Wondering how far your dollar stretches in San Francisco compared to Raleigh? Below we break down housing costs, rent, taxes, income, and quality of life using 2026 data so you can make an informed relocation or remote-work decision. Every number is computed from Census, BLS, and Zillow data specific to these two metro areas.
| San Francisco | Metric | Raleigh | Difference |
|---|---|---|---|
| 214 | Cost of Living Index | 105 | -50.9% |
| $1,350,000 | Median Home Price | $380,000 | -71.9% |
| $3,498 | Median Monthly Rent | $1,131 | -67.7% |
| $131,000 | Median Household Income | $75,200 | -42.6% |
| 0.6% | Property Tax Rate | 0.8% | +25.4% |
| 3.8% | Unemployment Rate | 3.0% | -21.1% |
| 34 min | Average Commute | 25 min | -26.5% |
| 38.3 | Median Age | 35.1 | -8.4% |
| 4,740,000 | Metro Population | 1,540,000 | -67.5% |
Data sourced from Census Bureau, BLS, Zillow, and ApartmentAdvisor (2024-2025). COL Index: 100 = national average.
Monthly mortgage assumes 6.5% interest, 30-year fixed, 20.0%down payment. PITI includes principal, interest, property tax, and homeowner's insurance.
Buying a home in San Francisco costs $7,929/month (PITI) compared to $2,282/month in Raleigh — a difference of $5,647/month or $67,764/year. The price-to-income ratio is 10.3x in San Francisco versus 5.1x in Raleigh, suggesting Raleigh is relatively more affordable for homebuyers relative to local incomes. At a 15% savings rate, it takes 13.7 years to save a down payment in San Francisco compared to 6.7 years in Raleigh.
Estimated on each city's median household income, single filer, standard deduction, 2025 rates.
| Tax Category | San Francisco | Raleigh |
|---|---|---|
| Gross Income | $131,000 | $75,200 |
| State Income Tax | $8,210 | $2,654 |
| Federal Income Tax | $20,506 | $7,993 |
| FICA (SS + Medicare) | $10,022 | $5,752 |
| Property Tax (on median home) | $8,505/yr | $3,002/yr |
| State Sales Tax Rate | 7.2% | 4.8% |
| Total Tax Burden | $38,738 (29.6%) | $16,399 (21.8%) |
| Take-Home Pay | $92,262 | $58,801 |
On median household income, total taxes (federal + state + FICA) come to $38,738 in San Francisco (29.6% effective) versus $16,399 in Raleigh (21.8% effective). After taxes, take-home pay is $92,262 in San Francisco and $58,801 in Raleigh. Property taxes add $8,505/year on the median San Francisco home versus $3,002/year in Raleigh.
These figures adjust for cost of living using the formula: adjusted = salary × (COL_destination / COL_origin). If you earn $131,000 in San Francisco (COL 214) and relocate to Raleigh (COL 105), you would need $64,276 to maintain the same purchasing power. This means you can take a pay cut of $66,724 and still maintain your lifestyle in Raleigh.
Beyond costs, quality of life matters. The average commute in San Francisco is 34 minutes versus 25 minutes in Raleigh, a difference of 9 minutes each way. Raleigh's lower unemployment rate of 3.0% versus 3.8% suggests a stronger job market. San Francisco skews slightly older with a median age of 38.3 vs 35.1 in Raleigh.
San Francisco is 50.9% more expensive than Raleigh overall. San Francisco has a cost of living index of 214 compared to 105 for Raleigh (national average = 100). The biggest difference is housing: the median home costs $1,350,000 in San Francisco vs $380,000 in Raleigh.
The median home price in San Francisco is $1,350,000, which is $970,000 more than Raleigh's median of $380,000. Monthly rent follows a similar pattern: $3,498/month in San Francisco vs $1,131/month in Raleigh, a difference of $2,367/month or $28,404/year.
To maintain the same standard of living, a $131,000 salary in San Francisco is equivalent to $64,276 in Raleigh. This is based on the cost of living index ratio: San Francisco's COL index of 214 vs Raleigh's 105. Conversely, $75,200 in Raleigh equals $153,265 in San Francisco.
On a median household income, the combined federal, state, and FICA tax burden is $38,738 (29.6% effective rate) in San Francisco vs $16,399 (21.8% effective rate) in Raleigh. Property taxes on the median home are $8,505/year in San Francisco (0.6% rate) vs $3,002/year in Raleigh (0.8% rate). Sales tax rates are 7.2% in California and 4.8% in North Carolina.
San Francisco median household income: $131,000/yr. Raleigh median household income: $75,200/yr (Census ACS).
Median monthly rent: $3,498 in San Francisco vs $1,131 in Raleigh. Annualized that is $41,976 vs $13,572.
Raleigh offers a lower cost of living (index 105 vs 214), which lets remote-workers keeping a coastal salary stretch further. San Francisco typically wins on amenities and labor-market depth.
San Francisco and Raleigh numbers are pulled from Zillow ZHVI/ZORI (home values, rent), the U.S. Census Bureau ACS (income, demographics), and BEA RPP (cost-of-living index). Each value is timestamped on the page.
Source feeds (Zillow, Freddie Mac PMMS, Census ACS, BEA RPP) are refreshed on their native cadence. Page caches revalidate every 24 hours via Next.js ISR.
No. The San Francisco vs Raleigh cost-of-living page is educational reference using public data and standard formulas. It is not personalized tax, legal, or investment advice. Consult a licensed professional for material decisions.
Home prices use Zillow Home Value Index (ZHVI)[1]; rents use Zillow Observed Rent Index (ZORI)[1]. Median household income comes from the Census ACS 5-year estimates[2].
COL indices use the BEA Regional Price Parity methodology[3], normalized so 100 = national average.
Property tax rates are effective rates from the Tax Foundation[4], expressed as % of owner-occupied home value. Mortgage estimates assume 6.5% fixed rate[5], 30-year term, 20.0% down, $1,800/yr homeowners insurance.
Federal tax calculations[6] assume single filer, standard deduction. State tax uses the top marginal rate times taxable income after the state standard deduction. FICA = 6.2% Social Security (up to wage base) + 1.45% Medicare.
Salary equivalence uses adjusted = salary × (COL_destination / COL_origin). This captures cost-of-living shift but not state income tax differences.
Unemployment figures are the most recent monthly MSA-level readings from the BLS LAUS series[7].
Last reviewed is computed from the maximum retrievedAt across every source this page consumes.
City data from Census Bureau[2], BLS[7], and Zillow[1] (2024-2025). Tax calculations use 2025 IRS rates[6], single filer, standard deduction. Mortgage estimates assume 6.5% PMMS rate[5], 30-year term, 20.0% down. COL Index: 100 = national average[3]. Last reviewed .