Renting · Section 8
Data from November 2026
Renting in San Mateo County, California
San Mateo County has a HUD fair market rent of $3,697 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $2,922 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $71.10 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $3,697
- a month, HUD, Fiscal year 2027
- 40% more than in California
- Typical rent
- $2,922
- a month, Census, Average 2020–2024
- 44% more than in California
- Wage needed
- $71.10
- an hour, 2 bedrooms
- Or $147,880 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 48%
- spend 30% or more of income on rent
- 12% less than in California
Only here
Renting in San Mateo County: what sets it apart
What this place has that others do not, from public data, most unusual first.
-
Of the 56 counties in California with this figure, San Mateo County has the highest typical rent: $2,922.
-
San Mateo County has the 2nd highest typical household income of the 58 counties in California ($158,855).
-
San Mateo County has the highest typical rent in its area: $2,922, more than any of its 6 neighboring counties; next is Santa Clara County ($2,857).
Sources: U.S. Census Bureau (Average 2020–2024).
Fair market rent
What HUD sets for each size
Every year HUD (the U.S. Department of Housing and Urban Development) publishes a Fair Market Rent (FMR) for each home size in San Mateo County. It is used to work out how much a Section 8 voucher covers. The table shows what you need to earn to pay it without spending more than 30% of income.
The fair market rent covers rent plus basic utilities, except the phone. HUD generally sets it at the 40th percentile: 4 in 10 standard-quality homes rented recently cost less. 24 CFR §888.113(a)
According to Zillow (ZORI), the typical asking rent in San Mateo County was $3,993 a month in September 2026: 11.2% more than 12 months ago. It is an index of market listings, not a HUD limit. Zillow data
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| Studio | $2,574 | $49.50 | $102,960 |
| 1 bedroom | $3,003 | $57.75 | $120,120 |
| 2 bedrooms | $3,697 | $71.10 | $147,880 |
| 3 bedrooms | $4,832 | $92.92 | $193,280 |
| 4 bedrooms | $5,439 | $104.60 | $217,560 |
HUD area: San Francisco, CA HUD Metro FMR Area. Source: HUD, Fiscal year 2027
By ZIP code
The fair market rent for your ZIP code
HUD also publishes fair market rents by ZIP code (Small Area FMRs) for 33 ZIP codes in San Mateo County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $3,250 in 94014 to $5,050 in 94404. 24 ZIP codes are above the county's fair market rent ($3,697).
Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses. 24 CFR §982.503(a)(1)
| 94002 | San Francisco, CA | $2,740 | $3,200 | $3,940 | $5,150 | $5,800 |
|---|---|---|---|---|---|---|
| 94005 | San Francisco, CA | $2,470 | $2,880 | $3,540 | $4,630 | $5,210 |
| 94010 | San Francisco, CA | $2,700 | $3,150 | $3,880 | $5,070 | $5,710 |
| 94014 | San Francisco, CA | $2,240 | $2,680 | $3,250 | $4,150 | $4,380 |
| 94015 | San Francisco, CA | $2,650 | $3,090 | $3,800 | $4,970 | $5,590 |
| 94018 | San Francisco, CA | $2,310 | $2,700 | $3,320 | $4,340 | $4,880 |
| 94019 | San Francisco, CA | $2,310 | $2,700 | $3,320 | $4,340 | $4,880 |
| 94020 | San Francisco, CA | $2,980 | $3,320 | $4,100 | $5,370 | $5,830 |
| 94020 | San Jose-Sunnyvale-Santa Clara, CA | $2,980 | $3,320 | $4,100 | $5,370 | $5,830 |
| 94021 | San Francisco, CA | $2,740 | $3,190 | $3,930 | $5,140 | $5,780 |
