Do You Qualify for a San Francisco BMR Rental in 2026?
Answer first: A below-market-rate (BMR) rental in San Francisco has an income range. The top of the range is a percentage of area median income (AMI) for your household size. The bottom is usually 2 times the rent. In the 2026 chart from the Mayor's Office of Housing and Community Development (MOHCD), in effect since June 1, 2026, 1 person can earn up to $62,400 for a unit at 55% of AMI and up to $90,750 for a unit at 80% of AMI. For 2 people, those limits are $71,350 and $103,750. In our data on 74 DAHLIA rental lotteries, 7 in 10 BMR units were priced for 50% to 60% of AMI, and every unit with a set rent asked for an income of exactly 2 times that rent.
Use the calculator below for a first check. It is not an approval. Each listing on DAHLIA, the city's housing portal, prints its own income range, and the building's review of your documents decides.
General information, not legal advice. Official figures are from MOHCD and sf.gov, checked on October 11, 2026. Our DAHLIA numbers are dated where they appear. For how the lottery itself works (preferences, ranking, documents), see How Do San Francisco Housing Lotteries Work?
The eligibility calculator loads in your browser. The table below has the same 2026 MOHCD income limits.
| % of AMI | 1 person | 2 people | 3 people | 4 people | 5 people | 6 people |
|---|---|---|---|---|---|---|
| 30% | $34,050 | $38,900 | $43,750 | $48,650 | $52,500 | $56,400 |
| 50% | $56,750 | $64,850 | $72,950 | $81,050 | $87,550 | $94,050 |
| 55% | $62,400 | $71,350 | $80,250 | $89,150 | $96,300 | $103,450 |
| 60% | $68,050 | $77,800 | $87,550 | $97,250 | $105,050 | $112,850 |
| 80% | $90,750 | $103,750 | $116,700 | $129,700 | $140,050 | $150,450 |
| 90% | $102,100 | $116,750 | $131,300 | $145,900 | $157,550 | $169,250 |
| 100% | $113,450 | $129,700 | $145,900 | $162,100 | $175,050 | $188,050 |
| 110% | $124,800 | $142,650 | $160,500 | $178,300 | $192,550 | $206,850 |
| 120% | $136,150 | $155,650 | $175,100 | $194,500 | $210,050 | $225,650 |
| 130% | $147,500 | $168,600 | $189,650 | $210,750 | $227,550 | $244,450 |
How a BMR income range works
The maximum. Each BMR unit is priced for one AMI level, such as 55% or 80%. Your household's income must be at or below that level's limit for your household size. sf.gov says your household's total gross (pre-tax) income is what counts. MOHCD's inclusionary manual counts the income of every household member aged 18 or older.
The minimum. MOHCD's inclusionary manual lets a building set a minimum income, but it must not be more than 2 times the maximum annual rent. In our DAHLIA data, all 2,933 BMR units that had a set rent asked for a minimum of exactly 2 times that rent. We found no 2.5 times or 3 times minimums. (The other 100 units charged rent as a share of income and had no fixed minimum.)
Vouchers. If you use a rent subsidy such as a Housing Choice Voucher, MOHCD's manual bases the minimum on your share of the rent, not the full rent. Its example: if the rent is $1,200 and your share is $400, you need $800 a month. The manual also says San Francisco law does not let the building refuse a rent subsidy.
Savings and assets. For BMR rentals, MOHCD does not count the first $60,000 of a household's liquid assets. It adds 10% of anything above $60,000 to your yearly income. Retirement accounts such as an IRA or a 401(k) are not counted. The calculator includes this rule.
Household size. MOHCD's manual says a household needs at least 1 person per bedroom. Each DAHLIA listing also sets a range. In our data, every studio listing allowed 1 to 2 people (51 of 51 unit summaries), every 1-bedroom allowed 1 to 3 (63 of 63), and every 2-bedroom allowed 2 to 5 (54 of 54). Three-bedroom ranges varied (3 to 7 in 10 of 18, 4 to 7 in 7 of 18). The manual also says units priced at 110% of AMI need at least 2 people, and that children under 6 are not counted toward the maximum household size for BMR rentals.
Other rules in MOHCD's manual. A household made up only of full-time students is not eligible, with exceptions such as married couples, single parents and veterans. No one in the household may have owned residential property in the 3 years before applying.
The 2026 income limits
MOHCD publishes a new chart each year from figures released by the U.S. Department of Housing and Urban Development (HUD). The 2026 chart uses HUD's 2026 median family income for the area that contains San Francisco, which also covers San Mateo and Marin counties. HUD published it on May 1, 2026. MOHCD uses the figure unadjusted for high housing costs and rounds to the nearest $50. sf.gov says MOHCD's AMI rose 4% from 2025, and the chart stays in effect until MOHCD publishes the 2027 update.
The table with the calculator shows the most common levels for 1 to 6 people. MOHCD's full chart runs from 15% to 200% of AMI and up to 11 people. In it, 100% of AMI is $113,450 for 1 person and $162,100 for 4 people.
