Moving to San Francisco, California [The Ultimate Guide]

Thinking about making San Francisco home?

San Francisco packs a global tech hub, iconic scenery, and a dense, walkable urban core into 49 square miles.

It’s also complex and pricey, with microclimates, micro-neighborhoods, and policies unlike anywhere else in the U.S.

This in-depth guide covers cost of living, jobs, schools, neighborhoods, crime and safety, climate and climate-change risks, transportation, taxes, renter protections, and practical tips.

Cost of Living

Housing

• Rents are high by national standards but have cooled from peak pandemic swings.
• As of July 2025, Zillow’s Observed Rent Index shows the typical rent is around $3,237 per month, up about 0.9% year-over-year.
• One-bedrooms in desirable neighborhoods often run higher; two-bedrooms push notably more.
• Expect premium pricing in the north and northeast (Marina, Russian Hill, Pacific Heights) and somewhat lower rents in the southwest and some parts of the southeast.

Everyday expenses

• Groceries, dining out, and services cost above the U.S. average.
• Numbeo’s 2025 San Francisco profile continues to show a cost-of-living index that’s significantly higher than national baselines, and dining and shopping reflect that premium.

Commuting

• Make the most of local transit and go car-free; you can trim thousands from your annual budget.
• A 2025 Muni monthly “M” pass is $86;
• An “A” pass that adds BART rides within San Francisco is $104.
• Single Muni rides via Clipper/MuniMobile are $2.85 with 120-minute transfers.

Taxes

• California state income tax is progressive
• Top marginal rates run as high as 13.3% for very high earners (plus a 1% surcharge on income over $1M).
• Sales tax in San Francisco is 8.625% as of July 1, 2025.
• There’s no city income tax.
• Property taxes average 0.68% but apply to very high assessed values, so bills can be large.

Cost of living example

• A single professional renting a one-bedroom and using transit should budget $4,500–$6,500/month all-in, depending on neighborhood and lifestyle.
• Families will want more space (2–3 bedrooms), pushing housing and childcare costs significantly higher.

Compare the cost of living in your current city with San Francisco at www.numbeo.com  

You may also like to read: The Benefits of Moving to a New City. Money is only a fraction of what makes a good quality of life. In this guide, we look at the life-changing benefits of moving to a new city.

Job Opportunities

Employment Opportunities

• The San Francisco–Oakland–Hayward metro remains heavy in information/tech, professional and business services, health care, education, and hospitality.
• BLS metro data shows continued concentration in high-skilled services: universities, hospitals, and research institutions (e.g., UCSF) are major anchors alongside tech, biotech, and fintech.

Top employers and hubs

• Within the city, large workforces can be found in Downtown/SoMa (tech, fintech, creative), Mission Bay (biotech, UCSF), and Civic Center (government, nonprofits).
• UCSF is consistently among the largest employers in the city and region.

Market dynamics

• Remote-flexible roles exist, but many companies are back to the office several days per week.
• Hiring in core software, data, AI/ML, product, health/biotech, climate tech, and professional services remains competitive, but if your CV includes AI literacy, full-stack chops, security, and regulated-industry experience, then you will have the edge.

Tip: If you’re job-hunting, target firms near strong transit hubs (Embarcadero/Montgomery BART, Caltrain at 4th & King, UCSF Mission Bay) to simplify commutes.

Browse the latest job opportunities in San Francisco at www.indeed.com  

You may also like to read: Moving for Work. In this guide, we look at the pros and cons of moving for a new job.

Best Neighborhoods

San Francisco’s micro-neighborhoods can feel like different cities. Here’s a quick guide, but become more familiar with them before you sign a lease.

Young professionals, nightlife, and walkability: North Beach, Russian Hill, Nob Hill, Hayes Valley, Lower Haight, The Mission (north and along Valencia), SoMa (varies block by block).

Quieter residential with parks/schools: Noe Valley, Bernal Heights, Glen Park, Inner/Outer Sunset, Inner Richmond, West Portal, Forest Hill.

Water views & prestige pricing: Pacific Heights, Cow Hollow, Marina (note flood and liquefaction considerations below).

Up-and-coming or better value (do your block-level homework): Outer Richmond, Outer Sunset, parts of Bayview and Excelsior (longer transit times, microclimate foggier/chillier).

