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Single Family ResidenceResidential
$1,906,063$748 / 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 94How 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
Last sold for $550,000 on Oct 18, 2000

9769 JAMES RIVER CIR

FOUNTAIN VALLEY, CA 92708
3
Beds
2.5
Baths
2,547 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.
0.22 ac
Lot SizeThe size of the land the home sits on, from county records.
1978
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
8
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

$1.9M
$1.8M low$2M high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$550,000 · Oct 18, 2000

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$9,679 (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.$888,186 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$600,593
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$287,593
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$870,771

Climate Risk

Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.97 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.51%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.1 percent flood zone

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
StyleThe architectural style of the home, such as ranch or colonial.Contemporary
CountyORANGE
Lot (acres)The size of the land the home sits on, from county records.0.22
ConstructionThe main material the home's frame and walls are built from.Frame (Unspecified)
RoofThe main material covering the roof, such as asphalt shingle or tile.Wood Shingle
HeatingThe type of heating system in the home.Central
FireplaceWhether the home has a fireplace, and what kind.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.Pool W/Hot Tub/Spa

Transaction History(3)

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
Robert Gisler Elementary SchoolA+
Elementary · Grades KG–5 · 0.6 mi
M
Samuel E. Talbert Middle SchoolB+
Middle · Grades 6–8 · 0.8 mi
H
Fountain Valley High SchoolA+
High · Grades 9–12 · 1.1 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

9769 James River Cir 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.

  • Worth more than 97% of homes in Fountain Valley 92708
  • Costs more per square foot than 81% of homes in Fountain Valley 92708
  • Bigger than 84% of homes in Fountain Valley 92708
  • Has a bigger lot than 97% of homes in Fountain Valley 92708
  • Newer than 87% 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
$535K$2.1M

This home is worth more than 97% 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$1,906,063
CheaperTypical $1,278,222Pricier

Pricier than 97% of homes nearby

Price per ft²$748
CheaperTypical $645Pricier

Pricier than 81% of homes nearby

Living area2,547 ft²
SmallerTypical 1,865 ft²Bigger

Bigger than 84% of homes nearby

Lot size0.22 ac
SmallerTypical 0.16 acBigger

Bigger than 97% of homes nearby

Year built1978
OlderTypical 1970Newer

Newer than 87% of homes nearby

How 9769 James River Cir ranks against every home in each area.
MeasureThis homeFountain Valley 92708Orange County
Estimated valuepricier than$1,906,06397% of homes84% of homes
Price per ft²pricier than$74881% of homes70% of homes
Living areabigger than2,547 ft²84% of homes80% of homes
Lot sizebigger than0.22 ac97% of homes85% of homes
Year builtnewer than197887% of homes58% of homes

About 9769 James River Cir

How much is 9769 James River Cir, Fountain Valley, CA worth?

The TopHap Estimate for 9769 James River Cir, Fountain Valley, CA is $1,906,063 as of Sep 24, 2026. The likely range is $1,787,380 to $2,024,746. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 9769 James River Cir, Fountain Valley, CA last sell?

9769 James River Cir, Fountain Valley, CA last sold on Oct 18, 2000 for $550,000, according to the county's recorded deed.

How big is 9769 James River Cir, Fountain Valley, CA?

9769 James River Cir, Fountain Valley, CA has 3 bedrooms, 2.5 bathrooms, 2,547 square feet of living space and a 0.22-acre lot.

When was 9769 James River Cir, Fountain Valley, CA built?

9769 James River Cir, Fountain Valley, CA was built in 1978, making it 48 years old. It is a contemporary home. The building has 1 story.

What schools serve 9769 James River Cir, Fountain Valley, CA?

9769 James River Cir, Fountain Valley, CA is assigned to Robert Gisler Elementary School (elementary), rated A+; Samuel E. Talbert Middle School (middle), rated B+; 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 9769 James River Cir, 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 97% of them ($1,906,063 against a typical $1,278,222), its price per square foot is higher than 81% of them ($748 against a typical $645), it is bigger than 84% of them (2,547 ft² against a typical 1,865 ft²), its lot is bigger than 97% of them (0.22 ac against a typical 0.16 ac) and it is newer than 87% of them (1978 against a typical 1970). Measured against all of Orange County, it is worth more than 84% 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 9769 James River Cir, Fountain Valley, CA?

The 2025 property tax bill for 9769 James River Cir, Fountain Valley, CA was $9,679. The county assessed it at $888,186.

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