What is the Fair Market Rent for a 2-bedroom in San Francisco, CA HUD Metro FMR Area?

The HUD Fair Market Rent for a 2-bedroom unit in San Francisco, CA HUD Metro FMR Area is $3,604 per month for fiscal year 2026. The studio FMR is $2,485, 1-bedroom is $2,977, 3-bedroom is $4,604, and 4-bedroom is $4,772.

What income do you need to afford the FMR in San Francisco, CA HUD Metro FMR Area?

Using the standard 30%-of-income affordability rule, a household would need to earn about $144,160 per year ($12,013 per month) to afford the FY2026 2-bedroom Fair Market Rent of $3,604 in San Francisco, CA HUD Metro FMR Area.

FY2026 Fair Market Rents — San Francisco, CA HUD Metro FMR Area

The HUD-published Fair Market Rents for FY2026 in this area are:

Studio

$2,485

1BR

$2,977

2BR

$3,604

3BR

$4,604

4BR

$4,772

Hours/week at min wage

169 hrs

to afford the 2BR FMR @ $16.50/hr (CA)

National rank

of 661 U.S. metros (top 1% most expensive)

YoY change (2BR)

+8.6%

+$286 vs FY2025 · 5-yr +1.4%

Voucher payment standard

$3,244–$3,964

PHAs set HCV payment at 90–110% of the 2BR FMR

San Francisco, CA HUD Metro FMR Area

Metropolitan area · CA · View full history · Income limits · LIHTC rents

FY2026 Fair Market Rents

Bedroom Size	Monthly FMR	Annual Equivalent
Efficiency (Studio)	$2,485	$29,820
1-Bedroom	$2,977	$35,724
2-Bedroom	$3,604	$43,248
3-Bedroom	$4,604	$55,248
4-Bedroom	$4,772	$57,264

Recent 2-Bedroom FMR Trend

FY2020 $3,339 → FY2026 $3,604

Fiscal Year	Studio	1BR	2BR	3BR	4BR
FY2026	$2,485	$2,977	$3,604	$4,604	$4,772
FY2025	$2,275	$2,780	$3,318	$4,138	$4,399
FY2024	$2,292	$2,818	$3,359	$4,112	$4,473
FY2023	$2,156	$2,665	$3,188	$3,912	$4,283
FY2022	$2,115	$2,631	$3,198	$4,111	$4,473
FY2021	$2,350	$2,923	$3,553	$4,567	$4,970
FY2020	$2,197	$2,720	$3,339	$4,365	$4,657

View full FMR history back to FY2000 →

FY2026 Income Limits

Area Median Income (AMI): $200,800

AMI Level	1p	2p	3p	4p	5p	6p
30% AMI (Extremely Low)	$44,150	$50,450	$56,750	$63,050	$68,100	$73,150
50% AMI (Very Low)	$73,550	$84,050	$94,550	$105,050	$113,500	$121,900
80% AMI (Low)	$117,700	$134,500	$151,300	$168,100	$181,550	$195,000

Full income limits table (all 8 household sizes) →

Affordability Snapshot

2BR Annual FMR

$43,248/yr

FMR as % of Area Median Income

21.5% of AMI

Under 30% — affordable at median income

Income Needed (30% rule, 2BR)

$144,160/yr

$12,013/mo gross income

FY2026 LIHTC Maximum Rents

Maximum gross rents for Low-Income Housing Tax Credit units, by income band. Full LIHTC details →

AMI Band	Studio	1BR	2BR	3BR	4BR
50% AMI Maximum	$1,757	$2,008	$2,259	$2,710	$2,911
60% AMI Maximum	$2,108	$2,409	$2,710	$3,252	$3,493

FY2026 HOME Program Rent Limits

Maximum rents for HOME Investment Partnerships–funded units. High HOME rents apply to most assisted units; Low HOME rents apply to the lowest-income set-aside units. Full HOME rent details →

Limit Type	Studio	1BR	2BR	3BR	4BR
High HOME Rent	$2,485	$2,977	$3,263	$3,263	$3,263
Low HOME Rent	$1,838	$2,101	$2,363	$2,626	$2,837

Compare San Francisco, CA HUD Metro FMR Area With Other CA Metros

vs. Bakersfield, CA MSA vs. Chico, CA MSA vs. El Centro, CA MSA vs. Fresno, CA MSA vs. Hanford-Corcoran, CA MSA

Counties in This FMR Area

San Francisco County Marin County San Mateo County