How to choose: Map commute routes; check walk, bike, and transit scores; visit at different times (day, late night, weekend). For renters, ask about soundproofing, natural light, and heating (many older homes lack central heat).

Read more about the best neighborhoods in San Francisco at www.niche.com  

You may also like to read: How to Choose a New Neighborhood. In this guide, we suggest things to take into consideration when choosing which neighborhood to move to.

San Francisco Neighborhood Comparison

Neighbor-hood	Avg 1-BR Rent	Downtown Commute	Schools (Nearby)	Vibe / Lifestyle	Safety
Pacific Heights	$3,800–$4,500	20–30 min (bus)	High private school density	Upscale, historic mansions, bay views, quiet	Low violent crime, some petty theft
Marina / Cow Hollow	$3,500–$4,200	25–35 min (bus)	Public elem. solid; private options nearby	Professionals, nightlife, waterfront jogging	Flood risk; property crime
Russian Hill / Nob Hill	$3,400–$4,000	15–25 min (Muni/foot)	Near several K-8s; private schools accessible	Steep hills, charming, lively cafes/bars	Property crime (car break-ins)
North Beach	$3,000–$3,800	15–20 min (bus/foot)	Few public schools; families often look elsewhere	Italian heritage, nightlife, historic	Busy nightlife, theft risk on tourist blocks
Mission District	$2,900–$3,600	15–25 min (BART/bus)	Several Spanish immersion schools	Sunny microclimate, arts, food scene	Property crime varies block-by-block
Noe Valley	$3,400–$4,000	20–30 min (bus/BART)	Strong public elementary; family-friendly	Village feel, strollers, safe	Safer overall, lower violent crime
Bernal Heights	$3,000–$3,600	25–40 min (BART/bus)	Popular public elementary	Hillside views, dog-friendly, family-oriented	Generally safe; quieter streets
Hayes Valley	$3,300–$4,100	15–20 min (Muni/foot)	Near performing arts schools, private schools nearby	Trendy boutiques, great dining, and walkable	Central location = more street activity
SoMa	$2,800–$3,400	10–20 min (walk/transit)	Few schools; not family-oriented	Tech hub, nightlife, lofts, high-rise living	Safety varies by block
Inner Sunset	$2,900–$3,500	30–45 min (Muni)	Good access to UCSF schools	Can be Foggy, near Golden Gate Park, more affordable	Quieter, safer, lower crime rates
Outer Sunset / Outer Richmond	$2,700–$3,200	35–50 min (Muni)	Good elementary schools, immersion programs	Surf culture, foggy, laid-back	Generally safe
Excelsior / Crocker Amazon	$2,600–$3,000	40–55 min (bus/BART)	Mixed school ratings; some strong elementary	Diverse, suburban feel, larger homes	Safer than reputation, but car crime is still present
Mission Bay / Dogpatch	$3,400–$4,200	10–20 min (Muni/Caltrain)	New schools developing; UCSF proximity	New builds, biotech hub, modern apartments	New schools are developing; UCSF proximity
West Portal / Forest Hill	$3,200–$3,800	30–40 min (Muni subway)	Strong elementary schools	Quiet, suburban feel, family-friendly	Low crime, good for families

How to Use This Chart

• If you’re single or a young professional, consider North Beach, Hayes Valley, Mission, and SoMa.
• If you’re a family, consider Noe Valley, Bernal, Inner/Outer Sunset, and West Portal.
• If you want luxury & views, consider Pacific Heights, Russian Hill, Marina.
• If you want affordability (by San Francisco standards), consider Excelsior, Outer Sunset/Richmond.

Schools (Public & private)

Public high schools

• Lowell High School is the city’s academic flagship and is consistently ranked among the top-tier schools in state and national lists.
• Ruth Asawa School of the Arts (SOTA) excels in arts disciplines.
• Middle and elementary school quality varies by catchment and program.
• GreatSchools profiles can help families assess individual campuses and specialized programs (language immersion, STEM, arts).

Private/independent schools

• You’ll find well-known options including University High School (UHS), Lick-Wilmerding, Convent & Stuart Hall, and Sacred Heart Cathedral.
• Sites like Niche aggregate parent reviews, academics, and outcomes to compare private choices citywide.

Pro tip: In SFUSD, assignment policies can be complex, so choose your home base first, then plan around the realistic school options from that address. Tour early and talk to current parents.

