Housing market/California/ZIP 94044
ZIP 94044 Pacifica, California
San Francisco, CA HUD Metro FMR Area · California. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
ZIP brief
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HUD schedule, ACS stock, and the 90–110% band for ZIP 94044 · CA — sent to you.
ZIP 94044 · CA
ACS rent vs 2BR SAFMR
ZIP 94044 — Pacifica, CA HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 94044
- 1-unit detached10,77473.7%
- 1-unit attached7775.3%
- 2–4 units6914.7%
- 5–49 units1,51410.4%
- 50+ units6404.4%
- Mobile2131.5%
2–4 unit share 4.7% · 5–49 unit share 10.4% · combined 2–49 15.1%.
Units by bedrooms
Rent burden
- ACS median gross rent $3,075 (all bedrooms, occupied rentals).
- Median contract rent $2,864.
- Renters paying ≥30% of income 51.8%; ≥50% 31.2%.
- FY2027 2BR SAFMR $4,170 (1.356× ACS median gross rent).
Population
37,540 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: -3.9%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: 3 projects, 213 units.
- HUD project-based assisted MF: 2 properties, 142 assisted units.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 1,708 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.
Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.
What the data shows
ZIP 94044 31.6% of occupied households are renters; vacancy is 4.3%; ACS median gross rent is $3,075; population changed -3.9% between the 2018 and 2023 ACS vintages; the housing stock includes 691 units in 2–4-unit structures and 1,514 units in 5–49-unit structures; 3 LIHTC projects totaling 213 units; FY2027 2BR SAFMR is $4,170 versus ACS median gross rent of $3,075. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.
California research
ZIP 94044 is a Census / HUD profile for San Francisco, CA. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 94044 — Pacifica, CA HUD Section 8 Payment Standards / SAFMR·California ZIP directory
Nearby ZIPs in this FMR area
Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is California research. Brokerage is Georgia.
FAQ
What is the housing market like in ZIP 94044?
ZIP 94044 (San Francisco, CA HUD Metro FMR Area) has 37,540 residents, 13,982 households, a renter share of 31.6%, median household income of $156,658, and ACS 2023 median gross rent of $3,075. Vacancy is 4.3%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 94044?
ACS counts 142 units in 2-unit buildings, 549 in 3–4 unit buildings, 635 in 5–9, 488 in 10–19, and 391 in 20–49. Combined 2–49 unit stock is 2,205 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 94044?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $4,170. See the full schedule and 90–110% payment-standard band on the ZIP 94044 — Pacifica, CA HUD Section 8 Payment Standards / SAFMR.
Does this California ZIP profile include Georgia listings?
No. ZIP 94044 is Census / HUD research for San Francisco, CA HUD Metro FMR Area. Jeff Crowe CRE does not list California property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.