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District 3 Housing Data
District 3 has 49,416 housing units across 29 census tracts, one of the larger districts in San Francisco. The median rent is $2,002, the median owner-occupied home is worth $1,422,000, and 84.9% of occupied homes are rented. On today's market, Zillow puts asking rent at $4,103 and the typical home at $1,165,000 as of August 2026.
That rent is the 2nd lowest of 11 districts and 19% below the citywide figure of $2,476. The figures below come from the Census Bureau's American Community Survey, rolled up from tract level as described in the methodology, and are part of the San Francisco housing overview.
Ranks are among the 11 San Francisco districts on this site. "Of 38" means 38 neighborhoods with at least 500 homes. Census figures are ACS 2020-2024; the last four cards are Zillow market data for August 2026.
Who owns and who rents in District 3
Of 39,899 occupied homes in District 3, 33,878 are rented and 6,021 are owner-occupied. That renter share of 84.9% is the 2nd highest of 11 districts, 23.1 points above the citywide figure of 61.8%. Households average 1.73 people, 1.81 in owned homes and 1.72 in rentals.
See every district ranked by renter share or by homeownership rate.
What rent costs in District 3
The median gross rent in District 3 is $2,002 a month, estimated from the rent distribution of 33,222 renter households. Gross rent includes utilities. That is the 2nd lowest of 11 districts and 19% below the citywide figure of $2,476.
42.6% of renter households here spend 30 percent or more of their income on rent, the Census threshold for being rent-burdened, and 20.9% spend half or more. Citywide, 39.6% of renters are rent-burdened. Compare on the median rent, rent burden and severe rent burden rankings.
What homes are worth in District 3
Owners in District 3 put the median value of their home at $1,422,000, the 6th lowest of 11 districts and in line with the city as a whole. This is the owner's own estimate as reported to the Census, not a sale price, so it runs below market in a rising market.
The homeowner vacancy rate, homes for sale as a share of the owner stock, is 1.3%. See the home value ranking.
What District 3 costs on the market right now
Zillow puts the typical home in District 3 at $1,165,000 as of August 2026, the 3rd lowest of 11 districts and 18% below the citywide figure of $1,425,000. That is up 12.9% over the past year and down 3.3% over five years, and the one-year change is the 4th lowest of 11 districts. The Census value above is what owners said their home was worth, averaged over the 2020-2024 survey years. Zillow's figure is a model of what homes would sell for now, so the two are expected to differ, and Zillow's is the one to use for today's market.
The typical asking rent on a new listing in District 3 is $4,103 a month as of August 2026, by Zillow's rent index, the 2nd lowest of 11 districts and 12% below the citywide figure of $4,682. Asking rent is up 29.2% over the past year. Current tenants here pay a median of $2,002 including utilities, so a new lease costs about 105% more than what the typical renter already pays. That premium is the 2nd highest of 11 districts. Rent control, long tenancies and subsidized housing all hold paid rents below asking rents, so the widest gaps are where tenants have stayed longest or where much of the stock is below market, and the citywide premium is 89.1%.
Rankings: current home values, asking rents and the asking rent premium.
Source: Zillow Research, ZHVI and ZORI, August 2026. The home value is Zillow's ZIP code index for 94102, 94108, 94109, 94111 and 94133, weighted by housing units. Asking rent is Zillow's ZIP code index for 94102, 94108, 94109 and 94133, weighted by the homes in each ZIP. Zillow's areas do not match the Planning Department boundaries exactly. Method on the methodology page.
How many homes sit empty in District 3
9,517 of District 3's 49,416 housing units were vacant when surveyed, a vacancy rate of 19.3%, the highest of 11 districts and 7.1 points above the citywide figure of 12.2%. The Census counts a unit as vacant for any reason, including homes between tenants, second homes and units held off the market, so this is broader than the rental vacancy rate.