| 94025 | San Francisco, CA | $2,990 | $3,490 | $4,290 | $5,610 | $6,310 |
| 94027 | San Francisco, CA | $2,900 | $3,380 | $4,160 | $5,440 | $6,110 |
| 94028 | San Francisco, CA | $2,700 | $3,120 | $3,790 | $5,000 | $5,540 |
| 94028 | San Jose-Sunnyvale-Santa Clara, CA | $2,700 | $3,120 | $3,790 | $5,000 | $5,540 |
| 94030 | San Francisco, CA | $3,110 | $3,620 | $4,460 | $5,830 | $6,560 |
| 94037 | San Francisco, CA | $2,900 | $3,390 | $4,170 | $5,450 | $6,130 |
| 94038 | San Francisco, CA | $2,310 | $2,700 | $3,320 | $4,340 | $4,880 |
| 94044 | San Francisco, CA | $2,900 | $3,390 | $4,170 | $5,450 | $6,130 |
| 94060 | San Francisco, CA | $2,870 | $3,190 | $3,930 | $5,140 | $5,780 |
| 94060 | Santa Cruz-Watsonville, CA | $2,870 | $3,190 | $3,930 | $5,140 | $5,780 |
| 94061 | San Francisco, CA | $2,650 | $3,100 | $3,810 | $4,980 | $5,600 |
| 94062 | San Francisco, CA | $2,690 | $3,140 | $3,870 | $5,060 | $5,690 |
| 94063 | San Francisco, CA | $2,680 | $3,130 | $3,850 | $5,030 | $5,660 |
| 94065 | San Francisco, CA | $3,040 | $3,550 | $4,370 | $5,710 | $6,430 |
| 94066 | San Francisco, CA | $2,490 | $2,910 | $3,580 | $4,680 | $5,270 |
| 94070 | San Francisco, CA | $2,670 | $3,120 | $3,840 | $5,020 | $5,650 |
| 94074 | San Francisco, CA | $2,510 | $2,930 | $3,600 | $4,710 | $5,300 |
| 94080 | San Francisco, CA | $2,530 | $2,960 | $3,640 | $4,760 | $5,350 |
| 94128 | San Francisco, CA | $2,740 | $3,190 | $3,930 | $5,140 | $5,780 |
| 94401 | San Francisco, CA | $2,490 | $2,910 | $3,580 | $4,680 | $5,270 |
| 94402 | San Francisco, CA | $2,810 | $3,360 | $4,070 | $5,200 | $5,800 |
| 94403 | San Francisco, CA | $3,130 | $3,650 | $4,490 | $5,870 | $6,610 |
| 94404 | San Francisco, CA | $3,520 | $4,100 | $5,050 | $6,600 | $7,430 |
- 94002 · San Francisco, CA $3,940$5,150
- 94005 · San Francisco, CA $3,540$4,630
- 94010 · San Francisco, CA $3,880$5,070
- 94014 · San Francisco, CA $3,250$4,150
- 94015 · San Francisco, CA $3,800$4,970
- 94018 · San Francisco, CA $3,320$4,340
- 94019 · San Francisco, CA $3,320$4,340
- 94020 · San Francisco, CA $4,100$5,370
- 94020 · San Jose-Sunnyvale-Santa Clara, CA $4,100$5,370
- 94021 · San Francisco, CA $3,930$5,140
- 94025 · San Francisco, CA $4,290$5,610
- 94027 · San Francisco, CA $4,160$5,440
- 94028 · San Francisco, CA $3,790$5,000
- 94028 · San Jose-Sunnyvale-Santa Clara, CA $3,790$5,000
- 94030 · San Francisco, CA $4,460$5,830
- 94037 · San Francisco, CA $4,170$5,450
- 94038 · San Francisco, CA $3,320$4,340
- 94044 · San Francisco, CA $4,170$5,450
- 94060 · San Francisco, CA $3,930$5,140
- 94060 · Santa Cruz-Watsonville, CA $3,930$5,140
- 94061 · San Francisco, CA $3,810$4,980
- 94062 · San Francisco, CA $3,870$5,060
- 94063 · San Francisco, CA $3,850$5,030
- 94065 · San Francisco, CA $4,370$5,710
- 94066 · San Francisco, CA $3,580$4,680
- 94070 · San Francisco, CA $3,840$5,020
- 94074 · San Francisco, CA $3,600$4,710
- 94080 · San Francisco, CA $3,640$4,760
- 94128 · San Francisco, CA $3,930$5,140
- 94401 · San Francisco, CA $3,580$4,680
- 94402 · San Francisco, CA $4,070$5,200
- 94403 · San Francisco, CA $4,490$5,870
- 94404 · San Francisco, CA $5,050$6,600
Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) (external site)
Rent burden
How many households spend too much
HUD counts rent as a burden when it reaches 30% of income or more. In San Mateo County, 48% of renter households are in that position; in California, 55%, and nationwide, 51% (Average 2020–2024, Census).
