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Financial District/South Beach Housing Data

The Financial District/South Beach has 17,530 housing units across 10 census tracts, a mid-sized neighborhoods in San Francisco. The median rent is $3,291, the median owner-occupied home is worth $1,349,000, and 69.5% of occupied homes are rented. On today's market, Zillow puts asking rent at $5,556 and the typical home at $1,035,000 as of August 2026.

That rent is the 7th highest of 38 neighborhoods and 33% above 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.

Map of San Francisco with Financial District/South Beach highlighted
$3,291Median rent7th of 38$1.35MMedian home value22nd of 3769.5%Renters17th of 3818.9%Vacant units3rd of 38$186kMedian household income10th of 3835.9%Rent-burdened renters28th of 381.68People per household34th of 3810.2%Homes built before 194036th of 38$1.03MZillow home value, August 202631st of 37$5,556Zillow asking rent, August 20263rd of 38+69%Asking rent vs rent paid16th of 38+8.1%Home value change, 1 year33rd of 37

Ranks are among the 38 San Francisco neighborhoods 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 the Financial District/South Beach

Of 14,222 occupied homes in the Financial District/South Beach, 9,887 are rented and 4,335 are owner-occupied. That renter share of 69.5% is the 17th highest of 38 neighborhoods, 7.7 points above the citywide figure of 61.8%. Households average 1.68 people, 1.72 in owned homes and 1.66 in rentals.

Owners and renters in Financial District/South Beach compared with San Francisco
  1. Renter-occupied69.5%SF 61.8%
  2. Owner-occupied30.5%SF 38.2%

See every neighborhood ranked by renter share or by homeownership rate.

What rent costs in the Financial District/South Beach

The median gross rent in the Financial District/South Beach is $3,291 a month, estimated from the rent distribution of 9,744 renter households. Gross rent includes utilities. That is the 7th highest of 38 neighborhoods and 33% above the citywide figure of $2,476.

35.9% of renter households here spend 30 percent or more of their income on rent, the Census threshold for being rent-burdened, and 17.4% spend half or more. Citywide, 39.6% of renters are rent-burdened. Compare on the median rent, rent burden and severe rent burden rankings.

Rent burden in Financial District/South Beach compared with San Francisco
  1. Paying 30% or more35.9%SF 39.6%
  2. Paying 50% or more17.4%SF 19.8%

What homes are worth in the Financial District/South Beach

Owners in the Financial District/South Beach put the median value of their home at $1,349,000, the 16th lowest of 37 neighborhoods and 5% below the citywide figure of $1,425,000. 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 2.8%. See the home value ranking.

What the Financial District/South Beach costs on the market right now

Zillow puts the typical home in the Financial District/South Beach at $1,035,000 as of August 2026, the 7th lowest of 37 neighborhoods and 27% below the citywide figure of $1,425,000. That is up 8.1% over the past year and down 3.1% over five years, and the one-year change is the 5th lowest of 37 neighborhoods. 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 the Financial District/South Beach is $5,556 a month as of August 2026, by Zillow's rent index, the 3rd highest of 38 neighborhoods and 19% above the citywide figure of $4,682. Asking rent is up 27.4% over the past year. Current tenants here pay a median of $3,291 including utilities, so a new lease costs about 69% more than what the typical renter already pays. That premium is the 16th highest of 38 neighborhoods. 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%.

Zillow typical home value in Financial District/South Beach, 2000 to 2026
2000 Typical home value: $514,0002001 Typical home value: $609,0002002 Typical home value: $554,0002003 Typical home value: $569,0002004 Typical home value: $658,0002005 Typical home value: $767,0002006 Typical home value: $824,0002007 Typical home value: $836,0002008 Typical home value: $806,0002009 Typical home value: $676,0002010 Typical home value: $641,0002011 Typical home value: $620,0002012 Typical home value: $683,0002013 Typical home value: $837,0002014 Typical home value: $949,0002015 Typical home value: $1.08M2016 Typical home value: $1.11M2017 Typical home value: $1.08M2018 Typical home value: $1.11M2019 Typical home value: $1.11M2020 Typical home value: $1.07M2021 Typical home value: $1.07M2022 Typical home value: $1.08M2023 Typical home value: $970,0002024 Typical home value: $962,0002025 Typical home value: $958,0002026 Typical home value: $1.03M
Typical home value
Zillow asking rent in Financial District/South Beach, 2016 to 2026
2016 Asking rent: $4,0122017 Asking rent: $3,9832018 Asking rent: $3,9892019 Asking rent: $4,1122020 Asking rent: $3,6292021 Asking rent: $3,7612022 Asking rent: $3,9002023 Asking rent: $3,8102024 Asking rent: $3,9412025 Asking rent: $4,3592026 Asking rent: $5,556
Asking rent

Rankings: current home values, asking rents and the asking rent premium.