The rental vacancy rate, units for rent as a share of the rental stock, is 9.8% against 6.7% citywide. Why the vacant units are empty:
Rankings: overall vacancy, rental vacancy and homeowner vacancy. Every reason above has its own ranking of all 38 neighborhoods: for rent, rented but not yet occupied, for sale, sold but not yet occupied, for seasonal or occasional use and other vacant homes.
What kind of buildings District 3 has
4.7% of homes in District 3 are single-family houses, 15.1% are in two-to-four-unit buildings, and 52.7% are in buildings with 20 or more units. The single-family share is the lowest of 11 districts.
Rankings by single-family share, share in two-to-four-unit buildings and share in large buildings, or by each building type: detached, attached, 2 units, 3-4 units, 5-9 units, 10-19 units, 20-49 units and 50+ units.
When District 3's homes were built
56.5% of District 3's housing was built before 1940, the highest of 11 districts, and 2.7% has been built since 2010. Citywide the pre-1940 share is 45.2%.
Rankings by pre-1940 housing and new construction, or by decade: 1940s, 1950s, 1960s, 1970s, 1980s, 1990s, 2000s, 2010s and 2020+.
Household income in District 3
The median household income in District 3 is $95,300, the 2nd lowest of 11 districts and 32% below the citywide figure of $140,600. Income and rent together drive the rent burden figure above. See the income ranking.
Overcrowding and turnover in District 3
8.4% of occupied homes in District 3 have more than one person per room, the Census definition of overcrowding, the 4th highest of 11 districts. Citywide it is 6.0%. 8.4% of households moved in 2023 or later, a rough measure of turnover, against 6.2% citywide. Rankings: overcrowding, recent movers.
How District 3's housing has changed
Between the 2010-2014 and 2020-2024 surveys, the median rent in District 3 went from $1,319 to $2,002, up 15% after inflation. The median home value went from $885,000 to $1,422,000, up 21% in real terms, and median household income rose 28% in real terms.
| Survey | Population | Housing units | Renters | Vacancy | Median rent | Median value | Median income |
|---|---|---|---|---|---|---|---|
| 2010-2014 | 75,484 | 46,280 | 85.8% | 10.9% | $1,319 | $885k | $56k |
| 2015-2019 | 75,500 | 47,450 | 85.5% | 13.1% | $1,575 | $1.26M | $82k |
| 2020-2024 | 70,372 | 49,416 | 84.9% | 19.3% | $2,002 | $1.42M | $95k |
Decennial census, 2010 and 2020
The full census counts every home rather than sampling, so these figures have no margin of error. District 3's population grew 4% between 2010 and 2020 while its housing stock grew 4%.
| Census | Population | Housing units | Occupied | Vacant | Vacancy rate | Renters |
|---|---|---|---|---|---|---|
| 2010 | 74,461 | 47,430 | 41,665 | 5,765 | 12.2% | 86.4% |
| 2020 | 77,760 | 49,397 | 42,836 | 6,561 | 13.3% | 85.8% |
Where District 3 is
District 3 is one of San Francisco's 11 supervisor districts under the 2022 boundaries, made up of 29 census tracts. It covers Chinatown, Nob Hill, Tenderloin, Financial District/South Beach, Russian Hill and North Beach, in whole or in part.
See all districts.
Census tracts: 061102, 061101, 012002, 012302, 012001, 011902, 011901, 011800, 011700, 011300, 011200, 011102, 011101, 011002, 011001, 010902, 010300, 010201, 010102, 010101, 010701, 010600, 010500, 010402, 010800, 012100, 010901, 010702, 010401. Source: U.S. Census Bureau, ACS 2020-2024 5-year estimates (tables B25001 to B25077, B19001, B25008, B25014, B25024, B25034, B25038, B25070), 2010 SF1 and 2020 DHC; DataSF Analysis Neighborhoods crosswalk; Zillow Research ZHVI and ZORI, August 2026. Dollar figures are in 2024 dollars unless marked nominal. Full method on the methodology page.