Landlord Atlas

Average Rent by State (2026) — HUD Fair Market Rents

HUD's FY 2026 Fair Market Rents put the average two-bedroom rent between $995 (West Virginia) and $2,674 (California) per month depending on the state — pick a state below for every metro area and county.

Fair Market Rent (FMR) is the U.S. Department of Housing and Urban Development's annual estimate of what a modest rental unit costs in each local market — set at the 40th percentile of gross rents (rent plus tenant-paid utilities) for recent movers. HUD publishes FMRs every fiscal year for studio through four-bedroom units, for every metropolitan area and non-metro county in the country. They take effect each October 1 and drive Section 8 / Housing Choice Voucher payment standards.

For an independent landlord, FMRs are a free, government-published sanity check: how does your asking rent compare with the federal benchmark for your county? They're also the starting point if you're considering accepting voucher tenants. Note what they are not: FMRs are not asking-rent averages and often trail fast-moving markets — treat them as a benchmark, not a price list.

Typical two-bedroom FMR by state

"Typical 2 BR" is the population-weighted average across the state's FMR areas; "vs FY 2025" compares that average with last year's rents for the same areas. Click a state for the full table — every area, studio through 4-bedroom.

State Typical 2 BR 2 BR range across areas FMR areas vs FY 2025
Alabama $1,079 $776 – $1,345 55 +1.3%
Alaska $1,569 $973 – $2,191 30 +2.8%
Arizona $1,706 $1,129 – $1,921 14 -3.9%
Arkansas $1,064 $880 – $1,347 68 +9.2%
California $2,674 $1,108 – $4,214 51 +5.7%
Colorado $1,866 $973 – $2,467 55 -0.9%
Connecticut $2,027 $1,601 – $2,511 20 +13.2%
Delaware $1,648 $1,399 – $1,810 3 0.0%
District of Columbia $2,246 $2,246 – $2,246 1 -2.9%
Florida $1,933 $973 – $2,504 52 +2.0%
Georgia $1,550 $973 – $1,820 112 +1.3%
Hawaii $2,545 $2,076 – $2,642 5 +0.6%
Idaho $1,404 $973 – $1,655 40 -2.6%
Illinois $1,556 $916 – $2,050 83 +2.0%
Indiana $1,234 $956 – $1,473 73 +8.4%
Iowa $1,097 $919 – $1,368 92 +6.8%
Kansas $1,122 $877 – $1,426 94 +3.8%
Kentucky $1,105 $866 – $1,353 101 +0.8%
Louisiana $1,127 $834 – $1,331 45 -3.6%
Maine $1,650 $1,224 – $2,202 19 +13.7%
Maryland $1,957 $973 – $2,246 15 -4.0%
Massachusetts $2,495 $1,527 – $3,138 20 +5.5%
Michigan $1,310 $973 – $1,656 77 +4.5%
Minnesota $1,478 $973 – $1,709 73 +2.5%
Mississippi $1,033 $842 – $1,288 76 -4.2%
Missouri $1,138 $888 – $1,358 95 +2.7%
Montana $1,522 $973 – $2,154 55 +3.2%
Nebraska $1,186 $961 – $1,368 90 +7.1%
Nevada $1,719 $985 – $1,870 16 +1.3%
New Hampshire $2,038 $1,287 – $2,941 14 +12.4%
New Jersey $2,229 $1,673 – $2,763 11 +8.9%
New Mexico $1,294 $973 – $1,740 30 +8.6%
New York $2,374 $973 – $2,910 39 +5.6%
North Carolina $1,389 $925 – $1,835 83 -0.1%
North Dakota $1,075 $873 – $1,534 51 +6.2%
Ohio $1,219 $973 – $1,433 68 +6.1%
Oklahoma $1,122 $937 – $1,244 69 +4.0%
Oregon $1,716 $1,008 – $1,922 31 +1.3%
Pennsylvania $1,474 $973 – $1,810 52 +3.9%
Rhode Island $1,761 $1,721 – $2,314 3 +7.0%
South Carolina $1,344 $902 – $1,816 38 +0.3%
South Dakota $1,088 $929 – $1,336 63 +10.8%
Tennessee $1,335 $925 – $1,730 72 -3.0%
Texas $1,520 $973 – $1,931 215 +1.1%
Utah $1,566 $973 – $2,185 26 +4.3%
Vermont $1,629 $1,007 – $2,140 12 +7.7%
Virginia $1,729 $914 – $2,246 64 -0.8%
Washington $2,011 $973 – $2,501 35 -2.8%
West Virginia $995 $869 – $1,573 49 +1.5%
Wisconsin $1,250 $973 – $1,709 65 +6.6%
Wyoming $1,067 $963 – $1,653 23 +2.4%

Download the full national table as CSV — every HUD FMR area in all 50 states + DC, studio through 4-bedroom, with county lists and year-over-year change.

About this data

Source: HUD FY 2026 Fair Market Rents, county-level file (revised), published at huduser.gov — a U.S. government work in the public domain. Figures are republished here unmodified; the only computed values are the population-weighted state averages, the min–max ranges, and year-over-year comparisons, using the county populations in HUD's file. FMRs are effective October 1, 2025 through September 30, 2026; this page was last regenerated from HUD's file on 2026-07-20. In the six New England states HUD defines rent areas by town rather than county; state pages note this where it applies. U.S. territories are not covered. Full method notes: how the rent figures are computed.

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