The 2026 maximum BMR rents
MOHCD sets each maximum rent at 30% of the monthly income limit, assuming 1 more person than the number of bedrooms. A studio at 80% of AMI is priced for 1 person: 30% of $90,750, divided by 12, is $2,269.
There are three rent levels for each AMI band, depending on who pays utilities. The highest, Tier 2, is for units where the building pays all utilities. With Tier 1, you pay PG&E. With the Base Rent, you also pay water and sewer. These are the 2026 Tier 2 maximums for inclusionary BMR units:
| % of AMI | Studio | 1 bedroom | 2 bedrooms | 3 bedrooms |
|---|---|---|---|---|
| 30% | $851 | $973 | $1,094 | $1,216 |
| 50% | $1,419 | $1,621 | $1,824 | $2,026 |
| 55% | $1,560 | $1,784 | $2,006 | $2,229 |
| 60% | $1,701 | $1,945 | $2,189 | $2,431 |
| 80% | $2,269 | $2,594 | $2,918 | $3,243 |
| 90% | $2,553 | $2,919 | $3,283 | $3,648 |
| 100% | $2,836 | $3,243 | $3,648 | $4,053 |
| 110% | $3,120 | $3,566 | $4,013 | $4,458 |
| 120% | $3,404 | $3,891 | $4,378 | $4,863 |
Source: MOHCD, 2026 Maximum Monthly Rent by Unit Type, effective June 1, 2026. The Base Rent is lower. At 55% of AMI it is $1,317 for a studio, $1,499 for a 1-bedroom and $1,616 for a 2-bedroom.
This is a ceiling. The rent you sign for is the one on the listing, and it does not change with your own income once you qualify.
What San Francisco BMR lotteries offered: our DAHLIA data
RentReboot reads San Francisco rental listings from DAHLIA. For this guide we used the 74 rental listings in our data with a lottery date between July 30, 2024 and November 12, 2026: 55 lotteries for open units and 19 waitlist lotteries. One lottery date fell in 2024, 23 in 2025 and 50 in 2026. We read these listings between August 28 and October 11, 2026, so older lotteries that DAHLIA no longer shows are missing.
DAHLIA lists every income-restricted unit in a building, including units that are already rented. Across the 74 buildings, that is 3,033 BMR units. The tables below count those units.
Most units are priced for 50% to 60% of AMI.
| AMI level of the unit | BMR units (of 3,033) | Listings with at least 1 such unit (of 74) |
|---|---|---|
| Up to 40% | 310 (10.2%) | 10 |
| 41% to 60% | 2,109 (69.5%) | 51 |
| 61% to 80% | 247 (8.1%) | 18 |
| 81% to 100% | 147 (4.8%) | 17 |
| Over 100% | 220 (7.3%) | 17 |
The single most common level was 55% of AMI, with 963 units (31.8%) in 25 listings. Next came 60% (569 units, 18.8%) and 50% (502 units, 16.6%). Units above 100% of AMI were in 17 listings, mostly at 120% of AMI (175 units in 9 listings).
BMR rents by unit size. These are the rents DAHLIA showed for units with a set rent. The middle half is the range from the 25th to the 75th percentile.
| Unit size | BMR units | Listings | Median rent | Middle half | Median minimum income |
|---|---|---|---|---|---|
| Studio | 695 | 50 | $1,409 | $1,200 to $1,476 | $33,816 a year |
| 1 bedroom | 1,044 | 62 | $1,587 | $1,587 to $1,965 | $38,088 a year |
| 2 bedrooms | 909 | 53 | $1,883 | $1,766 to $2,487 | $45,192 a year |
| 3 bedrooms | 226 | 18 | $2,081 | $1,854 to $2,462 | $49,944 a year |
Source: RentReboot analysis of DAHLIA rental listings, lottery dates July 30, 2024 to November 12, 2026, read August 28 to October 11, 2026. Too few 4-bedroom and single-room units (3 listings each) to report.
Most of these rents are below the 2026 Tier 2 maximums above. At 55% of AMI, the median was $1,409 for a studio (260 units, 21 listings), $1,587 for a 1-bedroom (371 units, 21 listings) and $1,766 for a 2-bedroom (315 units, 20 listings). Two reasons fit the data. Many units were listed on an earlier year's chart: 1,819 of the 3,033 units used the 2025 chart and 193 the 2024 chart. And in many buildings the tenant pays some utilities, which means a Base or Tier 1 rent.
Not every listing uses MOHCD's chart. Of the 3,033 units, 2,446 (80.6%) used a MOHCD chart and 389 (12.8%) used the state's TCAC chart, which applies to many buildings financed with tax credits. Another 198 (6.5%), all in one building, used a chart specific to that building. TCAC limits can be higher at the same percentage. On DAHLIA's listing for 850 Turk Street (lottery date October 27, 2026), the 60% limit for 1 person is $7,355 a month, or $88,260 a year, on the 2026 TCAC chart. MOHCD's 2026 chart puts 60% for 1 person at $68,050. This is why the calculator's lottery count uses each listing's own limits.
DAHLIA shows income by the month. Listings state minimum and maximum income as monthly amounts. Multiply by 12 to compare with the yearly figures in MOHCD's chart.
