SFCensus

Financial District/South Beach Housing Data

Neighborhood in San Francisco, 10 census tracts

Financial District/South Beach has 17,530 housing units across 10 census tracts, a mid-sized neighborhood in San Francisco. It is split across ZIP codes 94105, 94107, 94111 and 94103. Current tenants pay a median rent of $3,291, owners value the median home at $1,349,000, and 69.5% of occupied homes are rented. On today's market, Zillow puts asking rent in its ZIP codes at $5,613 and the typical home at $1,042,000 as of September 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

Financial District/South Beach within San Francisco

$3,291Median rent, current tenants7th of 38$1.35MMedian home value, owner estimate22nd 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$1.04MZillow home value, September 202631st of 37$5,613Zillow asking rent by ZIP, September 20262nd of 31+71%Asking rent vs rent paid19th of 31$1,162Sale price per sq ft, September 202614th of 36

Ranks are among the 38 San Francisco neighborhoods with at least 500 homes. Census figures are ACS 2020-2024; the last four cards are Zillow market data for September 2026.

Homeownership Rate in Financial District/South Beach

Of 14,222 occupied homes in 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.

Owners and Renters by Age

17.5% of households in Financial District/South Beach headed by someone under 35 own their home, the 16th highest of 38 neighborhoods and 3.7 points above the citywide figure of 13.8%. The rate is 36.2% for households headed by someone 35 to 64 and 44.9% for those 65 and over.

Of the renter households here, 44.4% are headed by someone under 35, 10.2 points above the citywide figure of 34.2%, and 11.7% by someone 65 or older.

Homeownership rate by age of householder in Financial District/South Beach compared with San Francisco
  1. Under 3517.5%SF 13.8%
  2. 35 to 6436.2%SF 43.4%
  3. 65 and over44.9%SF 51.9%
Renter households by age of householder in Financial District/South Beach compared with San Francisco
  1. Renters under 3544.4%SF 34.2%
  2. Renters 35 to 6443.8%SF 47.3%
  3. Renters 65 and over11.7%SF 18.6%

Compare every neighborhood by homeownership under 35, 35 to 64 and 65 and over, or by the share of renters under 35 and 65 and over.

Median Rent in Financial District/South Beach

The median gross rent in 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%

Median Home Value in Financial District/South Beach

Owners in Financial District/South Beach put the median value of their home at $1,349,000, the 16th lowest of 37 neighborhoods and 3% below the citywide figure of $1,394,500. 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.

Current Home Prices and Asking Rents in Financial District/South Beach

Zillow puts the typical home in Financial District/South Beach at $1,042,000 as of September 2026, the 7th lowest of 37 neighborhoods and 28% below the citywide figure of $1,441,000. That is up 9.9% over the past year and down 2.7% 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.

Zillow publishes asking rents by ZIP code only, not by neighborhood. Weighting the ZIP codes that cover Financial District/South Beach (94105, 94107 and 94108) by the homes each holds here, the typical asking rent on a new listing is $5,613 a month as of September 2026, the 2nd highest of 31 neighborhoods and 17% above the citywide figure of $4,784. A ZIP code's figure mixes in listings from every neighborhood it covers, so treat this as the going rate for the wider area rather than for Financial District/South Beach alone. Asking rent is up 27.6% over the past year. Current tenants here pay a median of $3,291 including utilities, so a new lease costs about 71% more than what the typical renter already pays. That premium is the 13th lowest of 31 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 93.2%.

Homes in Financial District/South Beach sold for a median of $1,162 per square foot from July to September 2026, by Redfin's sales records, the 14th highest of 36 neighborhoods and 5% above the citywide figure of $1,103. That is up 21.0% from the same three months a year earlier and down 0.6% over five years. Price per square foot is the quickest way to compare areas where the homes differ in size, because a small condo and a large house can carry the same price tag.

