Rent affordability
How much rent can you afford in San Francisco, CA?
You need an income of about $120,160 a year to rent a typical 1-bedroom in San Francisco under the 30% rule. That apartment rents for about $2,689 a month in the San Francisco-Oakland-Berkeley, CA metro as of August 2026, plus about $315 for utilities, internet, and renters insurance. At San Francisco's median household income of $140,970, the rule leaves about $3,209 a month for rent.
- Metro 1-bedroom
- $2,689 / month
- Income needed
- $120,160 / year
- Housing share
- 26% of gross
- Apartment utilities
- $197 / month
Max rent in San Francisco, CA
$3,209/mo
30% of gross income is $3,524 a month. Utilities, internet, and renters insurance take $315, which leaves $3,209 for rent.
A typical 1-bedroom in the San Francisco metro rents for about $2,689, $520 under your max.
- Take-home
- $8,164/moAfter estimated federal tax, state tax, and FICA.
- Move-in cash
- $6,418First month and a one-month deposit, at your max rent.
- Landlord screen
- $3,915/moHighest rent if a landlord wants income of 36× the rent.
Monthly budget
Where take-home pay of $8,164 goes at your max rent of $3,209. Each slice is its share of take-home.
- Rent39%$3,209
- Electric, gas, water3%$197
- Internet1%$104
- Renters insurance<1%$14
- Left over57%$4,640
Housing comes to $3,524 a month, 30% of gross income and 43% of take-home. That leaves $4,640 for food, transportation, savings, and everything else.
Search San Francisco, CA
Find 1-bedrooms in San Francisco, CA under $3,200
Rounded down from your max rent of $3,209.
What renters in San Francisco pay and earn
Of the 363,970 households in San Francisco, 62% rent. The median renter household earns $112,757 a year. Median gross rent, which is rent plus utilities across every lease including ones signed years ago, is $2,476 a month. 40% of renters spend 30% or more of income on rent and utilities, and 20% spend half or more.
A new 1-bedroom lease in the San Francisco-Oakland-Berkeley, CA metro asks about $2,689, 10% more than the $2,455 median gross rent for a 1-bedroom in San Francisco, utilities included. Budget from the asking rent: it is what a new lease costs.
Source: U.S. Census Bureau, American Community Survey 5-year estimates, 2020–2024, for San Francisco city, California. See how San Francisco compares in the affordability rankings.
Rent in San Francisco
San Francisco is the main city of the San Francisco-Oakland-Berkeley, CA metro. Updated August 2026, +11.0% from a year earlier. The 1-bedroom median moved from $2,423 in August 2025 to $2,689 in August 2026. The 2-bedroom median moved from $2,847 in August 2025 to $3,160 in August 2026. Studio and 3-bedroom figures are estimates scaled from the published 1- and 2-bedroom medians.
This series is the metro median from Apartment List, not a single building. brightplace also stores each community's asking rent from daily listing scrapes. That history stays on the property page, because a building's price is not the city median. brightplace lists 69 apartment communities with units available in San Francisco, about 8,125 apartments in all. Browse communities in San Francisco.
How median rent changed
Each point is the overall median asking rent for one month. The vertical scale runs from the low to the high in this period, not from zero. Percentages on the right are the change since August 2025, marked by the dashed line.
San Francisco-Oakland-Berkeley, CA median rent: $2,690 in August 2025 to $2,985 in August 2026, up 11.0%. Low $2,642, high $2,985. 1-bedroom $2,689 in August 2026. 2-bedroom $3,160 in August 2026.
| Month | Overall | 1-bedroom | 2-bedroom |
|---|---|---|---|
| August 2025 | $2,690 | $2,423 | $2,847 |
| September 2025 | $2,686 | $2,419 | $2,844 |
| October 2025 | $2,672 | $2,407 | $2,829 |
| November 2025 | $2,649 | $2,386 | $2,804 |
| December 2025 | $2,642 | $2,379 | $2,797 |
| January 2026 | $2,660 | $2,396 | $2,816 |
| February 2026 | $2,693 | $2,426 | $2,851 |
| March 2026 | $2,730 | $2,459 | $2,890 |
| April 2026 | $2,767 | $2,492 | $2,929 |
| May 2026 | $2,817 | $2,537 | $2,982 |
| June 2026 | $2,869 | $2,584 | $3,037 |
| July 2026 | $2,926 | $2,635 | $3,097 |
| August 2026 | $2,985 | $2,689 | $3,160 |
True monthly cost
What a typical apartment costs each month at the metro median rent: rent plus an apartment utility estimate, state-average internet, and state-average renters insurance. Studio and 3-bedroom rents are estimates. Utilities and insurance are estimates, not a quote from a building.
| Cost | Studio | 1-bedroom | 2-bedroom | 3-bedroom |
|---|---|---|---|---|
| Rent | $2,431 | $2,689 | $3,160 | $4,489 |
| Utilities (estimate) | $178 | $197 | $288 | $410 |
| Internet (estimate) | $104 | $104 | $104 | $104 |
| Renters insurance (estimate) | $14 | $14 | $14 | $14 |
| Total | $2,727 | $3,004 | $3,566 | $5,017 |
The household utility median in San Francisco is $545 a month. Apartment bills are lower than that all-household figure, so the estimate scales a national apartment baseline instead of using it directly.
