Income Limits by County

HUD Metro FMR Area · 3 counties

San Francisco, CA Fair Market Rent & Income Limits

For FY2027 HUD set the two-bedroom Fair Market Rent for the San Francisco, CA area at $3,697 a month, up 2.6% from FY2026. The FY2026 median family income is $200,800. The same figures apply in all 3 counties of the area.

2-bedroom FMR$3,697per month ▲ 2.6%
Median family income$200,800FY2026
People in the area1,830,544HUD file, 2024

Fair Market Rent by unit size

FY2027 FY2026

Check your household

Enter your household size and total yearly income before taxes to see which HUD income category it falls in for San Francisco, CA.

Low income (80% limit)

A household of 4 earning $166,100 is under the 80% limit of $168,100 for this area. At 30% of income it could pay about $4,152 a month for rent and utilities.

This is a quick comparison with HUD's published limits, not an eligibility decision. Programs count income in their own ways and many have waiting lists; the local housing agency or property decides.

Income limits

FY2026 income limits by household size (yearly gross income)
PeopleExtremely low30% / povertyVery low50%60% (LIHTC)MTSPLow income80%
1$44,150$73,550$88,260$117,700
2$50,450$84,050$100,860$134,500
3$56,750$94,550$113,460$151,300
4$63,050$105,050$126,060$168,100
5$68,100$113,500$136,200$181,550
6$73,150$121,900$146,280$195,000
7$78,200$130,300$156,360$208,450
8$83,250$138,700$166,440$221,900

HERA Special area. Tax-credit properties placed in service before 2009 may use HUD's higher HERA hold-harmless 60% limits here: $144,480 for four people, against the regular $126,060.

Two-bedroom FMR since 2001

2-bedroom Fair Market Rent, 2001 to 2027$0$800$1,600$2,400$3,200$4,000$4,800200520102015202020252027$3,697FY2001: $1,459FY2002: $1,747FY2003: $1,940FY2004: $1,775FY2005: $1,539FY2006: $1,536FY2007: $1,551FY2008: $1,592FY2009: $1,658FY2010: $1,760FY2011: $1,833FY2012: $1,905FY2013: $1,795FY2014: $1,956FY2015: $2,062FY2016: $2,289FY2017: $3,018FY2018: $3,121FY2019: $3,170FY2020: $3,339FY2021: $3,553FY2022: $3,198FY2023: $3,188FY2024: $3,359FY2025: $3,318FY2026: $3,604FY2027: $3,697

Counties in the area

CountyPeople2 BR FMR
San Francisco County, CA830,235$3,697
San Mateo County, CA742,340$3,697
Marin County, CA257,969$3,697

Small Area FMRs across 113 ZIP codes

Two-bedroom Small Area FMRs in the San Francisco, CA area run from $3,250 to $5,050; the middle ZIP code is at $3,590, against the area-wide FMR of $3,697. This is not a mandatory Small Area FMR area; agencies may opt in.

$3,250$5,050median $3,590

Highest ZIP codes

94404 (San Mateo, CA)$5,050
94107 (San Francisco, CA)$4,930
94158 (San Francisco, CA)$4,930
94925 (Corte Madera, CA)$4,710
94123 (San Francisco, CA)$4,650
94957 (Ross, CA)$4,520
94403 (San Mateo, CA)$4,490
94030 (Millbrae, CA)$4,460

Lowest ZIP codes

94973 (Woodacre, CA)$3,250
94970 (Stinson Beach, CA)$3,250
94956 (Point Reyes Station, CA)$3,250
94952 (Petaluma, CA)$3,250
94950 (Olema, CA)$3,250
94946 (Nicasio, CA)$3,250
94945 (Novato, CA)$3,250
94940 (Marshall, CA)$3,250

Questions

What is the Fair Market Rent in the San Francisco, CA area?

HUD's FY2027 Fair Market Rents for the San Francisco, CA area are $2,574 (studio), $3,003 (1 BR), $3,697 (2 BR), $4,832 (3 BR) and $5,439 (4 BR) a month.

What is the area median income for San Francisco, CA?

The FY2026 median family income is $200,800; the 80% low-income limit for four people is $168,100.

Which counties are in this HUD metro area?

San Francisco County, CA, San Mateo County, CA and Marin County, CA.