Medical office space · data as of September 2026
Medical office space for lease in Fountain Valley
7 buildings with 48,905 SF of medical space available across 34 listed spaces. Two buildings publish an asking rent; no class has five or more on one lease structure, too few to call a figure typical.
Not one of the 34 spaces listed in Fountain Valley this September reaches 4,200 SF.
The math: eight exam rooms take roughly 3,080 to 4,800 rentable SF, at 385 to 600 SF a room. Here, 16 listed spaces suit one or two rooms, 18 fit three to seven, and the largest single space is 3,319 SF, about 5 to 8 rooms.
Here's the part that gets less attention. Of the seven buildings, five post no asking rent. From the real estate side, an unposted rent isn't a high rent. It's an open question, and the answer tends to move once a second building is in the conversation.
Short version: no listed space reaches 4,200 SF, and five of seven buildings in Fountain Valley post no rent. The numbers that matter here come on request. Of the buildings on your short list, how many have given you a number in writing?
Fountain Valley at a glance
- Buildings
- 7
- Medical space available
- 48,905 SF
- Vacant now
- 44,641 SF
- Largest single space
- 3,319 SF
Asking rents by lease structure
- Full Service$3.60/SF/mo1 building
- Modified Gross$1.60/SF/mo1 building
5 buildings withhold pricing or don't publish it. Those numbers come from the landlords on request.
Full Service includes operating costs and utilities; NNN adds taxes, insurance and common-area costs on top of base rent; Modified Gross splits them. Compare structures, not just rates. These ranges span every building class and age; the questions below compare like with like.
Available spaces by size
- 1–2 rooms16
- 3–4 rooms16
- 5–7 rooms2
- 8–12 rooms0
- 13+ rooms0
Room counts assume 350 to 500 usable SF per exam room, with rentable area 10% to 20% above usable.
Building class
- Class A3
- Class B3
- Class C1
Hospitals within 5 miles
- UCI Health - Fountain Valley, Fountain Valley0.1 mi
- Memorialcare Orange Coast Medical Center, Fountain Valley1.4 mi
- Coastal Communities Hospital, Santa Ana2.9 mi
- Huntington Beach Hospital, Huntington Beach3.1 mi
- College Hospital Costa Mesa, Costa Mesa4.3 mi
Straight-line miles from the center of the Fountain Valley buildings to the Census Bureau geocode of each hospital's address on the CMS hospital list.
Buildings with medical space available
| Building | Class | Built | Medical space | Largest space | Fits | Asking rent | |
|---|---|---|---|---|---|---|---|
| 11160 Warner Ave Fountain Valley Medical Center - Building III | A | 1983 | 14,793 SF9 spaces
| 3,319 SF | ~5–8 rooms | Withheld ask us | |
| 11100 Warner Ave Fountain Valley Medical Center - East | B | 1975 | 11,969 SF8 spaces
| 2,126 SF | ~3–5 rooms | $3.60/SF/mo Full Service | |
| 11100 Warner Ave Fountain Valley Medical Center - West | C | 1975 | 9,178 SF7 spaces
| 2,076 SF | ~3–5 rooms | Withheld ask us | |
| 11180 Warner Ave Fountain Valley #4 | A | 1985 | 7,385 SF4 spaces
| 3,142 SF | ~5–8 rooms | Withheld ask us | |
| 11190 Warner Ave Fountain Valley Regional Hospital | A | 1997 | 2,059 SF2 spaces
| 1,523 SF | ~2–3 rooms | Withheld ask us | |
| 18837 Brookhurst St Centennial Plaza | B | 1985 | 1,929 SF2 spaces
| 1,044 SF | ~1–2 rooms | Withheld ask us | |
| 11770 E Warner Ave Metro Centre | B | 1978 | 1,592 SF2 spaces
| 1,080 SF | ~1–2 rooms | $1.60/SF/mo Modified Gross |
Availability and asking rates change frequently and are subject to verification. Current terms are confirmed before any tour.
Compared to nearby
| Area | Buildings | Medical space | Published asking rents ($/SF/mo, buildings) |
|---|---|---|---|
| Fountain Valley | 7 | 48,905 SF | Full Service $3.60 (1) · Modified Gross $1.60 (1) |
| Huntington Beach | 16 | 110,699 SF | Modified Gross $1.50–$4.00 (6) · NNN $1.90–$3.00 (5) · Full Service $3.00 (1) |
| South Santa Ana | 6 | 40,228 SF | Modified Gross $1.69–$2.75 (3) · NNN $1.95–$2.50 (2) |
| Costa Mesa | 13 | 57,603 SF | NNN $2.25–$3.17 (4) · Full Service $2.50–$2.95 (2) · Modified Gross $2.65–$2.70 (2) |
| Orange County overall | 317 | 2,274,339 SF | NNN $1.15–$5.50 (67) · Modified Gross $1.25–$4.95 (49) · Full Service $1.25–$6.00 (47) |
Lowest to highest published building asking rents, grouped by lease structure; the three most common structures are shown. Each range mixes building classes and ages. See the full rent trends report.
Questions about medical office space in Fountain Valley
How many medical office buildings have space available in Fountain Valley?
Fountain Valley has 7 buildings with medical office space available as of September 2026: 48,905 SF across 34 listed spaces. Of that, 44,641 SF is marked vacant now, and the largest single space is 3,319 SF, about 5 to 8 exam rooms.
What do medical office leases cost in Fountain Valley?
In Fountain Valley, two buildings publish an asking rent with a named lease structure, but no class has five or more on one structure, too few to call any figure typical: Class B on Full Service in one and Class B on Modified Gross in one. Across West Orange County, Class B buildings on Full Service ask a median $2.48/SF/month. Another five buildings post no asking rent; those landlords quote on request. Full Service includes operating costs and utilities, NNN adds taxes, insurance and common-area costs on top, and Modified Gross splits them, so compare total occupancy cost, not the headline rate.
How much space does a medical practice need in Fountain Valley?
About 385 to 600 rentable square feet per exam room. That's 350 to 500 usable square feet (the room plus its share of waiting, work areas, storage, restrooms and halls), and leases are quoted in rentable square feet, which run 10% to 20% above usable in multi-tenant medical buildings. In Fountain Valley, the listed spaces break down as 16 for 1 to 2 rooms, 16 for 3 to 4 and 2 for 5 to 7.
Which hospitals are near Fountain Valley?
UCI Health - Fountain Valley is the closest hospital, 0.1 mile from the center of the Fountain Valley trade area. Also within 5 miles: Memorialcare Orange Coast Medical Center, Fountain Valley, 1.4 miles; Coastal Communities Hospital, Santa Ana, 2.9 miles; Huntington Beach Hospital, Huntington Beach, 3.1 miles; College Hospital Costa Mesa, Costa Mesa, 4.3 miles. Distances are straight-line miles from the Census Bureau geocode of each hospital's address on the CMS hospital list.
How current is the Fountain Valley availability?
It's from the September 2026 survey of medical office availability. Spaces lease and asking terms change between monthly pulls, so current availability, rent and tenant improvement allowance are confirmed with each landlord before any tour.
Send me what fits in Fountain Valley
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Your advisor
Jamal Brown
Real Estate Broker · CA DRE #01780052
Jamal has spent more than 23 years in commercial real estate and has negotiated and audited more than 1,000 leases. He represents medical practices as tenants and buyers, never landlords, across Los Angeles, Orange County, San Diego and the Inland Empire. Every request sent through this site gets a reply within one business day.
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