Location: San Francisco, CA | Metro: San Francisco, CA HUD Metro FMR Area
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $2,240 |
| 1 Bedroom | $2,680 |
| 2 Bedrooms | $3,250 |
| 3 Bedrooms | $4,150 |
| 4 Bedrooms | $4,490 |
| 5 Bedrooms | $5,208 |
| 6 Bedrooms | $5,833 |
| 7 Bedrooms | $6,300 |
| 8 Bedrooms | $6,615 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $2,680 | $566,085 | 0.47% | F |
| 2BR | $3,250 | $1,087,665 | 0.3% | F |
| 3BR | $4,150 | $1,547,576 | 0.27% | F |
| 4BR | $4,490 | $1,948,295 | 0.23% | F |
| 5BR | $5,208 | $2,130,459 | 0.24% | F |
U.S. Census Bureau data (2024)
The ZIP code 94132 in San Francisco, CA, stands out due to its unique demographic and economic characteristics. With a population of 26,859 residents, it has a high rental rate at 52.1%, indicating a significant portion of its residents are tenants rather than homeowners. The median income in this area is $112,292, which is notably higher than many other ZIP codes, reflecting the affluent nature of the neighborhood. However, the median home value of $1,358,968 underscores the extreme cost of homeownership, making it challenging for most residents to purchase property.
Moving to the specifics of Section 8 housing, the Fair Market Rent (FMR) for ZIP 94132 in fiscal year 2024 is set at $2,940, whereas the Zillow Observed Rent Index (ZORI) indicates a market rent of $3,821. This gap between the FMR and the actual market rent suggests that landlords participating in the Section 8 program might experience a shortfall in covering their costs. However, the program remains valuable for securing long-term, stable tenancy and for those who can leverage additional sources of income or subsidies to offset the difference.
The data signature for ZIP 94132 reads as stable. Despite the high costs of living and the significant disparity between FMR and market rents, the high median income and substantial number of renters indicate a steady demand for affordable housing options. Landlords and small-portfolio investors should carefully consider the financial implications before engaging with Section 8 vouchers, but the overall stability of the area supports such investments when managed properly.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.