FIPS 06001 · population 1,649,473 · part of San Francisco, CA
The latest county-level Zillow ZORI is $2,895 per month in 2026-06. It is a typical asking-rent index across rental types—not an arithmetic average, signed lease or quote for one property.
| Bedrooms | HUD monthly FMR | Geography | Measurement boundary |
|---|---|---|---|
| Studio | $2,142 | Alameda County, CA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $2,385 | Alameda County, CA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $2,912 | Alameda County, CA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $3,724 | Alameda County, CA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $4,413 | Alameda County, CA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
Zillow asking rent, ACS gross rent and HUD FMR describe different housing universes. They remain separate and no metro, city or neighboring-county value replaces missing county evidence.Zillow pulled 2026-07-26 · HUD pulled 2026-07-26
Everything here joins on the county FIPS code, so each figure comes from the agency that publishes it with no name matching in between.
Zillow estimates a current home value. FHFA tracks repeat mortgage transactions. Their growth rates should be read side by side, not averaged.
Survey source: Census ACS 5-year — county housing value, tenure and stock · ACS 2024 5-year · pulled 2026-07-30. These values describe different housing universes and are not combined into gross yield.
Workplace source: BLS QCEW — county employment and wages · annual county employment and wages 2021-2025; latest 2025 vs 2024 · pulled 2026-08-02. QCEW counts covered jobs located in the county, not employed residents or the metro score’s CES/LAUS series.
BEA per-capita personal income divides all personal income by the county population. It is broader than wages, but it is not household income or a measure of what renters can afford.
HUD CHAS separates renter households by income relative to local HAMFI. Moderate burden means housing costs above 30% through 50% of income; severe burden means more than 50%.
These Apartment List observations match the exact county Census code 06001. They are kept separate from Zillow asking rent, Census occupied-home rent and wider metro measures.
Monthly overall-rent index; missing observations are not filled from another geography.
Alameda County presents a high-cost entry decision: measured market-rent growth is positive, yet both supplied price indicators are negative in their distinct observations. Buyers able to verify building-level costs and durable rental demand should investigate; those relying on near-term appreciation or a thin carrying-cost margin should be cautious. In Zillow’s county reading for 2026-06, median home value fell 3.40% year over year. FHFA’s 2025 repeat-transaction HPI fell 1.91% year over year but was 23.27% higher over five years. Those methods and vintages cannot be averaged into a single growth rate.
The supplied Zillow county reading also reports median asking rent of $2,895 per month, up 4.85%, and a gross yield of 3.23% before operating costs. HUD’s two-bedroom FMR is $2,912 per month; it is a payment standard, not an asking-rent estimate. Market rent equals 99.40% of that FMR, a calculation that does not substitute FMR for rent. The reported effective property-tax rate is 0.78%, a carrying-cost input not reflected in gross yield. This supports preliminary income screening, not a conclusion about net cash flow or a property-specific tax bill.
QCEW annual covered workplace employment fell 0.86%, while average weekly wage rose; this is workplace evidence rather than resident employment or unemployment. Realtor.com MLS evidence shows active listings down 12.44% and 13.62% of listings price-reduced: visible supply and seller concessions, not closed sales or proof of demand. Net migration was negative 7,659 households, with out-movers’ average income $7,715 above in-movers’. Investors made 899 of 10,288 purchases, or 8.74%, making them a measurable buyer cohort without establishing their influence by submarket or property type.
Earthquake is the dominant hazard. The modeled annual climate-loss ratio is 0.41% of building value, but it is a modeled measure rather than a parcel-level earthquake loss or insurance quote. No insurance pricing, parcel hazard detail, vacancy, operating expenses, loan terms, property condition, lease roll, or closed-sale data is published. Those omissions prevent underwriting net yield, hazard-specific carrying costs, renter retention, financing sensitivity, and exit value; they also limit the county evidence to initial screening.
This view uses 12 direct Zillow ZIP markets matched to Census ZCTAs. Each ZIP is assigned by its largest HUD residential county share; this is not an exhaustive county inventory.
