Average Rent in Massachusetts (2026) — HUD Fair Market Rents
The average two-bedroom rent in Massachusetts is $2,495 per month by HUD's FY 2026 Fair Market Rent data (population-weighted); two-bedroom FMRs range from $1,527 to $3,138 across 20 rent areas.
Fair Market Rent is HUD's annual estimate of what a modest rental costs in each local market — the 40th percentile of gross rents (rent plus tenant-paid utilities) for recent movers, published for studio through four-bedroom units and used to set Section 8 / Housing Choice Voucher payment standards. FMRs are a federal benchmark, not an asking-rent average: use them to sanity-check your pricing (statewide, Massachusetts's typical two-bedroom FMR moved +5.5% versus FY 2025).
Note: in Massachusetts, as in the rest of New England, HUD defines rent areas by town (county subdivision) rather than by county — expand an area's town list to find yours.
All 20 Massachusetts FMR areas
Sorted by two-bedroom rent, highest first. 17 metro areas; the rest are non-metro town areas. "vs FY 2025" is the two-bedroom change from last year's FMR for the same area.
| Area | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2 BR vs FY 2025 |
|---|---|---|---|---|---|---|
| Nantucket County, MA Non-metro | $2,409 | $2,425 | $3,138 | $4,143 | $5,260 | +10.4% |
Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area Metro 112 townsActon town · Amesbury Town city · Arlington town · Ashby town · Ashland town · Ayer town · Bedford town · Bellingham town · Belmont town · Beverly city · Boston city · Boxborough town · Braintree Town city · Brookline town · Burlington town · Cambridge city · Canton town · Carlisle town · Carver town · Chelsea city · Cohasset town · Concord town · Danvers town · Dedham town · Dover town · Duxbury town · Essex town · Everett city · Foxborough town · Framingham city · Franklin Town city · Gloucester city · Hamilton town · Hanover town · Hingham town · Holbrook town · Holliston town · Hopkinton town · Hudson town · Hull town · Ipswich town · Kingston town · Lexington town · Lincoln town · Littleton town · Lynn city · Lynnfield town · Malden city · Manchester-by-the-Sea town · Marblehead town · Marlborough city · Marshfield town · Maynard town · Medfield town · Medford city · Medway town · Melrose city · Middleton town · Millis town · Milton town · Nahant town · Natick town · Needham town · Newbury town · Newburyport city · Newton city · Norfolk town · North Reading town · Norwell town · Norwood town · Peabody city · Pembroke town · Plainville town · Plymouth town · Quincy city · Randolph city · Reading town · Revere city · Rockland town · Rockport town · Rowley town · Salem city · Salisbury town · Saugus town · Scituate town · Sharon town · Sherborn town · Shirley town · Somerville city · Stoneham town · Stoughton town · Stow town · Sudbury town · Swampscott town · Topsfield town · Townsend town · Wakefield town · Walpole town · Waltham city · Wareham town · Watertown city · Wayland town · Wellesley town · Wenham town · Weston town · Westwood town · Weymouth Town city · Wilmington town · Winchester town · Winthrop Town city · Woburn city · Wrentham town | $2,359 | $2,476 | $2,941 | $3,526 | $3,894 | +3.7% |
Easton-Raynham, MA HUD Metro FMR Area Metro 2 townsEaston town · Raynham town | $1,931 | $1,943 | $2,550 | $3,057 | $3,679 | +6.1% |
Barnstable Town, MA MSA Metro 15 townsBarnstable Town city · Bourne town · Brewster town · Chatham town · Dennis town · Eastham town · Falmouth town · Harwich town · Mashpee town · Orleans town · Provincetown town · Sandwich town · Truro town · Wellfleet town · Yarmouth town | $1,834 | $1,846 | $2,422 | $2,985 | $3,428 | +3.2% |
Lowell, MA HUD Metro FMR Area Metro 10 townsBillerica town · Chelmsford town · Dracut town · Dunstable town · Groton town · Lowell city · Pepperell town · Tewksbury town · Tyngsborough town · Westford town | $1,621 | $1,792 | $2,351 | $2,819 | $3,113 | +4.9% |
Brockton, MA HUD Metro FMR Area Metro 15 townsAbington town · Avon town · Bridgewater city · Brockton city · East Bridgewater town · Halifax town · Hanson town · Lakeville town · Marion town · Mattapoisett town · Middleborough town · Plympton town · Rochester town · West Bridgewater town · Whitman town | $1,631 | $1,761 | $2,311 | $2,889 | $3,060 | +7.2% |
Lawrence, MA-NH HUD Metro FMR Area Metro 10 townsAndover town · Boxford town · Georgetown town · Groveland town · Haverhill city · Lawrence city · Merrimac town · Methuen city · North Andover town · West Newbury town | $1,565 | $1,730 | $2,270 | $2,722 | $3,006 | +15.6% |
Eastern Worcester County, MA HUD Metro FMR Area Metro 11 townsBerlin town · Blackstone town · Bolton town · Harvard town · Hopedale town · Lancaster town · Mendon town · Milford town · Millville town · Southborough town · Upton town | $1,493 | $1,651 | $2,166 | $3,012 | $3,380 | +5.5% |
Dukes County, MA Non-metro 7 townsAquinnah town · Chilmark town · Edgartown town · Gosnold town · Oak Bluffs town · Tisbury town · West Tisbury town | $1,623 | $1,633 | $2,143 | $2,980 | $3,164 | -3.6% |
