are relevant only to exempt commercial lodging operators or to STR operators in adjacent Orange County cities using this market as a geographic reference point.
Short-Term Rental Regulations
Fountain Valley prohibits short-term rentals in all residential zones under Ordinance No. 1591, adopted unanimously by the City Council in October 2022. The ban defines a short-term rental as any residential dwelling or portion thereof rented for 30 consecutive days or less. The prohibition covers hosted and unhosted arrangements and applies to all booking platforms including Airbnb and VRBO.
There is no permit, registration, or licensing pathway for residential STRs. The city sent cease-and-desist notices to approximately 200 then-active operators in January 2023, granting a 30-day shutdown window before enforcement began. Violations carry escalating fines: $100 to $1,500 (first offense), $3,000 (second), and $5,000 (third), with criminal penalties also available.
Exempt from the ban are licensed hotels, motels, time-share facilities, and bed-and-breakfast establishments, which may host stays under 30 nights and are subject to the city’s 9% transient occupancy tax. As of the June 2026 profile update, no reversal, modification, or new permit pathway has been enacted. Investors should treat the STR ban as a binding constraint and verify any regulatory changes directly with the Fountain Valley City Planning Department before acquisition.
Market Comparison
The STR metrics associated with the Fountain Valley area significantly exceed national benchmarks. The area’s 67.8% occupancy rate is well above the U.S. STR median of approximately 55%, and the $314 average daily rate surpasses the national median of roughly $220. These elevated figures reflect Orange County’s coastal premium and the scarcity of legal vacation rental supply following the 2022 ban.
The area’s revenue growth score of 97.4 out of 100 is among the highest in the dataset, reflecting strong underlying demand. However, the investability score of 50.7 and the total market score of 68.8 reflect the regulatory constraint weighing on the market’s viability for new investors.
Among operators visible in the data, Tower 17 Properties and Management leads with 241 listings and 11,100 reviews at a 4.71 rating. Dream Resorts holds 195 listings with 9,120 reviews at 4.67. Newport Beach Vacation Properties manages 137 listings, Vacasa holds 125, and OC Rentals operates 121. These operators are likely based in adjacent legally permissive markets such as Newport Beach and Huntington Beach.
Frequently Asked Questions About Fountain Valley, California
Are Airbnb rentals legal in Fountain Valley, CA?
When did Fountain Valley ban short-term rentals?
What are the penalties for operating an illegal STR in Fountain Valley?
What is the typical home value in Fountain Valley?
What occupancy and ADR does the Fountain Valley area show in the data?
Is there a transient occupancy tax in Fountain Valley?
Which nearby Orange County cities allow short-term rentals?
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