# Barham Villas Apartments

> Barham Villas Apartments, San Marcos, CA: 14 units from $2,355/mo. See this building's full price history, tracked daily for every unit. 1BR $2,355, 2BR $2,694.

Canonical: https://average-rent.com/city/san-marcos-ca/barham-villas-apartments-san-marcos-ca/

![Barham Villas Apartments apartments in San Marcos, CA](https://average-rent.com/api/photo/p/5303?w=1200)

Updated November 7, 2026 at 1:14 p.m. PT

4.5 (107 reviews) [Official Website](https://www.barhamsanmarcos.com/?utm_source=gbp&utm_medium=web)

Live pricing, refreshed November 7, 2026 at 1:14 p.m. PT

14

Units Listed

$2,355

Starting at

$2,976

Average

$3,476

Highest

$3.27

Per Sq Ft

[PRO](https://whop.com/work4coins-llc/average-rent-pro/): Avg Days Listed

How does this compare? [View San Marcos 92078 rent trends](https://average-rent.com/city/san-marcos-ca/trends/92078/)

Beds

## Pricing by Bedroom

1 Bed

$2,358

from $2,355 · 3 units

~660 sqft avg

2 Bed

$2,853

from $2,694 · 5 units

~930 sqft avg

3 Bed

$3,389

from $3,351 · 6 units

~1,020 sqft avg

### Rent Distribution

The final bar groups units at that price or more when the range is wide.

### Price by Bedroom

## Price Breakdown

### Rent by Unit

### Price vs. Square Footage

## Price History

Lines hold the last known price between updates. Diamond markers show changes in quote terms.

