Average Rent in San Francisco 2026
San Francisco Rent Prices by Bedroom
1 Bedroom
$3,200
per month
2 Bedrooms
$4,000
per month
3 Bedrooms
$5,200
per month
Monthly Housing Cost Breakdown in San Francisco
Rent is only part of your monthly housing cost. Here is what the average San Francisco renter pays when you add utilities, internet, and renters insurance to rent.
| Expense | 1-Bedroom | 2-Bedroom | 3-Bedroom |
|---|---|---|---|
| Rent | $3,200 | $4,000 | $5,200 |
| Utilities (electric, gas, water, trash) | $205 | $255 | $310 |
| Internet | $70 | $70 | $70 |
| Renters insurance | $23 | $26 | $29 |
| Total monthly | $3,498 | $4,351 | $5,609 |
Utility estimates scale with San Francisco’s cost of living index (190). Your actual bill depends on unit size, climate, and individual usage.
Cost of Living in San Francisco
190
Cost of Living Index (100 = national average)
San Francisco's cost of living index is 190, which is 90% above the national average. This index factors in housing, groceries, transportation, healthcare, and utilities. A higher number means you need more income to maintain the same standard of living compared to the national average.
San Francisco at a Glance
Population
808K
Median Income
$119,136
COL Index
190
Rent Control
Yes
How Much Income Do You Need to Rent in San Francisco?
The widely accepted guideline is to spend no more than 30% of your gross income on rent. Here is the minimum annual income you need to afford an apartment in San Francisco by bedroom count.
| Apartment | Monthly Rent | Min Annual Income | Min Hourly Wage |
|---|---|---|---|
| 1-Bedroom | $3,200/mo | $128,000 | $61.54/hr |
| 2-Bedroom | $4,000/mo | $160,000 | $76.92/hr |
| 3-Bedroom | $5,200/mo | $208,000 | $100/hr |
Based on the 30% rule and a 2,080-hour work year. Many landlords also require gross income of 2.5x to 3x the monthly rent or a guarantor who earns 80x rent annually.
What Rent Can You Afford in San Francisco at Your Income?
Use this table to see the maximum monthly rent you can afford at different income levels, and which San Francisco apartment sizes that fits.
| Annual Income | Gross Monthly | Max Rent (30%) | Fits in San Francisco |
|---|---|---|---|
| $40,000/yr | $3,333 | $1,000 | Roommate required |
| $60,000/yr | $5,000 | $1,500 | Roommate required |
| $80,000/yr | $6,667 | $2,000 | Roommate required |
| $100,000/yr | $8,333 | $2,500 | Roommate required |
| $150,000/yr | $12,500 | $3,750 | 1-bedroom |
If your income puts a solo 1-bedroom out of reach, splitting a 2-bedroom with a roommate drops your share to $2,000 in San Francisco — often the difference between affordable and not.
How Much You Save with a Roommate in San Francisco
Save $1,200/month
by splitting a 2-bedroom with a roommate
Solo 1BR
$3,200
per month
Split 2BR
$2,000
per person/month
Annual Savings
$14,400
per year
Instead of paying $3,200 for a 1-bedroom on your own, splitting a 2-bedroom ($4,000) with one roommate brings your share to $2,000. That is $14,400 per year you could put toward savings, investments, or paying down debt. See the fair rent split calculator when rooms aren’t equal sizes.
Move-In Costs in San Francisco
On top of your first month's rent, expect these upfront costs before the keys are in your hand. Plan for roughly 2-3 months of rent saved before signing a lease.
Security Deposit
$3,200–$6,400
1-2 months' rent, refundable
First Month
$3,200
Due at lease signing
Broker/App Fees
$50–$3,200
Varies by market and listing
Total upfront cash to sign a 1-bedroom lease in San Francisco: $6,450–$12,800 depending on broker fees and deposit size.