Paying too much rent leaves little for food, transportation and savings. If that is you, the agencies below can guide you for free.
48%
of renter households spend 30% or more of their income on rent.
109,812 households rent in San Mateo County
- Spend half or more of their income 25%
- Spend 30% or more, but less than half 23%
- Spend less than 30% 52%
Compared with the state and the country
- San Mateo 48%
- California 55%
- United States 51%
Low-income apartments
Low-income apartments in San Mateo County
HUD lists 83 properties with homes for low-income households in San Mateo County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 57
- HUD-assisted
- 27
- public housing
- 1
6,112 homes in all; 5,012 of them low-income, according to HUD.
- Lesley Towers HUD-assisted 700 Laurel Ave, San Mateo 94401 198 homes, 195 low-income · For older adults · (650) 342-2051
- Rotary Plaza Apartments Tax credit (LIHTC) · HUD-assisted 433 Alida Way, South San Francisco 94080 179 homes, 177 low-income · Studio: 125 · 1 bd: 54 · In service since 2016 · For older adults · (650) 871-5323
- Magnolia Plaza Tax credit (LIHTC) 630 Baden Ave, South San Francisco 94080 124 low-income homes · In service since 1988 · For older adults
- Trestle Glen Tax credit (LIHTC) 370 F St, Colma 94014 119 homes, 117 low-income · 1 bd: 28 · 2 bd: 44 · 3 bd: 47 · In service since 2009 · For families
- Half Moon Village Phase II Tax credit (LIHTC) 1 Bloom Ln, Half Moon Bay 94019 115 homes, 114 low-income · 1 bd: 107 · 2 bd: 8 · In service since 2015 · For older adults
- The Crossing Phase I Tax credit (LIHTC) 1101 National Ave, San Bruno 94066 114 homes, 113 low-income · 1 bd: 76 · 2 bd: 38 · In service since 2007 · For older adults
- The Crossing Phase II Tax credit (LIHTC) 1101 National Ave, San Bruno 94066 114 homes, 113 low-income · 1 bd: 83 · 2 bd: 31 · In service since 2007 · For older adults
- Villa Fontana Apartments HUD-assisted 50 E Market St, Daly City 94014 120 homes, 112 low-income · For older adults · (650) 994-8010
- Heron Court HUD-assisted 350 Gunter Ln, Redwood City 94065 104 low-income homes · For families · (650) 593-1915
- Pacific Oaks Tax credit (LIHTC) 750 Oddstad Blvd, Pacifica 94044 103 low-income homes · In service since 1988 · For older adults
- Casa Pacifica HUD-assisted 1060 Terra Nova Blvd, Pacifica 94044 102 homes, 101 low-income · For older adults · (650) 359-6127
- Ocean View Senior Apartments Tax credit (LIHTC) 555 Crespi Dr, Pacifica 94044 100 homes, 99 low-income · 1 bd: 100 · In service since 2016
- Casa de Redwood HUD-assisted 1280 Veterans Blvd, Redwood City 94063 136 homes, 93 low-income · For older adults · (650) 369-4819
- Light Tree Apts Tax credit (LIHTC) 1805 E Bayshore Rd, East Palo Alto 94303 94 homes, 93 low-income · Studio: 14 · 1 bd: 20 · 2 bd: 38 · 3 bd: 22 · In service since 2000 · For families
- Crane Place Apartments HUD-assisted 1331 Crane St, Menlo Park 94025 93 low-income homes · For older adults · (650) 325-2442
- Edgewater Isle Senior Apartments Tax credit (LIHTC) 1490 Miramar, San Mateo 94404 92 homes, 91 low-income · 1 bd: 92 · In service since 2016 · For older adults
- Sequoia Belle Haven Tax credit (LIHTC) 1221 Willow Rd, Menlo Park 94025 90 homes, 89 low-income · 1 bd: 86 · 2 bd: 4 · In service since 2017 · For families