Timeframe

### Property Price Trend

### Recorded building rent history

| Date or category | Average monthly rent (USD) |
| --- | --- |
| 2026-05-12 | 3,132 |
| 2026-05-15 | 3,047 |
| 2026-05-16 | 3,143 |
| 2026-05-17 | 3,143 |
| 2026-05-18 | 3,133 |
| 2026-05-19 | 3,088 |
| 2026-05-20 | 3,024 |
| 2026-05-21 | 3,024 |
| 2026-05-22 | 3,075 |
| 2026-05-23 | 3,075 |
| 2026-05-24 | 3,075 |
| 2026-05-25 | 3,075 |
| 2026-05-26 | 3,075 |
| 2026-05-27 | 3,075 |
| 2026-05-28 | 3,075 |
| 2026-05-29 | 3,075 |
| 2026-05-30 | 3,075 |
| 2026-05-31 | 3,075 |
| 2026-06-01 | 3,075 |
| 2026-06-02 | 3,075 |
| 2026-06-03 | 3,075 |
| 2026-06-04 | 3,075 |
| 2026-06-05 | 3,075 |
| 2026-06-06 | 3,075 |
| 2026-06-07 | 3,075 |
| 2026-06-08 | 3,075 |
| 2026-06-09 | 3,075 |
| 2026-06-10 | 3,075 |
| 2026-06-11 | 3,075 |
| 2026-06-12 | 3,075 |
| 2026-06-13 | 3,200 |
| 2026-06-16 | 3,165 |
| 2026-06-17 | 3,197 |
| 2026-06-18 | 3,214 |
| 2026-06-19 | 3,062 |
| 2026-06-20 | 3,062 |
| 2026-06-21 | 3,062 |
| 2026-06-22 | 3,062 |
| 2026-06-23 | 3,030 |
| 2026-06-24 | 2,964 |
| 2026-06-25 | 2,941 |
| 2026-06-26 | 2,830 |
| 2026-06-27 | 2,814 |
| 2026-06-28 | 2,814 |
| 2026-06-29 | 2,814 |
| 2026-06-30 | 2,741 |
| 2026-07-01 | 2,664 |
| 2026-07-02 | 2,637 |
| 2026-07-03 | 2,625 |
| 2026-07-04 | 2,650 |
| 2026-07-05 | 2,648 |
| 2026-07-06 | 2,648 |
| 2026-07-07 | 2,648 |
| 2026-07-08 | 2,618 |
| 2026-07-09 | 2,618 |
| 2026-07-10 | 2,618 |
| 2026-07-11 | 2,498 |
| 2026-07-12 | 2,498 |
| 2026-07-13 | 2,498 |
| 2026-07-14 | 2,498 |
| 2026-07-15 | 2,498 |
| 2026-07-16 | 2,498 |
| 2026-07-17 | 2,498 |
| 2026-07-18 | 2,498 |
| 2026-07-19 | 2,498 |
| 2026-07-20 | 2,498 |
| 2026-07-21 | 2,498 |
| 2026-07-22 | 2,498 |
| 2026-07-23 | 2,498 |
| 2026-07-24 | 2,498 |
| 2026-07-25 | 2,498 |
| 2026-07-26 | 2,498 |
| 2026-07-27 | 2,498 |
| 2026-07-28 | 2,498 |
| 2026-07-29 | 3,317 |
| 2026-08-01 | 3,317 |
| 2026-08-02 | 3,317 |
| 2026-08-03 | 3,317 |
| 2026-08-04 | 3,317 |
| 2026-08-05 | 3,387 |
| 2026-08-06 | 3,387 |
| 2026-08-07 | 3,387 |
| 2026-08-08 | 3,387 |
| 2026-08-09 | 3,490 |
| 2026-08-10 | 3,490 |
| 2026-08-11 | 3,490 |
| 2026-08-12 | 3,378 |
| 2026-08-13 | 3,378 |
| 2026-08-15 | 3,378 |
| 2026-08-16 | 3,378 |
| 2026-08-17 | 3,378 |
| 2026-08-18 | 3,044 |
| 2026-08-19 | 3,044 |
| 2026-08-21 | 3,044 |
| 2026-08-22 | 3,102 |
| 2026-08-24 | 3,102 |
| 2026-08-26 | 3,176 |
| 2026-08-27 | 3,176 |
| 2026-08-29 | 3,176 |
| 2026-08-30 | 3,234 |
| 2026-08-31 | 3,234 |
| 2026-09-01 | 3,137 |
| 2026-09-03 | 3,139 |
| 2026-09-04 | 3,139 |
| 2026-09-05 | 3,139 |
| 2026-09-06 | 3,199 |
| 2026-09-07 | 3,199 |
| 2026-09-08 | 3,199 |
| 2026-09-09 | 3,199 |
| 2026-09-10 | 3,199 |
| 2026-09-11 | 3,199 |
| 2026-09-12 | 3,184 |
| 2026-09-13 | 3,184 |
| 2026-09-14 | 3,184 |
| 2026-09-15 | 3,186 |
| 2026-09-16 | 3,184 |
| 2026-09-17 | 3,184 |
| 2026-09-18 | 3,116 |
| 2026-09-19 | 3,116 |
| 2026-09-20 | 3,046 |
| 2026-09-21 | 3,046 |
| 2026-09-23 | 3,055 |
| 2026-09-24 | 3,024 |
| 2026-09-25 | 3,024 |
| 2026-09-26 | 3,024 |
| 2026-09-27 | 3,119 |
| 2026-09-28 | 3,119 |
| 2026-09-29 | 3,125 |
| 2026-09-30 | 3,165 |
| 2026-10-01 | 3,165 |
| 2026-10-02 | 3,165 |
| 2026-10-03 | 3,248 |
| 2026-10-04 | 3,248 |
| 2026-10-05 | 3,248 |
| 2026-10-06 | 3,248 |
| 2026-10-07 | 3,248 |
| 2026-10-08 | 3,248 |
| 2026-10-10 | 3,248 |
| 2026-10-16 | 3,147 |
| 2026-10-20 | 3,092 |
| 2026-10-22 | 3,053 |
| 2026-10-23 | 3,053 |
| 2026-10-24 | 3,053 |
| 2026-10-25 | 3,053 |
| 2026-10-26 | 3,053 |
| 2026-10-27 | 2,967 |
| 2026-10-28 | 2,933 |
| 2026-10-29 | 2,992 |
| 2026-10-30 | 2,973 |
| 2026-10-31 | 2,973 |
| 2026-11-02 | 2,970 |
| 2026-11-03 | 2,970 |
| 2026-11-04 | 3,018 |
| 2026-11-06 | 2,976 |

## Estimated Building Revenue

Est. Monthly Revenue

$106K

$1.3M annual run rate

Modeled estimate

Est. Occupancy

73%

of about 51 units (modeled from leasing activity)

Effective Rent on New Leases

$2,873

vs $2,976 current asking ($103 negotiation gap)

### Recent Lease Activity

51 units tracked; 37 assumed leased, 14 listed now

See which units leased, when they left the market, and the rent they leased at.