Zillow typical home value in Financial District/South Beach, 2000 to 2026
2000 Typical home value: $523,0002001 Typical home value: $604,0002002 Typical home value: $552,0002003 Typical home value: $569,0002004 Typical home value: $663,0002005 Typical home value: $766,0002006 Typical home value: $817,0002007 Typical home value: $826,0002008 Typical home value: $792,0002009 Typical home value: $657,0002010 Typical home value: $638,0002011 Typical home value: $615,0002012 Typical home value: $688,0002013 Typical home value: $838,0002014 Typical home value: $947,0002015 Typical home value: $1.08M2016 Typical home value: $1.08M2017 Typical home value: $1.08M2018 Typical home value: $1.10M2019 Typical home value: $1.10M2020 Typical home value: $1.06M2021 Typical home value: $1.07M2022 Typical home value: $1.05M2023 Typical home value: $963,0002024 Typical home value: $953,0002025 Typical home value: $948,0002026 Typical home value: $1.04M
Typical home value
Zillow asking rent in Financial District/South Beach, 2016 to 2026
2016 Asking rent: $3,9712017 Asking rent: $3,9612018 Asking rent: $4,0302019 Asking rent: $4,0502020 Asking rent: $3,4582021 Asking rent: $3,7702022 Asking rent: $3,9032023 Asking rent: $3,7992024 Asking rent: $3,9372025 Asking rent: $4,3972026 Asking rent: $5,613
Asking rent
Median sale price per square foot in Financial District/South Beach, 2012 to 2026
2012 Sale price per sq ft: $7812013 Sale price per sq ft: $9252014 Sale price per sq ft: $1,0302015 Sale price per sq ft: $1,1692016 Sale price per sq ft: $1,1662017 Sale price per sq ft: $1,1662018 Sale price per sq ft: $1,2312019 Sale price per sq ft: $1,3172020 Sale price per sq ft: $1,2392021 Sale price per sq ft: $1,1692022 Sale price per sq ft: $1,0682023 Sale price per sq ft: $1,0742024 Sale price per sq ft: $1,0112025 Sale price per sq ft: $9612026 Sale price per sq ft: $1,162
Sale price per sq ft

Rankings: current home values, sale price per square foot, asking rents and the asking rent premium.

Source: Zillow Research, ZHVI and ZORI, September 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.

Price per square foot: Redfin, median sale price per square foot, all residential sales closed July to September 2026. It is Redfin's ZIP code figure for 94105, 94107, 94108 and 94111, weighted by the homes in each ZIP, so it blends in parts of neighboring areas that share those ZIP codes.

What Residents Say About Financial District/South Beach

55.5% of Financial District/South Beach's residents feel safe walking alone in their neighborhood at night, the 11th lowest of 35 neighborhoods and 4.2 points below the citywide figure of 59.7%. During the day the figure is 70.2%. 36.8% give the cleanliness of their streets and sidewalks an A or a B, the 5th lowest of 35 neighborhoods. These are the city's own resident surveys for 2023 and 2026, 126 responses from Financial District/South Beach.

55.5%Feel safe at night25th of 3570.2%Feel safe during the day31st of 3536.8%Grade streets clean31st of 3543.3%Grade street pavement well19th of 3547.7%Grade sidewalks well21st of 3554.2Resident score

See how Financial District/South Beach compares on the best neighborhoods in San Francisco page, which sets the resident score against rents and sale prices.

Source: San Francisco City Survey, Office of the Controller, 2023 and 2026. Weighted share giving one of the two best answers, combined across both years against the citywide figure each year. With about 130 responses, differences of a few points from nearby neighborhoods are within the noise. Methodology.

Vacancy Rate in Financial District/South Beach

3,308 of 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. By reason, across 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.

Housing Types in Financial District/South Beach

4.4% of homes in 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.

Age of Homes in Financial District/South Beach

10.2% of 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+.

Median Household Income in Financial District/South Beach

The median household income in Financial District/South Beach is $186,300, the 10th highest of 38 neighborhoods and 32% above the citywide figure of $140,970. Income and rent together drive the rent burden figure above. See the income ranking.

Financial District/South Beach Demographics

About 24,482 people live in Financial District/South Beach. Their median age is 36.9, younger than San Francisco as a whole at 40.0. 8.1% of residents are under 18 and 12.9% are 65 or older; the share of older residents is the 9th lowest of 38 neighborhoods. These figures come from the American Community Survey for 2020-2024, the same survey as the housing numbers above.

