FIPS 06085 · population 1,902,047 · part of San Jose, CA
The latest county-level Zillow ZORI is $3,732 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 | $2,621 | Santa Clara County, CA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $2,982 | Santa Clara County, CA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $3,483 | Santa Clara County, CA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $4,602 | Santa Clara County, CA | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $5,010 | Santa Clara 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 06085. 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.
Santa Clara County’s decision tension is expensive ownership against a low current income return: Zillow’s 2026-06 county median home value is $1,624,356, measured median asking rent is $3,732 per month, and stated gross yield is 2.76% before costs. Underwriters focused on near-term cash flow should be cautious; those examining durable rent support should investigate whether costs and property-level exposure overwhelm that yield. This is county evidence, not a finding for every neighborhood or asset.
Measured asking rent rose 6.26% year over year while Zillow’s county value fell 0.76%, a divergence that supports rent momentum but does not establish net income. The effective property-tax rate is 0.67%, and median annual tax is $10,001; neither insurance nor operating expenses are published, so gross yield cannot establish cash flow. HUD’s two-bedroom FMR of $3,483 per month is a payment standard, not an estimate of market asking rent, and must not replace the measured rent. FHFA’s 2025 annual repeat-transaction HPI fell 0.63%; it directionally accords with Zillow softness but uses a separate method and period.
Realtor.com’s 2026-06 MLS listing-market evidence shows 2,077 active listings, up 5.92%, a 36-day median marketing time, up 10.77%, and a 3.25% decline in median listing price. These are asking-price, visible-supply, and marketing-time signals—not closed-sale prices or proof of buyer demand. Price reductions also indicate seller concessions. QCEW reports annual covered jobs at county workplaces, not resident employment; its modest job growth and stronger covered-worker wage growth should be weighed against tax-return net outmigration and lower average income for movers in than out. Investors accounted for 8.54% of purchase mortgages, participation that may affect bidding but does not prove tenant demand.
Earthquake is the dominant hazard, while the modeled annual climate-loss ratio is 0.41% of building value; the combination calls for parcel-level hazard, construction, deductible, and insurance review rather than a countywide loss assumption. Missing vacancy, rent by unit type, lease concessions, closed-sale comparables, insurance, debt terms, and operating expenses prevent a net-yield, exit-value, or property-specific resilience conclusion. Next checks are current rent rolls, tax bills, insurance quotes, sales comps, and location-specific seismic exposure.
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 selected direct-evidence ZIP set, the June 2026 Zillow Observed Rent Index (ZORI)—a typical observed asking-rent index—runs from $3,131 to $4,198. Its $3,660 median and $1,067 spread frame the practical search question: whether a renter’s target unit can be found near the lower part of the observed range without treating that outcome as typical across the county. Santa Clara County’s county-level ZORI is $3,732, so the displayed set brackets that separate county index rather than producing a county average. The useful comparison is among observed asking-rent index levels, annual movement, survey-based household conditions, and program standards; those measures answer different questions and should not be blended into one affordability figure.
Zillow’s selected ZIP readings rose 4.3% to 9.2% year over year, versus 6.3% for the county ZORI, a description of recent index movement rather than a lease quote or forecast. The ACS 2024 five-year ZCTA estimates report median gross rent of $2,186 to $3,304, while the county ACS estimate is $2,857. These are survey estimates of gross rent paid, not ZORI asking rents. Separately, FY 2026 HUD two-bedroom FMRs span $3,060 to $4,740, against a $3,483 county two-bedroom standard. FMR is a bedroom-specific administrative standard, so its comparison with ZORI can flag differences in reference points but cannot establish a market-price discount or premium.
ACS burden and vacancy provide an additional but distinct trade-off. Across the displayed ZCTAs, the share of renter households paying 30% or more of income for rent ranges from 23.4% to 54.2%, compared with 45.0% countywide; the ACS vacancy-rate range is 2.6% to 8.9%, versus 5.7% countywide. ZIP 95134 pairs the lowest reported burden share with a 4.8% vacancy estimate, whereas ZIP 95123 has the highest burden share and the 2.6% vacancy estimate. These measures do not identify an applicant’s immediate choice set or causal relationship: rent burden is household-income-and-cost survey data, and vacancy is a survey rate rather than a live availability count. Use them to identify questions for the search, such as how many units are being shown and whether quoted rents fit the household budget.