- City Center Plaza Tax credit (LIHTC) 950 Main St, Redwood City 94063 81 homes, 80 low-income · 1 bd: 20 · 2 bd: 32 · 3 bd: 22 · 4 bd: 7 · In service since 2017 · For families
- Rotary Miller Avenue Senior Housing Tax credit (LIHTC) 310 Miller Ave, South San Francisco 94080 81 homes, 80 low-income · 1 bd: 80 · 2 bd: 1 · In service since 2018 · For older adults
- Housing Authority of the City of SSF Public housing 374 C St, South San Francisco 94080 80 low-income homes · Run by City of South San Francisco Housing Authority · Average payment: $1,354 a month · Average wait: 108 months · (650) 583-7631
- Coastside Apts Tax credit (LIHTC) 2001 Miramontes Point Rd, Half Moon Bay 94019 80 homes, 79 low-income · 2 bd: 16 · 3 bd: 40 · 4 bd: 24 · In service since 1999 · For families
- Moonridge II Tax credit (LIHTC) 2001 Miramontes Point Rd, Half Moon Bay 94019 80 homes, 79 low-income · In service since 2001
- Runnymeade Gardens Tax credit (LIHTC) · HUD-assisted 2301 Cooley Ave, East Palo Alto 94303 78 low-income homes · 1 bd: 78 · In service since 2001 · For older adults · (650) 323-1106
- Courtyard at Bay Road Tax credit (LIHTC) 1730 Bay Rd, East Palo Alto 94303 76 low-income homes · 1 bd: 12 · 2 bd: 41 · 3 bd: 18 · 4 bd: 6 · In service since 2005 · For families
- Fairway Apts. HUD-assisted 77 Westborough Blvd, South San Francisco 94080 74 low-income homes · For older adults · (650) 588-4005
- San Pedro Commons Tax credit (LIHTC) 101 A St, Colma 94014 74 homes, 73 low-income · 1 bd: 68 · 2 bd: 6 · In service since 2001 · For older adults
- Flores Gardens Apartments HUD-assisted 2604 Flores St, San Mateo 94403 72 low-income homes · For older adults · (650) 341-8092
- Hallmark House Apts Tax credit (LIHTC) 531 Woodside Rd, Redwood City 94061 72 homes, 71 low-income · Studio: 2 · 1 bd: 69 · 2 bd: 1 · In service since 2004
- School House Station II Tax credit (LIHTC) 6730 Mission St, Daly City 94014 71 homes, 69 low-income · 1 bd: 5 · 2 bd: 37 · 3 bd: 27 · 4 bd: 2 · In service since 2013 · For families
- Bay Meadows Affordable Tax credit (LIHTC) 2775 S Delaware St, San Mateo 94403 68 homes, 67 low-income · 1 bd: 32 · 2 bd: 19 · 3 bd: 17 · In service since 2020 · For families
- Peninsula Station Tax credit (LIHTC) 2901 S El Camino Real, San Mateo 94403 68 homes, 67 low-income · 1 bd: 8 · 2 bd: 32 · 3 bd: 28 · In service since 2010 · For families
- Alpha Point at Foster Square Fka Foster Square Tax credit (LIHTC) 790 Alma Ln, Foster City 94404 67 low-income homes · 1 bd: 65 · 2 bd: 1 · In service since 2015
- Fair Oaks Commons (fka: 2821 Ecr) Tax credit (LIHTC) 2821 El Camino Real, Redwood City 94061 67 homes, 66 low-income · Studio: 61 · 1 bd: 5 · 2 bd: 1 · In service since 2020 · For people with disabilities, people experiencing homelessness
- Peninsula Park Apts Tax credit (LIHTC) 1977 Tate St, East Palo Alto 94303 129 homes, 65 low-income · 1 bd: 21 · 2 bd: 25 · 3 bd: 19 · In service since 2001 · For families
- Colma Veterans Village Tax credit (LIHTC) 1680 Mission Rd, Colma 94014 66 homes, 65 low-income · 1 bd: 65 · 2 bd: 1 · In service since 2019 · For people experiencing homelessness
- Lesley Gardens HUD-assisted 701 Arnold Way, Half Moon Bay 94019 64 homes, 63 low-income · For older adults · (650) 726-4888
