Fountain Valley / Central Orange County
Brookhurst Street at Ellis Avenue is the grocery spine. Fountain Valley Promenade (Ralphs, Ross, T.J. Maxx) sits at the northwest corner of Brookhurst and Ellis, and Callens Corner (Albertsons) runs the next block south from 18511 to 18727 Brookhurst, so two grocery anchored centers with about 80 tenant spaces between them share one stretch of road. A second Albertsons anchors the Brookhurst and Edinger corner at the north end of the city, and Magnolia Street has two value and specialty grocers, ALDI at 17070 Magnolia and Sprouts at 17950 Magnolia. Callens Corner had three shop spaces listed as available (900, 1,500 and 1,600 sq ft) when checked on 2026-09-24.
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.
18880–18974 Brookhurst Street
Anchors / key tenants: Vietnamese and Asian restaurant cluster
Brookhurst's south Fountain Valley restaurant row — dense Vietnamese and Asian restaurant tenancy (Bao-N-Baguette, Brodard, Coq Au Vin, Mi A Dong, Pho Dakao, Pur Bowls FV, Quan Mii, Sharetea, Project Poke). Highest concentration of authentic SE Asian food operators outside Little Saigon proper.
17120 Magnolia Street at Warner Avenue
Anchors / key tenants: ALDI, CVS
Neighborhood center anchored by ALDI (opened 2015). Co-tenants include Mobile, Winchell's, Long Black Coffee. Strong value-grocery daypart.
Existing operators are the most honest comp for whether a use can support Fountain Valley rents. These are publicly visible grocery-anchored retail space businesses currently trading in the market.
Ralphs (Fountain Valley Promenade)
Fountain Valley Promenade, 18279-18461 Brookhurst Street, Fountain Valley, CA 92708
Anchor in 45,000 sq ft (space MAJ1) on First Washington Realty's tenant list for the 190,389 sq ft center at the northwest corner of Brookhurst Street and Ellis Avenue. Co-anchors are Ross Dress for Less (23,674 sq ft) and T.J. Maxx (31,540 sq ft). Inline tenants include Five Below (8,400 sq ft), Famous Footwear (4,800 sq ft), Verizon, See's Candy Shop, Sally Beauty Supply and Subway, with Mimi's Cafe on a 7,000 sq ft pad.
Albertsons (Callens Corner)
Callens Corner, 18579 Brookhurst Street, Fountain Valley, CA 92708
Albertsons lists this store as 'Brookhurst & Ellis'. EDENS, the center's owner, shows Albertsons in 35,666 sq ft. The directory runs from 18511 to 18727 Brookhurst and includes Starbucks, Jamba Juice, 85C Bakery Cafe, Stonefire Grill (6,500 sq ft), Islands (6,000 sq ft), Pet Supply (18,652 sq ft), AutoZone, Lakeshore Learning, SchoolsFirst and Navy Federal credit unions and The UPS Store.
Albertsons Brookhurst & Edinger
16061 Brookhurst Street, Fountain Valley, CA 92708
Second Albertsons in the city per the Albertsons store locator, at the north end of the Brookhurst corridor. The center's name and owner were not confirmed.
Sprouts Farmers Market
17950 Magnolia Street, Fountain Valley, CA 92708
Sprouts store 448 per the Sprouts store page. The only confirmed grocer on the Magnolia Street corridor. The center's name and owner were not confirmed.
ALDI
17070 Magnolia Street, Fountain Valley, CA 92708
Per ALDI's own store page, which lists beer and wine among its services. The address falls inside the 17020-17136 Magnolia range the catalog gives for Magnolia Plaza and is near the 17120 Magnolia address given for Magnolia & Warner, so check which catalog entry, if either, is the ALDI center.
01
Zone first: Table 2-6 in FVMC 21.10.030 lists Grocery stores as permitted by right in C1 and C2 and not allowed in CP, CM or M1. Confirm the zone for the parcel, since a grocery use on a CM or CP site is not an option under the table.
02
Beer and wine: Table 2-6 lists Alcoholic beverage sales, off-premises as a conditional use permit in C1 and C2. A new grocer selling alcohol should ask whether the prior grocer's CUP still runs with the space. The city's FY 2025-26 fee schedule sets a full CUP application under Chapter 21.36 at $4,017.
03
Parking is counted per use: Table 3-3 (FVMC 21.22.040) requires 1 space per 250 sq ft for retail sales and services, so a 45,000 sq ft store like the Promenade's Ralphs needs 180 spaces on its own. Section 21.22.040(b) makes a multi-tenant site provide the sum of every use's requirement, and a shared parking reduction under 21.22.050(a) takes a Planning Commission CUP and a licensed engineer's parking study.
04
Fountain Valley Promenade: First Washington lists 190,389 sq ft with availability 'contact for details'. Before proposing a food concept there, ask for the Ralphs lease restrictions and existing exclusives, since the center already has Paderia Bakehouse, Boba Junkie, Subway and restaurants such as Shabuya, I Can BBQ Korean Grill and Mimi's Cafe.
05
Callens Corner: EDENS showed suites 440 (1,500 sq ft), 450 (900 sq ft) and 500 (1,600 sq ft) as available on 2026-09-24. Ask EDENS whether Albertsons' lease limits competing uses such as a pharmacy, bakery or specialty grocer, since 85C Bakery Cafe, Starbucks and Jamba Juice are already in the directory.
06
Trader Joe's California store list has no Fountain Valley entry, though it lists stores in neighboring Huntington Beach and Costa Mesa. A specialty grocer weighing the Brookhurst corridor should map those stores against the Promenade and Callens Corner trade areas before committing.
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.