In San Francisco, Rooms for $1,000/Month Are Now Scarce
Meet the Ellis Act, the Law Driving Many San Francisco Evictions
San Francisco Rents Vary Widely by Neighborhood
Silicon Valley Has Nation's Highest Rents
Despite Demand for Apartments, New Construction Slows
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But, she can't afford anywhere else to live in the city. Photo: Sam Harnett/KQED\" width=\"640\" height=\"360\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Lexie Scanlon doesn't fit the profile of young tech workers looking to share houses. But she can't afford anywhere else to live in the city. (Sam Harnett/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>If you can't afford at least $1,000 in rent, then it may be difficult to find anywhere to live in San Francisco -- even just a room. The average market rate per room on new leases has now gone well above $1,000 per month. Spots in shared-living situations with rent-controlled leases that make prices lower are few and coveted. And even some privately run single-room-occupancies (SRO), often a last resort before homelessness, are now charging $1,000 in rent for a room that doesn't even have its own bathroom or kitchen.\u003c/p>\n\u003cp>Bedrooms for under $1,000 a month can still be found on the fringes of some less popular neighborhoods or with students near San Francisco State. But the only way to get a spot in one of the city's trendier neighborhoods for that price is to convince a master tenant with a rent-controlled lease to let you move in. For these spots, applicants compete against dozens or, in some cases, hundreds of other candidates.\u003c/p>\n\u003cp>Getting selected to sublet a room in a shared-living situation depends on the whims of the leaseholders. Applicants send tailored cover letters, fight to win attention at open houses, and attempt to impress potential housemates during one-on-one interviews. The whole thing is a subjective process with little protection against prejudices like ageism, sexism or racism. If the master tenant doesn't like you, you won't get picked.\u003c/p>\n\u003cp>To beat the competition and get a hotly coveted room, applicants are trying anything they can. Some advertise themselves on Craigslist as great roommates. Others send LinkedIn and Facebook profiles. Francesco Mursia made a video introducing himself and describing his favorite pastimes. He is not getting many responses.\u003c/p>\n\u003cp>Mursia thinks part of the problem is his age. Many of the other applicants are 20-somethings in a period of transition. Mursia is 39. He would like to live alone, but with his budget ($1,000/month) that's not possible in San Francisco. He's been looking for a room since September. He checks Craigslist every day, sends out emails and goes to open houses. During this process, he said, “You ask yourself, why don't I stand out?”\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>Even expensive rooms are highly contested. Eun-Joung Lee lives in a three-bedroom on the border between the Mission and Noe Valley. She recently put a room on Craigslist for $1,500 a month. That may sound like a lot, but according to Tracy Ballard from the \u003ca href=\"http://www.bayarearentaladvisors.com/\" target=\"_blank\">Bay Area Rental Advisors\u003c/a>, the average asking rate for a three-bedroom in San Francisco is around $5,000/month.\u003c/p>\n\u003cp>So, $1,500 for a room in a hot neighborhood isn't that bad. Lee got 20 responses to her post, which suggests she could have probably priced the room even higher.\u003c/p>\n\u003cp>The standard financial advice is to not spend more than a third of your income on rent. For a $1,500 a month room you would need to earn $54,000 a year after taxes. Lexie Scanlon barely makes half that as an hourly employee. She says she cannot find anywhere affordable in the city to live, so she is considering an SRO.\u003c/p>\n\u003cp>Scanlon has lived in an SRO before. It was not a pleasant arrangement. The place had bedbugs, she said, but at least it was affordable -- only $185 a week. She recently called to inquire about a room at the same place, and the price had gone up to $225 a week. But, $900 a month is too much to pay for those conditions, she said.\u003c/p>\n\u003cp>Scanlon has seen a few shared-living situations she can afford -- mostly student houses or apartments that advertise themselves as “tech houses.” These places post on Craigslist as group living arrangements for people with startup ambitions. One such post was titled “the good life 2.0.”\u003c/p>\n\u003cp>Another reads: “We all went to top schools and work at the companies you read about.” Scanlon doesn't fit that profile. She is 42 years old, transgender and a veteran. She works in the city and wants to know why there isn't a place for her here.\u003c/p>\n\u003cp>Brian Harrigan is on the other side of the equation. He is on the lease of an iconic four-bedroom Victorian in the Lower Haight. He could probably rent the rooms out for as much as $1,500 each, but he doesn't want to be greedy. At the same time, he said, “If I was to rent it out at like $500 I would have hundreds of emails. You would get everyone applying for it, and it wouldn't be manageable.”\u003c/p>\n\u003cp>Harrigan recently had a room open up in the apartment and he decided to put it up at $1,000 -- about double the rent-controlled rate and $500 below what he could have charged. Even with the inflated price, he received about 50 applications for the one room. The odds of getting selected from that pool are worse than obtaining undergraduate admission at Harvard.\u003c/p>\n\u003cp>Getting an affordable room has not always been so cutthroat. Twenty years ago, John Hattori paid $70 a month to rent on Valencia Street in the Mission. Today he lives in a rent-controlled apartment, which he can afford as a video artist and substitute teacher. \"The type of people that moved when I moved here are very different people, and that's an unfortunate thing. You can't experiment with your life in the same way that we were able to,\" he said.\u003c/p>\n\u003cp>That old San Francisco, he said, is long gone.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003ciframe width=\"100%\" height=\"166\" scrolling=\"no\" frameborder=\"no\" src=\"https://w.soundcloud.com/player/?url=https%3A//api.soundcloud.com/tracks/142905710&color=ff5500&auto_play=false&hide_related=false&show_artwork=true\">\u003c/iframe>\u003c/p>\n\n","blocks":[],"excerpt":"The time of affordable rooms in San Francisco may be long over.","status":"publish","parent":0,"modified":1396549867,"stats":{"hasAudio":true,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":18,"wordCount":977},"headData":{"title":"In San Francisco, Rooms for $1,000/Month Are Now Scarce | KQED","description":"The time of affordable rooms in San Francisco may be long over.","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"disqusIdentifier":"131250 http://ww2.kqed.org/news/?p=131250","disqusUrl":"https://ww2.kqed.org/news/2014/04/02/in-san-francisco-rooms-for-1000month-are-now-scarce/","disqusTitle":"In San Francisco, Rooms for $1,000/Month Are Now Scarce ","customPermalink":"2014/04/01/in-san-francisciorooms-for-1000-a-month-now-scarce-in-san-francisco/","path":"/news/131250/in-san-francisco-rooms-for-1000month-are-now-scarce","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cfigure id=\"attachment_131273\" class=\"wp-caption aligncenter\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/04/1000housing.jpg\">\u003cimg class=\"size-full wp-image-131273\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2014/04/1000housing.jpg\" alt=\"Lexie Scanlon doesn't fit the profile of young tech-workers looking to share houses. But, she can't afford anywhere else to live in the city. Photo: Sam Harnett/KQED\" width=\"640\" height=\"360\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Lexie Scanlon doesn't fit the profile of young tech workers looking to share houses. But she can't afford anywhere else to live in the city. (Sam Harnett/KQED)\u003c/figcaption>\u003c/figure>\n\u003cp>If you can't afford at least $1,000 in rent, then it may be difficult to find anywhere to live in San Francisco -- even just a room. The average market rate per room on new leases has now gone well above $1,000 per month. Spots in shared-living situations with rent-controlled leases that make prices lower are few and coveted. And even some privately run single-room-occupancies (SRO), often a last resort before homelessness, are now charging $1,000 in rent for a room that doesn't even have its own bathroom or kitchen.