Rental Yield Guide
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Bay Area Rental Yield by City: All 92 Cities Ranked

Every Bay Area city for which Zillow publishes both a rent index and a home-value index, ranked by price-to-rent ratio, for September 2026. With what the figure is and is not good for.

On this page
  1. What the table shows
  2. Cities worked in detail
  3. Which cities are missing, and why
  4. Method and sources

Every city in the nine Bay Area counties for which Zillow publishes both a rent index and a home-value index — 92 of them — ranked by the ratio of annual asking rent to mid-tier home value, as of September 2026.

The range is 1.52% (Palo Alto) to 8.68% (Emeryville). The median is 3.40%.

CityCountyAsking rent / moMid-tier valueGross ratio
EmeryvilleAlameda$3,104$429,3698.68%
Suisun CitySolano$2,683$530,2346.07%
OakleyContra Costa$3,294$653,5636.05%
DixonSolano$3,009$605,8225.96%
ClaytonContra Costa$4,985$1,026,8885.83%
AntiochContra Costa$2,814$590,4015.72%
American CanyonNapa$3,347$723,0235.56%
Discovery BayContra Costa$3,570$775,0315.53%
WindsorSonoma$3,528$794,0515.33%
VacavilleSolano$2,627$600,9795.25%
BrentwoodContra Costa$3,420$782,0725.25%
HerculesContra Costa$3,209$735,5395.24%
PittsburgContra Costa$2,429$558,9085.22%
San PabloContra Costa$2,375$553,8245.15%
East Palo AltoSan Mateo$4,250$992,4165.14%
VallejoSolano$2,200$517,2775.10%
RichmondContra Costa$2,538$600,6915.07%
El SobranteContra Costa$2,719$669,6894.87%
FairfieldSolano$2,425$598,4194.86%
CotatiSonoma$2,928$724,4444.85%
PinoleContra Costa$2,800$716,4354.69%
OaklandAlameda$2,758$710,6474.66%
NovatoMarin$3,969$1,064,8154.47%
Santa RosaSonoma$2,582$708,0564.38%
Rohnert ParkSonoma$2,533$706,8454.30%
ConcordContra Costa$2,569$720,9074.28%
San LorenzoAlameda$2,734$798,7284.11%
South San FranciscoSan Mateo$4,141$1,216,2864.09%
MartinezContra Costa$2,509$749,7294.02%
San FranciscoSan Francisco$4,784$1,441,0213.98%
NapaNapa$2,815$861,7983.92%
HaywardAlameda$2,652$816,4243.90%
SonomaSonoma$2,991$920,5933.90%
PetalumaSonoma$2,869$895,4823.84%
San LeandroAlameda$2,517$798,0683.78%
BeniciaSolano$2,455$780,4453.77%
Pleasant HillContra Costa$3,042$973,0363.75%
HealdsburgSonoma$3,425$1,097,0643.75%
NewarkAlameda$3,670$1,185,1293.72%
AngwinNapa$2,800$925,7103.63%
Half Moon BaySan Mateo$4,661$1,547,6713.61%
GilroySanta Clara$3,099$1,044,9313.56%
Walnut CreekContra Costa$2,924$990,4723.54%
Morgan HillSanta Clara$3,797$1,316,3193.46%
PacificaSan Mateo$3,594$1,253,5213.44%
LivermoreAlameda$3,066$1,071,8693.43%
Corte MaderaMarin$5,232$1,869,3293.36%
Castro ValleyAlameda$3,011$1,088,9723.32%
CalistogaNapa$2,910$1,065,7803.28%
Daly CitySan Mateo$3,046$1,119,7843.26%
DublinAlameda$3,325$1,227,7043.25%
OrindaContra Costa$5,239$1,942,7973.24%
San JoseSanta Clara$3,582$1,353,8693.17%
SebastopolSonoma$2,871$1,089,5983.16%
MilpitasSanta Clara$3,614$1,385,6913.13%
San BrunoSan Mateo$3,346$1,286,9543.12%
AlamedaAlameda$2,876$1,145,8693.01%
SausalitoMarin$3,984$1,589,4163.01%
Union CityAlameda$2,913$1,195,6682.92%
Santa ClaraSanta Clara$3,958$1,642,6382.89%
San RafaelMarin$3,166$1,313,7342.89%
Foster CitySan Mateo$4,450$1,845,8212.89%
DanvilleContra Costa$4,324$1,821,4272.85%
San AnselmoMarin$4,027$1,695,5492.85%
San MateoSan Mateo$3,968$1,674,9082.84%
FremontAlameda$3,388$1,439,8052.82%
Mountain ViewSanta Clara$4,535$1,929,6812.82%
Redwood CitySan Mateo$4,301$1,872,9022.76%
El CerritoContra Costa$2,551$1,122,0982.73%
TiburonMarin$6,832$3,117,2252.63%
AlbanyAlameda$2,694$1,237,5772.61%
San RamonContra Costa$3,121$1,447,4152.59%
PleasantonAlameda$3,175$1,500,4932.54%
Mill ValleyMarin$4,617$2,178,6102.54%
KentfieldMarin$5,882$2,837,9592.49%
LarkspurMarin$4,469$2,179,5672.46%
MillbraeSan Mateo$4,081$2,054,4812.38%
SunnyvaleSanta Clara$3,972$2,007,4522.37%
BerkeleyAlameda$2,853$1,442,4752.37%
Saint HelenaNapa$3,225$1,630,6832.37%
MoragaContra Costa$3,060$1,606,7922.29%
CampbellSanta Clara$3,433$1,837,6142.24%
LafayetteContra Costa$3,372$1,907,3102.12%
San CarlosSan Mateo$4,248$2,445,8532.08%
BelmontSan Mateo$3,798$2,263,6652.01%
Los GatosSanta Clara$4,004$2,597,6111.85%
SaratogaSanta Clara$6,140$3,974,4061.85%
Los AltosSanta Clara$6,886$4,591,0051.80%
Menlo ParkSan Mateo$4,277$2,898,3681.77%
CupertinoSanta Clara$4,307$2,957,9221.75%
BurlingameSan Mateo$4,119$2,845,0471.74%
Palo AltoSanta Clara$4,558$3,592,2401.52%