[Unlock with Pro](https://whop.com/work4coins-llc/average-rent-pro/)

## Property Intelligence

How is this calculated?

Negotiation Leverage Score (0-100)

Based on 5 observable signals from the property's listing data:

- +30 pts: 15+ units currently listed

- +25 pts: Active move-in specials

- +20 pts: Deep discounts (>$150/mo off)

- +15 pts: 5+ distinct floor plans

- +10 pts: 25+ units listed

All signals come directly from the property's own listings. Occupancy and building size appear only in the Estimated Building Revenue section, and only when the building size is stated by the property or our unit-level observation history is deep enough to model it.

Listed Units

14

Moderate availability

4 floor plans

Move-in Specials

0

No active promotions

Negotiation Leverage

Limited leverage

The available listings show few signs of room to negotiate.

### Price vs. San Marcos, CA

Similar

[Benchmark Apartments](https://average-rent.com/city/san-marcos-ca/benchmark-apartments-san-marcos-ca/): $2,250

[Tuscany Hills Apartments](https://average-rent.com/city/san-marcos-ca/tuscany-hills-apartments-san-marcos-ca/): $2,313

Barham Villas Apartments

$2,355

[The Avenue at San Marcos](https://average-rent.com/city/san-marcos-ca/the-avenue-at-san-marcos-san-marcos-ca/): $2,495

[Prominence Apartments](https://average-rent.com/city/san-marcos-ca/prominence-apartments-san-marcos-ca/): $2,523

[eaves San Marcos](https://average-rent.com/city/san-marcos-ca/eaves-san-marcos-san-marcos-ca/): $2,622

[Renaissance Villas Apartments](https://average-rent.com/city/san-marcos-ca/renaissance-villas-apartments-san-marcos-ca/): $2,650

Comparing this building against 6 similar San Marcos, CA apartments by price. Click any bar to view that building.

[See rent trends on the San Marcos, CA map](https://average-rent.com/city/san-marcos-ca/rent-map/) [Explore San Marcos, CA on the interactive map](https://average-rent.com/search/#city=san-marcos-ca)

## Available Units

Sort

14 units

Select a unit to see its price history and link to the rental site.