Rent Control in San Francisco
San Francisco has rent control or rent stabilization
San Francisco has strong rent control protections. The SF Rent Ordinance covers most rental units built before June 13, 1979. Annual rent increases are limited to 60% of the regional CPI increase. California's AB 1482 provides additional statewide protections for newer buildings.
How San Francisco Compares to Other US Cities
San Francisco sits well above the US average on rent. Compare the 1-bedroom price with nearby tiers to see where you could move to spend less, or what to expect if you go pricier.
Cheaper than San Francisco
Pricier than San Francisco
See the full comparison across 50 US cities on the rent data hub or the cost of living comparison.
Rent Calculators for San Francisco Renters
Use these free calculators to plan your San Francisco rental budget, split rent with roommates, and check if you qualify for an apartment.
Rent Affordability Calculator
Find out how much rent you can afford based on your income.
Fair Rent Split Calculator
Split rent fairly by room size, features, and income.
Rent-to-Income Calculator
Check if you meet the 3x rent rule landlords require.
Renter Budget Calculator
Build a 50/30/20 budget around your rent payment.
Frequently Asked Questions About Renting in San Francisco
Is San Francisco expensive to rent in?
San Francisco is one of the most expensive rental markets in the world. A 1-bedroom averages $3,200 per month in 2026, roughly 90% above the national average. The city's limited housing supply and high-paying tech sector continue to drive up rents.
How much income do you need to rent in San Francisco?
Using the 30% rule, you need a gross monthly income of about $10,667 ($128,000 annually) to afford a $3,200/month 1-bedroom. Many landlords require proof of 2.5x-3x the monthly rent in gross income.
How much can you save by splitting rent with a roommate in San Francisco?
Splitting a 2-bedroom ($4,000/month) with one roommate brings your share to $2,000, saving $1,200 per month or $14,400 per year compared to a solo 1-bedroom.
What utilities should you budget for in San Francisco?
Renters in San Francisco typically pay about $205 per month for utilities (electric, gas, water, trash) on a 1-bedroom apartment. Internet adds another $60-$80 per month, and renters insurance runs around $23 per month. Altogether, plan for roughly $298 on top of your $3,200 rent.
How much is a security deposit in San Francisco?
Most San Francisco landlords ask for a security deposit equal to 1 month's rent — about $3,200 for a 1-bedroom at the San Francisco average. Some properties charge up to 2 months ($6,400), especially for tenants without local rental history or with lower credit scores. Pet deposits usually add another $250-$500 on top.
Is San Francisco affordable on the median household income?
Not comfortably. The median household income in San Francisco is $119,136 (about $9,928 per month), and the average 1-bedroom rent of $3,200 eats up about 32% of gross monthly income — well above the 30% rule. Many San Francisco renters split a 2-bedroom with a roommate or look for units in the city's cheaper neighborhoods to bring the share below 30%.
Explore the rest of the SplitGenius library
Five cornerstone guides plus six topic deep-dives cover every major splitting decision. Here’s where to go next.
Pillar Guide
The Complete Guide to Splitting Expenses Fairly
5 proven methods — equal, proportional, usage-based, income-based, and hybrid — with real examples and free calculators.
Topic Guide
The Roommate Money Guide: Avoiding Financial Conflict
Set up shared finances, split expenses fairly, and handle money disagreements without drama.
Pillar Guide
The Complete Guide to Fair Division
Estates, inheritances, divorce assets, and co-parenting costs — when the stakes are personal, the math matters.
Topic Guide
Understanding Your Debt-to-Income Ratio (DTI)
What DTI is, how lenders use it, and 7 proven strategies to lower yours.
Topic Guide
First Apartment Checklist: Everything You Need
Complete checklist for move-in costs, furniture, setup, and budgeting for your first place.
Pillar Guide
The Complete Guide to Ratio Calculations
Ratios, percentages, and fractions — how they connect and when to use each for any splitting decision.
Planning to rent in San Francisco?