Before you apply
- Count your household. Include everyone who will live in the unit. Check the listing's household range for each unit size.
- Add up gross income. Use pay before tax for every adult, plus 10% of liquid assets above $60,000.
- Find the band on the listing. DAHLIA shows the AMI level, the rent, and the income range for each unit type.
- Check the minimum. In our data it was always 2 times the rent. With a voucher, it is based on your share.
- Apply on DAHLIA. Applying is free. One application per lottery. The lottery guide explains preferences, ranking and the documents to have ready.
Hear about lotteries that may fit you
RentReboot keeps a free list of open San Francisco housing lotteries and waitlists, with deadlines and links to the official listings. You can also set up San Francisco lottery alerts. Give us your household size, income and bedroom needs, and we email you when a DAHLIA rental lottery or waitlist looks like it may fit. An alert is a screening estimate, not an approval. You review the listing and apply yourself on DAHLIA.
San Francisco BMR income FAQs
What is the income limit for a BMR rental in San Francisco in 2026?
It depends on the unit's AMI level and your household size. In MOHCD's 2026 chart, effective June 1, 2026, the limit at 55% of AMI is $62,400 for 1 person and $89,150 for 4 people. At 80% of AMI it is $90,750 for 1 person and $129,700 for 4 people. Each DAHLIA listing states its own limits.
What is the minimum income for a BMR apartment in San Francisco?
Usually 2 times the rent. MOHCD's inclusionary manual says a building's minimum must not be more than 2 times the maximum annual rent. In our DAHLIA data, all 2,933 units with a set rent asked for exactly 2 times. If you have a rent voucher, the minimum is based on your share of the rent.
Does DAHLIA use monthly or yearly income?
DAHLIA listings show minimum and maximum income as monthly amounts. MOHCD's chart is yearly. Multiply the DAHLIA figure by 12 to compare them.
Do savings count as income for a BMR rental?
Partly. For BMR rentals, MOHCD does not count the first $60,000 of liquid assets. It adds 10% of the amount above $60,000 to your yearly income. Retirement accounts are not counted.
Can I apply for a BMR rental with a Housing Choice Voucher?
Yes. MOHCD's manual says San Francisco law does not let a building refuse a rent subsidy, and the minimum income is based on your share of the rent.
Can full-time students rent a BMR unit?
A household made up only of full-time students is not eligible. MOHCD's manual lists exceptions, including married couples who file jointly, single parents with their children, veterans, and a single person who works full time while in school.
How much is rent for a BMR apartment in San Francisco?
The 2026 maximum with all utilities included is $1,560 for a studio and $1,784 for a 1-bedroom at 55% of AMI, and $2,269 and $2,594 at 80% of AMI. Actual rents on DAHLIA are often lower. Across the BMR units in 74 DAHLIA rental listings, the median was $1,409 for a studio and $1,587 for a 1-bedroom.
How we measured
We used RentReboot's copy of San Francisco DAHLIA rental listings (tenure: rental; listing types: lottery and waitlist), read between August 28 and October 11, 2026. We kept the 74 listings with a lottery date from July 30, 2024 to November 12, 2026. We counted each BMR unit once by its DAHLIA unit ID (3,033 units). The AMI level, chart, rent and minimum income are DAHLIA's own fields for each unit. Rent figures use the 2,933 units with a set rent. The calculator's lottery count uses 70 listings (the 4 senior-only listings are left out) and each listing's own household range, AMI levels, monthly income limits and minimums. It does not include applicant counts, preferences, or which units were still open.
Sources
Checked on October 11, 2026. Limits change each year. Recheck them before you rely on them.
- MOHCD: 2026 Maximum Income by Household Size (PDF): income limits from 15% to 200% of AMI for 1 to 11 people, HUD data published May 1, 2026, effective June 1, 2026.
- MOHCD: 2026 Maximum Monthly Rent by Unit Type for Inclusionary BMR Programs (PDF): Base, Tier 1 and Tier 2 rents, utility allowances, 30% of income, occupancy assumption, effective June 1, 2026.
- sf.gov: Income and rent limits for inclusionary rental units (2026): the 2026 charts, effective June 1, 2026.
- sf.gov: 2026-2027 area median income guidance: AMI up 4% from 2025, in effect until the 2027 update.
- sf.gov: Area median income (AMI) FAQs: what AMI is and the area it covers.
- sf.gov: Eligibility for MOHCD housing programs: gross income counts.
- MOHCD: Inclusionary Affordable Housing Program Monitoring and Procedures Manual (July 25, 2024): minimum income, rent subsidies, assets, household size, students, ownership, how BMR rents are set.
- HUD: Income limits datasets: the source of the median family income MOHCD uses.
- DAHLIA San Francisco Housing Portal: listing income ranges, rents and AMI levels used in our measured data.
More San Francisco renter guides
- How Do San Francisco Housing Lotteries Work?: applying, preferences, ranking and documents.
- Is My San Francisco Apartment Rent Controlled?: the 1979 cutoff and rent increase limits.
- Open San Francisco housing lotteries
- San Francisco lottery alerts