Statistics · 2026 · Real Estate
Rent Statistics (2026)
Half of the 923 U.S. metros with data have a median gross rent below $944 a month, in the 2023 ACS 5-year (2019–2023) Census data. Rents run from $733 in Johnstown, PA to $2,794 in San Jose, CA among metros of 100,000 or more people. Nationally, the Census Bureau reports a 2024 median gross rent of $1,487.
Key takeaways
- The median metro’s median gross rent is $944 a month, and the population-weighted average of metro medians is $1,407.
- The Census Bureau puts the 2024 U.S. median gross rent at $1,487, and the median percentage of income going toward rent at 31%.
- Among 396 metros with at least 100,000 residents, 10 have a median gross rent of $2,000 or more, led by San Jose, CA at $2,794.
- HUD’s FY2026 two-bedroom Fair Market Rent has a median of $1,326 across 387 metros; it is a payment standard, not a market median.
- WealthyBud’s ratio of median rent to median household income (all households) is 18.0% for the median metro.
What is the average rent in the U.S.?
The middle U.S. metro has a median gross rent of $944 a month, and the average weighted by population is $1,407, using 2023 ACS 5-year (2019–2023) Census data for 923 metros. The Census Bureau reports a national median of $1,487 for 2024. These are different measures, so they do not match.
1. Median metro rent: $944 a month
Half of the 923 metros with data have a median gross rent below $944. Gross rent is contract rent plus utilities (Census table B25064), and each metro counts once (50 states and D.C., one record per metro area) (WealthyBud data · 923 metros · 2023 ACS 5-year · September 2026).
2. Population-weighted average of metro medians: $1,407
Weighting each metro by its total population lifts the figure from $944 to $1,407, so larger metros lean toward higher rents. It is a weighted mean of metro medians, not a true median (WealthyBud data · 923 metros · 2023 ACS 5-year · September 2026).
3. Census national benchmark: $1,487 in 2024
The Census Bureau says “median gross rent (rent plus the cost of utilities) increased 2.7% from $1,448 in 2023 (adjusted for inflation) to $1,487 in 2024.” It is a 2024 ACS 1-year national estimate and is not ranked against metros.
4. Median guarded-metro rent: $1,084
Among the 396 metros with 100,000 or more residents, the median is $1,084. 17 tracked areas have no Census rent data and are excluded (WealthyBud data · 396 metros of 100,000 or more people · 2023 ACS 5-year · September 2026).
Which metros have the highest rents?
San Jose, CA has the highest median gross rent at $2,794 a month, followed by San Francisco, CA at $2,426 and Oxnard, CA at $2,248. 9 of the ten leading metros are in CA. The ranking covers 396 metros with 100,000 or more residents.
5. San Jose, CA leads at $2,794 a month
That is 3.8 times the $733 in Johnstown, PA and 2.6 times the median of metros with 100,000 or more people (WealthyBud data · 396 metros of 100,000 or more people · 2023 ACS 5-year · September 2026).
6. 9 of the 10 highest-rent metros are in CA
Rents of at least $2,000 appear in 10 of the 396 metros, and 52 reach $1,500 (WealthyBud data · 396 metros of 100,000 or more people · 2023 ACS 5-year · September 2026).
| Metro | Median gross rent (ACS, monthly) | HUD FY2026 2BR Fair Market Rent | Rent × 12 as share of median household income (WealthyBud ratio) |
|---|---|---|---|
| 1. San Jose, CA | $2,794 | $3,464 | 21.3% |
| 2. San Francisco, CA | $2,426 | $3,187 | 21.8% |
| 3. Oxnard, CA | $2,248 | $2,693 | 25.1% |
| 4. Santa Cruz, CA | $2,172 | $4,214 | 23.9% |
| 5. San Diego, CA | $2,154 | $3,001 | 25.3% |
| 6. Napa, CA | $2,141 | $2,773 | 23.6% |
| 7. Santa Rosa, CA | $2,093 | $2,827 | 24.4% |
| 8. Vallejo, CA | $2,088 | $2,178 | 25.1% |
| 9. Honolulu, HI | $2,054 | $2,642 | 23.6% |
| 10. Santa Barbara, CA | $2,050 | $3,124 | 25.6% |
The fair market rent column is a HUD payment standard shown for context, not a market median, and is not ranked against Census medians.
Which metros have the lowest rents?
Johnstown, PA has the lowest median gross rent at $733 a month, followed by Corbin, KY at $735 and Salem, OH at $736, using 2023 ACS 5-year (2019–2023) Census data. 59 of the 396 metros with 100,000 or more residents have a median below $900.
7. Johnstown, PA has the lowest rent: $733 a month
OH places 3 metros in the lowest ten. The highest rent in the same pool is 3.8 times the lowest (WealthyBud data · 396 metros of 100,000 or more people · 2023 ACS 5-year · September 2026).
- Johnstown, PA has a median gross rent of $733 a month, with a two-bedroom Fair Market Rent of $1,035.
- Corbin, KY has a median gross rent of $735 a month.
- Salem, OH has a median gross rent of $736 a month.
- Weirton, WV has a median gross rent of $758 a month, with a two-bedroom Fair Market Rent of $973.
- Youngstown, OH has a median gross rent of $779 a month, with a two-bedroom Fair Market Rent of $973.
Find metros where rent covers the price
What are fair market rents for a two-bedroom?
HUD defines Fair Market Rents as estimates of 40th percentile gross rents for standard quality units. The median FY2026 two-bedroom figure is $1,326 across 387 metropolitan areas. Multi-county values are WealthyBud’s 2023-population-weighted mean of HUD’s area FMRs, not a HUD-published metro figure. It is a program standard, not a market median.