What the table shows

Gross rental yield against home value, 92 Bay Area cities0%2%4%6%8%$500k$750k$1M$1.5M$2M$3M$4MSan Jose: $1.4M, rent $3,582/mo, gross 3.17%San Francisco: $1.4M, rent $4,784/mo, gross 3.98%Oakland: $711k, rent $2,758/mo, gross 4.66%Fremont: $1.4M, rent $3,388/mo, gross 2.82%Santa Rosa: $708k, rent $2,582/mo, gross 4.38%Hayward: $816k, rent $2,652/mo, gross 3.90%Sunnyvale: $2M, rent $3,972/mo, gross 2.37%Concord: $721k, rent $2,569/mo, gross 4.28%Santa Clara: $1.6M, rent $3,958/mo, gross 2.89%Vallejo: $517k, rent $2,200/mo, gross 5.10%Richmond: $601k, rent $2,538/mo, gross 5.07%Berkeley: $1.4M, rent $2,853/mo, gross 2.37%Fairfield: $598k, rent $2,425/mo, gross 4.86%Antioch: $590k, rent $2,814/mo, gross 5.72%San Leandro: $798k, rent $2,517/mo, gross 3.78%Vacaville: $601k, rent $2,627/mo, gross 5.25%San Mateo: $1.7M, rent $3,968/mo, gross 2.84%Daly City: $1.1M, rent $3,046/mo, gross 3.26%Redwood City: $1.9M, rent $4,301/mo, gross 2.76%Livermore: $1.1M, rent $3,066/mo, gross 3.43%Napa: $862k, rent $2,815/mo, gross 3.92%Pittsburg: $559k, rent $2,429/mo, gross 5.22%Walnut Creek: $990k, rent $2,924/mo, gross 3.54%San Ramon: $1.4M, rent $3,121/mo, gross 2.59%Mountain View: $1.9M, rent $4,535/mo, gross 2.82%Milpitas: $1.4M, rent $3,614/mo, gross 3.13%Pleasanton: $1.5M, rent $3,175/mo, gross 2.54%Brentwood: $782k, rent $3,420/mo, gross 5.25%Petaluma: $895k, rent $2,869/mo, gross 3.84%San Rafael: $1.3M, rent $3,166/mo, gross 2.89%Palo Alto: $3.6M, rent $4,558/mo, gross 1.52%Alameda: $1.1M, rent $2,876/mo, gross 3.01%Union City: $1.2M, rent $2,913/mo, gross 2.92%Gilroy: $1M, rent $3,099/mo, gross 3.56%South San Francisco: $1.2M, rent $4,141/mo, gross 4.09%Dublin: $1.2M, rent $3,325/mo, gross 3.25%Novato: $1.1M, rent $3,969/mo, gross 4.47%Danville: $1.8M, rent $4,324/mo, gross 2.85%Cupertino: $3M, rent $4,307/mo, gross 1.75%Castro Valley: $1.1M, rent $3,011/mo, gross 3.32%Morgan Hill: $1.3M, rent $3,797/mo, gross 3.46%Martinez: $750k, rent $2,509/mo, gross 4.02%Newark: $1.2M, rent $3,670/mo, gross 3.72%San Pablo: $554k, rent $2,375/mo, gross 5.15%Campbell: $1.8M, rent $3,433/mo, gross 2.24%Los Gatos: $2.6M, rent $4,004/mo, gross 1.85%San Bruno: $1.3M, rent $3,346/mo, gross 3.12%Menlo Park: $2.9M, rent $4,277/mo, gross 1.77%Oakley: $654k, rent $3,294/mo, gross 6.05%Rohnert Park: $707k, rent $2,533/mo, gross 4.30%Pacifica: $1.3M, rent $3,594/mo, gross 3.44%Sonoma: $921k, rent $2,991/mo, gross 3.90%Pleasant Hill: $973k, rent $3,042/mo, gross 3.75%Los Altos: $4.6M, rent $6,886/mo, gross 1.80%Foster City: $1.8M, rent $4,450/mo, gross 2.89%Saratoga: $4M, rent $6,140/mo, gross 1.85%Burlingame: $2.8M, rent $4,119/mo, gross 1.74%San Carlos: $2.4M, rent $4,248/mo, gross 2.08%San Lorenzo: $799k, rent $2,734/mo, gross 4.11%Mill Valley: $2.2M, rent $4,617/mo, gross 2.54%Sebastopol: $1.1M, rent $2,871/mo, gross 3.16%Lafayette: $1.9M, rent $3,372/mo, gross 2.12%Suisun City: $530k, rent $2,683/mo, gross 6.07%Belmont: $2.3M, rent $3,798/mo, gross 2.01%Windsor: $794k, rent $3,528/mo, gross 5.33%East Palo Alto: $992k, rent $4,250/mo, gross 5.14%El Cerrito: $1.1M, rent $2,551/mo, gross 2.73%Benicia: $780k, rent $2,455/mo, gross 3.77%Hercules: $736k, rent $3,209/mo, gross 5.24%Millbrae: $2.1M, rent $4,081/mo, gross 2.38%Dixon: $606k, rent $3,009/mo, gross 5.96%American Canyon: $723k, rent $3,347/mo, gross 5.56%Albany: $1.2M, rent $2,694/mo, gross 2.61%Orinda: $1.9M, rent $5,239/mo, gross 3.24%Pinole: $716k, rent $2,800/mo, gross 4.69%Healdsburg: $1.1M, rent $3,425/mo, gross 3.75%Half Moon Bay: $1.5M, rent $4,661/mo, gross 3.61%Moraga: $1.6M, rent $3,060/mo, gross 2.29%San Anselmo: $1.7M, rent $4,027/mo, gross 2.85%Clayton: $1M, rent $4,985/mo, gross 5.83%Sausalito: $1.6M, rent $3,984/mo, gross 3.01%Emeryville: $429k, rent $3,104/mo, gross 8.68%El Sobrante: $670k, rent $2,719/mo, gross 4.87%Corte Madera: $1.9M, rent $5,232/mo, gross 3.36%Discovery Bay: $775k, rent $3,570/mo, gross 5.53%Tiburon: $3.1M, rent $6,832/mo, gross 2.63%Cotati: $724k, rent $2,928/mo, gross 4.85%Saint Helena: $1.6M, rent $3,225/mo, gross 2.37%Calistoga: $1.1M, rent $2,910/mo, gross 3.28%Kentfield: $2.8M, rent $5,882/mo, gross 2.49%Larkspur: $2.2M, rent $4,469/mo, gross 2.46%Angwin: $926k, rent $2,800/mo, gross 3.63%San JoseSan FranciscoOaklandSan MateoPalo AltoTypical home value (logarithmic scale)
Gross rental yield against home value, 92 Bay Area citiesEach dot is one of the 92 Bay Area cities Zillow publishes both an asking rent and a home value for. The relationship is strong and negative — correlation −0.87 against price on this logarithmic scale — but most of it is arithmetic rather than a market signal: across these cities prices spread 10.7× while rents spread only 3.1×, so the denominator of the yield moves and the numerator largely does not. That is the whole reason a cheap city tends to show a high gross yield, and it is why gross yield on its own says very little about whether a purchase pays. The five cities with a page of their own here are labelled; the table above gives every city's figures.Source: Zillow Research ZORI and ZHVI, 2026-09-30, retrieved 2026-11-07

