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Average Rent by State (2026): Full Ranking + Income You Need

Q: Which state has the highest average rent?

Massachusetts has the highest average apartment rent at about $2,841 per month, followed by California ($2,619), New York ($2,464), Washington D.C. ($2,452), and New Jersey ($2,413). These states combine dense job markets, limited housing supply, and high land costs — the classic recipe for expensive rent.

Q: Which state has the cheapest rent?

Oklahoma has the lowest average apartment rent at about $1,059 per month, followed by Arkansas ($1,128), North Dakota ($1,162), South Dakota ($1,201), and Iowa ($1,226). The cheapest rental markets are concentrated in the central US, where land is plentiful and demand is lower than on the coasts.

Q: How much income do you need to afford rent?

The common '30% rule' says rent should not exceed 30% of gross income. To find the income you need, multiply monthly rent by 40. For the national average of about $1,750, that's roughly $70,000 a year. In the most expensive state, Massachusetts, affording the average rent under this rule takes about $113,600 a year.

📅 Updated August 2026 ⏱ 8 min read ✍️ By Mike Van Kempen 📊 Source: RentCafe / Rent Data

The average American apartment rents for about $1,750 a month — but that figure hides a huge gap. In Massachusetts, the average is $2,841; in Oklahoma, it's $1,059. Below is every state ranked from most to least expensive, plus the annual income you'd need to afford it under the classic 30% rule. See more in our Personal Finance Statistics Hub →

Average Rent by State — Full Ranking

The "income needed" column applies the 30% rule: housing shouldn't exceed 30% of gross income. To get it yourself, multiply monthly rent by 40. Figures reflect average apartment rents across all bedroom sizes.

#	State	Avg. Rent / mo	Income Needed (30% rule)
1	Massachusetts	$2,841	$113,640
2	California	$2,619	$104,760
3	New York	$2,464	$98,560
4	Washington, D.C.	$2,452	$98,080
5	New Jersey	$2,413	$96,520
6	Rhode Island	$2,178	$87,120
7	New Hampshire	$2,138	$85,520
8	Connecticut	$2,130	$85,200
9	Illinois	$2,027	$81,080
10	Washington	$2,023	$80,920
11	Virginia	$1,969	$78,760
12	Florida	$1,962	$78,480
13	Maryland	$1,872	$74,880
14	Colorado	$1,815	$72,600
15	Pennsylvania	$1,778	$71,120
16	Oregon	$1,728	$69,120
17	Montana	$1,706	$68,240
18	Delaware	$1,679	$67,160
19	Idaho	$1,652	$66,080
20	Georgia	$1,637	$65,480
21	Minnesota	$1,636	$65,440
22	South Carolina	$1,611	$64,440
23	Utah	$1,603	$64,120
24	Wisconsin	$1,593	$63,720
25	Arizona	$1,562	$62,480
26	North Carolina	$1,549	$61,960
27	Tennessee	$1,526	$61,040
28	Nevada	$1,518	$60,720
29	Texas	$1,438	$57,520
30	Michigan	$1,400	$56,000
31	New Mexico	$1,388	$55,520
32	Nebraska	$1,336	$53,440
33	Missouri	$1,334	$53,360
34	Ohio	$1,334	$53,360
35	Mississippi	$1,324	$52,960
36	Indiana	$1,323	$52,920
37	Kentucky	$1,322	$52,880
38	Kansas	$1,316	$52,640
39	Alabama	$1,315	$52,600
40	Louisiana	$1,248	$49,920
41	Iowa	$1,226	$49,040
42	South Dakota	$1,201	$48,040
43	North Dakota	$1,162	$46,480
44	Arkansas	$1,128	$45,120
45	Oklahoma	$1,059	$42,360

Source: average apartment rents from RentCafe / Rent Data (2025 data), compiled via World Population Review. Alaska, Hawaii, Maine, Vermont, West Virginia, and Wyoming were not included in this dataset. Income figures are calculated by TopMoneyApps using the 30% rule (monthly rent × 40).

📌 Key Insight

The most expensive state costs 2.7x the cheapest — Massachusetts renters pay $2,841 while Oklahoma renters pay $1,059. That single difference is worth about $21,000 a year, or roughly a $70,000 salary gap once you apply the 30% rule. For remote workers, relocating from a coastal state to the central US is one of the largest, fastest wealth-building moves available — the money that would have gone to rent can go straight into investments instead.

Most Expensive vs. Cheapest States

Most Expensive

Massachusetts

$2,841/mo — needs ~$113,600 income. Boston's job market and tight supply drive costs.

#2 Priciest

California

$2,619/mo — needs ~$104,800. Coastal metros push the statewide average sky-high.

Cheapest

Oklahoma

$1,059/mo — needs ~$42,400. Plentiful land and lower demand keep rents low.

#2 Cheapest

Arkansas

$1,128/mo — needs ~$45,100. The central US dominates the affordable end.

The 30% Rule — and What to Do If You Can't Hit It

The 30% rule says your rent shouldn't exceed 30% of your gross (pre-tax) income. It's a guardrail, not a law — but consistently spending more leaves too little for saving, investing, and emergencies. Households above 30% are officially "cost-burdened," and in the priciest states that describes the majority of renters.

If the math doesn't work where you live, your realistic levers are:

Split the cost. A roommate can cut your effective rent 40–50% overnight.
Move to a cheaper metro or state. The single biggest housing lever — especially for remote workers.
Raise income. A raise or job switch changes the 30% ceiling more than any coupon ever will.
Tighten every other category. A budgeting app shows exactly how much rent is leaving for everything else.

Why Rent Keeps Rising

Rents climb when demand outpaces supply — and the US has been chronically short on housing for years. High home prices keep would-be buyers stuck renting, household formation keeps growing, and new construction has lagged behind population needs. The result is upward pressure on rent in nearly every state, with the sharpest increases in fast-growing Sun Belt and mountain-west markets.

Keep Rent From Eating Your Budget

The best budgeting apps track your rent-to-income ratio automatically and show where your money actually goes — so housing doesn't crowd out saving and investing.

See the Best Budgeting Apps → Emergency Fund Calculator

Frequently Asked Questions

What is the average rent in the US in 2026? ▼

The national average apartment rent is roughly $1,750 a month in 2026, with the median one-bedroom around $1,550. State averages range from about $1,059 in Oklahoma to $2,841 in Massachusetts. Rent absorbs roughly a third of income for the typical renter.

Which state has the highest average rent? ▼

Massachusetts, at about $2,841 per month, followed by California ($2,619), New York ($2,464), Washington D.C. ($2,452), and New Jersey ($2,413). Dense job markets, tight supply, and high land costs drive these figures.

Which state has the cheapest rent? ▼

Oklahoma, at about $1,059 per month, followed by Arkansas ($1,128), North Dakota ($1,162), South Dakota ($1,201), and Iowa ($1,226). The most affordable rental markets are concentrated in the central US.

How much income do you need to afford rent? ▼

Under the 30% rule, multiply monthly rent by 40. For the national average of about $1,750, that's roughly $70,000 a year. In the most expensive state, Massachusetts, affording the average rent takes about $113,600 a year.

Is the 30% rule on rent realistic in 2026? ▼

It's a useful guardrail, but in high-cost states many renters spend 40–50% of income on housing and are "cost-burdened." If you can't hit 30%, the levers are getting a roommate, moving to a cheaper metro, boosting income, or cutting other categories. A budgeting app makes the trade-offs visible.