Taunton-Mansfield-Norton, MA HUD Metro FMR Area Metro 5 townsBerkley town · Dighton town · Mansfield town · Norton town · Taunton city | $1,433 | $1,584 | $2,078 | $2,562 | $2,751 | +9.4% |
Worcester, MA HUD Metro FMR Area Metro 33 townsAuburn town · Barre town · Boylston town · Brookfield town · Charlton town · Clinton town · Douglas town · Dudley town · East Brookfield town · Grafton town · Holden town · Leicester town · Millbury town · North Brookfield town · Northborough town · Northbridge town · Oakham town · Oxford town · Paxton town · Princeton town · Rutland town · Shrewsbury town · Southbridge Town city · Spencer town · Sterling town · Sturbridge town · Sutton town · Uxbridge town · Webster town · West Boylston town · West Brookfield town · Westborough town · Worcester city | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 | +10.9% |
Amherst Town-Northampton, MA MSA Metro 20 townsAmherst Town city · Belchertown town · Chesterfield town · Cummington town · Easthampton Town city · Goshen town · Granby town · Hadley town · Hatfield town · Huntington town · Middlefield town · Northampton city · Pelham town · Plainfield town · South Hadley town · Southampton town · Ware town · Westhampton town · Williamsburg town · Worthington town | $1,382 | $1,580 | $2,004 | $2,504 | $2,702 | — |
Franklin County, MA Non-metro 26 townsAshfield town · Bernardston town · Buckland town · Charlemont town · Colrain town · Conway town · Deerfield town · Erving town · Gill town · Greenfield city · Hawley town · Heath town · Leverett town · Leyden town · Monroe town · Montague town · New Salem town · Northfield town · Orange town · Rowe town · Shelburne town · Shutesbury town · Sunderland town · Warwick town · Wendell town · Whately town | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 | — |
Fitchburg-Leominster, MA HUD Metro FMR Area Metro 8 townsAshburnham town · Fitchburg city · Gardner city · Leominster city · Lunenburg town · Templeton town · Westminster town · Winchendon town | $1,206 | $1,410 | $1,749 | $2,247 | $2,637 | +5.3% |
Springfield, MA MSA Metro 23 townsAgawam Town city · Blandford town · Brimfield town · Chester town · Chicopee city · East Longmeadow town · Granville town · Hampden town · Holland town · Holyoke city · Longmeadow town · Ludlow town · Monson town · Montgomery town · Palmer Town city · Russell town · Southwick town · Springfield city · Tolland town · Wales town · West Springfield Town city · Westfield city · Wilbraham town | $1,219 | $1,382 | $1,734 | $2,127 | $2,296 | +15.9% |
Providence-Fall River, RI-MA HUD Metro FMR Area Metro 8 townsAttleboro city · Fall River city · North Attleborough Town city · Rehoboth town · Seekonk town · Somerset town · Swansea town · Westport town | $1,318 | $1,402 | $1,729 | $2,087 | $2,480 | +7.1% |
Berkshire County, MA (part) HUD Metro FMR Area Metro 22 townsAlford town · Becket town · Clarksburg town · Egremont town · Florida town · Great Barrington town · Hancock town · Monterey town · Mount Washington town · New Ashford town · New Marlborough town · North Adams city · Otis town · Peru town · Sandisfield town · Savoy town · Sheffield town · Tyringham town · Washington town · West Stockbridge town · Williamstown town · Windsor town | $1,250 | $1,302 | $1,709 | $2,206 | $2,867 | +2.1% |
Pittsfield, MA HUD Metro FMR Area Metro 10 townsAdams town · Cheshire town · Dalton town · Hinsdale town · Lanesborough town · Lee town · Lenox town · Pittsfield city · Richmond town · Stockbridge town | $1,245 | $1,269 | $1,626 | $2,109 | $2,577 | +3.5% |
Western Worcester County, MA HUD Metro FMR Area Metro 8 townsAthol town · Hardwick town · Hubbardston town · New Braintree town · Petersham town · Phillipston town · Royalston town · Warren town | $1,096 | $1,200 | $1,532 | $2,131 | $2,570 | +4.8% |
New Bedford, MA HUD Metro FMR Area Metro 5 townsAcushnet town · Dartmouth town · Fairhaven town · Freetown town · New Bedford city | $1,203 | $1,230 | $1,527 | $1,831 | $2,289 | +5.5% |
Download this table as CSV — every area, studio through 4-bedroom, with town 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, republished here unmodified. The typical-rent figure is the population-weighted average across the areas above (county populations from HUD's file); year-over-year comparisons match each area with last year's file by HUD area code. Effective October 1, 2025 through September 30, 2026; last regenerated from HUD's file on 2026-07-20. FMRs cap what a housing authority can pay under the voucher program; your local Public Housing Authority's payment standard may be set between 90% and 110% of FMR. Full method notes: how the rent figures are computed.
Related on Landlord Atlas
- Massachusetts landlord-tenant laws — security deposits, rent increase notice, late fees, and entry rules, cited to statute.
- Rental profitability calculator — test a Massachusetts property's cash flow against its county's FMR.
- Rent increase notice creator — moving rent toward market? Generate a state-aware notice.