The median of the 25 tracked ZIP-level rent indices for San Francisco is $4,751 a month; the newest ZIP observation is September 2026. This is an unweighted summary of ZIP indices, not a citywide rent estimate. ZIP 94132 has the lowest index at $3,276 and ZIP 94129 the highest at $6,382. Unit mix, observation dates and coverage can differ.
Across San Francisco County, typical rent is $4,784 as of September 2026. That is up 26.3% from a year earlier and up 46.9% over five years.
HUD's FY2027 Fair Market Rent for a two bedroom in San Francisco County is $3,697. In 1 of 25 tracked San Francisco ZIPs, the two-bedroom HUD reference exceeds the all-size rent index. This comparison does not establish what a voucher tenancy will pay for a particular unit.
This report compares ZIP-level rent indices and bedroom-specific HUD references for San Francisco, CA. The tables read our loaded Zillow and HUD data. Neither measure establishes an individual property's market rent or an approved voucher rent.
Market rent and voucher rent by ZIP code in San Francisco
Each row is one tracked ZIP code. The last column compares a two-bedroom HUD reference with Zillow's all-size rent index. A positive number is not a matched-unit premium or proof that a voucher tenancy can support more rent. Check bedroom-matched comparable rentals and the authority's adopted schedule separately.
| ZIP code | All-size ZORI | ZORI month | HUD 2BR reference | HUD 3BR reference | HUD basis / year | 2BR reference vs ZORI |
|---|---|---|---|---|---|---|
| 94102 | $3,768 | September 2026 | $3,697 | $4,832 | County FMR / FY2027 | -1.9% |
| 94103 | $4,540 | September 2026 | $3,697 | $4,832 | County FMR / FY2027 | -18.6% |
| 94105 | $5,991 | September 2026 | $3,697 | $4,832 | County FMR / FY2027 | -38.3% |
| 94107 | $5,099 | September 2026 | $3,697 | $4,832 | County FMR / FY2027 | -27.5% |
| 94108 | $3,750 | September 2026 | $3,697 | $4,832 | County FMR / FY2027 | -1.4% |
| 94109 | $4,154 | September 2026 | $3,697 | $4,832 | County FMR / FY2027 | -11.0% |
| 94110 | $4,931 | September 2026 | $3,697 | $4,832 | County FMR / FY2027 | -25.0% |
| 94112 | $4,080 | September 2026 | $3,697 | $4,832 | County FMR / FY2027 | -9.4% |
| 94114 | $5,626 | September 2026 | $3,697 | $4,832 | County FMR / FY2027 | -34.3% |
| 94115 | $4,892 | September 2026 | $3,697 | $4,832 | County FMR / FY2027 | -24.4% |
| 94116 | $5,020 | September 2026 | $3,697 | $4,832 | County FMR / FY2027 | -26.4% |
| 94117 | $5,351 | September 2026 | $3,697 | $4,832 | County FMR / FY2027 | -30.9% |
| 94118 | $4,672 | September 2026 | $3,697 | $4,832 | County FMR / FY2027 | -20.9% |
| 94121 | $4,486 | September 2026 | $3,697 | $4,832 | County FMR / FY2027 | -17.6% |
| 94122 | $4,207 | September 2026 | $3,697 | $4,832 | County FMR / FY2027 | -12.1% |
| 94123 | $5,415 | September 2026 | $3,697 | $4,832 | County FMR / FY2027 | -31.7% |
| 94124 | $4,293 | September 2026 | $3,697 | $4,832 | County FMR / FY2027 | -13.9% |
| 94127 | $6,083 | September 2026 | $3,697 | $4,832 | County FMR / FY2027 | -39.2% |
| 94129 | $6,382 | September 2026 | $3,697 | $4,832 | County FMR / FY2027 | -42.1% |
| 94130 | $3,890 | September 2026 | $3,697 | $4,832 | County FMR / FY2027 | -5.0% |
| 94131 | $5,022 | September 2026 | $3,697 | $4,832 | County FMR / FY2027 | -26.4% |
| 94132 | $3,276 | September 2026 | $3,697 | $4,832 | County FMR / FY2027 | +12.9% |
| 94133 | $4,751 | September 2026 | $3,697 | $4,832 | County FMR / FY2027 | -22.2% |
| 94134 | $4,417 | September 2026 | $3,697 | $4,832 | County FMR / FY2027 | -16.3% |
| 94158 | $5,627 | September 2026 | $3,697 | $4,832 | County FMR / FY2027 | -34.3% |
Market rent is the Zillow Observed Rent Index, which covers all unit sizes. Dates and HUD geography are shown for each row.The percentage compares a bedroom-specific HUD reference with an all-size index; it is not a matched-unit premium, an adopted payment standard or an approved rent. Check bedroom-matched comps, the authority's schedule and utility allowance before underwriting.