\u003c/p>\n\u003cp>Bedrooms for under $1,000 a month can still be found on the fringes of some less popular neighborhoods or with students near San Francisco State. But the only way to get a spot in one of the city's trendier neighborhoods for that price is to convince a master tenant with a rent-controlled lease to let you move in. For these spots, applicants compete against dozens or, in some cases, hundreds of other candidates.\u003c/p>\n\u003cp>Getting selected to sublet a room in a shared-living situation depends on the whims of the leaseholders. Applicants send tailored cover letters, fight to win attention at open houses, and attempt to impress potential housemates during one-on-one interviews. The whole thing is a subjective process with little protection against prejudices like ageism, sexism or racism. If the master tenant doesn't like you, you won't get picked.\u003c/p>\n\u003cp>To beat the competition and get a hotly coveted room, applicants are trying anything they can. Some advertise themselves on Craigslist as great roommates. Others send LinkedIn and Facebook profiles. Francesco Mursia made a video introducing himself and describing his favorite pastimes. He is not getting many responses.\u003c/p>\n\u003cp>Mursia thinks part of the problem is his age. Many of the other applicants are 20-somethings in a period of transition. Mursia is 39. He would like to live alone, but with his budget ($1,000/month) that's not possible in San Francisco. He's been looking for a room since September. He checks Craigslist every day, sends out emails and goes to open houses. During this process, he said, “You ask yourself, why don't I stand out?”\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>Even expensive rooms are highly contested. Eun-Joung Lee lives in a three-bedroom on the border between the Mission and Noe Valley. She recently put a room on Craigslist for $1,500 a month. That may sound like a lot, but according to Tracy Ballard from the \u003ca href=\"http://www.bayarearentaladvisors.com/\" target=\"_blank\">Bay Area Rental Advisors\u003c/a>, the average asking rate for a three-bedroom in San Francisco is around $5,000/month.\u003c/p>\n\u003cp>So, $1,500 for a room in a hot neighborhood isn't that bad. Lee got 20 responses to her post, which suggests she could have probably priced the room even higher.\u003c/p>\n\u003cp>The standard financial advice is to not spend more than a third of your income on rent. For a $1,500 a month room you would need to earn $54,000 a year after taxes. Lexie Scanlon barely makes half that as an hourly employee. She says she cannot find anywhere affordable in the city to live, so she is considering an SRO.\u003c/p>\n\u003cp>Scanlon has lived in an SRO before. It was not a pleasant arrangement. The place had bedbugs, she said, but at least it was affordable -- only $185 a week. She recently called to inquire about a room at the same place, and the price had gone up to $225 a week. But, $900 a month is too much to pay for those conditions, she said.\u003c/p>\n\u003cp>Scanlon has seen a few shared-living situations she can afford -- mostly student houses or apartments that advertise themselves as “tech houses.” These places post on Craigslist as group living arrangements for people with startup ambitions. One such post was titled “the good life 2.0.”\u003c/p>\n\u003cp>Another reads: “We all went to top schools and work at the companies you read about.” Scanlon doesn't fit that profile. She is 42 years old, transgender and a veteran. She works in the city and wants to know why there isn't a place for her here.\u003c/p>\n\u003cp>Brian Harrigan is on the other side of the equation. He is on the lease of an iconic four-bedroom Victorian in the Lower Haight. He could probably rent the rooms out for as much as $1,500 each, but he doesn't want to be greedy. At the same time, he said, “If I was to rent it out at like $500 I would have hundreds of emails. You would get everyone applying for it, and it wouldn't be manageable.”\u003c/p>\n\u003cp>Harrigan recently had a room open up in the apartment and he decided to put it up at $1,000 -- about double the rent-controlled rate and $500 below what he could have charged. Even with the inflated price, he received about 50 applications for the one room. The odds of getting selected from that pool are worse than obtaining undergraduate admission at Harvard.\u003c/p>\n\u003cp>Getting an affordable room has not always been so cutthroat. Twenty years ago, John Hattori paid $70 a month to rent on Valencia Street in the Mission. Today he lives in a rent-controlled apartment, which he can afford as a video artist and substitute teacher. \"The type of people that moved when I moved here are very different people, and that's an unfortunate thing. You can't experiment with your life in the same way that we were able to,\" he said.\u003c/p>\n\u003cp>That old San Francisco, he said, is long gone.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003ciframe width=\"100%\" height=\"166\" scrolling=\"no\" frameborder=\"no\" src=\"https://w.soundcloud.com/player/?url=https%3A//api.soundcloud.com/tracks/142905710&color=ff5500&auto_play=false&hide_related=false&show_artwork=true\">\u003c/iframe>\u003c/p>\n\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/131250/in-san-francisco-rooms-for-1000month-are-now-scarce","authors":["253"],"programs":["news_6944"],"series":["news_18549"],"categories":["news_6266"],"tags":["news_3921","news_5008","news_2590","news_2589","news_38"],"featImg":"news_131273","label":"news_6944"},"news_117540":{"type":"posts","id":"news_117540","meta":{"index":"posts_1591205157","site":"news","id":"117540","score":null,"sort":[1383926432000]},"guestAuthors":[],"slug":"the-ellis-act-and-san-francisco-evictions-a-primer","title":"Meet the Ellis Act, the Law Driving Many San Francisco Evictions","publishDate":1383926432,"format":"aside","headTitle":"Priced Out | News Fix | KQED News","labelTerm":{"term":6944,"site":"news"},"content":"\u003cp>\u003cem>This story is part of\u003cstrong> \u003ca href=\"http://ww2.kqed.org/news/tag/priced-out/\">Priced Out\u003c/a>, \u003c/strong>KQED's series on the Bay Area housing crisis.