Browse the latest school ratings at www.greatschools.org  

You may also like to read: How to Choose a New School. In this guide, we suggest things to take into consideration when choosing a new school for your kids.

Crime & Safety

• San Francisco’s crime mix leans towards property crime (vehicle break-ins, theft) more than violent crime.
• The SFPD Crime Dashboard gives neighborhood-level, near-real-time data, but trends can shift by area and season.
• Eviction filings and notices have climbed post-moratoria, with 2025 eviction notices reported at their highest since 2019, which is an indicator of social stress in some neighborhoods and a reminder to understand tenant rights (more on that below).

Find the latest crime data for San Francisco at www.sanfranciscopolice.org  

You may also like to read: Moving to a New City Alone. In this guide, we look at the challenges and solutions of moving to a new city on your own.

Transportation

In San Francisco, life without a car is doable.

• San Francisco runs on Muni (buses, light rail, historic streetcars, cable cars) and regional connectors like BART and Caltrain.
• Most people pay with a Clipper card or mobile wallet.
• Clipper works across almost all Bay Area transit agencies and supports transfer discounts.
• In 2025, monthly Muni passes cost $86 (M) or $104 (A + BART within San Francisco).
• This year, BART launched open payment at fare gates, where you tap a contactless credit/debit card or mobile wallet to ride.

Do you need a car? Many residents go car-free or car-light (car-share + rideshare). If you keep a car, budget for street parking headaches or garage premiums; bridge tolls rose in 2025, and regional fares have crept upward.

Read more about your commute options in San Francisco at www.sfmta.com  

Renter Protections & Housing Tips

Rent control

• San Francisco’s Rent Ordinance generally covers most multi-unit buildings with certificates of occupancy before June 13, 1979.
• Annual rent increases in covered units are capped by the Rent Board’s allowable percentage (2.8% for 2025, per local guidance).
• Single-family homes and most condos are exempt from rent control on rent amounts, though many are still covered by eviction controls.
• Always verify building coverage before you sign.

“Just cause” evictions

• In covered units, landlords need one of 16 specific just causes (at-fault and no-fault) to evict.
• Owner move-in (OMI) is a common no-fault pathway with strict rules.
• The city publishes resources summarizing these protections.
• Beware of misinformation, as city code specifically prohibits efforts to circumvent tenant protections.

When renting, do your diligence:

• Ask for the building’s year of construction and whether it’s rent-controlled.
• Review mold, pests, and heating disclosures; older buildings vary in weather-proofing.
• Consider earthquake retrofits (soft-story upgrades) and liquefaction zones (see climate risk below).

Learn all you need to know about rent control in San Francisco at www.sftu.org 

Weather & Climate-Change

Everyday climate

• San Francisco’s temperate, ocean-moderated climate means cool summers and mild winters.
• NOAA/NWS downtown normals show summer highs commonly in the 60s°F, winters in the 50s°F, with modest rainfall concentrated Nov–Mar.
• Microclimates are real: western neighborhoods (Sunset/Richmond) are cooler and foggier, while the Mission and Potrero are sunnier and warmer.

Heat is rising

• Climate change is nudging San Francisco warmer, with more extreme-heat days and shifting fog patterns.
• Local reporting and analysis in 2025 note higher summer temps since 1970, with urban heat island effects in dense neighborhoods like the Tenderloin and Chinatown.
• Plan for a fan/portable AC if your older building lacks central cooling.

Wildfire smoke

• Late summer/fall can bring smoke intrusions from regional wildfires.
• Bay Area Air Quality Management District guidance recommends that you monitor AQI, seal leaky windows, and keep N95s and a HEPA air purifier on hand for smoke events.

Sea-level rise & flood risk

• NOAA’s 2022 technical report projects 0.5–1.5 feet of sea-level rise by 2050 nationally (local outcomes vary).
• Low-lying San Francisco areas such as Mission Bay, SOMA waterfront, Islais Creek, and parts of the Marina face tidal flooding and groundwater rise risk over the coming decades.
• Check parcel-level flood maps when buying or renting near the bay or former fill.

Earthquakes

• The Bay Area has a 72% chance of a M6.7+ earthquake within 30 years (USGS working group estimates referenced widely by USGS/ABAG).
• Know your building type (unretrofitted soft-story structures are vulnerable), stash a 72-hour emergency kit, secure tall furniture, and consider earthquake insurance if you own
• The California Earthquake Authority offers policies and a premium calculator.