- El Camino Family Housing Phase I Tax credit (LIHTC) 636 El Camino Real, South San Francisco 94080 62 homes, 61 low-income · 1 bd: 11 · 2 bd: 31 · 3 bd: 20 · In service since 2012 · For families
- Crossings (san Bruno) Tax credit (LIHTC) 853 Commodore Dr, San Bruno 94066 300 homes, 60 low-income · 1 bd: 33 · 2 bd: 29 · In service since 2004
- Bonnie Brae Terrace HUD-assisted 2400 Carlmont Dr, Belmont 94002 164 homes, 60 low-income · For older adults · (650) 593-1818
- 2000 S Delaware Family Housing Tax credit (LIHTC) 1990 S Delaware St, San Mateo 94403 60 homes, 59 low-income · 1 bd: 18 · 2 bd: 22 · 3 bd: 20 · In service since 2013 · For families
- Metro Center Senior Homes Tax credit (LIHTC) 100 Village Ln, Foster City 94404 60 homes, 59 low-income · 1 bd: 48 · 2 bd: 12 · In service since 1997 · For older adults
- Willow Housing, LP Tax credit (LIHTC) 605 Willow Rd, Menlo Park 94025 60 homes, 59 low-income · Studio: 54 · 1 bd: 5 · 2 bd: 1 · In service since 2015 · For people with disabilities, people experiencing homelessness
- Redwood City Commons HUD-assisted 875 Walnut St, Redwood City 94063 59 homes, 58 low-income · For older adults · (650) 367-8176
- Villa Montgomery Tax credit (LIHTC) 1500 El Camino Real, Redwood City 94063 58 homes, 57 low-income · Studio: 8 · 1 bd: 8 · 2 bd: 18 · 3 bd: 24 · In service since 2007 · For families
- ST Mathew Hotel Tax credit (LIHTC) 215 2nd Ave, San Mateo 94401 57 low-income homes · In service since 1998
- Light Tree III HUD-assisted 1805 E Bayshore Rd, East Palo Alto 94303 57 homes, 56 low-income · For older adults
- Mosaic Garden (fka Atherton Court) Tax credit (LIHTC) 3770 Rolison Rd, Redwood City 94063 55 homes, 54 low-income · Studio: 53 · 1 bd: 2 · In service since 2019 · For people experiencing homelessness
- Sweeney Lane Apartments Tax credit (LIHTC) 6800 Mission St, Daly City 94014 52 homes, 51 low-income · 1 bd: 20 · 2 bd: 16 · 3 bd: 16 · In service since 2017 · For families
- Ocean View Plaza HUD-assisted 1001 Main St, Half Moon Bay 94019 50 homes, 49 low-income · For older adults · (650) 726-5863
- St. Andrew Community HUD-assisted 2070 Sullivan Ave, Daly City 94015 50 homes, 49 low-income · For older adults · (650) 755-7358
- San Mateo Rotary Floritas Tax credit (LIHTC) 99 27th Ave, San Mateo 94403 50 homes, 47 low-income · 1 bd: 40 · 2 bd: 8 · In service since 2005 · For older adults
- Woodlands Newell Tax credit (LIHTC) 1761 Woodland Ave, East Palo Alto 94303 49 homes, 47 low-income · Studio: 6 · 1 bd: 16 · 2 bd: 11 · 3 bd: 8 · 4 bd: 8 · In service since 2014 · For families
- El Camino Family Housing Phase II Tax credit (LIHTC) 636 El Camino Real, South San Francisco 94080 47 low-income homes · 1 bd: 13 · 2 bd: 14 · 3 bd: 20 · In service since 2012 · For families
- School House Station I Tax credit (LIHTC) 7200 Mission St, Daly City 94014 47 homes, 46 low-income · 2 bd: 28 · 3 bd: 18 · 4 bd: 1 · In service since 1997 · For families
- Half Moon Village I Tax credit (LIHTC) 801 Arnold Way, Half Moon Bay 94019 45 homes, 44 low-income · 1 bd: 42 · 2 bd: 3 · In service since 2014 · For older adults
- Santa Inez Apts Villas Tax credit (LIHTC) 240 Elm St, San Mateo 94401 44 homes, 43 low-income · 2 bd: 25 · 3 bd: 15 · 4 bd: 4 · In service since 2001 · For families