\u003c/em>\u003c/p>\n\u003cp>\u003cstrong>By Matthew Green\u003c/strong>\u003c/p>\n\u003cfigure id=\"attachment_117654\" class=\"wp-caption alignnone\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/2013/11/07/117540/Priced-Out-Ellis-Act-San-Francisco-eviction/rs7468_72898270-scr/\" rel=\"attachment wp-att-117654\">\u003cimg class=\"size-full wp-image-117654\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/11/RS7468_72898270-scr-e1383878709870.jpg\" alt=\"San Francisco's Inner Mission area had the highest number of Ellis Act evictions in the past five years. (Gabriel Bouys/AFP/Getty Images)\" width=\"640\" height=\"423\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">San Francisco's Inner Mission has had the most Ellis Act evictions in the past five years. (Gabriel Bouys/AFP/Getty Images)\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>What is it?\u003c/strong>\u003c/p>\n\u003cp>On the books since 1986, the \u003ca href=\"http://www.leginfo.ca.gov/cgi-bin/displaycode?section=gov&group=07001-08000&file=7060-7060.7\">Ellis Act\u003c/a> allows California landlords to evict tenants in order to go out of business and remove units from the rental market, usually with the intent of selling them.\u003c/p>\n\u003cp>[contextly_sidebar id=\"dc7d51e2e6959b724809370455955423\"]\u003c/p>\n\u003cp>The law prohibits local governments from forcing rental property owners to continue offering their housing for rent. However, it does allow local governments to impose a variety of requirements on such property owners, which can include providing tenant relocation assistance, giving specific notice periods and having deed restrictions on future use of the property. For example, a city could require an owner who re-rents “Ellised” property within a certain period of time to first offer it to any displaced former tenants, at the original rental rates.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>\u003cstrong>Local impact\u003c/strong>\u003c/p>\n\u003cp>There is little comprehensive data on Ellis Act evictions statewide. But in cities like San Francisco, with high rents and strict local rent control laws, Ellis Act evictions often go up during periods when home sales increase. That was the case during the dot-com boom that ended in 2000 and again during the housing bubble that peaked in 2005. Ellis Act evictions are up again now as the city's real estate market recovers from the recession and as the tech boom spurs demand for housing.\u003c/p>\n\u003cp>The chart below, by San Francisco's \u003ca href=\"http://dangrover.com/about\" target=\"_blank\">Dan Grover\u003c/a>, shows Ellis Act evictions in the city since 1998, comparing rates with all no-fault evictions (including Ellis but also those due to capital improvements, demolition, owner move-in or substantial rehabilitation) during the same period. The chart also shows all for-cause evictions, in which tenants violated rental agreements. The chart (also available in \u003ca href=\"http://dangrover.github.io/sf-ellis-evictions/\" target=\"_blank\">a larger version\u003c/a>) is overlaid with San Francisco median home price rates. Use the drop-down menus to change the variables, and mouse over the bars to see eviction numbers by year.\u003cbr>\n\u003ciframe src=\"http://dangrover.github.io/sf-ellis-evictions/embeddable.html\" frameborder=\"0\" scrolling=\"no\" width=\"640\" height=\"350\">\u003c/iframe>\u003c/p>\n\u003cp>Last week, San Francisco's budget analyst issued a \u003ca href=\"http://www.sfbos.org/Modules/ShowDocument.aspx?documentid=47040\">report\u003c/a> on the number of Ellis Act evictions in the city by neighborhood (among other housing displacement issues). The report found that \"while Ellis Act evictions have occurred in many neighborhoods over the last five years, approximately 64.1 percent of them occurred in\" seven neighborhoods, which also saw increases in assessed property values and home prices: Inner Mission, Russian Hill/Polk Gulch, Castro/Eureka Valley, Outer Richmond, Inner Richmond, North Beach, Haight Ashbury/Western Addition.\u003c/p>\n\u003cp>The following map uses data from the report on Ellis Act evictions in most (but not all) San Francisco neighborhoods from 2009 to 2013.\u003c/p>\n\u003cp>\u003ciframe src=\"https://www.google.com/fusiontables/embedviz?q=select+col12%3E%3E2+from+1aInieSxglQz1f4vabFhrqI9045FxPS_gSy8FEB4&viz=MAP&h=false&lat=37.74408720928566&lng=-122.40319834631345&t=1&z=12&l=col12%3E%3E2&y=2&tmplt=2&hml=KML\" frameborder=\"no\" scrolling=\"no\" width=\"640\" height=\"520\">\u003c/iframe>\u003c/p>\n\u003cp>\u003cstrong>History\u003c/strong>\u003c/p>\n\u003cp>Adopted in direct response to a 1984 California Supreme Court decision, the Ellis Act was a backlash to strict local rent control laws.\u003c/p>\n\u003cp>In 1979, following a wave of condominium conversions in Santa Monica that removed many rental units from the market, voters adopted a measure meant to preserve the city’s remaining rental housing stock. It required that landlords who sought to exit the rental market first obtain a permit that could only be issued if a strict set of conditions were met. Among them, landlords were required to prove that the unit in question was not occupied by a person of low or moderate income and to demonstrate that the unit’s removal from the rental market would not adversely affect the city’s housing supply.\u003c/p>\n\u003cp>Jerome Nash, a 17-year-old student whose mother had bought him a $260,000 rental property in Santa Monica before the ordinance was adopted, sought to get out of the rental business and demolish the building. He initially applied for a permit to do so, but ended up suing the city to circumvent the process. In \u003ca href=\"http://scocal.stanford.edu/opinion/nash-v-city-santa-monica-28399\">court documents\u003c/a>, he's quoted as stating:\u003c/p>\n\u003cp>“There is only one thing I want to do, and that is to evict the group of ingrates inhabiting my units, tear down the building, and hold on to the land until I can sell it at a price which will not mean a ruinous loss on my investment.”\u003c/p>\n\u003cp>Nash prevailed in trial court and on appeal. But his case was ultimately dismissed by California’s Supreme Court in 1984, which ruled in \u003ca href=\"http://scocal.stanford.edu/opinion/nash-v-city-santa-monica-28399\">\u003cem>Nash v. City of Santa Monica\u003c/em>\u003c/a> that the burdens imposed on Nash’s rights as a landlord were minimal and that they necessarily served the city’s greater goal in protecting its scarce stock of rental housing.\u003c/p>\n\u003cp>A year later, however, the state Legislature stepped in. Responding to the Nash decision, Sen. Jim Ellis, a Republican from San Diego, introduced a bill to prohibit any public entity from “compel[ling] the owners of any residential real property to offer, or continue to offer, accommodations in the property for rent or lease.” The bill, now known as the Ellis Act, was passed and signed into law.