Average Rent in San Francisco, CA (2026)
The average 1-bedroom rent in San Francisco, CA is $2,974/month as of 2026, based on HUD data across 56 ZIP codes. Rents have changed +12.3% year over year. Rents range from $2,510 to $3,910.
Average Rent · 1-Bedroom
$2,974/mo
Source: HUD Fair Market Rent · 56 zip codes
Year-over-Year
↑ +12.3%
Source: Apartment List, Zillow ZORI, HUD Fair Market Rent
Data through
The average 1-bedroom rent in San Francisco, CA is $2,974/month according to HUD FY2026 Fair Market Rent data, covering 56 ZIP codes. Rents have increased 12.3% year-over-year. The average 1-bedroom rent in San Francisco is 149% above the national average of $1,196/month.
Average rent in San Francisco, CA ranges from $2,510 to $3,910 across 56 ZIP codes.
Based on local market data, a fair rent increase in San Francisco, CA is approximately 12.3% for 2026. An increase above 12.3% exceeds the local market trend and may be worth negotiating.
Key Facts
Sources: Apartment List, Zillow ZORI, HUD Fair Market Rent, HUD SAFMR, Rentcast. Updated February 2026.
How much is rent in San Francisco, CA?
The average 1-bedroom rent in San Francisco, CA is $2,974/month as of 2026, based on HUD data across 56 ZIP codes. Rents range from $2,510 to $3,910 depending on neighborhood — a $1,400/month spread. To afford this at the 30% rule, a household would need approximately $118,960/year.
Is rent going up in San Francisco?
Rents in San Francisco have increased 12.3% year over year based on local market data. This is a notably high rate of increase, indicating strong upward rent pressure in San Francisco.
What is a fair rent increase in San Francisco?
Based on local market data, a rent increase around 12.3% is in line with the San Francisco market for 2026. An increase above that level exceeds the local trend and may be worth pushing back on. Note: San Francisco has rent increase protections — the cap is generally 60% of Bay Area CPI increase (typically 1–3%). Check your specific increase with RenewalReply's free rent analysis tool.
Rent Trends in San Francisco
+12.3%
Rents in San Francisco are rising at +12.3% year-over-year.
✓ Verified trend
Market sources range from +5.6% to +13.4%
Why the range? Zillow ZORI tracks what landlords are asking for units (+13.0%), while Apartment List tracks what renters actually sign leases at (+13.4%).When signed-lease rents outpace asking rents, it typically signals strong demand and limited room to negotiate.
Sources: Apartment List, Zillow ZORI, HUD Fair Market Rent
What Should Rent Cost in San Francisco?
Typical rent ranges based on HUD benchmarks and market data. In areas with limited listing data, ranges reflect federal benchmarks and may be wider than actual market conditions.
A studio in San Francisco typically rents for $2,476 – $2,808.
Rents above $3,229 are in the top 25% for this area.
A 1-bedroom in San Francisco typically rents for $2,974 – $3,364.
Rents above $3,869 are in the top 25% for this area.
A 2-bedroom in San Francisco typically rents for $3,594 – $4,072.
Rents above $4,683 are in the top 25% for this area.
A 3-bedroom in San Francisco typically rents for $4,577 – $5,201.
Rents above $5,981 are in the top 25% for this area.
A 4-bedroom in San Francisco typically rents for $4,759 – $5,391.
Rents above $6,200 are in the top 25% for this area.
Federal Rent Benchmarks for San Francisco
HUD Fair Market Rents are federal rent benchmarks published annually by HUD. They provide a consistent baseline for comparing rents across areas.
Studio
$2,476
HUD Fair Market Rent
1-Bedroom
$2,974
HUD Fair Market Rent
2-Bedroom
$3,594
HUD Fair Market Rent
3-Bedroom
$4,577
HUD Fair Market Rent
4-Bedroom
$4,759
HUD Fair Market Rent
Source: HUD SAFMR FY2026 · Updated
Zip Codes in San Francisco
Click any zip code for detailed rent data including zip-specific SAFMR rates, nearby comparables, and a free rent increase check.
| Zip Code | 1-BR SAFMR | YoY |
|---|---|---|
| 94105 | $3,910 | +14.3% |
| 94107 | $3,880 | +14.3% |
| 94123 | $3,780 | +14.3% |
| 94957 | $3,730 | +4.5% |
| 94158 | $3,610 | +14.3% |
| 94115 | $3,400 | +14.3% |
| 94116 | $3,270 | +14.3% |
| 94131 | $3,260 | +14.3% |
| 94127 | $3,250 | +14.3% |
| 94111 | $3,210 | +14.3% |
| 94128 | $3,200 | +4.8% |
| 94114 | $3,190 | +14.3% |
| 94117 | $3,160 | +14.3% |
| 94104 | $3,140 | +14.3% |
| 94129 | $2,970 | +14.3% |
| 94130 | $2,950 | +14.3% |
| 94103 | $2,910 | +14.3% |
| 94188 | $2,850 | +14.3% |
| 94118 | $2,730 | +14.3% |
| 94122 | $2,730 | +14.3% |
Showing top 20 of 56 zip codes.
SAFMR rates are zip-specific. YoY from Apartment List or Zillow ZORI where available.
How Does San Francisco Compare?
Questions about rent in San Francisco
What is the average 1-bedroom rent in San Francisco, CA?
The average 1-bedroom fair market rent in San Francisco, CA is $2,974/month as of 2026, based on HUD rent data across 56 ZIP codes in the city. This is 149% above the national average of $1,196/month. Rents range from $2,510 to $3,910 depending on ZIP code.
What is a fair rent increase in San Francisco?
A rent increase up to about 12.3% is broadly in line with the recent market trend in San Francisco. Increases above that level are above trend and should be tested against neighborhood-level pricing and comparable rentals. The current average 1-BR rent is $2,974/month.
Are rents going up or down in San Francisco?
Rents in San Francisco have increased 12.3% year over year based on local market data. This reflects local market conditions across 56 ZIP codes in the San Francisco, CA HUD Metro FMR Area area.
How much do rents vary across San Francisco?
1-bedroom rents across San Francisco range from $2,510 to $3,910 on this page, a $1,400/month spread. This shows that rent can vary materially across ZIP codes within the same city, reflecting neighborhood-level differences in housing stock and demand.
Can my landlord raise my rent in San Francisco?
In San Francisco, rent increases are regulated under San Francisco protections. The maximum increase is generally 60% of Bay Area CPI increase (typically 1–3%). Landlords must also follow applicable state notice requirements before issuing a rent increase.
How much should I spend on rent in San Francisco?
The general guideline is to spend no more than 30% of your gross income on rent. With average 1-bedroom rent in San Francisco at $2,974/month, a household would need approximately $118,960/year in gross income to afford this comfortably. Many renters in high-cost areas spend above this threshold — our free tool can help you assess whether your specific rent is fair for your ZIP code.
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Renter Tools
Renter Guides
- How to Negotiate a Rent Increase →
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- Rent Increase Laws in California →
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- What Should I Pay for Rent? →
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Market data updated monthly from public and third-party sources. Actual rents vary by unit, building, and lease terms. For informational purposes only — not legal or financial advice. See methodology →