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French Valley, CA
Full City Profile · California · Orange County County
3.4
/5.0
B
Good
42,550
Population
3,914/sq mi density
$132,605
Median Income
$41,363 per capita
$637,800
Home Value
$680,928 Zillow
$3,016
Median Rent
32.8% income on rent
66°F
Avg Temperature
330 sunny days/yr
63
Violent Crime/100K
1,345 property/100K
B
Overall
3.4 / 5.0
Good overall score based on economy, affordability, safety and education
A+
Economy
4.7 / 5.0
$132,605 median income, 4.1% unemployment
B+
Affordability
4.0 / 5.0
$637,800 home value, $3,016/mo rent
F
Safety
1.0 / 5.0
63 violent crimes/100K
B+
Education
3.8 / 5.0
34.7% bachelor's degree or higher
Housing Overview
Median Home Value
$637,800
126% above
US avg: $281,900
Median Rent
$3,016/mo
159% above
US avg: $1,163/mo
Homeownership Rate
84.5%
29% above US avg (65.4%)
Total Housing Units
11,098
Median year built: 2008
Home Value by Source
Census Median
$637,800
Zillow (ZHVI)
$680,928
Median Sale Price
$650,000
Median List Price
$698,990
Census ACS, Zillow ZHVI, Redfin median sale price
Ownership vs. Renting
84.5%
Owner-Occupied
15.5%
Renter-Occupied
US avg: 65.4% owner-occupied
Fair Market Rents (HUD FY2026)
Studio
$1,513/mo
1 Bedroom
$1,647/mo
2 Bedroom
$2,053/mo
3 Bedroom
$2,752/mo
4 Bedroom
$3,165/mo
Census median rent:
$3,016/mo
Market Indicators (Redfin)
Median Days on Market
50 days
Sale-to-List Ratio
1.0%
Buyers market
Homes Sold
36
Price Drops
24.3%
of listings with price reduction
Price Per Sq Ft
$263
Active Inventory
111
homes for sale
Affordability & Housing Stock
Rent Burden
32.8%
of renters spending 30%+ of income on housing
6% above US avg (31.0%)
Median Year Built
2008
Average age of housing stock: 18 years
Homeownership Rate
84.5%
Complete Housing Data
Home Values
| Census Median Value | $637,800 |
| Zillow Home Value (ZHVI) | $680,928 |
| Median Sale Price | $650,000 |
| Median List Price | $698,990 |
| Price Per Sq Ft | $263 |
Rent
| Census Median Rent | $3,016 |
| FMR Studio | $1,513 |
| FMR 1-Bedroom | $1,647 |
| FMR 2-Bedroom | $2,053 |
| FMR 3-Bedroom | $2,752 |
| FMR 4-Bedroom | $3,165 |
Market
| Days on Market | 50 |
| Sale-to-List Ratio | 1.0% |
| Price Drops | 24.3% |
| Homes Sold | 36 |
| Active Inventory | 111 |
| Price Per Sq Ft | $263 |
Ownership & Stock
| Owner-Occupied | 84.5% |
| Renter-Occupied | 15.5% |
| Homeownership Rate | 84.5% |
| Total Housing Units | 11,098 |
| Median Year Built | 2008 |
| Rent Burden | 32.8% |