\u003c/p>\n\u003cp>\u003cstrong>Sources\u003c/strong>\u003c/p>\n\u003cp>\u003ca href=\"http://www.leginfo.ca.gov/cgi-bin/displaycode?section=gov&group=07001-08000&file=7060-7060.7\">Ellis Act\u003c/a>\u003c/p>\n\u003cp>\u003ca href=\"http://www.wehonews.com/z/wehonews/files/1General%20ellis%20overview.pdf\">California Apartment Association\u003c/a>\u003c/p>\n\u003cp>\u003ca href=\"http://digitalcommons.law.ggu.edu/cgi/viewcontent.cgi?article=1813&context=ggulrev&sei-redir=1&referer=http%3A%2F%2Fwww.google.com%2Furl%3Fsa%3Dt%26rct%3Dj%26q%3Dellis%20act%20history%26source%3Dweb%26cd%3D18%26ved%3D0CGEQFjAHOAo%26url%3Dhttp%3A%2F%2Fdigitalcommons.law.ggu.edu%2Fcgi%2Fviewcontent.cgi%3Farticle%3D1813%26context%3Dggulrev%26ei%3DHMV6Uuz3L8TTiwKY_ICICg%26usg%3DAFQjCNF1-Mu_fP9gx8xBgQyOKnI4mXY5cg%26sig2%3DiKEYxgWNZZ3C9yncg0tDRA%26bvm%3Dbv.56146854%2Cd.cGE#search=%22ellis%20act%20history%22\">Golden Gate University Law Review\u003c/a>\u003c/p>\n\u003cp>\u003ca href=\"http://scocal.stanford.edu/opinion/nash-v-city-santa-monica-28399\">Stanford Law School: Supreme Court of California Resources\u003c/a>\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003cem>Matthew Green is editor and chief blogger of KQED's \u003cstrong>\u003ca href=\"http://blogs.kqed.org/lowdown/\">The Lowdown\u003c/a>\u003c/strong>, a multimedia guide to understanding big news from California and beyond. \u003c/em>\u003c/p>\n\n","blocks":[],"excerpt":"Law passed in the '80s lets landlords 'go out of business' -- and force tenants out of their units. ","status":"publish","parent":0,"modified":1384545082,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":27,"wordCount":892},"headData":{"title":"Meet the Ellis Act, the Law Driving Many San Francisco Evictions | KQED","description":"Law passed in the '80s lets landlords 'go out of business' -- and force tenants out of their units. ","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"disqusIdentifier":"117540 http://ww2.kqed.org/news/?p=117540","disqusUrl":"https://ww2.kqed.org/news/2013/11/08/the-ellis-act-and-san-francisco-evictions-a-primer/","disqusTitle":"Meet the Ellis Act, the Law Driving Many San Francisco Evictions","customPermalink":"2013/11/07/117540/Priced-Out-Ellis-Act-San-Francisco-eviction/","path":"/news/117540/the-ellis-act-and-san-francisco-evictions-a-primer","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>\u003cem>This story is part of\u003cstrong> \u003ca href=\"http://ww2.kqed.org/news/tag/priced-out/\">Priced Out\u003c/a>, \u003c/strong>KQED's series on the Bay Area housing crisis.\u003c/em>\u003c/p>\n\u003cp>\u003cstrong>By Matthew Green\u003c/strong>\u003c/p>\n\u003cfigure id=\"attachment_117654\" class=\"wp-caption alignnone\" style=\"max-width: 640px\">\u003ca href=\"http://ww2.kqed.org/news/2013/11/07/117540/Priced-Out-Ellis-Act-San-Francisco-eviction/rs7468_72898270-scr/\" rel=\"attachment wp-att-117654\">\u003cimg class=\"size-full wp-image-117654\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/11/RS7468_72898270-scr-e1383878709870.jpg\" alt=\"San Francisco's Inner Mission area had the highest number of Ellis Act evictions in the past five years. (Gabriel Bouys/AFP/Getty Images)\" width=\"640\" height=\"423\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">San Francisco's Inner Mission has had the most Ellis Act evictions in the past five years. (Gabriel Bouys/AFP/Getty Images)\u003c/figcaption>\u003c/figure>\n\u003cp>\u003cstrong>What is it?\u003c/strong>\u003c/p>\n\u003cp>On the books since 1986, the \u003ca href=\"http://www.leginfo.ca.gov/cgi-bin/displaycode?section=gov&group=07001-08000&file=7060-7060.7\">Ellis Act\u003c/a> allows California landlords to evict tenants in order to go out of business and remove units from the rental market, usually with the intent of selling them.\u003c/p>\n\u003cp>\u003c/p>\u003cp>\u003c/p>\u003cp>\u003c/p>\n\u003cp>The law prohibits local governments from forcing rental property owners to continue offering their housing for rent. However, it does allow local governments to impose a variety of requirements on such property owners, which can include providing tenant relocation assistance, giving specific notice periods and having deed restrictions on future use of the property. For example, a city could require an owner who re-rents “Ellised” property within a certain period of time to first offer it to any displaced former tenants, at the original rental rates.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>\u003cstrong>Local impact\u003c/strong>\u003c/p>\n\u003cp>There is little comprehensive data on Ellis Act evictions statewide. But in cities like San Francisco, with high rents and strict local rent control laws, Ellis Act evictions often go up during periods when home sales increase. That was the case during the dot-com boom that ended in 2000 and again during the housing bubble that peaked in 2005. Ellis Act evictions are up again now as the city's real estate market recovers from the recession and as the tech boom spurs demand for housing.\u003c/p>\n\u003cp>The chart below, by San Francisco's \u003ca href=\"http://dangrover.com/about\" target=\"_blank\">Dan Grover\u003c/a>, shows Ellis Act evictions in the city since 1998, comparing rates with all no-fault evictions (including Ellis but also those due to capital improvements, demolition, owner move-in or substantial rehabilitation) during the same period. The chart also shows all for-cause evictions, in which tenants violated rental agreements. The chart (also available in \u003ca href=\"http://dangrover.github.io/sf-ellis-evictions/\" target=\"_blank\">a larger version\u003c/a>) is overlaid with San Francisco median home price rates. Use the drop-down menus to change the variables, and mouse over the bars to see eviction numbers by year.\u003cbr>\n\u003ciframe src=\"http://dangrover.github.io/sf-ellis-evictions/embeddable.html\" frameborder=\"0\" scrolling=\"no\" width=\"640\" height=\"350\">\u003c/iframe>\u003c/p>\n\u003cp>Last week, San Francisco's budget analyst issued a \u003ca href=\"http://www.sfbos.org/Modules/ShowDocument.aspx?documentid=47040\">report\u003c/a> on the number of Ellis Act evictions in the city by neighborhood (among other housing displacement issues). The report found that \"while Ellis Act evictions have occurred in many neighborhoods over the last five years, approximately 64.1 percent of them occurred in\" seven neighborhoods, which also saw increases in assessed property values and home prices: Inner Mission, Russian Hill/Polk Gulch, Castro/Eureka Valley, Outer Richmond, Inner Richmond, North Beach, Haight Ashbury/Western Addition.\u003c/p>\n\u003cp>The following map uses data from the report on Ellis Act evictions in most (but not all) San Francisco neighborhoods from 2009 to 2013.\u003c/p>\n\u003cp>\u003ciframe src=\"https://www.google.com/fusiontables/embedviz?q=select+col12%3E%3E2+from+1aInieSxglQz1f4vabFhrqI9045FxPS_gSy8FEB4&viz=MAP&h=false&lat=37.74408720928566&lng=-122.40319834631345&t=1&z=12&l=col12%3E%3E2&y=2&tmplt=2&hml=KML\" frameborder=\"no\" scrolling=\"no\" width=\"640\" height=\"520\">\u003c/iframe>\u003c/p>\n\u003cp>\u003cstrong>History\u003c/strong>\u003c/p>\n\u003cp>Adopted in direct response to a 1984 California Supreme Court decision, the Ellis Act was a backlash to strict local rent control laws.\u003c/p>\n\u003cp>In 1979, following a wave of condominium conversions in Santa Monica that removed many rental units from the market, voters adopted a measure meant to preserve the city’s remaining rental housing stock. It required that landlords who sought to exit the rental market first obtain a permit that could only be issued if a strict set of conditions were met. Among them, landlords were required to prove that the unit in question was not occupied by a person of low or moderate income and to demonstrate that the unit’s removal from the rental market would not adversely affect the city’s housing supply.\u003c/p>\n\u003cp>Jerome Nash, a 17-year-old student whose mother had bought him a $260,000 rental property in Santa Monica before the ordinance was adopted, sought to get out of the rental business and demolish the building. He initially applied for a permit to do so, but ended up suing the city to circumvent the process. In \u003ca href=\"http://scocal.stanford.edu/opinion/nash-v-city-santa-monica-28399\">court documents\u003c/a>, he's quoted as stating:\u003c/p>\n\u003cp>“There is only one thing I want to do, and that is to evict the group of ingrates inhabiting my units, tear down the building, and hold on to the land until I can sell it at a price which will not mean a ruinous loss on my investment.”