For the plain average and the full ZIP list, see average rent in San Francisco by ZIP code.
HUD Fair Market Rents for San Francisco County
HUD Fair Market Rent is a gross-rent reference that includes tenant-paid utilities. It is not the housing authority's adopted payment standard or an approval for a particular unit. Confirm the applicable schedule, utility allowance and rent-reasonableness review with the administering authority.
| Unit size | FY2027 Fair Market Rent | Change from FY2026 |
|---|---|---|
| Studio | $2,574 | +3.6% |
| 1 bedroom | $3,003 | +0.9% |
| 2 bedroom | $3,697 | +2.6% |
| 3 bedroom | $4,832 | +5.0% |
| 4 bedroom | $5,439 | +14.0% |
San Francisco County, HUD fiscal year 2027. Source: HUD Fair Market Rents. These are the latest figures loaded into RentalCalcs, not an authority's adopted payment standards or a rent approval.
If you have not worked with these numbers before, how Section 8 rent is calculated walks through payment standards, utility allowances and the tenant's share.
How rents in San Francisco County have moved
| Observation month | All-home-types ZORI | Change from prior row |
|---|---|---|
| December 2015 | $3,381 | Not available |
| December 2016 | $3,298 | -2.5% |
| December 2017 | $3,392 | +2.9% |
| December 2018 | $3,515 | +3.6% |
| December 2019 | $3,573 | +1.6% |
| December 2020 | $2,997 | -16.1% |
| December 2021 | $3,306 | +10.3% |
| December 2022 | $3,426 | +3.6% |
| December 2023 | $3,353 | -2.1% |
| December 2024 | $3,500 | +4.4% |
| December 2025 | $3,917 | +11.9% |
| September 2026 | $4,784 | +22.1% |
San Francisco County typical rent, last published month of each year. Source: Zillow Observed Rent Index (all home types, smoothed and seasonally adjusted), refreshed monthly. A partial-year observation compared with the prior December is not a same-month year-over-year change.
What this means if you own a rental in San Francisco
- Check the local comparison set. The highest tracked ZIP index is 94.8% above the lowest. Check unit type and bedroom-matched comps before using that spread to price a property.
- Verify the voucher calculation independently. HUD references and all-size ZORI describe different things. Obtain the housing authority's payment standard and utility allowance, then check rent reasonableness for the actual unit. The table cannot determine a voucher premium, turnover rate or collection outcome.
- Do not extrapolate this year's jump. County rents are up 26.3% from a year ago. Compare a flat-rent case with your supported growth assumption; this observation is not a forecast.
To test a specific property, run it through the Section 8 rent analyzer, which compares voucher rent and market rent for your ZIP and unit size. The California HUD-to-rent-index comparison provides broader research context; its ratios do not establish property-level premiums.
Where these numbers come from
- Market rent: the Zillow Observed Rent Index by ZIP code, refreshed monthly. It blends all unit sizes, so compare it with voucher figures as a guide and not as a like for like two bedroom rent.
- Fair Market Rents and Small Area FMRs: HUD User, published each fiscal year.
- County rent history: Zillow rent data, last reading of each calendar year.
Confirm the current payment standard, utility allowance and applicable rules with the administering housing authority before underwriting a voucher tenancy. Use matched comparable rentals for the market-rent assumption.
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