The selected direct-evidence set shows a meaningful observed-rent range rather than one countywide figure. June 2026 Zillow ZORI values run from $2,103 in 94601 to $3,387 in 94536, a $1,284 spread; the selected-set median is $2,738.50, versus the county Zillow figure of $2,895. The decision question is which current listings satisfy a renter’s bedroom, price, and move-date requirements within that range—not whether a ZIP-level index is a quoted price for every unit. The ZIP labels identify data areas, not neighborhoods. They are useful for initial area screening, not unit-specific rent quotes.
Zillow ZORI is a typical observed asking-rent index, while ACS 2024 five-year ZCTA figures are survey estimates. The shown ZCTA median gross rents span $1,721 to $3,191, and the county ACS median is $2,357; these are not a replacement series for June 2026 ZORI. HUD’s FY2026 FMR/SAFMR figure for two bedrooms is instead an administrative standard. The packet reports $3,604 for each displayed ZIP and a county FMR of $2,912. Direct ZORI-to-displayed-HUD ratios range from 58.4% to 94.0%, but that comparison neither converts the standard into asking rent nor establishes the lease price of a specific unit.
Burden and vacancy indicators frame a different trade-off from current asking conditions. In the shown ZCTAs, the ACS share of renters spending at least 30% of income on gross rent ranges from 32.7% to 57.2%, compared with 50.4% for the county. ACS vacancy ranges from 3.9% to 14.3%, against a county 6.1%. A lower ZORI can coexist with a higher burden estimate, so that juxtaposition is not evidence of cause or a unit-level affordability outcome. Likewise, a higher vacancy estimate does not demonstrate a bargain or availability in the needed bedroom size. Use burden as a household-experience measure and vacancy as an area-level estimate, then screen listings separately.
Coverage and geography limit how broadly these figures travel. The selection contains 12 of 42 eligible direct-ZORI ZIP/ZCTA matches and covers 132,270 renter households; it is not an exhaustive county inventory. ZIP display assignment follows the county with the largest HUD residential-address share, which is at least 99.97% among shown records, but ZIPs can cross county lines and Census ZCTAs do not equal USPS delivery ZIPs. Before acting, verify the property address and actual county, current asking and effective rent, bedroom count, included charges, lease term, availability date, application criteria, and any assistance-program rules. Confirm the data period and compare like-for-like units rather than applying a ZIP index or HUD standard as a property quote.
42 ZIP profiles passed the county gate; the 12 with the most renter households are shown.
| ZIP / ZCTA | Zillow asking rent | ACS gross rent | HUD 2BR | Burden 30%+ | Vacancy | Income screen | HUD county share |
|---|---|---|---|---|---|---|---|
| 94501 | $2,928 | $2,437 | $3,604 | 44.2% | 7.7% | $117k | 100.0% |
| 94538 | $3,122 | $2,860 | $3,604 | 43.5% | 4.9% | $125k | 100.0% |
| 94606 | $2,412 | $1,873 | $3,604 | 49.8% | 8.8% | $96k | 100.0% |
| 94541 | $2,601 | $2,239 | $3,604 | 49.0% | 5.9% | $104k | 100.0% |
| 94608 | $3,038 | $2,661 | $3,604 | 44.5% | 9.6% | $122k | 100.0% |
| 94601 | $2,103 | $1,721 | $3,604 | 57.2% | 5.1% | $84k | 100.0% |
| 94536 | $3,387 | $2,853 | $3,604 | 44.7% | 5.0% | $135k | 100.0% |
| 94610 | $2,352 | $2,209 | $3,604 | 32.7% | 10.1% | $94k | 100.0% |
| 94612 | $2,798 | $1,960 | $3,604 | 45.4% | 14.3% | $112k | 100.0% |
| 94544 | $2,679 | $2,373 | $3,604 | 52.6% | 5.0% | $107k | 100.0% |
| 94607 | $2,635 | $2,014 | $3,604 | 42.4% | 11.0% | $105k | 100.0% |
| 94568 | $3,233 | $3,191 | $3,604 | 42.0% | 3.9% | $129k | 100.0% |
Open a five-digit report for asking rent, affordability, rent history and resale liquidity. Each row keeps its ZIP/ZCTA measurement scope.