Coverage and geography set limits on every ZIP comparison. The selected direct-evidence list contains 12 ZIPs drawn from 41 eligible matches and covers 132,972 renter households, not an exhaustive county inventory. It is a targeted set selected under the stated direct-ZORI rule. Census ZCTAs are statistical areas rather than USPS delivery ZIPs, and a ZIP can cross county lines. Display assignment uses the county with the largest HUD residential-address share, which defines report inclusion but does not change a unit’s exact location. Before acting, check the live listing’s asking rent, bedroom count, lease term, utilities and fees, availability date, and address; then compare the applicable HUD bedroom standard and confirm the property’s actual ZIP and county placement.
41 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 |
|---|---|---|---|---|---|---|---|
| 95112 | $3,131 | $2,186 | $3,060 | 52.2% | 8.7% | $125k | 100.0% |
| 94086 | $3,920 | $2,902 | $3,870 | 35.7% | 5.1% | $157k | 100.0% |
| 95051 | $3,834 | $3,073 | $3,960 | 28.7% | 5.5% | $153k | 100.0% |
| 95134 | $3,718 | $3,304 | $4,740 | 23.4% | 4.8% | $149k | 100.0% |
| 95126 | $3,283 | $2,563 | $3,400 | 44.7% | 6.0% | $131k | 100.0% |
| 95035 | $3,676 | $3,118 | $3,790 | 34.1% | 3.7% | $147k | 100.0% |
| 94040 | $4,198 | $3,089 | $4,250 | 42.3% | 8.9% | $168k | 100.0% |
| 95008 | $3,374 | $2,689 | $3,530 | 50.8% | 6.4% | $135k | 100.0% |
| 95123 | $3,435 | $2,976 | $3,540 | 54.2% | 2.6% | $137k | 100.0% |
| 95050 | $3,636 | $2,501 | $3,340 | 46.0% | 5.8% | $145k | 100.0% |
| 94087 | $3,644 | $3,205 | $4,110 | 36.2% | 4.6% | $146k | 100.0% |
| 95125 | $4,025 | $2,500 | $3,160 | 53.1% | 5.5% | $161k | 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 95054 rental reportSanta Clara County | Santa Clara, CA | $4,135 | ▲ 8.1% | 33.6% | 25,704 |
| ZIP 95125 rental reportSanta Clara County | San Jose, CA | $4,025 | ▲ 7.4% | 53.1% | 54,419 |
| ZIP 94086 rental reportSanta Clara County | Sunnyvale, CA | $3,920 | ▲ 6.5% | 35.7% | 49,746 |
| ZIP 94085 rental reportSanta Clara County | Sunnyvale, CA | $3,907 | ▲ 7.9% | 29.0% | 24,024 |
| ZIP 95051 rental reportSanta Clara County | Santa Clara, CA | $3,834 | ▲ 6.6% | 28.7% | 62,054 |
| ZIP 95134 rental reportSanta Clara County | San Jose, CA | $3,718 | ▲ 7.0% | 23.4% | 30,471 |
| ZIP 95035 rental reportSanta Clara County | Milpitas, CA | $3,676 | ▲ 5.8% | 34.1% | 78,810 |
| ZIP 95050 rental reportSanta Clara County | Santa Clara, CA | $3,636 | ▲ 8.0% | 46.0% | 39,834 |
| ZIP 95113 rental reportSanta Clara County | San Jose, CA | $3,588 | ▲ 7.3% | 46.0% | 2,640 |
| ZIP 95136 rental reportSanta Clara County | San Jose, CA | $3,475 | ▲ 6.3% | 50.2% | 48,056 |
| ZIP 95123 rental reportSanta Clara County | San Jose, CA | $3,435 | ▲ 6.6% | 54.2% | 69,677 |
| ZIP 95112 rental reportSanta Clara County | San Jose, CA | $3,131 | ▲ 4.3% | 52.2% | 57,373 |
| ZIP 95116 rental reportSanta Clara County | San Jose, CA | $3,065 | ▲ 3.9% | 57.3% | 48,042 |
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.
0.411% of building value expected lost per year
$10,001 median annual bill
42,718 in · 51,381 out
$143,912 arriving · $174,284 leaving
980 of 11,479 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 |
|---|---|---|---|---|---|
| Santa Clara County | 1,902,047 | $1624k | $3,732 | 2.8% | earthquake |
| San Benito County | 67,290 | $771k | $2,948 | 4.6% | earthquake |
No. It is a two-bedroom payment standard and cannot replace the supplied measured asking rent.
No. It measures annual average covered jobs at workplaces in the county, not resident employment or unemployment.
No. They describe the MLS listing market, including asking prices, visible inventory, marketing time, and seller concessions.