How much does it cost to rent at Barham Villas Apartments?

Rent at Barham Villas Apartments in San Marcos, CA ranges from $2,610 to $3,803 per month as of September 22, 2026.

What is the average 1 bed rent at Barham Villas Apartments?

The average 1 bed apartment at Barham Villas Apartments costs $2,610/month, starting from $2,610.

What is the average 2 bed rent at Barham Villas Apartments?

The average 2 bed apartment at Barham Villas Apartments costs $2,941/month, starting from $2,762.

What is the average 3 bed rent at Barham Villas Apartments?

The average 3 bed apartment at Barham Villas Apartments costs $3,784/month, starting from $3,765.

Is Barham Villas Apartments a good apartment complex?

Barham Villas Apartments has a 4.5-star rating on Google based on 107 reviews.

Updated September 22, 2026 at 6:40 p.m. PT

Barham Villas Apartments

570 E Barham Dr, San Marcos, CA 92078, USA

4.5 (107 reviews) Official Website

Live pricing, refreshed September 22, 2026 at 6:40 p.m. PT

Units Listed

$2,610

Starting at

$3,055

Average

$3,803

Highest

$3.43

Per Sq Ft

PRO

Avg Days Listed

How does this compare? View San Marcos 92078 rent trends

Beds

Pricing by Bedroom

1 Bed

$2,610

from $2,610 · 2 units

~660 sqft avg

2 Bed

$2,941

from $2,762 · 5 units

~930 sqft avg

3 Bed

$3,784

from $3,765 · 2 units

~1,020 sqft avg

Rent Distribution

Price by Bedroom

Price Breakdown

Rent by Unit

Price vs. Square Footage

Price History

Timeframe

Property Price Trend

Units with Price Changes (5)

Last 15 days

Estimated Building Revenue

How is this calculated?

Rental revenue model

We follow each unit's listing activity at this building every day. When a unit stops being listed, we assume it leased at its last listed rent, adjusted for any advertised move-in special. Revenue is the sum of those assumed lease rents across the building's occupied units.

Building size: modeled from how many distinct units we have observed over time
Occupancy: building size minus currently listed units
Rents: observed lease-offs first, current asking rents as fallback

These are research estimates, not financial statements from the operator. Confidence: moderate (building size is modeled).

Est. Monthly Revenue

$103K

$1.2M annual run rate

Modeled estimate

Est. Occupancy

80%

of about 45 units (modeled from leasing activity)

Effective Rent on New Leases

$2,869

vs $3,055 current asking ($186 negotiation gap)

Recent Lease Activity

45 units tracked; 36 assumed leased, 9 listed now

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

Unlock with 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

Moderate availability

4 floor plans

Move-in Specials

No active promotions

Negotiation Leverage

Limited leverage

High demand property with less room to negotiate on price.

Price vs. San Marcos, CA

Similar

Overture San Marcos

$2,274

Barham Villas Apartments

$2,610

eaves San Marcos

$3,390

Comparing this building against 2 similar San Marcos, CA apartments by price. Click any bar to view that building.

See rent trends on the San Marcos, CA map Explore San Marcos, CA on the interactive map

Available Units

Sort

9 units

1 Bed Poppy

$2,610/mo

660 ft² · $3.95/ft² · #105

Down $10 since Sep 6 (was $2,620)

1 Bed Poppy

$2,610/mo

660 ft² · $3.95/ft² · #111

Down $10 since Sep 6 (was $2,620)

2 Bed Mulberry

$2,762/mo

930 ft² · $2.97/ft² · #256

Down $12 since Sep 16 (was $2,774)

2 Bed Woodland

$2,944/mo

930 ft² · $3.17/ft² · #264

Down $156 since Sep 20 (was $3,100)

2 Bed Woodland

$2,944/mo

930 ft² · $3.17/ft² · #288

Down $156 since Sep 20 (was $3,100)

2 Bed Woodland

$3,020/mo

930 ft² · $3.25/ft² · #300

Up $76 since Sep 23 (was $2,944)

2 Bed Woodland

$3,034/mo

930 ft² · $3.26/ft² · #107

Down $156 since Sep 20 (was $3,190)

3 Bed Sycamore

$3,765/mo

1,020 ft² · $3.69/ft² · #180

3 Bed Sycamore

$3,803/mo

1,020 ft² · $3.73/ft² · #280

Down $187 since Sep 1 (was $3,990)

Unit	Floor Plan	Bed/Bath	Sqft	↑ Price	$/Sqft	Available	Listed	Details
105	Poppy	1bd / --ba	660	$2,610	$3.95	Now	Pro	Down $10 since Sep 6
111	Poppy	1bd / --ba	660	$2,610	$3.95	Now	Pro	Down $10 since Sep 6
256	Mulberry	2bd / --ba	930	$2,762	$2.97	Now	Pro	Down $12 since Sep 16
264	Woodland	2bd / --ba	930	$2,944	$3.17	Oct 3, 2026	Pro	Down $156 since Sep 20
288	Woodland	2bd / --ba	930	$2,944	$3.17	Now	Pro	Down $156 since Sep 20
300	Woodland	2bd / --ba	930	$3,020	$3.25	Oct 5, 2026	Pro	Up $76 since Sep 23
107	Woodland	2bd / --ba	930	$3,034	$3.26	Sep 25, 2026	Pro	Down $156 since Sep 20
180	Sycamore	3bd / --ba	1,020	$3,765	$3.69	Oct 10, 2026	Pro
280	Sycamore	3bd / --ba	1,020	$3,803	$3.73	Now	Pro	Down $187 since Sep 1

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

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 →

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

No resident notes for this property yet.