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City Report · CA

San Marcos

Pop. 94,882·111th most expensive in California·San Marcos rents are up 6.6% over the past year
Median rent (all units)
$3,258/mo
Year-over-Year
+6.6%
Month-over-Month
+2.5%
vs US Median
+$1,293
Rising (Monthly)
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Most AffordableMost Expensive
San Marcos · $3,258
More expensive than 94% of US cities · National median $1,965/mo
Rent Reality Score
56/100
Fairly priced
OverheatedFairGreat value

Rents are 3% below what San Marcos's 10-year trend predicts — a better deal than its own history suggests.

Actual rent
$3,258/mo
Expected by trend
$3,355/mo
The Rent Reality Score compares today's median rent to where San Marcos's own long-run trajectory projects it should be. See the full rankings →
Medians by bedroom

Rent by unit size

Studio
$2,210
1 BR
$2,400
2 BR
$2,970
3 BR
$3,970
4 BR+
$4,835
Research median
$2,970/mo

Bedroom estimates are gross rents that include essential utilities (electricity, water, gas, sewer, trash).

Rent trends

12-month history

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Last updated: July 20, 2026

Annual cost
$39,096/yr
At $3,258/mo median
Rent Market Meter
Strong Landlord's Market
Renter's MarketBalancedLandlord's Market
Rents are up 6.6% year-over-year. Expect competition, and move quickly to lock in terms.
Based on rent-price momentum (+6.6% YoY, +2.5% MoM), not inventory.
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Demographics

Who lives here

San Marcos, CA is majority owner-occupied, has a large share of families with children, has a median income above the national average, 43.8% of residents hold a bachelor's degree or higher.

Population
94,882
Median income
$109,377
Median age
36.8
Renters
36.3%
Age distribution
25.2%
22.6%
27.7%
13.2%
Under 1825.2%
18–3422.6%
35–5427.7%
55–6411.3%
65+13.2%
Gender
48.9%
51.1%
Male48.9%
Female51.1%
Race & ethnicity
50.6%
36.8%
White50.6%
Black1.3%
Hispanic36.8%
Asian11.8%
Education (25+)
16.4%
28%
43.8%
No HS diploma11.8%
HS diploma16.4%
Some college28%
Bachelor's+43.8%
Housing tenure
63.7%
36.3%
Owner63.7%
Renter36.3%

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

2021 vs 2026

How San Marcos, CA has changed in 5 years

Rent
$2,364 → $3,258
up 37.8%
Income
$90,620 → $109,377
up 20.7%
Population
94,313 → 94,882
up 0.6%
Renter share
37.3% → 36.3%
-1.0 pts
Bachelor's+
40.9% → 43.8%
+2.9 pts
Median age
35.6 → 36.8
+1.2 yrs

The median rent in San Marcos, CA stood at $2,364 in 2021 and currently runs about $3,258, reflecting a 37.8% increase over the period. Local incomes tracked alongside that move, going from a median of $90,620 in 2021 to $109,377 more recently. That spread, with rent up faster than earnings, points to a tougher affordability environment than five years ago. College-educated residents now make up 43.8% of adults here, versus 40.9% in 2021. These shifts give renters and would-be renters a longer baseline for sizing up today's listings against the San Marcos, CA market of 2021.

Community

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

Can you afford rent in San Marcos on your salary?

At $3,258/mo, how San Marcos rent compares to typical pay (30% rule).

By apartment size

San Marcos rent by bedroom count

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

Local insights

Tips for renters in San Marcos

About renting in San Marcos, CA

Last updated: July 20, 2026

The median rent in San Marcos is $3,258/mo as of July 2026. A studio apartment averages $2,210/mo while a 2-bedroom runs $2,970/mo. One-bedroom apartments average $2,400/mo and 3-bedroom units go for $3,970/mo.

At 36% of local median household income ($109,377/yr), San Marcos ranks as moderate compared to the national benchmark of 30%. Rents have increased 6.6% over the past year.

FAQ

Frequently asked questions

Is San Marcos an affordable city for renters?

San Marcos is considered moderate for renters. At $3,258/mo, rent takes approximately 36% of the local median household income ($109,377/yr). The standard benchmark is 30%. San Marcos slightly exceeds that threshold, so budgeting carefully matters here.

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

To keep rent at or below 30% of gross income, you would need to earn at least $130,000/year (~$63/hour full-time) to afford the median rent of $3,258/mo in San Marcos. The local median household income is $109,377/yr, meaning the typical San Marcos household falls short of that threshold.

Is rent going up or down in San Marcos?

Rent in San Marcos has increased 6.6% over the past year as of July 2026, putting upward pressure on renter budgets.

Which San Marcos neighborhoods have the lowest rent?

The most affordable ZIP codes in San Marcos are 92069 ($3,097/mo), and 92078 ($3,352/mo). Citywide, the median rent in San Marcos is $3,258/mo.

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

San Marcos is one of the pricier cities in California for rent, ranking #111 out of 387 tracked cities at $3,258/mo.

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

Several nearby cities have lower median rents than San Marcos ($3,258/mo): Escondido ($2,504/mo), Vista ($2,682/mo).

What percentage of San Marcos residents rent vs. own?

According to Census data, approximately 36.3% of San Marcos households are renters, while 63.7% are owner-occupied. San Marcos leans toward homeownership, which can mean a smaller rental inventory.

How does San Marcos rent compare to the national average?

San Marcos's median rent of $3,258/mo is $1,293 (66%) above the US national median of $1,965/mo. Within California, it ranks #111 out of 387 tracked cities.
Income Affordability
36%
MODERATE

At $3,258/mo, rent takes ~36% of San Marcos's median household income ($109,377/yr). The standard benchmark is 30%.

San Marcos 36%Benchmark 30%
State income tax1–13.3%
Run the San Marcos affordability calculator →
Lowest-rent ZIP codes in San Marcos
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Neighborhoods

Estimated from ZIP-level data

Schools nearby

Public schools near San Marcos, CA

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