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Single Family ResidenceResidential
$1,257,855$658 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 95How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Sep 24, 2026

8531 EL RANCHO AVE

FOUNTAIN VALLEY, CA 92708
3
Beds
2
Baths
1,912 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.29 ac
Lot SizeThe size of the land the home sits on, from county records.
1964
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
7
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$1.3M
$1.2M low$1.3M high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$1,566 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$110,283 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$42,589
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$67,694
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$108,121

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountyORANGE
Lot (acres)The size of the land the home sits on, from county records.0.29
HeatingThe type of heating system in the home.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.Spa/Hot Tub (Only)

Transaction History(9)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Hisamatsu Tamura SchoolA
Elementary · Grades KG–5 · 0.4 mi
M
Harry C. Fulton Middle SchoolA+
Middle · Grades 6–8 · 0.7 mi
H
Fountain Valley High SchoolA+
High · Grades 9–12 · 1.3 mi

District: Huntington Beach Union High School District

Neighborhood · ZIP 92708These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.69
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.101
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.322

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.98%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.32%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.6.3%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.1%
PopulationHow many people live in this area.58,405
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.6,316 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$105,626
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$131,650
Average tempThe average temperature here across a full year.62°F
Annual precipHow much rain and melted snow falls here in a typical year.13 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.75%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

8531 El Rancho Ave measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Among the largest lots in Fountain Valley 92708
  • Older than 82% of homes in Fountain Valley 92708

What homes are worth in Fountain Valley 92708

Each bar is how many homes fall in that price range. The marker is this home.

This home
$543K$2M

This home is worth more than 47% of homes in Fountain Valley 92708.

How it measures up in Fountain Valley 92708

The dot is this home. The mark in the middle is the typical home in Fountain Valley 92708.

Estimated value$1,257,855
CheaperTypical $1,279,794Pricier

Pricier than 47% of homes nearby

Price per ft²$658
CheaperTypical $644Pricier

Pricier than 55% of homes nearby

Living area1,912 ft²
SmallerTypical 1,861 ft²Bigger

Bigger than 53% of homes nearby

Lot size0.29 ac
SmallerTypical 0.16 acBigger

Bigger than almost all homes nearby

Year built1964
OlderTypical 1970Newer

Newer than 18% of homes nearby

How 8531 El Rancho Ave ranks against every home in each area.
MeasureThis homeFountain Valley 92708Orange County
Estimated valuepricier than$1,257,85547% of homes59% of homes
Price per ft²pricier than$65855% of homes49% of homes
Living areabigger than1,912 ft²53% of homes59% of homes
Lot sizebigger than0.29 acalmost all homes92% of homes
Year builtnewer than196418% of homes29% of homes

About 8531 El Rancho Ave

How much is 8531 El Rancho Ave, Fountain Valley, CA worth?

The TopHap Estimate for 8531 El Rancho Ave, Fountain Valley, CA is $1,257,855 as of Sep 24, 2026. The likely range is $1,193,003 to $1,322,707. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 8531 El Rancho Ave, Fountain Valley, CA last sell?

8531 El Rancho Ave, Fountain Valley, CA last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 8531 El Rancho Ave, Fountain Valley, CA?

8531 El Rancho Ave, Fountain Valley, CA has 3 bedrooms, 2 bathrooms, 1,912 square feet of living space and a 0.29-acre lot.

When was 8531 El Rancho Ave, Fountain Valley, CA built?

8531 El Rancho Ave, Fountain Valley, CA was built in 1964, making it 62 years old. The building has 2 stories.

What schools serve 8531 El Rancho Ave, Fountain Valley, CA?

8531 El Rancho Ave, Fountain Valley, CA is assigned to Hisamatsu Tamura School (elementary), rated A; Harry C. Fulton Middle School (middle), rated A+; Fountain Valley High School (high), rated A+. All sit in Huntington Beach Union High School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 8531 El Rancho Ave, Fountain Valley, CA compare to other homes in Fountain Valley 92708?

Among the 16,387 homes in Fountain Valley 92708, it is worth more than 47% of them ($1,257,855 against a typical $1,279,794), its price per square foot is higher than 55% of them ($658 against a typical $644), it is bigger than 53% of them (1,912 ft² against a typical 1,861 ft²), its lot is bigger than almost all of them (0.29 ac against a typical 0.16 ac) and it is newer than 18% of them (1964 against a typical 1970). Measured against all of Orange County, it is worth more than 59% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 8531 El Rancho Ave, Fountain Valley, CA?

The 2025 property tax bill for 8531 El Rancho Ave, Fountain Valley, CA was $1,566. The county assessed it at $110,283.

More homes on El Rancho Ave

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