Which San Mateo rent number is which
Each source measures something different. Asking rents describe homes on the market now; Census figures describe what everyone renting already pays, including people in long leases at older rents. HUD’s fair market rent is a program benchmark for recent movers, including utilities.
Sources: Zillow Observed Rent Index (all homes and apartments, smoothed); HUD fair market rents, FY2027 effective October 1, 2026, San Francisco HUD Metro FMR Area (Marin, San Francisco and San Mateo counties); Census ACS table B25064, county and City of San Mateo. The same values are in the table below.
| Measure | Monthly | What it covers |
|---|---|---|
| Zillow typical asking rent, county (September 2026) | Monthly$3,993 | What it coversRents on listed homes, all sizes |
| HUD fair market rent, 2 bedrooms (FY2027) | Monthly$3,697 | What it covers40th-percentile recent-mover rent with utilities, 3-county area |
| Census median gross rent, county (2024) | Monthly$2,832 ±$53 | What it coversAll renters, rent plus utilities |
| Census median gross rent, City of San Mateo (2024) | Monthly$2,838 ±$145 | What it coversAll renters in the city |
| Census median gross rent, City of San Mateo (2020–2024) | Monthly$3,077 ±$100 | What it coversFive-year average, all renters |
How much rent can go up
California’s statewide cap, Civil Code §1947.12 (AB 1482), limits yearly increases on most apartments built more than 15 years ago to 5% plus the regional consumer-price change, never more than 10%. San Mateo County uses the San Francisco–Oakland–Hayward index from April to April (county tenant guide).
| Rule | Cap | Applies |
|---|---|---|
| AB 1482 statewide cap | Cap8.8% | AppliesAug 1, 2026 to Jul 31, 2027 |
| East Palo Alto rent stabilization (annual general adjustment) | Cap2.0% | AppliesJul 1, 2026 to Jun 30, 2027, registered units |
Worked example (hypothetical rents)
- A covered $3,500 apartment renewing between August 1, 2026 and July 31, 2027: the most it can rise is $308, to $3,808.
- A registered $3,000 unit in East Palo Alto: the general adjustment allows $60, to $3,060.
Exemptions include buildings issued a certificate of occupancy within 15 years and some single-family homes and condos whose owner gave the required notice. General information, not legal advice.
Income needed to rent, and what counts as low income
| Rent used | Monthly | Income needed |
|---|---|---|
| Typical asking rent, county | Monthly$3,993 | Income needed$159,734 |
| Census median gross rent, county | Monthly$2,832 | Income needed$113,280 |
| HUD fair market rent, 2 bedrooms | Monthly$3,697 | Income needed$147,880 |
| Household | Extremely low (30%) | Very low (50%) | Low (80%) |
|---|---|---|---|
| 1 person | Extremely low (30%)$44,150 | Very low (50%)$73,550 | Low (80%)$117,700 |
| 4 people | Extremely low (30%)$63,050 | Very low (50%)$105,050 | Low (80%)$168,100 |
Section 8 in San Mateo County
| Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|
| $2,574 | 1 BR$3,003 | 2 BR$3,697 | 3 BR$4,832 | 4 BR$5,439 |
Cost of living beyond rent
The Bureau of Economic Analysis ranks the San Francisco–Oakland–Fremont metro, which includes San Mateo County, as the most expensive of 387 US metros in 2024: prices overall were 15.6% above the national average, housing rents 94.7% above and utilities 72.6% above (BEA regional price parities). Those are metro-wide figures, not San Mateo County alone.
To compare owning, see rent vs buy in the City of San Mateo, the San Mateo County market overview or San Francisco rental prices.
San Mateo County rent: common questions
What is the average rent in San Mateo County?
It depends on what is measured. Zillow’s typical asking rent for the county is $3,993 a month (September 2026), which is what a new lease costs. The Census median gross rent that all renters paid, including long-term tenants, was $2,832 in 2024. The gap is about $1,000 a month.
What is the average rent in the City of San Mateo?
The Census Bureau’s 2024 survey puts the City of San Mateo’s median gross rent, including utilities, at $2,838 a month (margin ±$145), and its 2020–2024 five-year estimate at $3,077. New asking rents are higher. Updated 2025 figures are due from the Census Bureau on October 29, 2026.
How much can rent go up in San Mateo County in 2026?
For most apartments covered by California’s AB 1482, the maximum increase between August 1, 2026 and July 31, 2027 is 8.8%: 5% plus the 3.8% rise in Bay Area consumer prices from April 2025 to April 2026. Buildings under 15 years old and some single-family homes are exempt. East Palo Alto’s own rent stabilization allows 2.0% from July 1, 2026.
What income do you need to rent in San Mateo County?
Using the common rule of spending no more than 30% of gross income on rent, a $3,993 rent needs about $159,734 a year. The $2,832 all-renter median needs about $113,280. Landlords set their own income tests, often two and a half to three times the rent.
What does Section 8 pay in San Mateo County?
HUD’s fiscal 2027 fair market rent for a two-bedroom in the San Francisco metro area, which includes San Mateo County, is $3,697 a month including utilities. The Housing Authority of the County of San Mateo is a Moving to Work agency and sets its own payment standards, so ask it for the current schedule rather than assuming a percentage of that figure.
What counts as low income in San Mateo County?
Under HUD’s fiscal 2026 limits for the San Francisco metro area, a household of four earning up to $168,100 is “low income” (80% of the area median), and up to $105,050 is “very low income”. For one person the limits are $117,700 and $73,550. The area median family income is $200,800.
Section 8 rents in San Mateo County, CA
HUD fair market rents (FY2027, as HUD lists them for San Mateo County) are the benchmark housing authorities use to set their own payment standards. HUD publishes one set of figures for each fair market rent area, which can cover several counties.
HUD's basic range for a 2-bedroom payment standard here is $3,327 to $4,067/mo (90% to 110% of the FMR). The local housing authority adopts its own figure, and some agencies, including Moving to Work agencies, go outside that range, so ask it for its current schedule. For context, the county median rent is $3,993/mo across all unit sizes, so the two figures are not a direct comparison. Compare market rent vs Section 8 for any ZIP.
Run your own numbers
This analysis uses San Mateo County, CA county index references ($1,579,058 home, $3,993/mo rent). Your deal is specific. Open the calculator with the local data preloaded and adjust to your price, financing, and expenses.
Average rent by city in San Mateo County
- Average rent in Redwood City$4,161/mo
- Average rent in San Mateo$3,877/mo
Typical asking rent across each city's ZIP codes (Zillow Observed Rent Index). Open a city for rent by ZIP and bedroom count.