Fountain Valley / Central Orange County
The beauty cluster in Fountain Valley is on Brookhurst Street at Ellis Avenue. Fountain Valley Promenade has two salon suite operators (Sola at 11,743 sq ft and Elements Salon Studios at 3,600 sq ft), a massage studio, nails, brow threading and Sally Beauty Supply, and Callens Corner next door adds Sport Clips, two salon and spa tenants and a nail bar. Shop sizes from 700 to 1,270 sq ft are typical for single operators in both centers, while the salon suite users took 3,600 sq ft and up.
Population
56,258
Median HHI
$115,237
Median age
44.4
Homeownership
64.8%
Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.
Primary retail corridors
Brookhurst Street · Magnolia Street · Warner Avenue · Talbert Avenue · Edinger Avenue
Specific shopping centers in Fountain Valley that already carry credible co-tenancy for this use. Listed in approximate order of fit.
NWC Brookhurst Street and Ellis Avenue
Anchors / key tenants: Ralphs, T.J. Maxx, Mimi's Cafe
First Washington Realty-owned community center on Brookhurst. Daily-needs grocery and value-tier soft goods anchor steady weekly traffic.
17020–17136 Magnolia Street
Anchors / key tenants: Starbucks, GameStop
Smaller-format Magnolia Street neighborhood pad. Weekday lunch and after-school daypart.
Existing operators are the most honest comp for whether a use can support Fountain Valley rents. These are publicly visible beauty and wellness space businesses currently trading in the market.
Sola Salon Studios Fountain Valley
18305 Brookhurst Street, Fountain Valley, CA 92708 (Fountain Valley Promenade)
Salon suite building. Sola's own page gives the address, and First Washington Realty's tenant list for Fountain Valley Promenade shows Sola in 11,743 sq ft (space 3A), the largest shop space in the center.
Elements Salon Studios
Fountain Valley Promenade, 18279-18461 Brookhurst Street (space 2A), Fountain Valley, CA 92708
A second salon suite operator in the same center, in 3,600 sq ft per the owner's tenant list.
Origins Massage and Bodyworks
Fountain Valley Promenade, 18279-18461 Brookhurst Street (space 3B), Fountain Valley, CA 92708
Massage use in 3,257 sq ft next to Sola, per the owner's tenant list.
Sally Beauty Supply
Fountain Valley Promenade, 18279-18461 Brookhurst Street (space 2B), Fountain Valley, CA 92708
Beauty supply retailer in 1,600 sq ft. The same center also lists Luxury Nails (900 sq ft) and M & D Eyebrow Threading (1,082 sq ft).
Sport Clips Haircuts
18657 Brookhurst Street, Fountain Valley, CA 92708 (Callens Corner)
In 1,270 sq ft (suite 210) on EDENS' directory for the Albertsons anchored Callens Corner.
Kim Salon and Spa
18661 Brookhurst Street, Fountain Valley, CA 92708 (Callens Corner)
Salon in 1,200 sq ft on EDENS' directory. Callens Corner also lists Ivy Salon And Spa (900 sq ft, 18607 Brookhurst) and Tipline Nails (700 sq ft, 18599 Brookhurst).
01
Zoning: Table 2-6 in FVMC 21.10.030 lists Personal services, primary use as permitted by right in CP, C1 and C2 and not allowed in CM or M1. Chapter 21.90 defines personal services to include barber and beauty shops, tanning salons and spas. Semi-permanent makeup (microblading, microneedling, microdermabrasion, lip blush) has its own line and is also permitted in CP, C1 and C2.
02
Tattoo is treated differently: Table 2-6 lists Tattoo establishments as a conditional use permit in C1 and C2 only, with no CP option, and the definition excludes semi-permanent makeup. The FY 2025-26 fee schedule puts a full CUP under Chapter 21.36 at $4,017.
03
Massage needs a city business permit: FVMC 4.02.030 lists massage establishments and massage technicians among the businesses that must get a city permit, and Chapter 4.40 covers massage. The FY 2025-26 fee schedule shows a Chapter 4.40 operator's permit at $624.15 per owner plus fingerprinting ($526.30 for each additional owner, $471.70 to renew) and a $374.90 annual investigation fee for the massage permit under 4.40.060. Table 2-6 has no separate massage line, so get Planning's classification in writing.
04
Parking: Table 3-3 (FVMC 21.22.040) sets barber and beauty shops and other personal services, naming tattoo studios and massage therapy, at 1 space per 250 sq ft, the same as general retail. A salon suite building the size of Sola's 11,743 sq ft space works out to 47 spaces.
05
State licensing: the Board of Barbering and Cosmetology charges a $50 establishment application fee ($40 renewal), and its establishment owner fact sheet says the license is valid only for the address on it, including the suite number. Before opening, the shop must meet the Board's requirements for toilets, hot and cold running water, handwashing and drinking water, and a disabled-accessible drinking fountain may be required by the building department for a new or remodeled space. For massage, CAMTC certification is voluntary, original certificates must be displayed at each workplace, and CAMTC does not regulate establishments, which is left to the city under Chapter 4.40.
06
Co-tenancy: between the two Brookhurst and Ellis centers there are already two salon suite operators, a massage studio, two nail shops, brow threading and three salons. Ask First Washington and EDENS about existing exclusives for nails, threading, massage or salon suites before writing an LOI.
Zoning, licensing, and demographic figures on this page come from the public records below. Codes and licenses change, so confirm with the city and the licensing agency before you sign.