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City Report · CA

San Francisco

Pop. 830,235·21st most expensive in California·San Francisco rents are up 28.6% over the past year
Median rent (all units)
$4,539/mo
Year-over-Year
+28.6%
Month-over-Month
+3.1%
vs US Median
+$2,577
Rising (Monthly)
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Most AffordableMost Expensive
San Francisco · $4,539
More expensive than 99% of US cities · National median $1,962/mo
Affordability
39% of income
MODERATE
0%30% benchmark60%+

At $4,539/mo, rent takes about 39% of the local median household income, slightly above the 30% benchmark.

Income to afford
$182,000/yr
Local median income
$140,970/yr
Based on the 30%-of-income rule using San Francisco's median rent and household income. See the full affordability breakdown →
Medians by bedroom

Rent by unit size

Studio
$2,319
1 BR
$2,842
2 BR
$3,390
3 BR
$4,185
4 BR+
$4,505
Fair Market Rent (HUD)
$3,390/mo

These are HUD Fair Market Rents, the payment standard for a Housing Choice Voucher (Section 8). They often differ from the $4,539 market median above, and that is expected: FMR is the 40th percentile of standard-quality units and counts gross rent, so it includes essential utilities such as electricity, water, gas, sewer, and trash. The market median is asking rent, which usually excludes utilities. HUD sets FMR once a year; market rent here updates monthly.

Source: HUD Small Area Fair Market Rents. Read the methodology →

Rent trends

12-month history

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Last updated: August 17, 2026

Annual cost
$54,468/yr
At $4,539/mo median
Rent Market Meter
Strong Landlord's Market
Renter's MarketBalancedLandlord's Market
Rents are up 28.6% year-over-year. Expect competition, and move quickly to lock in terms.
Based on rent-price momentum (+28.6% YoY, +3.1% MoM), not inventory.
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Demographics

Who lives here

San Francisco, CA is majority renter-occupied, has a median income above the national average, 60.3% of residents hold a bachelor's degree or higher.

Population
830,235
Median income
$140,970
Median age
40
Renters
61.8%
Age distribution
13.7%
27.2%
29.5%
17.6%
Under 1813.7%
18–3427.2%
35–5429.5%
55–6412%
65+17.6%
Gender
51.3%
48.7%
Male51.3%
Female48.7%
Race & ethnicity
39.1%
16.2%
35.2%
White39.1%
Black5%
Hispanic16.2%
Asian35.2%
Other4.5%
Education (25+)
17.4%
60.3%
No HS diploma11%
HS diploma11.3%
Some college17.4%
Bachelor's+60.3%
Housing tenure
38.2%
61.8%
Owner38.2%
Renter61.8%

Source: U.S. Census Bureau · ACS 2024 5-Year Estimates

2021 vs 2026

How San Francisco, CA has changed in 5 years

Rent
$2,928 → $4,539
up 55.0%
Income
$126,187 → $140,970
up 11.7%
Population
865,933 → 830,235
down 4.1%
Renter share
61.8% → 61.8%
+0.0 pts
Bachelor's+
59.5% → 60.3%
+0.8 pts
Median age
38.7 → 40
+1.3 yrs

Since 2021, the typical rent in San Francisco, CA has increased from $2,928 to $4,539, a 55.0% change over five years. Local incomes tracked alongside that move, going from a median of $126,187 in 2021 to $140,970 more recently. That spread, with rent up faster than earnings, points to a tougher affordability environment than five years ago. The population has contracted by 4.1% since 2021, moving from about 865,933 residents to roughly 830,235. These shifts give renters and would-be renters a longer baseline for sizing up today's listings against the San Francisco, CA market of 2021.

Community

Discussions about San Francisco

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View San Francisco rent history (2015–2026) →
Salary vs rent

Can you afford rent in San Francisco on your salary?

At $4,539/mo, how San Francisco rent compares to typical pay (30% rule).

By apartment size

San Francisco rent by bedroom count

Median rent for each apartment size in San Francisco. Click any size for full breakdown.

Local insights

Tips for renters in San Francisco

About renting in San Francisco, CA

Last updated: August 17, 2026

The median rent in San Francisco is $4,539/mo as of August 2026. A studio apartment averages $2,319/mo while a 2-bedroom runs $3,390/mo. One-bedroom apartments average $2,842/mo and 3-bedroom units go for $4,185/mo.

At 39% of local median household income ($140,970/yr), San Francisco ranks as moderate compared to the national benchmark of 30%. Rents have increased 28.6% over the past year.

FAQ

Frequently asked questions

Is San Francisco an affordable city for renters?

San Francisco is considered moderate for renters. At $4,539/mo, rent takes approximately 39% of the local median household income ($140,970/yr). The standard benchmark is 30%. San Francisco slightly exceeds that threshold, so budgeting carefully matters here.

How much income do you need to rent in San Francisco?

To keep rent at or below 30% of gross income, you would need to earn at least $182,000/year (~$88/hour full-time) to afford the median rent of $4,539/mo in San Francisco. The local median household income is $140,970/yr, meaning the typical San Francisco household falls short of that threshold.

Is rent going up or down in San Francisco?

Rent in San Francisco has increased 28.6% over the past year as of August 2026, putting upward pressure on renter budgets.

Which San Francisco neighborhoods have the lowest rent?

The most affordable ZIP codes in San Francisco are 94112 ($3,321/mo), 94132 ($3,347/mo), and 94108 ($3,677/mo). Citywide, the median rent in San Francisco is $4,539/mo.

How does San Francisco rent compare to other cities in California?

San Francisco is one of the pricier cities in California for rent, ranking #21 out of 381 tracked cities at $4,539/mo.

Which nearby cities are cheaper to rent in than San Francisco?

Several nearby cities have lower median rents than San Francisco ($4,539/mo): Daly City ($2,765/mo), Alameda ($2,961/mo), Emeryville ($3,106/mo).

What percentage of San Francisco residents rent vs. own?

According to Census data, approximately 61.8% of San Francisco households are renters, while 38.2% are owner-occupied. With a majority renter population, San Francisco has a strong rental market.

How does San Francisco rent compare to the national average?

San Francisco's median rent of $4,539/mo is $2,577 (131%) above the US national median of $1,962/mo. Within California, it ranks #21 out of 381 tracked cities.
Income Affordability
39%
MODERATE

At $4,539/mo, rent takes ~39% of San Francisco's median household income ($140,970/yr). The standard benchmark is 30%.

San Francisco 39%Benchmark 30%
State income tax1–13.3%
Run the San Francisco affordability calculator →
Lowest-rent ZIP codes in San Francisco
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Neighborhoods

Estimated from ZIP-level data

Schools nearby

Public schools near San Francisco, CA

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