FIPS 06071 · population 2,197,104 · part of Riverside, CA
The latest county-level Zillow ZORI is $2,489 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 | $1,692 | San Bernardino County, CA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,777 | San Bernardino County, CA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $2,201 | San Bernardino County, CA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $2,912 | San Bernardino County, CA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $3,514 | San Bernardino 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 06071. 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.
San Bernardino County is a rent-versus-carrying-cost screen rather than a clean price-momentum case. Zillow's county median home value slipped at its 2026-06 observation to $553,855, while median asking rent was $2,489 per month and supported a published 5.39% gross yield before expenses. Investigators should test property-level costs and rent durability; buyers relying on appreciation or unverified operating margins should be cautious. These are measured market-rent data, not subsidy standards.
HUD's two-bedroom FMR of $2,201 per month is a payment standard, not an estimate of asking rent; it should not be used to derive yield. The effective property-tax rate is 0.70%, a carrying-cost input alongside unspecified insurance, maintenance, and financing. FHFA's repeat-transaction HPI rose 1.23% in its annual 2025 series. It challenges Zillow's price direction, but the methods and vintages differ and cannot be combined into an appreciation rate.
Demand evidence does not resolve whether tenancy will absorb supply. Net tax-return migration was -3,043, and movers in had average AGI $2,383 below movers out; both warrant submarket and renter-income checks. Investor mortgages made up 9.86% of purchases, showing nonoccupant participation but not identifying cash bidders. In Realtor.com's 2026-06 MLS listing market, active listings were 5,846, median marketing time was 58 days, and 16.44% had price reductions. These are visible supply, marketing time, and seller concessions—not sale prices or proof of buyer demand.
Risk limits are substantial: modeled climate loss equals 0.47% of building value per year and inland flood is the dominant hazard, but a county model cannot establish parcel exposure or insurance cost. QCEW is annual covered employment at county workplaces, not resident employment, unemployment, or a forecast; Trade, transportation, and utilities is only the largest disclosed private supersector. Missing vacancy, lease-renewal, operating-expense, insurance, parcel-hazard, and closed-sale evidence prevents a property-level cap-rate and exit-value conclusion.
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.
Within the 12 selected ZIP/ZCTA matches, Zillow’s June 2026 ZORI—an observed typical asking-rent index—runs from $1,815 in 92410 to $3,010 in 91709, a $1,195 spread. The selected-set median is $2,435.50, slightly below the county ZORI of $2,489. This spread makes the rental decision a ZIP-level screening exercise rather than a countywide-price exercise: a household should decide whether its current budget can absorb the range of observed asking-rent signals, then test active units. These observations describe the selected direct-evidence set, not a complete county rental inventory.
ZORI should be compared with, but never blended into, the other rent measures. ACS five-year ZCTA median gross-rent estimates run from $1,355 to $2,894; they are survey estimates, not current asking-rent observations. The HUD two-bedroom FMR is $2,201 in every shown record, but it is an administrative bedroom-specific standard, not a market quote. Across the selected records, the ZORI-to-FMR relationship spans 82.5% to 136.8%. That ratio is useful as a program-standard reference, but it cannot establish the price, bedroom configuration, or eligibility of a particular available unit. Use each measure for its distinct purpose and period.
Burden and vacancy data add constraints that asking-rent levels alone cannot resolve. In these selected ZCTAs, the ACS share of renter households spending at least thirty percent of income on rent ranges from 52.2% to 65.1%, against 58.5% countywide; the corresponding survey vacancy estimates range from 2.1% to 6.1%. ZIP 92404 illustrates why a low current index is not a complete affordability answer: its $1,859 ZORI appears with the set’s 65.1% burden high and a 3.7% vacancy rate. This is not evidence that rent causes burden or vacancy, since the measures differ in definition and period. Treat surveyed burden as household-strain context and vacancy as a separate stock signal, rather than as a count of live listings.
Coverage and geography require a final check before acting. The display contains 12 of 44 eligible direct ZORI ZIP/ZCTA matches and covers 112,821 renter households, so it neither ranks every county ZIP nor represents a complete local inventory. For county display, each ZIP is assigned where it has the largest HUD residential-address share; shown shares range from 98.5% to 100.0%, yet ZIPs can cross county lines and Census ZCTAs are not identical to USPS delivery ZIPs. At the property level, verify the live asking rent, availability date, bedroom count, lease term, included charges, deposits and fees, application criteria, and any applicable program rules before comparing a unit with ZORI or HUD.
44 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 |
|---|---|---|---|---|---|---|---|
| 91730 | $2,787 | $2,299 | $2,201 | 57.1% | 3.2% | $111k | 100.0% |
| 92335 | $2,573 | $1,707 | $2,201 | 54.0% | 2.6% | $103k | 100.0% |
| 91786 | $2,362 | $1,969 | $2,201 | 52.2% | 2.9% | $94k | 99.8% |
| 92404 | $1,859 | $1,476 | $2,201 | 65.1% | 3.7% | $74k | 100.0% |
| 91764 | $2,605 | $2,181 | $2,201 | 59.0% | 5.0% | $104k | 100.0% |
| 92345 | $2,120 | $1,534 | $2,201 | 57.2% | 4.3% | $85k | 100.0% |
| 92376 | $2,637 | $1,724 | $2,201 | 55.6% | 3.7% | $105k | 100.0% |
| 91762 | $2,509 | $1,801 | $2,201 | 60.5% | 4.1% | $100k | 100.0% |
| 92324 | $1,929 | $1,656 | $2,201 | 54.7% | 5.3% | $77k | 98.5% |
| 92410 | $1,815 | $1,355 | $2,201 | 58.6% | 6.1% | $73k | 100.0% |
| 91709 | $3,010 | $2,894 | $2,201 | 53.3% | 2.1% | $120k | 99.9% |
| 92407 | $2,062 | $1,886 | $2,201 | 53.6% | 3.4% | $82k | 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 92336 rental reportSan Bernardino County | Fontana, CA | $3,352 | ▲ 1.5% | 52.0% | 105,517 |
| ZIP 91739 rental reportSan Bernardino County | Rancho Cucamonga, CA | $2,798 | ▲ 0.9% | 54.0% | 41,673 |
| ZIP 91730 rental reportSan Bernardino County | Rancho Cucamonga, CA | $2,787 | ▼ 0.6% | 57.1% | 71,613 |
| ZIP 91786 rental reportSan Bernardino County | Upland, CA | $2,362 | ▲ 0.9% | 52.2% | 55,829 |
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.
0.473% of building value expected lost per year
$3,538 median annual bill
45,986 in · 49,029 out
$60,559 arriving · $62,942 leaving
1,732 of 17,569 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 |
|---|---|---|---|---|---|
| San Bernardino County | 2,197,104 | $554k | $2,489 | 5.4% | inland flooding |
| Riverside County | 2,478,600 | $609k | $2,591 | 5.1% | inland flooding |
The record publishes a 5.39% gross yield before costs, based on market rent rather than HUD FMR.
No. The $2,201 FMR is a payment standard, while the record separately reports measured median asking rent.
They show MLS visible supply, marketing time, and price reductions; they do not report closed-sale prices or prove buyer demand.