San Francisco, CA
The Fair Market Rent for a 2-bedroom in San Francisco, CA is $3,604 per month, ranking #2 out of 693 areas nationwide. The area median household income is $133,780, meaning a household spending Fair Market Rent on a 2-bedroom would pay 32.3% of income on housing. Rent in San Francisco has increased 7.3% year over year. The area has a population of 4.7M, with 44.6% of households renting.
San Francisco, California runs on the top tier of the U.S. rental market. HUD Fair Market Rent for a 2-bedroom is $3,604 ($2,977 for a 1-bedroom, $4,604 for a 3-bedroom). Counties at this rent level concentrate in coastal-metro corridors and resort towns where housing supply lags demand structurally.
Rent burden is at the federal "cost-burdened" threshold: 32 percent of median income going to rent. Manageable for most households but leaves limited room for savings or unplanned expenses. For renters and prospective movers, the HUD FMR is the asking-rent baseline for a modest unit; actual market rents on freshly-listed units typically run 5-15 percent above the FMR in faster-growing markets. The county vacancy rate (7.0 percent) is the structural indicator of how much availability exists in the local market.
Fair Market Rent by Bedroom Size
Fair Market Rents (FMRs) are set annually by the U.S. Department of Housing and Urban Development and represent the 40th percentile of gross rents for standard-quality units in an area. FMRs are used to determine payment standards for the Housing Choice Voucher program and other federal housing assistance.
Housing Affordability
In San Francisco, CA, a household earning the area median income of $133,780 would spend 32.3% of their gross income on a 2-bedroom at Fair Market Rent. HUD considers households spending more than 30% of income on housing to be "cost-burdened." This means many renters in this area face financial strain from housing costs.
5-Year Rent Trend
+1.4% since 20212-bedroom Fair Market Rent by fiscal year. Source: HUD FMR API.
Minimum Wage Affordability
The minimum wage in California is $16.50/hr. A minimum-wage worker would need to work 168 hours per week to afford a 2-bedroom at Fair Market Rent without exceeding 30% of income on housing. This means a single minimum-wage earner cannot afford a 2-bedroom working a standard 40-hour week. The poverty rate in San Francisco is 8.7%, below the national average of approximately 12.4%.
Housing Market Context
The median home value in San Francisco is $1,113,800. At a median income of $133,780, this represents a price-to-income ratio of 8.3x. 7% of housing units in the area are vacant, which is below the national average and suggests a tight housing market.
Other Areas in California
Compare San Francisco
Areas With Similar Rent to San Francisco
Frequently Asked Questions
The HUD Fair Market Rent for a 2-bedroom in San Francisco, CA is $3,604 per month. A studio is $2,485/mo, a 1-bedroom is $2,977/mo, and a 3-bedroom is $4,604/mo. The actual median gross rent from Census data is $2,426/mo.
San Francisco has a rent burden of 32.3%, meaning a household earning the median income of $133,780 would spend 32.3% of income on a 2-bedroom at Fair Market Rent. HUD considers spending 30%+ on housing to be cost-burdened. To afford a 2-bedroom without being cost-burdened, a household would need an annual income of at least $144,160.
San Francisco's 2-bedroom Fair Market Rent of $3,604/mo is $2,354 above the national median of $1,250/mo. San Francisco ranks #2 out of 693 areas for highest rent in the United States.
To afford a 2-bedroom at Fair Market Rent in San Francisco without spending more than 30% of income on housing, you would need an annual household income of at least $144,160, or a full-time hourly wage of $69/hour. The area median income is $133,780.
The 2-bedroom Fair Market Rent in San Francisco increased by 7.3% compared to the prior year. This is a significant increase, suggesting growing demand in the local housing market.
Fair Market Rents represent the 40th percentile of gross rents for standard-quality rental units. Rent burden is calculated as annual 2BR FMR divided by area median household income. Census data (income, home value, population, vacancy) is from the ACS 5-Year estimates. Unemployment rates are from BLS Local Area Unemployment Statistics.