Take-home pay and max rent
Single filer, standard deduction, estimated California income tax and FICA. Max rent is 30% of gross minus about $315 a month for 1-bedroom utilities, internet, and renters insurance. The landlord column is the highest rent when a landlord wants income of 36× the rent.
| Gross income | Take-home / month | Max rent | Landlord screen |
|---|---|---|---|
| $40,000 | $2,778 | $685 | $1,111 |
| $60,000 | $4,011 | $1,185 | $1,666 |
| $80,000 | $5,094 | $1,685 | $2,222 |
| $100,000 | $6,111 | $2,185 | $2,777 |
Rent versus buying in the metro
The monthly cost of the median-priced home in San Francisco-Oakland-Berkeley, CA was about $10,646, which is $7,661 more than the $2,985 median rent. That ownership cost was down 3.0% from a year earlier. The metro's price-to-income ratio is 9.57. The ratio was down 4.9% from a year earlier. Over five years it was down 1.6%. This is a metro-level comparison from Harvard's Joint Center for Housing Studies, not a payment on a specific house.
Household income in San Francisco
The calculator starts from San Francisco's median household income of $140,970 (±$2,593), the Census Bureau's 2020–2024 estimate for San Francisco city, California. The 5-year series is the one the Census publishes for every city. The 1-year figures below are newer but cover only larger areas. The U.S. Census Bureau's 2024 American Community Survey 1-year estimates put median household income at $135,590 in the San Francisco-Oakland-Berkeley, CA metro (up 3.1% from 2023) and $100,149 in California (up 1.9% from 2023).
Household utility bills in California
These are typical monthly bills for all household types in California, not an apartment quote. The rent calculator uses a smaller apartment estimate for electricity, gas, water, sewer, and trash, plus the internet row. The all-household core of those housing bills is $453 a month.
| Bill | Monthly |
|---|---|
| Electricity | $160 |
| Natural gas | $58 |
| Water | $114 |
| Sewer | $57 |
| Trash | $64 |
| Internet | $104 |
Nearby and similar cities
In brightplace's rent affordability rankings, the San Francisco metro is 81 of 218: a typical 1-bedroom with utilities takes 32% of the median renter household's income in San Francisco.
Among 100 large cities ranked by income left after a typical 1-bedroom, San Francisco is 7.
Questions about renting in San Francisco
How much rent can I afford in San Francisco, CA?
Keep rent, utilities, internet, and renters insurance within 30% of gross income. At San Francisco's median household income of $140,970, that leaves about $3,209 a month for rent. A typical 1-bedroom in the San Francisco-Oakland-Berkeley, CA metro rents for about $2,689 as of August 2026, and the other costs add about $315, so it calls for about $120,160 a year.
What salary do you need to live in San Francisco?
To keep a typical 1-bedroom within 30% of gross income in San Francisco, you need about $120,160 a year: $2,689 in rent plus about $315 for utilities, internet, and renters insurance. A 2-bedroom at the metro median of $3,160 needs about $142,640. The median renter household in San Francisco earns $112,757 a year, per Census estimates for 2020–2024.
How much rent can I afford on $60,000 a year in San Francisco?
On $60,000 a year, the 30% rule allows $1,500 a month for housing. After about $315 for utilities, internet, and renters insurance, that leaves about $1,185 for rent, $1,504 less than the $2,689 typical 1-bedroom in the San Francisco-Oakland-Berkeley, CA metro. A single filer in California takes home about $4,011 a month after estimated federal and California income tax and FICA. This is an estimate, not tax advice.
What income do landlords require in San Francisco?
Many landlords in California screen for gross annual income of about 36 times the monthly rent, the same as three times the rent each month. For a $2,689 1-bedroom, that is about $96,804 a year. Requirements vary by building, so check the listing before paying an application fee.
What is the average rent in San Francisco?
In the San Francisco-Oakland-Berkeley, CA metro, which includes San Francisco, CA, estimated median rent as of August 2026 is $2,985 overall, $2,689 for a 1-bedroom, $3,160 for a 2-bedroom. Overall rent is +11.0% from a year earlier. The Census Bureau's 2020–2024 median gross rent in San Francisco, which counts utilities and leases signed years ago, is $2,476 a month.
How much are utilities for an apartment in San Francisco?
A 1-bedroom apartment in San Francisco, CA is estimated at about $197 a month for electricity, gas, and water, before internet. That scales a national apartment baseline by the local household utility median of $545. Actual bills depend on the building, what the lease includes, and how much you use.
Methodology and sources
Updated . Max rent is 30% of gross monthly income minus estimated utilities, internet, renters insurance, and any fees you enter. If you enter other bills, max rent also keeps housing plus those bills within 36% of gross income, a debt-to-income ratio lenders generally consider good. Federal tax uses 2026 brackets and the standard deduction. State tax uses 2025 single-filer brackets on gross income; married thresholds are doubled. FICA includes Social Security up to the 2026 wage base and Additional Medicare Tax. None of this is tax, legal, or housing advice. Read the financial disclosure.
- Apartment List Rent Estimates, August 2026 release
- IRS tax year 2026 brackets and standard deduction, including One Big Beautiful Bill adjustments
- Tax Foundation, 2025 State Individual Income Tax Rates and Brackets
- Insurance Information Institute and NAIC, 2025 homeowners and renters insurance data
- doxoINSIGHTS 2025 U.S. Utilities Market Size and Household Spending Report
- brightplace apartment utility reference (national baselines by unit size)
- HUD cost-burden thresholds and common landlord income screens
- U.S. Census Bureau, 2024 American Community Survey 1-year estimates (ACSBR-025)
- Compiled from public utility cost surveys and bill-pay data, 2025
- Compiled from publicly available income, tax, and rental market data, January 2025
- Harvard Joint Center for Housing Studies, State of the Nation's Housing 2026
- U.S. Census Bureau, American Community Survey 5-year estimates, 2020–2024 (tables B19013, B25003, B25031, B25064, B25070, and B25119)