San Francisco, CA Fair Market Rent (FY2026)
San Francisco, CA HUD Metro FMR Area · CA · 3 counties · pop. 1,865,771 (2023)
The FY2026 Fair Market Rent for a 2-bedroom in San Francisco, CA is $3,604/month. Across bedroom sizes the HUD FMR runs from $2,485 (studio) to $4,772 (4-bedroom). That 2-bedroom figure is $2,629 above the US national median FMR of $975 — far above the national median FMR — and ranks #1 of 75 among the largest metros (1 = most expensive). FMR is the federal voucher rent standard, not the market median.
Source: HUD USER, FY2026 Fair Market Rents (40th percentile, revised final). Data as of June 2026.
San Francisco, CA FMR by bedroom size
| Unit size | Monthly FMR | ≈ Weekly | Annual |
|---|---|---|---|
| Studio / efficiency | $2,485 | $574 | $29,820 |
| 1-bedroom | $2,977 | $688 | $35,724 |
| 2-bedroom | $3,604 | $832 | $43,248 |
| 3-bedroom | $4,604 | $1,063 | $55,248 |
| 4-bedroom | $4,772 | $1,102 | $57,264 |
Source: HUD USER, FY2026 Fair Market Rents (40th percentile, revised final). Data as of June 2026.
Weekly and annual figures are simple conversions of the monthly FMR (÷4.33 and ×12). The monthly FMR is HUD's published value. Verify on huduser.gov.
What this FMR means
Fair Market Rent is HUD's estimate of the 40th-percentile gross rent — contract rent plus tenant-paid utilities — for a modest, non-luxury unit in San Francisco, CA. It is recalculated each fiscal year from American Community Survey rent data and a current-year inflation factor. Public housing agencies use the FMR to set Housing Choice Voucher (Section 8) payment standards, typically 90–110% of the FMR. A higher FMR means the program will cover a higher rent in this area; it does not mean landlords charge exactly this much.
San Francisco, CA vs its state and the US
| Benchmark | 2-bedroom FMR |
|---|---|
| San Francisco, CA | $3,604 |
| California state median | $1,625 |
| US national median | $975 |
San Francisco, CA sits in California, where the median area's 2-bedroom FMR is $1,625 and areas range from $1,108 to $4,214.
Metro areas with a similar FMR
The five areas closest to San Francisco, CA on the 2-bedroom FMR scale:
| Metro area | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|
| San Francisco, CA (this area) | $2,485 | $2,977 | $3,604 | $4,604 | $4,772 |
| San Jose-Sunnyvale-Santa Clara, CA | $2,621 | $2,982 | $3,483 | $4,602 | $5,010 |
| Santa Ana-Anaheim-Irvine, CA | $2,682 | $2,746 | $3,236 | $4,393 | $5,246 |
| San Diego-Chula Vista-Carlsbad, CA | $2,288 | $2,459 | $3,001 | $3,998 | $4,845 |
| Boston-Cambridge-Quincy, MA-NH | $2,359 | $2,476 | $2,941 | $3,526 | $3,894 |
| Oakland-Fremont, CA | $2,142 | $2,385 | $2,912 | $3,724 | $4,413 |
Frequently asked questions
What is the FY2026 Fair Market Rent for a 2-bedroom in San Francisco, CA?
The FY2026 HUD Fair Market Rent for a two-bedroom unit in the San Francisco, CA HUD Metro FMR Area is $3,604 per month. FMR is the 40th-percentile gross rent (including utilities) HUD uses to set Housing Choice Voucher payment standards — it is not the local market median. Verify the current figure at huduser.gov.
What are the FMRs for other bedroom sizes in San Francisco, CA?
In FY2026 the FMRs are $2,485 (studio), $2,977 (1-bedroom), $3,604 (2-bedroom), $4,604 (3-bedroom) and $4,772 (4-bedroom) per month. Larger units have higher FMRs because they assume more bedrooms and occupants.
Is rent in San Francisco, CA high compared with the rest of the US?
Its 2-bedroom FMR of $3,604 is $2,629 above the national median FMR of $975 (+270%) — far above the national median FMR. Among the 75 largest metros it ranks #1 of 75 by 2-bedroom FMR (1 = most expensive).
Does the FMR mean my voucher will cover that much rent?
Not exactly. The local public housing agency (PHA) sets a "payment standard" usually between 90% and 110% of the FMR, and your subsidy is based on that standard minus roughly 30% of your adjusted income. The FMR is the benchmark, not a guaranteed amount — check with the PHA that serves San Francisco, CA.
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Source & accuracy
FY2026 Fair Market Rents, U.S. Dept. of Housing & Urban Development — HUD USER (public domain). FMR is the federal voucher rent standard, not the market median. Figures are a June 2026 snapshot of HUD's revised final FY2026 file; verify the current value on huduser.gov before relying on it.
Last updated: 2026-06-20