| ZIP report | City label | Zillow rent | 1Y change | ACS burden 30%+ | Population |
|---|---|---|---|---|---|
| ZIP 94536 rental reportAlameda County | Fremont, CA | $3,387 | ▲ 5.0% | 44.7% | 70,619 |
| ZIP 94538 rental reportAlameda County | Fremont, CA | $3,122 | ▲ 3.9% | 43.5% | 67,781 |
| ZIP 94501 rental reportAlameda County | Alameda, CA | $2,928 | ▲ 5.7% | 44.2% | 63,808 |
| ZIP 94612 rental reportAlameda County | Oakland, CA | $2,798 | ▲ 10.4% | 45.4% | 18,175 |
| ZIP 94703 rental reportAlameda County | Berkeley, CA | $2,696 | ▲ 3.8% | 50.5% | 20,934 |
| ZIP 94544 rental reportAlameda County | Hayward, CA | $2,679 | ▲ 3.1% | 52.6% | 76,947 |
| ZIP 94607 rental reportAlameda County | Oakland, CA | $2,635 | ▲ 8.5% | 42.4% | 28,804 |
| ZIP 94541 rental reportAlameda County | Hayward, CA | $2,601 | ▼ 0.3% | 49.0% | 67,139 |
| ZIP 94605 rental reportAlameda County | Oakland, CA | $2,583 | ▼ 2.5% | 58.4% | 44,103 |
| ZIP 94606 rental reportAlameda County | Oakland, CA | $2,412 | ▲ 7.0% | 49.8% | 39,966 |
| ZIP 94602 rental reportAlameda County | Oakland, CA | $2,382 | ▲ 6.5% | 50.0% | 31,759 |
| ZIP 94610 rental reportAlameda County | Oakland, CA | $2,352 | ▲ 3.8% | 32.7% | 32,628 |
| ZIP 94601 rental reportAlameda County | Oakland, CA | $2,103 | ▲ 0.9% | 57.2% | 53,259 |
Zillow ZORI is an asking-rent index. ACS burden and population describe the Census ZCTA; missing observations remain n/a.
Census-recognized incorporated places and CDPs that intersect this county. The list does not pretend to include every neighborhood or informal community.
Population is the total place-wide ACS estimate, not an allocated county share. A place crossing a county line is labelled explicitly. Source: Census ACS 5-year — cities and communities · ACS 2024 5-year · pulled 2026-07-30.
0.407% of building value expected lost per year
$8,474 median annual bill
40,332 in · 47,991 out
$123,031 arriving · $130,746 leaving
899 of 10,288 mortgages
Listing price is an asking price, not a closed sale. Quality-flagged county rows are withheld instead of displayed.
A metro is an average of these. Which side of a county line a property sits on can change the tax bill, the hazard profile and the tenant pool.
| County | Population | Price | Rent | Yield | Hazard |
|---|---|---|---|---|---|
| Alameda County | 1,649,473 | $1077k | $2,895 | 3.2% | earthquake |
| Contra Costa County | 1,165,012 | $787k | $2,901 | 4.4% | inland flooding |
| San Francisco County | 830,235 | $1396k | $4,401 | 3.8% | earthquake |
| San Mateo County | 742,340 | $1596k | $3,760 | 2.8% | earthquake |
| Marin County | 257,969 | $1504k | $3,750 | 3.0% | inland flooding |
Median asking rent is $2,895 per month. HUD's two-bedroom FMR is $2,912 per month and is a payment standard, not a market-rent estimate.
Investors made 899 of 10,288 purchases, representing an 8.74% investor share.
QCEW reports annual average covered jobs located at county workplaces. Covered employment declined year over year, while the covered-worker average weekly wage increased; it does not measure resident employment or unemployment.