\u003c/p>\n\u003cp>Nash prevailed in trial court and on appeal. But his case was ultimately dismissed by California’s Supreme Court in 1984, which ruled in \u003ca href=\"http://scocal.stanford.edu/opinion/nash-v-city-santa-monica-28399\">\u003cem>Nash v. City of Santa Monica\u003c/em>\u003c/a> that the burdens imposed on Nash’s rights as a landlord were minimal and that they necessarily served the city’s greater goal in protecting its scarce stock of rental housing.\u003c/p>\n\u003cp>A year later, however, the state Legislature stepped in. Responding to the Nash decision, Sen. Jim Ellis, a Republican from San Diego, introduced a bill to prohibit any public entity from “compel[ling] the owners of any residential real property to offer, or continue to offer, accommodations in the property for rent or lease.” The bill, now known as the Ellis Act, was passed and signed into law.\u003c/p>\n\u003cp>\u003cstrong>Sources\u003c/strong>\u003c/p>\n\u003cp>\u003ca href=\"http://www.leginfo.ca.gov/cgi-bin/displaycode?section=gov&group=07001-08000&file=7060-7060.7\">Ellis Act\u003c/a>\u003c/p>\n\u003cp>\u003ca href=\"http://www.wehonews.com/z/wehonews/files/1General%20ellis%20overview.pdf\">California Apartment Association\u003c/a>\u003c/p>\n\u003cp>\u003ca href=\"http://digitalcommons.law.ggu.edu/cgi/viewcontent.cgi?article=1813&context=ggulrev&sei-redir=1&referer=http%3A%2F%2Fwww.google.com%2Furl%3Fsa%3Dt%26rct%3Dj%26q%3Dellis%20act%20history%26source%3Dweb%26cd%3D18%26ved%3D0CGEQFjAHOAo%26url%3Dhttp%3A%2F%2Fdigitalcommons.law.ggu.edu%2Fcgi%2Fviewcontent.cgi%3Farticle%3D1813%26context%3Dggulrev%26ei%3DHMV6Uuz3L8TTiwKY_ICICg%26usg%3DAFQjCNF1-Mu_fP9gx8xBgQyOKnI4mXY5cg%26sig2%3DiKEYxgWNZZ3C9yncg0tDRA%26bvm%3Dbv.56146854%2Cd.cGE#search=%22ellis%20act%20history%22\">Golden Gate University Law Review\u003c/a>\u003c/p>\n\u003cp>\u003ca href=\"http://scocal.stanford.edu/opinion/nash-v-city-santa-monica-28399\">Stanford Law School: Supreme Court of California Resources\u003c/a>\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>\u003cem>Matthew Green is editor and chief blogger of KQED's \u003cstrong>\u003ca href=\"http://blogs.kqed.org/lowdown/\">The Lowdown\u003c/a>\u003c/strong>, a multimedia guide to understanding big news from California and beyond. \u003c/em>\u003c/p>\n\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/117540/the-ellis-act-and-san-francisco-evictions-a-primer","authors":["1263"],"programs":["news_6944"],"series":["news_18549"],"categories":["news_1758","news_6266"],"tags":["news_5046","news_2589","news_4618","news_38"],"label":"news_6944"},"news_98037":{"type":"posts","id":"news_98037","meta":{"index":"posts_1591205157","site":"news","id":"98037","score":null,"sort":[1369421310000]},"guestAuthors":[],"slug":"san-francisco-apartment-rental-rates-vary-widely-by-neighborhood","title":"San Francisco Rents Vary Widely by Neighborhood","publishDate":1369421310,"format":"aside","headTitle":"News Fix | KQED News","labelTerm":{"term":6944,"site":"news"},"content":"\u003cfigure id=\"attachment_98038\" class=\"wp-caption aligncenter\" style=\"max-width: 500px\">\u003ca href=\"https://www.zumper.com/\" rel=\"attachment wp-att-98038\">\u003cimg class=\"size-full wp-image-98038 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/05/tumblr_mn9yiqhAJT1rfm8t7o2_500.png\" alt=\"tumblr_mn9yiqhAJT1rfm8t7o2_500\" width=\"500\" height=\"357\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Median rents for one-bedroom apartments by neighborhood in San Francisco (Zumper).\u003c/figcaption>\u003c/figure>\n\u003cp>The apartment rental startup \u003cstrong>\u003ca href=\"https://www.zumper.com/sf\">Zumper\u003c/a>\u003c/strong> has updated its maps of the median rents for one and two bedroom apartments in San Francisco by neighborhood. It found that the median price for a one-bedroom in the city is now $2,764. The median price for a two-bedroom is $4,000.\u003c/p>\n\u003cp>The median is the numerical value separating the higher half of a data set from the lower half.\u003c/p>\n\u003cp>In San Francisco, these rates vary substantially depending on which part of town you're looking in. Much like its notorious micro-climates, the city features micro-pockets of relatively affordable rental units.\u003c/p>\n\u003cp>For example, here are the three \u003cem>most expensive\u003c/em> neighborhoods to rent a one-bedroom:\u003c/p>\n\u003cp>\u003cstrong>South Beach\u003c/strong> - $3500\u003cbr>\n\u003cstrong>Russian Hill\u003c/strong> - $3410\u003cbr>\n\u003cstrong>Financial District\u003c/strong> - $3350\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>And here are the three \u003cem>least expensive\u003c/em> neighborhoods to rent a one-bedroom:\u003c/p>\n\u003cp>\u003cstrong>Outer Richmond\u003c/strong> - $1850\u003cbr>\n\u003cstrong>Outer Sunset\u003c/strong> - $1975\u003cbr>\n\u003cstrong>Inner Richmond\u003c/strong> - $2015\u003c!--more-->\u003c/p>\n\u003cp>As for the three \u003cem>most expensive\u003c/em> neighborhoods to rent a two-bedroom:\u003c/p>\n\u003cp>\u003cstrong>Financial District\u003c/strong> - $5800\u003cbr>\n\u003cstrong>Marina\u003c/strong> - $5450\u003cbr>\n\u003cstrong>Cow Hollow\u003c/strong> - $5400\u003c/p>\n\u003cp>And the three\u003cem> least expensive\u003c/em> neighborhoods to rent a two-bedroom:\u003c/p>\n\u003cp>\u003cstrong>Outer Mission/Excelsior\u003c/strong> - $2460\u003cbr>\n\u003cstrong>Outer Sunset\u003c/strong> - $2525\u003cbr>\n\u003cstrong>Lakeshore\u003c/strong> - $2640\u003c/p>\n\u003cp>Zumper Co-Founder & CEO Anthemos Georgiades explained the methodology the company uses to construct these maps:\u003c/p>\n\u003cul>\n\u003cli>\"We use medians for the average prices to discount outlier listings and so as to not over/understate the real prices.\"\u003c/li>\n\u003cli>\"These May 2013 asking rents are perhaps different to what some readers may currently be paying if they rented a few years ago or if they are still paying rent- controlled prices. However, these are the current prevailing prices for available apartments on the market today.\"\u003c/li>\n\u003cli>\"Most units on the market tend to be newer (read: non-rent controlled) developments built post-1979, since they experience more turnover. These units are often renovated with many more amenities than their rent-controlled counterparts, making them more expensive.\"\u003c/li>\n\u003c/ul>\n\u003cp>As for the \"least expensive\" neighborhoods on the list, this too is a relative matter, especially for low-income families. Earlier this year, the National Low Income Housing Coalition reported that San Francisco is the \u003ca href=\"http://ww2.kqed.org/news/2013/03/11/san-francisco-has-second-least-affordable-rental-market-in-us/\" target=\"_blank\">second least affordable\u003c/a> rental market among all U.S.cities, after Honolulu.\u003c/p>\n\u003cp>The rental situation is driving some of those seeking apartments to take \u003ca href=\"http://www.kqed.org/news/story/2012/10/23/109957/san_francisco_rental_market_drives_applicants_to_extremes\" target=\"_blank\">extreme measures\u003c/a> to enhance their chances.