The differential between the cost of living in say San Mateo and Fresno is not because of regulation but because demand exceeding supply.
Sure regulation comes at a cost, but the essential reason the Bay Area is becoming unaffordable is the price of housing- and that is radiating out in an arc from San Francisco and Silicon Valley because there are people coming to the Bay Area that are being paid very well and can afford to bid up the price of housing- pushing everyone else further out.
Simple supply and demand.