The spread is about price, not rent. Monthly rents across these 92 cities span $2,200 to $6,886 — a factor of 3.1. Values span $429,369 to $4,591,005 — a factor of 10.7. Rents compress across the Bay far more than prices do, and that single fact produces the entire yield geography.

The high end is inland. Thirteen of the {{d:meta.n_above_5}} cities above 5% are in Contra Costa or Solano County. See the high-yield East Bay.

The low end is the Peninsula and the inner South Bay. Palo Alto, Burlingame, Cupertino, Menlo Park, Los Altos, Saratoga, Los Gatos — the cities with the strongest owner-occupier demand. The price is set by people who are not solving for rent. See Palo Alto rental yield.

Two apparent outliers are mix effects. Emeryville at 8.68% and East Palo Alto at 5.14% are both dense, condo- and apartment-heavy cities where the rent index and the value index describe the least similar baskets. Emeryville's premium survives a $550 monthly HOA — it is the real top of the market — but not all of 8.68% is a yield.

Cities worked in detail

Which cities are missing, and why

Zillow's rent index covers fewer places than its value index: in the nine Bay Area counties it publishes a value series for about 150 cities and a rent series for 92. Where one is absent, no ratio can be computed and the city is left out rather than estimated. Among the absent are several small Marin and Sonoma communities and a number of unincorporated places.

A missing city is not a city with no rental market. It is a city where this particular method has nothing to say.

Method and sources

Rent: Zillow Observed Rent Index, all home types, smoothed (City_zori_uc_sfrcondomfr_sm_month). Value: Zillow Home Value Index, mid-tier (33rd-67th percentile) single-family and condo, smoothed and seasonally adjusted (City_zhvi_uc_sfrcondo_tier_0.33_0.67_sm_sa_month). Both from Zillow Research.

Each city carries its own most recent month with a published value rather than a fixed date, because Zillow's trailing month is populated for large cities and empty for small ones — taking the last column would silently drop the small cities and taking a fixed month would mix vintages.

The ratio is computed from the rounded rent and value printed in the table, so a reader can reproduce every row exactly. Full method on methodology.