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp> \u003c/p>\n\n","blocks":[],"excerpt":null,"status":"publish","parent":0,"modified":1370902207,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":16,"wordCount":415},"headData":{"title":"San Francisco Rents Vary Widely by Neighborhood | KQED","description":"The apartment rental startup Zumper has updated its maps of the median rents for one and two bedroom apartments in San Francisco by neighborhood. It found that the median price for a one-bedroom in the city is now $2,764. The median price for a two-bedroom is $4,000. The median is the numerical value separating the","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"disqusIdentifier":"98037 http://ww2.kqed.org/news/?p=98037","disqusUrl":"https://ww2.kqed.org/news/2013/05/24/san-francisco-apartment-rental-rates-vary-widely-by-neighborhood/","disqusTitle":"San Francisco Rents Vary Widely by Neighborhood","customPermalink":"2013/05/24/98037/san-francisco-rent-prices-zumper/","path":"/news/98037/san-francisco-apartment-rental-rates-vary-widely-by-neighborhood","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cfigure id=\"attachment_98038\" class=\"wp-caption aligncenter\" style=\"max-width: 500px\">\u003ca href=\"https://www.zumper.com/\" rel=\"attachment wp-att-98038\">\u003cimg class=\"size-full wp-image-98038 \" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/05/tumblr_mn9yiqhAJT1rfm8t7o2_500.png\" alt=\"tumblr_mn9yiqhAJT1rfm8t7o2_500\" width=\"500\" height=\"357\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">Median rents for one-bedroom apartments by neighborhood in San Francisco (Zumper).\u003c/figcaption>\u003c/figure>\n\u003cp>The apartment rental startup \u003cstrong>\u003ca href=\"https://www.zumper.com/sf\">Zumper\u003c/a>\u003c/strong> has updated its maps of the median rents for one and two bedroom apartments in San Francisco by neighborhood. It found that the median price for a one-bedroom in the city is now $2,764. The median price for a two-bedroom is $4,000.\u003c/p>\n\u003cp>The median is the numerical value separating the higher half of a data set from the lower half.\u003c/p>\n\u003cp>In San Francisco, these rates vary substantially depending on which part of town you're looking in. Much like its notorious micro-climates, the city features micro-pockets of relatively affordable rental units.\u003c/p>\n\u003cp>For example, here are the three \u003cem>most expensive\u003c/em> neighborhoods to rent a one-bedroom:\u003c/p>\n\u003cp>\u003cstrong>South Beach\u003c/strong> - $3500\u003cbr>\n\u003cstrong>Russian Hill\u003c/strong> - $3410\u003cbr>\n\u003cstrong>Financial District\u003c/strong> - $3350\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>And here are the three \u003cem>least expensive\u003c/em> neighborhoods to rent a one-bedroom:\u003c/p>\n\u003cp>\u003cstrong>Outer Richmond\u003c/strong> - $1850\u003cbr>\n\u003cstrong>Outer Sunset\u003c/strong> - $1975\u003cbr>\n\u003cstrong>Inner Richmond\u003c/strong> - $2015\u003c!--more-->\u003c/p>\n\u003cp>As for the three \u003cem>most expensive\u003c/em> neighborhoods to rent a two-bedroom:\u003c/p>\n\u003cp>\u003cstrong>Financial District\u003c/strong> - $5800\u003cbr>\n\u003cstrong>Marina\u003c/strong> - $5450\u003cbr>\n\u003cstrong>Cow Hollow\u003c/strong> - $5400\u003c/p>\n\u003cp>And the three\u003cem> least expensive\u003c/em> neighborhoods to rent a two-bedroom:\u003c/p>\n\u003cp>\u003cstrong>Outer Mission/Excelsior\u003c/strong> - $2460\u003cbr>\n\u003cstrong>Outer Sunset\u003c/strong> - $2525\u003cbr>\n\u003cstrong>Lakeshore\u003c/strong> - $2640\u003c/p>\n\u003cp>Zumper Co-Founder & CEO Anthemos Georgiades explained the methodology the company uses to construct these maps:\u003c/p>\n\u003cul>\n\u003cli>\"We use medians for the average prices to discount outlier listings and so as to not over/understate the real prices.\"\u003c/li>\n\u003cli>\"These May 2013 asking rents are perhaps different to what some readers may currently be paying if they rented a few years ago or if they are still paying rent- controlled prices. However, these are the current prevailing prices for available apartments on the market today.\"\u003c/li>\n\u003cli>\"Most units on the market tend to be newer (read: non-rent controlled) developments built post-1979, since they experience more turnover. These units are often renovated with many more amenities than their rent-controlled counterparts, making them more expensive.\"\u003c/li>\n\u003c/ul>\n\u003cp>As for the \"least expensive\" neighborhoods on the list, this too is a relative matter, especially for low-income families. Earlier this year, the National Low Income Housing Coalition reported that San Francisco is the \u003ca href=\"http://ww2.kqed.org/news/2013/03/11/san-francisco-has-second-least-affordable-rental-market-in-us/\" target=\"_blank\">second least affordable\u003c/a> rental market among all U.S.cities, after Honolulu.\u003c/p>\n\u003cp>The rental situation is driving some of those seeking apartments to take \u003ca href=\"http://www.kqed.org/news/story/2012/10/23/109957/san_francisco_rental_market_drives_applicants_to_extremes\" target=\"_blank\">extreme measures\u003c/a> to enhance their chances.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp> \u003c/p>\n\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/98037/san-francisco-apartment-rental-rates-vary-widely-by-neighborhood","authors":["223"],"programs":["news_6944"],"categories":["news_6266"],"tags":["news_1775","news_2589","news_38","news_4441"],"label":"news_6944"},"news_94421":{"type":"posts","id":"news_94421","meta":{"index":"posts_1591205157","site":"news","id":"94421","score":null,"sort":[1366148870000]},"guestAuthors":[],"slug":"silicon-valley-has-nations-highest-rents","title":"Silicon Valley Has Nation's Highest Rents","publishDate":1366148870,"format":"aside","headTitle":"News Fix | KQED News","labelTerm":{"term":6944,"site":"news"},"content":"\u003cp>It comes as no surprise to anyone who has tried to find an apartment in Silicon Valley. But in case you had any doubt, the U.S. Census Bureau \u003ca href=\"http://www.census.gov/prod/2013pubs/acsbr11-07.pdf\">confirmed\u003c/a> on Tuesday that rents there are the highest in the country.\u003c/p>\n\u003cfigure id=\"attachment_94674\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2012/12/10/an-interactive-map-of-the-cheapest-places-to-rent-in-the-bay-area/\" rel=\"attachment wp-att-94674\">\u003cimg class=\"size-medium wp-image-94674\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/04/kwelia_apartment_rents-300x231.png\" alt=\"Map Courtesy of Kwelia.\" width=\"300\" height=\"231\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">The Bay Area rental market. Map shows median rental prices in Bay Area census tracts, with prices per square foot. (Courtesy of Kwelia)\u003c/figcaption>\u003c/figure>\n\u003cp>The Census says that its 2011 American Community Survey found the estimated \"gross median rent\" in the San Jose-Sunnyvale-Santa Clara area—that's supposed to be a measure of rent plus utilities—was $1,460. \u003c/p>\n\u003cp>No. 2 of the 360 or so metro areas the Census surveyed: Honolulu, with a gross median rent of $1,419. The San Francisco area's median, including most of the East Bay and Marin County, was at $1,345. By comparison, the median rent for the nation was $871. The lowest was $501, in Wheeling, W.Va.\u003c/p>\n\u003cp>(Do these Bay Area rent numbers seem a little low? Remember the definition of median: That's supposed to represent a midpoint, with half the rental costs in the survey above that number and half below it. Also remember that the Census report is the result of a survey, not a compilation of all rents. In the Bay Area, the survey's reported margin of error for median rents is 20 percent in the South Bay and 14 percent in the San Francisco area.) \u003c/p>\n\u003cp>The bureau found that rents had dropped very slightly in the Bay Area from 2009 to 2011—by an estimated 10 bucks in Silicon Valley and 17 dollars in the San Francisco area. \u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>When measured by how much of their income they spent on rent, though, Bay Area residents were not among those struggling the most to afford housing, the Census Bureau found.