- Grand Oak Apts Tax credit (LIHTC) 99 Oak Ave, South San Francisco 94080 43 homes, 42 low-income · 1 bd: 5 · 2 bd: 23 · 3 bd: 15 · In service since 2007 · For families
- Oceana Terrace HUD-assisted 903 Oceana Blvd, Pacifica 94044 42 homes, 41 low-income · For older adults · (650) 359-6161
- Chestnut Creek Senior Housing HUD-assisted 65 Chestnut Ave, South San Francisco 94080 40 low-income homes · For older adults · (650) 952-6679
- Coastside Senior Housing Tax credit (LIHTC) 925 Main St, Half Moon Bay 94019 40 homes, 39 low-income · 1 bd: 39 · 2 bd: 1 · In service since 2014 · For older adults
- Hillcrest Gardens HUD-assisted 35 Hillcrest Dr, Daly City 94014 40 homes, 39 low-income · For older adults · (650) 991-8809
- Archstone San Bruno II Tax credit (LIHTC) 1099 Admiral Ct, San Bruno 94066 185 homes, 37 low-income · 1 bd: 15 · 2 bd: 17 · 3 bd: 5 · In service since 2007
- Light Tree II HUD-assisted 1805 E Bayshore Rd, East Palo Alto 94303 128 homes, 37 low-income · For families · (650) 328-4700
- Gloria Way Community Housing Tax credit (LIHTC) 2400 Gloria Way, East Palo Alto 94303 38 homes, 37 low-income · 2 bd: 20 · 3 bd: 10 · 4 bd: 8 · In service since 1996 · For families
- Main Street Park I Tax credit (LIHTC) 1101 Main St, Half Moon Bay 94019 36 homes, 35 low-income · 1 bd: 5 · 2 bd: 17 · 3 bd: 12 · 4 bd: 2 · In service since 2014
- Redwood Oaks Apts Tax credit (LIHTC) 330 Redwood Ave, Redwood City 94061 36 homes, 35 low-income · 1 bd: 34 · 2 bd: 2 · In service since 2002
- Greenridge Tax credit (LIHTC) 1565 El Camino Real, South San Francisco 94080 34 homes, 33 low-income · 2 bd: 17 · 3 bd: 13 · 4 bd: 4 · In service since 1999 · For families
- Miramar Apts Tax credit (LIHTC) 1288 E Hillsdale Blvd, Foster City 94404 159 homes, 32 low-income · 1 bd: 15 · 2 bd: 17 · 3 bd: 1 · In service since 2002 · For families
- Nugent Square Tax credit (LIHTC) 2361 University Ave, East Palo Alto 94303 32 homes, 31 low-income · 2 bd: 14 · 3 bd: 18 · In service since 2004 · For families
- Dolores Lia Tax credit (LIHTC) 1275 El Camino Real, Millbrae 94030 27 homes, 26 low-income · Studio: 6 · 1 bd: 15 · 2 bd: 6 · In service since 2012 · For families
- Redwood Court HUD-assisted 635 Spruce St, Redwood City 94063 27 homes, 26 low-income · For families · (650) 363-2119
- Horizons HUD-assisted 825 Old County Rd, Belmont 94002 24 homes, 23 low-income · For people with disabilities · (650) 802-8153
- Colma Ridge HUD-assisted 85 Reiner St, Colma 94014 20 homes, 19 low-income · For people with disabilities · (650) 994-3160
- Laureola Oaks Tax credit (LIHTC) 907 E San Carlos Ave, San Carlos 94070 16 low-income homes · In service since 1994 · For families
- 353 Main St Apts HUD-assisted 353 Main St, Redwood City 94063 125 homes, 14 low-income · (650) 398-1828
- Cedar Street Apartments HUD-assisted 104 Cedar St, Redwood City 94063 15 homes, 14 low-income · For people with disabilities · (650) 368-3345
- Lakeside Apts Tax credit (LIHTC) 2590 Francisco Blvd, Pacifica 94044 10 low-income homes · 2 bd: 5 · 3 bd: 5 · In service since 2004 · For families
- Grand and Linden Family Apartments HUD-assisted 201 Grand Ave, South San Francisco 94080 84 homes, 8 low-income · (650) 398-1828
- Willow Court Phase I Tax credit (LIHTC) 1105 Willow Rd, Menlo Park 94025 6 low-income homes · 2 bd: 2 · 4 bd: 4 · In service since 1992 · For families
