Median Rent by State: 2026 Rankings and Key Trends

Median rent is one of the clearest indicators of housing affordability in the United States. According to the latest Census Bureau American Community Survey data compiled by GeoStat.org, California has the highest median gross rent among states at $2,104 per month, while West Virginia has the lowest at $876. The gap of more than $1,200 per month between the top and bottom states underscores how location shapes renters’ budgets, with coastal and Western states generally facing the steepest costs.

Key Numbers

• Highest state median rent: California, $2,104
• Lowest state median rent: West Virginia, $876
• Median state-level median rent: $1,302
• Second-highest state: Hawaii, $2,087
• District of Columbia: $1,954
• U.S. median gross rent (2023): $1,406
• U.S. rent-to-income ratio (2023): 31.0%
• Highest rent-to-income ratio: Florida, 36.2%

Explanation

Median gross rent is the midpoint monthly housing cost for renter-occupied housing units. It includes the contract rent plus estimated monthly utility costs such as electricity, gas, water, and sewer. Because it is a median, half of all renter households pay more and half pay less, making it a robust measure of the typical rent burden in a state.

State medians vary widely because local housing markets are shaped by different economic and geographic forces. States with strong job growth, limited developable land, and high construction costs—such as California, Hawaii, and Massachusetts—tend to have the highest rents. In contrast, states with more available land, lower population density, and weaker demand—such as West Virginia—have much lower median rents.

Affordability is not just about the dollar amount. A state with a lower median rent can still be unaffordable if incomes are also low. The U.S. Department of Housing and Urban Development considers households that spend more than 30% of income on housing to be cost-burdened. In 2023, the national median rent consumed 31.0% of household income, and several states exceeded 33%.

Definition

Median gross rent is the monthly housing cost that divides renter households into two equal groups: half pay more than the median and half pay less. It includes contract rent—the amount paid to the landlord—plus estimated monthly utility costs for electricity, gas, water, sewer, and other fuels. The measure covers all renter-occupied housing units, including apartments, single-family homes, and mobile homes, regardless of when the lease was signed.

How the Statistic Is Calculated

The U.S. Census Bureau collects rent and utility data through the American Community Survey (ACS). For each renter household, gross rent is calculated by adding the monthly contract rent and the estimated cost of utilities. The median is then the middle value when all gross rents are ranked from lowest to highest. Unlike an average, the median is not distorted by a small number of extremely expensive or extremely cheap units.

State-level estimates are direct survey estimates with margins of error. The ACS 1-year estimates are released annually for areas with populations of 65,000 or more, which includes every state and the District of Columbia. The most recent 1-year estimates are for 2024, released in September 2025.

State Comparison

The spread between the most and least expensive states is substantial. California’s median rent of $2,104 is nearly 2.4 times West Virginia’s $876. The top of the ranking is dominated by coastal states and the District of Columbia, while lower-cost states are concentrated in Appalachia, the South, and parts of the Midwest.

Florida ($1,728), Nevada ($1,609), and Connecticut ($1,600) also rank among the more expensive states, while Texas ($1,435) and Georgia ($1,406) sit closer to the middle.

Ranking Table

The table below shows the ten highest median rents among states and the District of Columbia, based on the latest ACS data compiled by GeoStat.org. The full 50-state ranking is available from the source, but these top entries illustrate the concentration of high rents in coastal and high-demand markets.

Note: The median state-level median rent is $1,302, meaning half of states have median rents above this figure and half below.

National Comparison

Nationally, the median gross rent for all renter-occupied units was $1,406 in 2023, according to the Hawaii State Data Book’s compilation of ACS data. That same year, U.S. renters spent 31.0% of their household income on rent, just above the 30% affordability threshold. The median state-level median of $1,302 in the latest data is lower than the national median because it treats each state equally rather than weighting by population; large, high-rent states such as California and New York pull the national figure upward.

Rent-to-income ratios vary even more than dollar amounts. In 2023, Florida had the highest ratio at 36.2%, followed by Nevada at 34.0% and Louisiana at 33.5%. California and Hawaii, despite having the highest dollar rents, had ratios of 33.2% and 33.1%, respectively, because incomes in those states are also relatively high.

Why It Matters

Rent is typically the largest single monthly expense for renter households, which make up about one-third of U.S. households. When rent consumes more than 30% of income, households are considered cost-burdened, leaving less money for food, healthcare, transportation, and savings. Severe cost burdens—above 50% of income—are associated with higher eviction risk, housing instability, and homelessness.

State-level rent comparisons help policymakers, researchers, and renters understand where housing affordability is most strained. They also inform decisions about minimum wage levels, housing subsidies, zoning reform, and rental assistance programs. For individuals, knowing the median rent by state can guide relocation and budget planning.

Factors Behind the Trend

Several forces drive the wide variation in state median rents:

• Job and wage growth: States with booming technology, finance, and professional services sectors attract workers who can pay higher rents, bidding up prices.
• Housing supply and land constraints: Coastal states and islands have limited developable land, strict zoning, and high construction costs, restricting new supply.
• Population migration: In-migration to Sun Belt states such as Florida, Arizona, and Nevada has increased demand, while slower-growing states have less pressure.
• Tourism and short-term rentals: Hawaii, Nevada, and Florida have large tourism sectors that compete with long-term renters for housing.
• Local taxes and regulation: Property taxes, rent control policies, and building codes affect the cost of providing rental housing.

Limitations of the Data

ACS estimates are based on a sample of households and carry margins of error, which are larger for smaller states. The median rent reflects the stock of existing leases, including long-term tenants who may pay below current market rates, so it can lag behind asking rents for new leases. It also does not adjust for unit size, quality, location within a state, or amenities.

Median rent is a useful summary, but it does not capture the full distribution of rents or the experience of renters searching for a new home today.

Additionally, the data are reported in current dollars and are not adjusted for inflation, so year-over-year comparisons should account for price changes.

Methodology

The primary source for median rent by state is the U.S. Census Bureau’s American Community Survey, table B25064, which reports median gross rent for renter-occupied housing units. The 2024 ACS 1-year estimates were released in September 2025 and are the latest available. GeoStat.org and CalcFi compile state rankings from this table. The Hawaii State Data Book provides 2023 rent-to-income ratios from ACS data. All figures are in current U.S. dollars.

Source & Data Date

Primary source: U.S. Census Bureau, American Community Survey, table B25064 (median gross rent), 2024 1-year estimates released September 2025, as compiled by GeoStat.org and CalcFi. Additional 2023 rent-to-income data are from the Hawaii State Data Book, Table 14.08. Data accessed September 9, 2026.