8. HUD’s definition: 40th percentile gross rents
The HUD User FMR page states: “Fair Market Rents, as defined in 24 CFR 888.113 are estimates of 40th percentile gross rents for standard quality units within a metropolitan area or nonmetropolitan county.”
9. Median two-bedroom FMR: $1,326 (FY2026)
Across 387 metropolitan areas, the middle FMR is $1,326 a month. HUD publishes FMRs for metropolitan areas and nonmetropolitan counties, and WealthyBud matched the metropolitan rows only, so the other 553 tracked areas have no value here. The pool is the 50 states and D.C., Puerto Rico excluded, with one record per metro area (four metros listed under two names count once). WealthyBud’s rental property statistics page reports $1,323 over 397 records, because it includes Puerto Rico and the duplicate listings (WealthyBud data · 387 metros · FY2026).
10. Santa Cruz, CA has the highest FMR: $4,214
Gadsden, AL has the lowest among the 363 metros of 100,000 or more people with an FMR, at $927 (WealthyBud data · 363 metros · FY2026).
| Metro | FY2026 2BR Fair Market Rent (monthly) |
|---|---|
| Highest 1. Santa Cruz, CA | $4,214 |
| Highest 2. San Jose, CA | $3,464 |
| Highest 3. San Francisco, CA | $3,187 |
| Highest 4. Santa Barbara, CA | $3,124 |
| Highest 5. San Diego, CA | $3,001 |
| Lowest 1. Gadsden, AL | $927 |
| Lowest 2. Beckley, WV | $934 |
| Lowest 3. Fort Smith, AR | $937 |
| Lowest 4. Joplin, MO | $940 |
| Lowest 5. Dothan, AL | $942 |
Multi-county values are WealthyBud’s 2023-population-weighted mean of HUD’s area FMRs, not a HUD-published metro figure. HUD’s page now also lists FY 2027 data. This page uses FY2026 values.
How much of income goes to rent?
The Census Bureau reports that the median percentage of income going toward rent was 31% in 2024. WealthyBud’s ratio of median rent to median household income (all households) is 18.0% for the median metro and peaks at 28.9% in Miami, FL. The two use different bases, so they are not comparable.
11. Census: median share of income going to rent was 31% in 2024
The Census Bureau says “the median percentage of income going towards rent did not increase in 2024, staying at 31%.” It comes from the Census survey itself, not from WealthyBud’s metro ratio below.
12. WealthyBud ratio, median metro: 18.0%
WealthyBud divides each metro’s median gross rent times 12 by its median household income for all households, owners included, from 2023 ACS 5-year (2019–2023) tables B25064 and B19013. The income base includes owners, so this ratio is not the renter cost burden (WealthyBud data · 923 metros · 2023 ACS 5-year · September 2026).
13. Miami, FL has the highest ratio: 28.9%
Rent of $1,770 a month against a $73,481 median household income. 11 of the 396 metros of 100,000 or more people reach 25% or higher, and 0 of 923 metros reach 30% (WealthyBud data · 923 metros · 2023 ACS 5-year · September 2026). Ratios that round to the same value are ties.
14. HUD’s cost-burden definition: housing costs above 30% of income
HUD’s CHAS documentation defines it as: “Cost burden – Monthly housing costs (including utilities) exceeding 30% of monthly income.” WealthyBud’s metro ratio is not this measure, because it uses all households and median rent, not each household’s own cost.
| Metro | Median gross rent | Median household income (all households) | WealthyBud ratio |
|---|---|---|---|
| 1. Miami, FL | $1,770 | $73,481 | 28.9% |
| 2. Orlando, FL | $1,659 | $75,611 | 26.3% |
| 3. Cape Coral, FL | $1,597 | $73,099 | 26.2% |
| 4. Santa Barbara, CA | $2,050 | $95,977 | 25.6% |
| 5. Los Angeles, CA | $1,987 | $93,525 | 25.5% |
How do rents compare with home prices?
By WealthyBud’s estimate, the median list price equals 27.5 years of median gross rent across 923 metros. The estimate divides September 2026 Realtor.com list prices by 2023 ACS 5-year (2019–2023) Census rents, two different periods, so treat it as a rough guide. It describes the gap and does not say whether to rent or buy.
15. Median price-to-rent estimate: 27.5
WealthyBud divides each metro’s median list price (September 2026, Realtor.com) by 12 times its median gross rent. Prices are September 2026 asking prices; rents are 2019–2023 survey medians (WealthyBud data · 923 metros · 2023 ACS 5-year · September 2026).
16. Santa Barbara, CA has the highest ratio: 69.9
That pairs a $1.72M median list price with $2,050 rent. The lowest among metros of 100,000 or more people is Johnstown, PA at 13.6. 134 of 396 metros exceed 30, and 34 fall below 20 (WealthyBud data · 396 metros of 100,000 or more people · 2023 ACS 5-year · September 2026).
For the same pricing gap seen through yields, see rental property statistics; for the owning-versus-renting comparison, see rent vs. buy statistics.
What this means for renters and investors
For renters, compare rent with local income, not the national number. The ratio table shows where rent takes more of local pay. Vacancy matters too; see rental vacancy statistics.
For investors, use rent figures that match the unit. ACS medians cover all unit sizes; a two-bedroom FMR is a lower program standard. Check local listings before underwriting a deal in San Jose, CA, then use the cash flow dashboard.
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