1 Bed / 1 Bath Unit 111

$2,355/mo

660 ft² · $3.57/ft²

Starting base rent

Available: Now

1 Bed / 1 Bath Unit 105

$2,355/mo

660 ft² · $3.57/ft²

Starting base rent

Available: Now

1 Bed / 1 Bath Unit 213

$2,365/mo

660 ft² · $3.58/ft²

Base rent · 13 months

Available: Nov 26, 2026

2 Bed / 2 Bath Unit 288

$2,694/mo

930 ft² · $2.90/ft²

Starting base rent

Available: Now

2 Bed / 1 Bath Unit 256

$2,762/mo

930 ft² · $2.97/ft²

Starting base rent

Available: Now

| Unit | Floor Plan | Bed/Bath | Sqft | Price | $/Sqft | Available | Listed | Details |
| --- | --- | --- | --- | --- | --- | --- | --- | --- |
| 111 | | 1bd / 1ba | 660 | $2,355 Starting base rent | $3.57 | Now | [Pro](https://whop.com/work4coins-llc/average-rent-pro/) | |
| 105 | | 1bd / 1ba | 660 | $2,355 Starting base rent | $3.57 | Now | [Pro](https://whop.com/work4coins-llc/average-rent-pro/) | |
| 213 | | 1bd / 1ba | 660 | $2,365 Base rent · 13 months | $3.58 | Nov 26, 2026 | [Pro](https://whop.com/work4coins-llc/average-rent-pro/) | |
| 288 | | 2bd / 2ba | 930 | $2,694 Starting base rent | $2.90 | Now | [Pro](https://whop.com/work4coins-llc/average-rent-pro/) | |
| 256 | | 2bd / 1ba | 930 | $2,762 Starting base rent | $2.97 | Now | [Pro](https://whop.com/work4coins-llc/average-rent-pro/) | |
| 181 | | 2bd / 2ba | 930 | $2,929 Starting base rent | $3.15 | Now | [Pro](https://whop.com/work4coins-llc/average-rent-pro/) | |
| 264 | | 2bd / 2ba | 930 | $2,939 Starting base rent | $3.16 | Now | [Pro](https://whop.com/work4coins-llc/average-rent-pro/) | |
| 300 | | 2bd / 2ba | 930 | $2,939 Starting base rent | $3.16 | Now | [Pro](https://whop.com/work4coins-llc/average-rent-pro/) | |
| 180 | | 3bd / 2ba | 1,020 | $3,351 Starting base rent | $3.29 | Now | [Pro](https://whop.com/work4coins-llc/average-rent-pro/) | |
| 280 | | 3bd / 2ba | 1,020 | $3,376 Starting base rent | $3.31 | Now | [Pro](https://whop.com/work4coins-llc/average-rent-pro/) | |

## Garages and parking

Parking, wellness and pet policy details for this building are available to Pro members: garage type and any monthly fee, bike storage, EV charging, amenities such as a sauna or cold plunge, and stated pet rent and weight limits.

[Unlock with Pro](https://whop.com/work4coins-llc/average-rent-pro/)

## Train activity

### Train activity nearby

Freight line 1,828 ft away · 2 trains/day

- Overnight only (2 trains)

- No road crossing within earshot. Horns unlikely.

- Operator: NCTS

[Why this matters →](https://average-rent.com/how-it-works/#train-noise)

City Club

## Resident Notes & Access Codes

Real tips from people who lived at this property: what leasing and daily living are actually like, plus the gate, parking, and entry codes you only learn once you move in. [See all San Marcos, CA notes](https://average-rent.com/city/san-marcos-ca/resident-access/)

No resident notes for this property yet.

## Similar Apartments in San Marcos, CA

[The Avenue at San Marcos](https://average-rent.com/city/san-marcos-ca/the-avenue-at-san-marcos-san-marcos-ca/): ![The Avenue at San Marcos apartments](https://average-rent.com/api/photo/p/21176?w=640) From $2,495/mo 3.8 rating 3 units 0.1 mi away · 6% above

[eaves San Marcos](https://average-rent.com/city/san-marcos-ca/eaves-san-marcos-san-marcos-ca/): ![eaves San Marcos apartments](https://average-rent.com/api/photo/p/5301?w=640) From $2,622/mo 4.6 rating 4 units 1.6 mi away · 11% above

[Prominence Apartments](https://average-rent.com/city/san-marcos-ca/prominence-apartments-san-marcos-ca/): ![Prominence Apartments apartments](https://average-rent.com/api/photo/p/21177?w=640) From $2,523/mo 3.5 rating 13 units 1.3 mi away · 7% above

[Tuscany Hills Apartments](https://average-rent.com/city/san-marcos-ca/tuscany-hills-apartments-san-marcos-ca/): ![Tuscany Hills Apartments apartments](https://average-rent.com/api/photo/p/21182?w=640) From $2,313/mo 3.6 rating 3 units 1.3 mi away · 2% below

[Benchmark Apartments](https://average-rent.com/city/san-marcos-ca/benchmark-apartments-san-marcos-ca/): ![Benchmark Apartments apartments](https://average-rent.com/api/photo/p/21189?w=640) From $2,250/mo 3.9 rating 3 units 1.2 mi away · 4% below

[Renaissance Villas Apartments](https://average-rent.com/city/san-marcos-ca/renaissance-villas-apartments-san-marcos-ca/): ![Renaissance Villas Apartments apartments](https://average-rent.com/api/photo/p/21186?w=640) From $2,650/mo 4.3 rating 3 units 1.1 mi away · 13% above

### San Marcos 92078 Rent Trends

See how rent prices are changing in San Marcos 92078 and across San Marcos, CA.

[View Trends](https://average-rent.com/city/san-marcos-ca/trends/92078/)