Housing market/California/ZIP 92116
ZIP 92116 San Diego, California
San Diego-Chula Vista-Carlsbad, CA MSA · California. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
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HUD schedule, ACS stock, and the 90–110% band for ZIP 92116 · CA — sent to you.
ZIP 92116 · CA
ACS rent vs 2BR SAFMR
ZIP 92116 — San Diego, 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 92116
- 1-unit detached6,30335.4%
- 1-unit attached1,2186.8%
- 2–4 units1,6269.1%
- 5–49 units8,19546.0%
- 50+ units3852.2%
- Mobile1000.6%
2–4 unit share 9.1% · 5–49 unit share 46.0% · combined 2–49 55.1%.
Units by bedrooms
Rent burden
- ACS median gross rent $1,903 (all bedrooms, occupied rentals).
- Median contract rent $1,808.
- Renters paying ≥30% of income 45.3%; ≥50% 18.9%.
- FY2027 2BR SAFMR $2,860 (1.503× ACS median gross rent).
Population
31,484 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: -6.8%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: not published for this ZIP.
- HUD project-based assisted MF: not published for this ZIP.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 7,311 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 92116 67.9% of occupied households are renters; vacancy is 7.0%; ACS median gross rent is $1,903; population changed -6.8% between the 2018 and 2023 ACS vintages; the housing stock includes 1,626 units in 2–4-unit structures and 8,195 units in 5–49-unit structures; FY2027 2BR SAFMR is $2,860 versus ACS median gross rent of $1,903. 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 92116 is a Census / HUD profile for San Diego-Chula Vista-Carlsbad, CA. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 92116 — San Diego, 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 92116?
ZIP 92116 (San Diego-Chula Vista-Carlsbad, CA MSA) has 31,484 residents, 16,583 households, a renter share of 67.9%, median household income of $95,775, and ACS 2023 median gross rent of $1,903. Vacancy is 7.0%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 92116?
ACS counts 494 units in 2-unit buildings, 1,132 in 3–4 unit buildings, 4,813 in 5–9, 2,564 in 10–19, and 818 in 20–49. Combined 2–49 unit stock is 9,821 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 92116?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $2,860. See the full schedule and 90–110% payment-standard band on the ZIP 92116 — San Diego, CA HUD Section 8 Payment Standards / SAFMR.
Does this California ZIP profile include Georgia listings?
No. ZIP 92116 is Census / HUD research for San Diego-Chula Vista-Carlsbad, CA MSA. 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.