Buying vs. Renting

Fill vs. bedrock

• Much of the northeast waterfront and Marina sits on historic fill, which is susceptible to liquefaction during quakes.
• Interior hills (Noe, Bernal, Pacific Heights) rest on firmer ground.

Seismic retrofits

• Look for soft-story retrofits (garage-over-retail or parking-under-residential designs from mid-century).
• Ask for permits/completion docs.

Insurance

• Standard homeowner’s insurance doesn’t cover earthquakes
• Separate coverage has sizable deductibles (5–25%).
• CEA rates were adjusted upward in 2025, so get quotes to understand the tradeoffs.

Learn more about the weather and climate situation in San Francisco at www.noaa.gov  

You may also like to read: Climate Migration. In this guide, we look at how climate change is affecting the US and things to consider before choosing where to live next.

Everyday Living

Groceries & dining

• Premium grocers (Bi-Rite, Rainbow, Whole Foods) can be found alongside budget options (Grocery Outlet, Trader Joe’s)
• There are vibrant ethnic markets (Richmond/Sunset for Asian ingredients; Mission for Latin American).
• Dining ranges from a Michelin-starred restaurant to a taco stand, so budget accordingly.

Healthcare

• World-class systems (UCSF, Kaiser, Sutter/CPMC) are distributed across the city. But if you need regular treatment, then proximity to your providers can simplify life.

Parks & open space

• Golden Gate Park, the Presidio, Crissy Field, and the Land’s End coastal trail system are standouts
• Most neighborhoods have a park or playground within a short stroll.

Community & culture

• Neighborhood block associations, farmer’s markets, and street fairs (e.g., Sunday Streets) help newcomers connect with the local community.
• Volunteering with local nonprofits is a great way to meet people fast.

You may also like to read: Moving After Retirement. If you are planning to retire to San Francisco, then in this guide, we look at the pros and cons of moving in retirement.

Moving Checklists & Pro Tips

• Decide car vs. no car early; parking and building storage shape your apartment search.
• Run a commute test at the time you’d travel; San Francisco’s hills and transfers can surprise you.
• Verify lease terms: rent-control status, allowable annual increase, deposit rules, sublet policy, and any owner move-in clauses.
• Inspect windows and heat (older Edwardians can be drafty); budget for a space heater and dehumidifier if needed.
• Prepare for smoke/heat days: HEPA purifier, N95s, blackout shades, fans/portable AC.
• Get a Clipper card (or set up a mobile Clipper) and learn your transfer discounts; consider the A Pass if you’ll hop on BART within city limits.
• For buyers: order a natural hazard disclosure, check liquefaction/landslide maps, and assess retrofit status; get multiple insurance quotes, including earthquake.

You may also like to read: Things to Consider When Moving to a New State. In this guide, we suggest things to take into consideration when deciding to move to another state.

Quick FAQs

Is it realistic to live without a car?

• Yes, if you choose a transit-rich neighborhood and plan errands around Muni/BART and walking.
• Car-free is common in the northeast quadrant.
• Car-light works well elsewhere.

What’s a realistic rent for a one-bed?

• Many one-beds cluster $2,800–$3,800+, depending on location, amenities, and building age, aligning with the city’s typical rent trend.
• Premium areas and new construction run higher.

Are there good public schools?

• Yes, Lowell and Ruth Asawa SOTA are standouts
• Many elementaries and middles are strong but vary by program and assignment.
• Tour and research.

How bad is the fog?

• If you live west of Twin Peaks (Sunset/Richmond), expect cooler, foggier summers; east-side neighborhoods are sunnier.
• Climate change is warming summers slightly and shifting fog patterns.

You may also like to read: What to do When Your Partner Does Not Want to Move Home. In this guide, we look at this common problem and suggest ways to resolve this dilemma.

Should I Move to San Francisco?

San Francisco offers world-class careers, great food, and outdoor access in a compact, transit-served city, if you plan for costs and risks.

Choose your neighborhood with block-level precision, understand tenant protections and taxes, budget for higher everyday costs, and prepare for climate and seismic realities.

Do that, and you’ll be positioned to thrive in the City by the Bay.

Good luck with your move, and be sure to visit our home moving blog, which is packed with guides to make every aspect of your home move cheaper, safer, and easier.