\u003c/p>\n\u003cp>In Silicon Valley, 39 percent of renters were spending a third of their income or more on rent and utilities, compared with 43 percent in San Francisco-Oakland-Fremont. But more people were struggling to pay for housing in less wealthy places. The bureau found that 61 percent of renters in the Shasta County town of Redding were spending at least a third of their income on housing, which put the city in a tie with 25 other metro areas for the highest \"burden\" of rental costs.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>The Bay Area doesn't have a lot of empty rentals, but it doesn't have the lowest vacancy rates either. In Silicon Valley, 2.7 percent of rental units were vacant. That figure was 4.1 percent for San Francisco-Oakland-Fremont. But the lowest vacancy rates were in Bismarck, N.D., with no vacancies at all (0 percent), and in Williamsport, Pa., with 0.3 percent. \u003c/p>\n\n","blocks":[],"excerpt":null,"status":"publish","parent":0,"modified":1366309123,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":10,"wordCount":467},"headData":{"title":"Silicon Valley Has Nation's Highest Rents | KQED","description":"It comes as no surprise to anyone who has tried to find an apartment in Silicon Valley. But in case you had any doubt, the U.S. Census Bureau confirmed on Tuesday that rents there are the highest in the country. The Census says that its 2011 American Community Survey found the estimated "gross median rent"","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"disqusIdentifier":"94421 http://ww2.kqed.org/news/?p=94421","disqusUrl":"https://ww2.kqed.org/news/2013/04/16/silicon-valley-has-nations-highest-rents/","disqusTitle":"Silicon Valley Has Nation's Highest Rents","path":"/news/94421/silicon-valley-has-nations-highest-rents","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>It comes as no surprise to anyone who has tried to find an apartment in Silicon Valley. But in case you had any doubt, the U.S. Census Bureau \u003ca href=\"http://www.census.gov/prod/2013pubs/acsbr11-07.pdf\">confirmed\u003c/a> on Tuesday that rents there are the highest in the country.\u003c/p>\n\u003cfigure id=\"attachment_94674\" class=\"wp-caption alignleft\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/2012/12/10/an-interactive-map-of-the-cheapest-places-to-rent-in-the-bay-area/\" rel=\"attachment wp-att-94674\">\u003cimg class=\"size-medium wp-image-94674\" src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2013/04/kwelia_apartment_rents-300x231.png\" alt=\"Map Courtesy of Kwelia.\" width=\"300\" height=\"231\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">The Bay Area rental market. Map shows median rental prices in Bay Area census tracts, with prices per square foot. (Courtesy of Kwelia)\u003c/figcaption>\u003c/figure>\n\u003cp>The Census says that its 2011 American Community Survey found the estimated \"gross median rent\" in the San Jose-Sunnyvale-Santa Clara area—that's supposed to be a measure of rent plus utilities—was $1,460. \u003c/p>\n\u003cp>No. 2 of the 360 or so metro areas the Census surveyed: Honolulu, with a gross median rent of $1,419. The San Francisco area's median, including most of the East Bay and Marin County, was at $1,345. By comparison, the median rent for the nation was $871. The lowest was $501, in Wheeling, W.Va.\u003c/p>\n\u003cp>(Do these Bay Area rent numbers seem a little low? Remember the definition of median: That's supposed to represent a midpoint, with half the rental costs in the survey above that number and half below it. Also remember that the Census report is the result of a survey, not a compilation of all rents. In the Bay Area, the survey's reported margin of error for median rents is 20 percent in the South Bay and 14 percent in the San Francisco area.) \u003c/p>\n\u003cp>The bureau found that rents had dropped very slightly in the Bay Area from 2009 to 2011—by an estimated 10 bucks in Silicon Valley and 17 dollars in the San Francisco area. \u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>When measured by how much of their income they spent on rent, though, Bay Area residents were not among those struggling the most to afford housing, the Census Bureau found.\u003c/p>\n\u003cp>In Silicon Valley, 39 percent of renters were spending a third of their income or more on rent and utilities, compared with 43 percent in San Francisco-Oakland-Fremont. But more people were struggling to pay for housing in less wealthy places. The bureau found that 61 percent of renters in the Shasta County town of Redding were spending at least a third of their income on housing, which put the city in a tie with 25 other metro areas for the highest \"burden\" of rental costs.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>The Bay Area doesn't have a lot of empty rentals, but it doesn't have the lowest vacancy rates either. In Silicon Valley, 2.7 percent of rental units were vacant. That figure was 4.1 percent for San Francisco-Oakland-Fremont. But the lowest vacancy rates were in Bismarck, N.D., with no vacancies at all (0 percent), and in Williamsport, Pa., with 0.3 percent. \u003c/p>\n\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/94421/silicon-valley-has-nations-highest-rents","authors":["1367"],"programs":["news_6944"],"categories":["news_6266","news_8"],"tags":["news_1775","news_137","news_2589","news_4251","news_4252"],"label":"news_6944"},"news_68409":{"type":"posts","id":"news_68409","meta":{"index":"posts_1591205157","site":"news","id":"68409","score":null,"sort":[1340216491000]},"guestAuthors":[],"slug":"despite-demand-for-apartments-new-construction-slows","title":"Despite Demand for Apartments, New Construction Slows","publishDate":1340216491,"format":"aside","headTitle":"News Fix | KQED News","labelTerm":{"term":6944,"site":"news"},"content":"\u003cp>by Aaron Glantz, \u003ca href=\"http://www.baycitizen.org/housing/story/slow-housing/\">The Bay Citizen\u003c/a>\u003c/p>\n\u003cp>Although rents are soaring and demand for rental units is growing, developers are not building many new apartments, condominiums or homes in the Bay Area, according to a new report.The region added 6,382 housing units between April 2010 and July 2011, an increase of just 0.2 percent, newly released estimates from the U.S. Census Bureau show.\u003c/p>\n\u003cp>\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2012/06/BayCitizenLogo1.png\">\u003cimg src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2012/06/BayCitizenLogo1.png\" alt=\"\" title=\"BayCitizenLogo\" width=\"218\" height=\"74\" class=\"alignleft size-full wp-image-68423\">\u003c/a>Counties that are home to such cities as Fargo, N.D., Cicero, Ind., and Rock Hill, S.C., all added more housing units than Santa Clara County, the home of Silicon Valley.\u003c/p>\n\u003cp>The result, analysts said, is that in San Francisco, the Peninsula and the South Bay rents are rising as new workers at social media companies like Facebook and Twitter power a second Internet boom.\u003c/p>\n\u003cp>“The boom in high-quality, technology-related jobs is driving higher rents in the apartment and multifamily business,” said Stephen Duffy, managing director for Moss Adams Capital, a real estate investment firm.