Source: Zillow Research, ZHVI and ZORI, August 2026. The home value is the average of Zillow's index for Downtown, Financial District, Rincon Hill and South Beach, the Zillow areas inside this boundary. Asking rent is Zillow's ZIP code index for 94105, 94107 and 94108, 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 the Financial District/South Beach

3,308 of the Financial District/South Beach's 17,530 housing units were vacant when surveyed, a vacancy rate of 18.9%, the 3rd highest of 38 neighborhoods and 6.7 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 10.2% against 6.7% citywide. Why the vacant units are empty:

Reasons homes are vacant in Financial District/South Beach, share of vacant units
  1. For rent34.9%
  2. Rented, not yet occupied8.1%
  3. For sale3.8%
  4. Sold, not yet occupied2.2%
  5. Seasonal or occasional use32.6%
  6. Other vacant18.4%

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 the Financial District/South Beach has

4.4% of homes in the Financial District/South Beach are single-family houses, 1.5% are in two-to-four-unit buildings, and 88.6% are in buildings with 20 or more units. The single-family share is the 5th lowest of 38 neighborhoods.

Housing units by building type in Financial District/South Beach compared with San Francisco
  1. Single-family, detached3.9%SF 18.0%
  2. Single-family, attached0.5%SF 12.4%
  3. 2 units0.3%SF 9.1%
  4. 3 or 4 units1.2%SF 11.0%
  5. 5 to 9 units1.6%SF 9.2%
  6. 10 to 19 units3.9%SF 9.2%
  7. 20 to 49 units10.6%SF 10.7%
  8. 50 or more units77.9%SF 20.1%
  9. Other0.1%SF 0.2%

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 the Financial District/South Beach's homes were built

10.2% of the Financial District/South Beach's housing was built before 1940, the 3rd lowest of 38 neighborhoods, and 31.5% has been built since 2010. Citywide the pre-1940 share is 45.2%.

Housing units in Financial District/South Beach by decade built
  1. 1939 or earlier10.2%
  2. 1940 to 19490.5%
  3. 1950 to 19591.4%
  4. 1960 to 19695.1%
  5. 1970 to 19794.7%
  6. 1980 to 198912.6%
  7. 1990 to 19997.7%
  8. 2000 to 200926.2%
  9. 2010 to 201928.4%
  10. 2020 or later3.1%

Rankings by pre-1940 housing and new construction, or by decade: 1940s, 1950s, 1960s, 1970s, 1980s, 1990s, 2000s, 2010s and 2020+.

Household income in the Financial District/South Beach

The median household income in the Financial District/South Beach is $186,300, the 10th highest of 38 neighborhoods and 33% above the citywide figure of $140,600. Income and rent together drive the rent burden figure above. See the income ranking.

Overcrowding and turnover in the Financial District/South Beach

6.0% of occupied homes in the Financial District/South Beach have more than one person per room, the Census definition of overcrowding, the 16th highest of 38 neighborhoods. Citywide it is 6.0%. 10.2% of households moved in 2023 or later, a rough measure of turnover, against 6.2% citywide. Rankings: overcrowding, recent movers.

How the Financial District/South Beach's housing has changed

Between the 2010-2014 and 2020-2024 surveys, the median rent in the Financial District/South Beach went from $2,000 or more to $3,291, up 24% after inflation. The median home value went from $778,000 to $1,349,000, up 31% in real terms, and median household income rose 18% in real terms.

Median rent in Financial District/South Beach, nominal and in 2024 dollars
2010-2014 Median rent, nominal: $2,000
In 2024 dollars: $2,6502015-2019 Median rent, nominal: $2,500
In 2024 dollars: $3,0682020-2024 Median rent, nominal: $3,291
In 2024 dollars: $3,291
Median rent, nominalIn 2024 dollars
Five-year ACS estimates. Earlier vintages are on 2010 census tracts, allocated to today's boundaries by land area.
SurveyPopulationHousing unitsRentersVacancyMedian rentMedian valueMedian income
2010-201416,54411,90165.4%21.7%$2,000 or more$778k$119k
2015-201921,53714,45967.8%21.9%$2,500$1.34M$184k
2020-202424,48217,53069.5%18.9%$3,291$1.35M$186k

Decennial census, 2010 and 2020

The full census counts every home rather than sampling, so these figures have no margin of error. The Financial District/South Beach's population grew 61% between 2010 and 2020 while its housing stock grew 47%.

CensusPopulationHousing unitsOccupiedVacantVacancy rateRenters
201015,97011,6569,4792,17718.7%68.4%
202025,73217,12314,4332,69015.7%73.7%

Where the Financial District/South Beach is

The Financial District/South Beach is one of the 41 Analysis Neighborhoods the San Francisco Planning Department uses for reporting, made up of 10 2020 census tracts. It sits in supervisor districts 3 and 6. The area people call South Beach, Financial District, Rincon Hill and Embarcadero falls inside these boundaries and is included in the figures above.

Nearby: Chinatown, Mission Bay, Mission, Nob Hill. Or see all neighborhoods.

Census tracts: 061507, 061508, 061506, 061505, 061504, 061503, 061502, 061501, 011700, 010500. 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.