Age of residents in Financial District/South Beach compared with San Francisco
  1. Under 188.1%SF 13.7%
  2. 18 to 3437.4%SF 27.2%
  3. 35 to 6441.6%SF 41.5%
  4. 65 and over12.9%SF 17.6%

Race and Ethnicity

The largest group in Financial District/South Beach is Asian residents, at 45.7% of the population, 10.8 points above the citywide figure of 34.9%. Next are White residents at 35.4% and Hispanic or Latino residents at 10.4%. The Census counts Hispanic or Latino origin separately from race, so every other group here means non-Hispanic.

Race and ethnicity in Financial District/South Beach compared with San Francisco
  1. Asian45.7%SF 34.9%
  2. White35.4%SF 36.8%
  3. Hispanic or Latino10.4%SF 16.2%
  4. Black3.1%SF 4.7%
  5. Two or more races4.7%SF 6.1%
  6. Another race *0.6%SF 1.3%

Education

78.0% of adults 25 and over in Financial District/South Beach have at least a bachelor's degree, the 10th highest of 38 neighborhoods and 17.7 points above the citywide figure of 60.3%. 43.0% hold a graduate or professional degree, and 5.9% did not finish high school.

Commute

Working from home leads the commute mix in Financial District/South Beach, at 32.7% of workers. 13.4% take public transit, the 5th lowest of 38 neighborhoods, and 14.1% drive alone. Citywide, 31.0% work from home and 18.7% take transit.

How workers in Financial District/South Beach get to work compared with San Francisco
  1. Work from home32.7%SF 31.0%
  2. Public transit13.4%SF 18.7%
  3. Drive alone14.1%SF 28.6%
  4. Walk32.2%SF 9.4%
  5. Carpool2.1%SF 5.9%
  6. Bike *2.4%SF 3.3%

Languages and Birthplace

46.1% of people in Financial District/South Beach were born outside the United States, the 6th highest of 38 neighborhoods and 12.1 points above the citywide figure of 34.0%. 50.4% of residents 5 and over speak only English at home. The most common other language is Chinese, spoken at home by 21.2%.

Language spoken at home in Financial District/South Beach compared with San Francisco
  1. English only50.4%SF 56.4%
  2. Chinese21.2%SF 17.5%
  3. Spanish6.8%SF 11.1%
  4. Tagalog2.7%SF 2.8%
  5. Russian or other Slavic *2.3%SF 1.7%
  6. Vietnamese *0.3%SF 1.3%

Poverty

9.7% of residents in Financial District/South Beach live below the federal poverty line, the 17th highest of 38 neighborhoods and 1.5 points below the citywide figure of 11.2%. The federal line is set nationally and does not adjust for San Francisco's costs, so it undercounts people who struggle to afford the city.

Compare every San Francisco neighborhood by median age, residents 65 and over, bachelor's degrees, transit commuting, foreign-born residents and poverty, or see all of them on the San Francisco demographics overview.

* Small sample: the Census margin of error on a marked figure is large compared with the estimate, so treat it as a rough guide.

Overcrowding and Turnover in Financial District/South Beach

6.0% of occupied homes in 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.

Housing Trends in Financial District/South Beach Since 2010

Between the 2010-2014 and 2020-2024 surveys, the median rent in 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. 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%

Financial District/South Beach ZIP Codes

Financial District/South Beach is split across 4 ZIP codes. 94105 has the largest share of its homes, about 50%.

ZIP codeShare of homes in Financial DistrictZIP median rentZIP asking rent
9410550%$3,500 or more$5,991
9410726%$3,401$5,099
9411113%$2,587n/a
941035%$2,218$4,540

Shares are estimates. Each census tract's homes are split among the ZIP codes that overlap it, by land area, and ZIP codes with under 3% of the homes are left out. ZIP codes follow mail routes, not neighborhood lines. Rents are for the whole ZIP code: Census median rent (2020-2024) and Zillow asking rent (September 2026). See every neighborhood's ZIP codes.

Map of Financial District/South Beach

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, September 2026. Dollar figures are in 2024 dollars unless marked nominal. Full method on the methodology page.

Cite this pageFree to use with credit and a link.

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Source: SF Census (sfcensus.com), from U.S. Census Bureau American Community Survey 2020-2024

Credit line for the Zillow home value and asking rent figures

Source: SF Census (sfcensus.com), from Zillow Research ZHVI and ZORI, September 2026

Credit line for the sale price per square foot

Source: SF Census (sfcensus.com), from Redfin sales data, July to September 2026

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