- Alameda House Inc. HUD-assisted 124 Alameda De Las Pulgas, Redwood City 94062 5 low-income homes · For people with disabilities · (650) 312-0730
- 2154 Dumbarton Ave Tax credit (LIHTC) 2154 Dumbarton Ave, East Palo Alto 94303 1 low-income home
- 2210 Oakwood DR Tax credit (LIHTC) 2210 Oakwood Dr, East Palo Alto 94303 1 low-income home
- Main Street Park II Tax credit (LIHTC) 1131 Main St, Half Moon Bay 94019 27 homes
2 properties have two programs at the same address and appear once. Search HUD's map
Source: HUD, retrieved November 6, 2026. LIHTC database, updated May 14, 2025; Assisted multifamily properties, updated October 23, 2026; Public housing developments, updated October 23, 2026.
Section 8
The Section 8 voucher in San Mateo County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 2 agencies serve in San Mateo County. Here is what the rules say:
The rules, with their source
-
You apply at the public housing agency. If you qualify, your name usually goes on a waiting list. Applicants must be U.S. citizens or noncitizens with eligible status as HUD defines it. Source: HUD
-
Generally, your family must have very low income: no more than 50% of the area median income, by family size (the middle column of the table). Source: 24 CFR §5.603, §982.201(b)
-
Each year, at least 75% of the families an agency admits from its list must have extremely low income (the 30% column). Source: 24 CFR §982.201(b)(2)
-
If the rent is below the payment standard, the family generally pays 30% of its adjusted monthly income. If it is above, the family pays more. Source: 24 CFR §982.1(a)(3)
-
When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income. Source: 24 CFR §982.508
-
Each agency sets a payment standard for each size. Without asking HUD, it can go from 90% to 110% of the fair market rent. Source: 24 CFR §982.503(b), (c)
| People | Extremely low (30%) | Very low (50%) | Low |
|---|---|---|---|
| 1 person | $44,150 | $73,550 | $117,700 |
| 2 people | $50,450 | $84,050 | $134,500 |
| 3 people | $56,750 | $94,550 | $151,300 |
| 4 people | $63,050 | $105,050 | $168,100 |
| 5 people | $68,100 | $113,500 | $181,550 |
| 6 people | $73,150 | $121,900 | $195,000 |
| 7 people | $78,200 | $130,300 | $208,450 |
| 8 people | $83,250 | $138,700 | $221,900 |
Area median income: $200,800. HUD income limits by family size, Fiscal year 2026. Area: San Francisco, CA HUD Metro FMR Area. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $2,317 – $2,831
- 1 bedroom $2,703 – $3,303
- 2 bedrooms $3,327 – $4,067
- 3 bedrooms $4,349 – $5,315
- 4 bedrooms $4,895 – $5,983
The range the rule allows: 90% to 110% of the county's fair market rent. Your agency publishes its own.
Housing agencies that serve this place
- Housing Authority of the County of San Mateo Public housing and Section 8 vouchers · 5,321 vouchers (650) 802-3300 Housing Authority of the County of San Mateo: housing@smchousing.org
- City of South San Francisco Housing Authority Public housing · 80 public housing units (650) 583-7631 City of South San Francisco Housing Authority: sosfha@sbcglobal.net
Housing agencies in California Source: HUD, Retrieved November 6, 2026
Your rights as a tenant in California
What California law says about deposits, notices and eviction, with the citation for each rule.