\u003c/p>\n\u003cfigure id=\"attachment_68418\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2012/06/san-francisco-apartments3.jpg\">\u003cimg src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2012/06/san-francisco-apartments3-300x200.jpg\" alt=\"\" title=\"san francisco apartments\" width=\"300\" height=\"200\" class=\"size-medium wp-image-68418\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">This neighborhood east of 2nd Street and north of King Street in San Francisco has 46 vacation homes, but only 7 available rental units (Adithya Sambamurthy/The Bay Citizen)\u003c/figcaption>\u003c/figure>\n\u003cp>“These people, mostly 18 to 34 years old, prefer to rent rather than buy,” he said.\u003c/p>\n\u003cp>[ad fullwidth]\u003c/p>\n\u003cp>“The vacancy rate in some areas is getting close to zero,” said Paul Zeger, president and CEO of Pacific Marketing Associates, which handles housing sales for major Bay Area developers.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>In most of the Bay Area’s more desirable neighborhoods, rents now average more than $3,000 a month, he said.\u003c/p>\n\u003cdiv id=\"rpuCopySelection\">\n\u003cp>Still, Zeger said, “we still have a hesitancy on the part of construction lenders” to fund new apartment projects.\u003c/p>\n\u003cp>That hesitancy is a result of the huge oversupply of housing, mostly single-family units, that was built before the bust.\u003c/p>\n\u003cp>According the real estate website ForeclosureRadar.com, banks owned 10,609 foreclosed homes in the Bay Area at the end of May.\u003c/p>\n\u003cp>“We have huge inventories of foreclosures, which mean you can buy an existing home,” said Steve Levy, director of Center for the Continuing Study of the California Economy, a Palo Alto research firm.\u003c/p>\n\u003cp>But most of those foreclosed homes aren’t in San Francisco or the Peninsula. More than 5,000 are in the East Bay, while about 1,200 are in Solano County.\u003c/p>\n\u003c/div>\n\n","blocks":[],"excerpt":null,"status":"publish","parent":0,"modified":1340216713,"stats":{"hasAudio":false,"hasVideo":false,"hasChartOrMap":false,"iframeSrcs":[],"hasGoogleForm":false,"hasGallery":false,"hasHearkenModule":false,"hasPolis":false,"paragraphCount":15,"wordCount":399},"headData":{"title":"Despite Demand for Apartments, New Construction Slows | KQED","description":"by Aaron Glantz, The Bay Citizen Although rents are soaring and demand for rental units is growing, developers are not building many new apartments, condominiums or homes in the Bay Area, according to a new report.The region added 6,382 housing units between April 2010 and July 2011, an increase of just 0.2 percent, newly released","ogTitle":"","ogDescription":"","ogImgId":"","twTitle":"","twDescription":"","twImgId":""},"disqusIdentifier":"68409 http://ww2.kqed.org/news/?p=68409","disqusUrl":"https://ww2.kqed.org/news/2012/06/20/despite-demand-for-apartments-new-construction-slows/","disqusTitle":"Despite Demand for Apartments, New Construction Slows","path":"/news/68409/despite-demand-for-apartments-new-construction-slows","audioTrackLength":null,"parsedContent":[{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003cp>by Aaron Glantz, \u003ca href=\"http://www.baycitizen.org/housing/story/slow-housing/\">The Bay Citizen\u003c/a>\u003c/p>\n\u003cp>Although rents are soaring and demand for rental units is growing, developers are not building many new apartments, condominiums or homes in the Bay Area, according to a new report.The region added 6,382 housing units between April 2010 and July 2011, an increase of just 0.2 percent, newly released estimates from the U.S. Census Bureau show.\u003c/p>\n\u003cp>\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2012/06/BayCitizenLogo1.png\">\u003cimg src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2012/06/BayCitizenLogo1.png\" alt=\"\" title=\"BayCitizenLogo\" width=\"218\" height=\"74\" class=\"alignleft size-full wp-image-68423\">\u003c/a>Counties that are home to such cities as Fargo, N.D., Cicero, Ind., and Rock Hill, S.C., all added more housing units than Santa Clara County, the home of Silicon Valley.\u003c/p>\n\u003cp>The result, analysts said, is that in San Francisco, the Peninsula and the South Bay rents are rising as new workers at social media companies like Facebook and Twitter power a second Internet boom.\u003c/p>\n\u003cp>“The boom in high-quality, technology-related jobs is driving higher rents in the apartment and multifamily business,” said Stephen Duffy, managing director for Moss Adams Capital, a real estate investment firm.\u003c/p>\n\u003cfigure id=\"attachment_68418\" class=\"wp-caption alignright\" style=\"max-width: 300px\">\u003ca href=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2012/06/san-francisco-apartments3.jpg\">\u003cimg src=\"http://ww2.kqed.org/news/wp-content/uploads/sites/10/2012/06/san-francisco-apartments3-300x200.jpg\" alt=\"\" title=\"san francisco apartments\" width=\"300\" height=\"200\" class=\"size-medium wp-image-68418\">\u003c/a>\u003cfigcaption class=\"wp-caption-text\">This neighborhood east of 2nd Street and north of King Street in San Francisco has 46 vacation homes, but only 7 available rental units (Adithya Sambamurthy/The Bay Citizen)\u003c/figcaption>\u003c/figure>\n\u003cp>“These people, mostly 18 to 34 years old, prefer to rent rather than buy,” he said.\u003c/p>\n\u003cp>\u003c/p>\u003c/div>","attributes":{"named":{},"numeric":[]}},{"type":"component","content":"","name":"ad","attributes":{"named":{"label":"fullwidth"},"numeric":["fullwidth"]}},{"type":"contentString","content":"\u003cdiv class=\"post-body\">\u003cp>\u003c/p>\n\u003cp>“The vacancy rate in some areas is getting close to zero,” said Paul Zeger, president and CEO of Pacific Marketing Associates, which handles housing sales for major Bay Area developers.\u003c/p>\n\u003cp>\u003c/p>\n\u003cp>In most of the Bay Area’s more desirable neighborhoods, rents now average more than $3,000 a month, he said.\u003c/p>\n\u003cdiv id=\"rpuCopySelection\">\n\u003cp>Still, Zeger said, “we still have a hesitancy on the part of construction lenders” to fund new apartment projects.\u003c/p>\n\u003cp>That hesitancy is a result of the huge oversupply of housing, mostly single-family units, that was built before the bust.\u003c/p>\n\u003cp>According the real estate website ForeclosureRadar.com, banks owned 10,609 foreclosed homes in the Bay Area at the end of May.\u003c/p>\n\u003cp>“We have huge inventories of foreclosures, which mean you can buy an existing home,” said Steve Levy, director of Center for the Continuing Study of the California Economy, a Palo Alto research firm.\u003c/p>\n\u003cp>But most of those foreclosed homes aren’t in San Francisco or the Peninsula. More than 5,000 are in the East Bay, while about 1,200 are in Solano County.\u003c/p>\n\u003c/div>\n\n\u003c/div>\u003c/p>","attributes":{"named":{},"numeric":[]}}],"link":"/news/68409/despite-demand-for-apartments-new-construction-slows","authors":["1367"],"programs":["news_6944"],"categories":["news_6266"],"tags":["news_1775","news_137","news_2590","news_2589","news_38"],"label":"news_6944"}},"programsReducer":{"possible":{"id":"possible","title":"Possible","info":"Possible is hosted by entrepreneur Reid Hoffman and writer Aria Finger. Together in Possible, Hoffman and Finger lead enlightening discussions about building a brighter collective future. The show features interviews with visionary guests like Trevor Noah, Sam Altman and Janette Sadik-Khan. Possible paints an optimistic portrait of the world we can create through science, policy, business, art and our shared humanity. It asks: What if everything goes right for once? How can we get there? 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