Not just a place to crash.

20mish is a 40-bedroom co-living space in the Mission District of San Francisco. We're artists, technologists, organizers, and curious humans who enjoy both shared dinners and private spaces.Starting at $1470/mo, including all utilities, internet, optional furnishings, and professional cleaning of common areas.

Life at home

20mish is a large shared house, but that doesn't mean it's anonymous. People talk to each other. Housemates notice when you’re gone. Someone is usually around.The kitchen is the center of gravity, and some of the best conversations happen there by accident. As do favors, check-ins, brainstorming sessions, and the occasional emergency borrowing of very specific items. You may even wonder why there aren't more places like this around...Living here means trading some private amenities for connection. It means being known, at least a little. For many people, that’s the point.We’re looking for good fits, not any particular type of person. If this feels like your kind of place, we’d love to meet you!

How to apply

  1. Tour the house with Stephanie our RM (in person, or video on request)

  2. Select room & complete a rental application

  3. Approval usually in 1-2 business days

  4. Pay deposit & 1st month online, sign lease, move in!

Current Rates

$1395/mo + $75 utils + FREE 13th month (12 mo lease)$1495/mo + $75 utils (3-11 mo lease)

  • Rates current as of January 2026

  • Security deposit & first month required for move-in

  • 2.5x rent in income & min credit score of 650 required

  • Can prorate move-in to any day of the month

  • All leases go month-to-month after initial term

Example rooms

Rooms range from cozy singles to larger, studio-like spaces. All can be furnished or unfurnished.

Shared spaces

Amenities

The Rooms

  • Furnished or unfurnished is the same rate, partially furnished also ok

  • Furnishings include: bed (full/double usually), mini fridge, nightstand, dresser, desk, chair, pillows, bedding, towel

  • Bedrooms range from ~9x11' to 14x15' (same rate, most are around the middle of that range)

  • Rooms include a closet, window, and door with deadbolt

The Building

  • Freshly renovated, stocked double kitchen including 3 ovens (1 with induction cooktop), 2 dishwashers, small appliances, garbage disposals, filtered water, hot water on demand

  • Two newly renovated meta-bathrooms, featuring 6 separate half bath toilets & showers, 2 urinals, and 1 bathtub (p.s. no, it's not crowded)

  • Professional cleaning of all common areas 5x/week

  • Co-working office with 3 workstations, color laser multifunction printer

  • Outdoor courtyard

  • Common room with 70" TV & surround sound

  • Managed laundry room ($2, Wash app) with utility sink

  • Communal tools, laundry detergent, household supplies, and more included

  • Dedicated gigabit fiber with ethernet in rooms & wifi throughout

  • Online leasing portal for rental payments and maintenance requests

  • Electronic entry via ButterflyMX app with delivery/visitor passes

One house.
Many lives.

In your words...

I planned to live at 20mish for a few months and stayed for almost 5 years. It was simultaneously the most fun and most productive living situation I’ve ever experienced.

– Chris, Former Resident, 33

Living with 40 people sounds crazy, but it actually feels like living with less people than if you have, like 3 roommates, because you can get lost in the crowd if you want. People leave you alone until you choose to engage. That kind of flexibility is so freeing compared to typical social setups where you have to plan every hangout and interaction in advance.

– Andrew, Current Resident, 38

Supposedly, we make friends via repeated unplanned interactions. 20mish is like a machine that pumps those out non-stop. You were just making breakfast and now you’re friends with someone from France, discussing the differences between American and French bread. The environment is just so stimulating.

– Leo, Current Resident, 26

Community

20mish (formerly 20mission) was founded in 2012 as the first crypto hacker house in San Francisco. Our future-thinking, entrepreneurial spirit remains still strong, including AI engineers, designers, founders, scientists, a chef, social workers, and free spirits of all types. We survived the pandemic, a year of floor to ceiling renovations, and remain one of the largest co-living houses in the city at 40 rooms all on one floor, with a huge extended family around the world.

  • We aim to have (optional) monthly house meetings but are generally minimal on structure/governance

  • As of 2026 we have two dogs and two cats in the house (no pets allowed, service animals/ESAs only)

Past events

  • Tasty Tuesdays potluck nights, BBQs, pizza contests

  • Movie nights

  • You name it, we've had murder mysteries, an investor hot pot night, house mini golf, lifesized Monopoly, classical string concerts, a fashion show, tea parties...

  • Live music of all sorts

  • Hosted tech meetups

  • Bring your creativity and community spirit & start something!

(no pressure, just a walk-through)

Comparing options?

Our residents would say this costs less than a studio or furnished vacation rental, but gets you a lot more than sharing an apartment.

 

20mish

Studio
House
Share		Co-op /
Hacker
House

AirBnb
Cost (/mo)$1470$2600$1600$1800$3000
Furnished☑️ (opt.)⛔⛔maybe☑️
Flexible lease☑️ 3+ mo⛔⛔🤔☑️
Community🥰🫥🤔🥰🫥
Cleaning☑️⛔⛔💪☑️
Fast internet☑️
(wifi & eth)		BYOBYO☑️😬
Privacy👫👫🕺👫👫👫👀
Vibes😀🥱🤔😀🥱

The Neighborhood

Located in the heart of the Mission just 3 blocks from Dolores Park, 2 blocks from Noisebridge, 4 blocks from BART, and surrounded by world-class dining, coffee, and vibrant nightlife. Enjoy comfortable weather almost every day with the sunniest neighborhood in the city, and unparalleled walkability (99 walkscore!).

Wanna take a look around?





Murals

The walls of our home are living art! Over the years our fundraisers have allowed us to sponsor dozens of local artists to add their creations, including fnnch, Sirron Norris, Inga Bard, Daniel Velasquez, Lauren Asta, Erik De La Cruz, Nathan Richard Phelps, Henry Lipkis, Analog Monsters, Megan Mackey, and Jacqui Ray.

Photobooth [returning soon]

Check out the #photobooth channel on our Discord for hallway snapshots as they happen, or...

Press

History

Some historical research to come...

Please reach out and Stephanie our Resident Manager will get back to you shortly.
Also feel free to say hi on our Discord! (new DMs won't be seen immediately)