See your rights, rule by ruleCompare these rules with other states →
A summary of state law, not legal advice. Cities may have additional rules.
- How much can they charge for a deposit?
- Up to 1 month of rent
- Cal. Civ. Code §1950.5(c)(1), (c)(4)
- When must they return my deposit?
- 21 days
- Cal. Civ. Code §1950.5
- If I fall behind on rent, what notice must I get?
- 3 court days
- Cal. Code Civ. Proc. §1161(2)
- How much notice ends a month-to-month rental?
- 30 or 60 days, depending on the case
- Cal. Civ. Code §1946.1(b), (c)
- Only a court order can remove youCal. Civ. Code §789.3
- Protection from retaliationCal. Civ. Code §1942.5
- Protection related to immigration statusCal. Civ. Code §1940.3
Help
Where to get help with rent in San Mateo County
These are the nearest HUD-approved agencies. They counsel for free or at low cost.
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Balance-SF 3rd Street
5172 3rd St, San Francisco · 22 miles away · Spanish
Also serves in Mandarin Chinese and Russian.
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 11 more
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San Francisco Housing Development Corporation
4439 3rd St, San Francisco · 22 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 6 more
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Mission Economic Development Association (MEDA)
2301 Mission St, San Francisco · 24 miles away · Spanish
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 8 more
Rental assistance programs
The ones that serve in San Mateo County or the whole state, with what each page says about being open.
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Low Income Home Energy Assistance Program (LIHEAP): energy bill help
Run by California Department of Community Services and Development (CSD)
One-time payment from the federal LIHEAP program in California to help with your heating or cooling bill, or if your service is about to be shut off
Limited funds remain, per the source
See details
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in San Mateo County. Change the rent, the deposit and the fees to yours: the numbers stay in your browser.
Count power on top of the rent: in California, the average home bill was $161 a month in 2024 (EIA). See electricity and gas costs
Your move
We use the place's fair market rent and the state's deposit rule.
Adjust advanced details
Let's do the math
Cash to move in
$7,394
What you need before you get the keys.
What adds up
- First month
- $3,697
- Security deposit
- $3,697
- Total
- $7,394
When you'll have it
Enter what you can set aside each month to see how long it takes.
What helps
- Ask for a receipt for every payment and keep a copy of the lease.
- On move-in day, walk through the home and take dated photos.
- Never send money for a home you haven't seen or a lease you haven't read.
This is a planning estimate, not a price. What you are asked for depends on the landlord, your lease and your state's and city's rules. It is not legal advice.
Frequently asked questions
What is the fair market rent in San Mateo County?
According to HUD (Fiscal year 2027): Studio: $2,574; 1 bedroom: $3,003; 2 bedrooms: $3,697; 3 bedrooms: $4,832; 4 bedrooms: $5,439. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in San Mateo County?
Paying the 2-bedroom fair market rent ($3,697) without spending more than 30% of income takes $71.10 an hour full time, or $147,880 a year.
Who qualifies for Section 8 in San Mateo County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $105,050 a year (Fiscal year 2026). The family usually pays 30% of its adjusted monthly income. You apply at the housing agency.
How much does Section 8 pay in San Mateo County?
The voucher pays up to your housing agency's payment standard, minus your share. The rule lets the agency set it between 90% and 110% of the fair market rent: for 2 bedrooms here, between $3,327 and $4,067 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in San Mateo County?
For 2 bedrooms they run from $3,250 in 94014 to $5,050 in 94404. Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses.
How many low-income apartments are there in San Mateo County?
HUD lists 83 properties with homes for low-income households in San Mateo County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest. For tax-credit apartments and HUD-assisted buildings, you apply directly at the building's management office. They tell you whether units are open and how to apply; HUD does not have that information.
How many households spend too much on rent in San Mateo County?
HUD counts rent as a burden when it reaches 30% of income or more. In San Mateo County, 48% of renter households are in that position; in California, 55%, and nationwide, 51% (Average 2020–2024, Census).