Rent is the largest monthly expense for the 44 million renter households in America. Prices vary dramatically by state — from under $800/month in some areas to over $2,300 in the most expensive markets.
Average Rent by State (2026)
| State | 1-Bedroom | 2-Bedroom | % of Avg. Income |
|---|---|---|---|
| Alabama | $850 | $980 | 19.1% |
| Alaska | $1,150 | $1,380 | 19.7% |
| Arizona | $1,250 | $1,480 | 23.8% |
| Arkansas | $780 | $920 | 18.3% |
| California | $2,200 | $2,680 | 34.3% |
| Colorado | $1,550 | $1,880 | 25.8% |
| Connecticut | $1,450 | $1,720 | 23.6% |
| Delaware | $1,200 | $1,420 | 21.8% |
| Florida | $1,550 | $1,850 | 30.9% |
| Georgia | $1,250 | $1,450 | 24.5% |
| Hawaii | $2,350 | $2,850 | 43.4% |
| Idaho | $1,100 | $1,280 | 23.7% |
| Illinois | $1,250 | $1,480 | 22.3% |
| Indiana | $900 | $1,080 | 19.1% |
| Iowa | $850 | $1,020 | 18.1% |
| Kansas | $880 | $1,050 | 18.8% |
| Kentucky | $850 | $1,000 | 18.9% |
| Louisiana | $900 | $1,070 | 20.2% |
| Maine | $1,200 | $1,420 | 24.0% |
| Maryland | $1,500 | $1,780 | 24.5% |
| Massachusetts | $2,150 | $2,580 | 32.1% |
| Michigan | $1,000 | $1,180 | 19.8% |
| Minnesota | $1,150 | $1,380 | 20.7% |
| Mississippi | $780 | $920 | 19.7% |
| Missouri | $950 | $1,120 | 19.8% |
| Montana | $1,050 | $1,250 | 22.5% |
| Nebraska | $900 | $1,080 | 18.6% |
| Nevada | $1,300 | $1,550 | 26.5% |
| New Hampshire | $1,400 | $1,650 | 25.4% |
| New Jersey | $1,650 | $1,980 | 26.8% |
| New Mexico | $950 | $1,120 | 19.8% |
| New York | $1,850 | $2,200 | 28.2% |
| North Carolina | $1,150 | $1,350 | 23.1% |
| North Dakota | $850 | $1,020 | 17.3% |
| Ohio | $900 | $1,080 | 18.0% |
| Oklahoma | $820 | $980 | 18.4% |
| Oregon | $1,450 | $1,720 | 26.1% |
| Pennsylvania | $1,100 | $1,300 | 21.3% |
| Rhode Island | $1,350 | $1,600 | 24.3% |
| South Carolina | $1,050 | $1,230 | 23.2% |
| South Dakota | $820 | $980 | 18.5% |
| Tennessee | $1,100 | $1,300 | 23.6% |
| Texas | $1,200 | $1,450 | 23.5% |
| Utah | $1,300 | $1,550 | 25.5% |
| Vermont | $1,250 | $1,480 | 23.9% |
| Virginia | $1,400 | $1,650 | 24.0% |
| Washington | $1,650 | $1,980 | 25.3% |
| West Virginia | $750 | $880 | 17.2% |
| Wisconsin | $1,000 | $1,180 | 20.2% |
| Wyoming | $850 | $1,020 | 17.6% |
Most Affordable States for Renters
| Rank | State | 1-BR Rent | % of Income |
|---|---|---|---|
| 1 | West Virginia | $750 | 17.2% |
| 2 | North Dakota | $850 | 17.3% |
| 3 | Wyoming | $850 | 17.6% |
| 4 | Ohio | $900 | 18.0% |
| 5 | Iowa | $850 | 18.1% |
Most Expensive States for Renters
| Rank | State | 1-BR Rent | % of Income |
|---|---|---|---|
| 1 | Hawaii | $2,350 | 43.4% |
| 2 | California | $2,200 | 34.3% |
| 3 | Massachusetts | $2,150 | 32.1% |
| 4 | Florida | $1,550 | 30.9% |
| 5 | New York | $1,850 | 28.2% |
Rent vs. Mortgage Payment by State
In some states, monthly mortgage payments are similar to or even lower than rent. In others, the gap is enormous:
| State | Avg. 1-BR Rent | Avg. Mortgage Payment | Difference |
|---|---|---|---|
| Mississippi | $780 | $920 | +$140 |
| Texas | $1,200 | $1,650 | +$450 |
| Ohio | $900 | $1,180 | +$280 |
| Florida | $1,550 | $2,350 | +$800 |
| California | $2,200 | $3,800 | +$1,600 |
| New York | $1,850 | $2,900 | +$1,050 |
Note: Mortgage payments include principal, interest, taxes, and insurance (PITI) for a median-priced home with 20% down.
The 30% Rule: How Much Should You Spend on Rent?
The traditional guideline suggests spending no more than 30% of gross income on housing. Here’s what that means at different income levels:
| Annual Income | Monthly Gross | 30% Max Rent | Affordable in… |
|---|---|---|---|
| $35,000 | $2,917 | $875 | Midwest, South |
| $50,000 | $4,167 | $1,250 | Most states except coast |
| $75,000 | $6,250 | $1,875 | All but CA, HI, MA |
| $100,000 | $8,333 | $2,500 | Everywhere |
In 2026, approximately 50% of American renters spend more than 30% of their income on rent, making them “cost-burdened” by HUD’s definition.
Rent Trends: 2020 to 2026
National average rent has increased significantly:
| Year | National Avg. 1-BR | YoY Change |
|---|---|---|
| 2020 | $1,165 | -1.2% |
| 2021 | $1,310 | +12.4% |
| 2022 | $1,430 | +9.2% |
| 2023 | $1,485 | +3.8% |
| 2024 | $1,510 | +1.7% |
| 2025 | $1,540 | +2.0% |
| 2026 | $1,560 | +1.3% |
Rent growth has moderated from the post-pandemic surge but remains above pre-2020 levels.
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