San Francisco, CA vs Roanoke, VA
Moving from San Francisco to Roanoke? Here's what changes — from your equivalent salary to housing ($1,149,215 → $301,139 median home) and taxes.
San Francisco vs Roanoke at a glance
Bars scaled to the range across all 200 metros; labels show actual values.
To keep the same standard of living as $100,000 in San Francisco, CA, you'd need about $77,588 in Roanoke, VA (−$22,412).
Livability — San Francisco, CA: 35 · Roanoke, VA: 73 (0–100).
What your home budget buys
A $500,000 home budget gets you about 653 sqft in San Francisco vs 3,320 sqft in Roanoke ($766 vs $151 per sqft).
Annual cost breakdown (at $100,000)
| Category | San Francisco, CA | Roanoke, VA | Difference |
|---|---|---|---|
| Housing | $39,096 | $16,836 | −$22,260 |
| Groceries | $5,761 | $4,853 | −$907 |
| Transportation | $5,125 | $3,080 | −$2,045 |
| Utilities | $3,804 | $1,872 | −$1,932 |
| Insurance | $1,500 | $1,500 | +$0 |
| Taxes | $24,108 | $9,549 | −$14,559 |
| Total | $79,394 | $37,690 | −$41,704 |
Side by side
| Metric | San Francisco, CA | Roanoke, VA |
|---|---|---|
| Cost-of-living index | 117.6 | 91.2 |
| Unemployment rate | 5.22% | 4.05% |
| Population growth (5-yr) | 1.1% | 0.5% |
| Air quality (median AQI) | 42 | 42 |
| Big Mac price (est.) | $6.69 | $5.19 |
| Median home price | $1,149,215 | $301,139 |
| Home price ÷ income | 8.9× | 4.6× |
| 1-yr home appreciation | -0.8% | 3.8% |
| Price per square foot | $766 | $151 |
| Median rent | $3,258 | $1,403 |
| Total tax burden (% income) | 13.5% | 12.5% |
| Combined sales tax | 8.82% | 5.73% |
| Capital gains tax | 13.30% | 5.75% |
| Property tax rate | 0.72% | 0.81% |
| Healthcare (annual) | $7,200 | $6,800 |
| Childcare (annual, infant) | $19,000 | $15,000 |
| Vehicle property tax | 0.65% | 3.97% |
| Avg commute (min) | 33 | 24 |
| Home insurance / yr | $1,500 | $1,500 |
| Auto insurance / yr | $2,400 | $1,400 |
| Flood insurance / yr | $750 | $700 |
| Earthquake insurance / yr | $950 | $100 |
| Electricity ¢/kWh | 35.3 | 17.4 |
| Gas $/gal | 4.85 | 3.20 |
| Natural gas / mo | $72 | $78 |
| Water & sewer / mo | $138 | $103 |
| Home internet / mo | $83 | $77 |
| Violent crime /100k | 500 | 200 |
| Avg summer high °F | 84 | 87 |
| Avg winter low °F | 45 | 28 |
| Annual precipitation (in) | 22.9 | 45.5 |
| Annual snowfall (in) | 0.0 | 8.8 |
| Sunshine (% possible) | 66% | 57% |
| Permit difficulty (1–5) | 5 | 3 |