Average Rent by State (2027) — HUD Fair Market Rents
HUD's FY 2027 Fair Market Rents put the average two-bedroom rent between $1,039 (West Virginia) and $2,632 (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 2026" 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 2026 |
|---|---|---|---|---|
| Alabama | $1,170 | $921 – $1,434 | 55 | +8.3% |
| Alaska | $1,519 | $1,030 – $2,394 | 30 | -3.0% |
| Arizona | $1,616 | $1,038 – $1,734 | 14 | -5.3% |
| Arkansas | $1,061 | $909 – $1,301 | 68 | -0.6% |
| California | $2,632 | $1,084 – $4,254 | 51 | -1.4% |
| Colorado | $1,916 | $1,014 – $2,766 | 55 | +2.7% |
| Connecticut | $2,033 | $1,560 – $2,399 | 8 | +0.3% |
| Delaware | $1,727 | $1,498 – $1,860 | 3 | +5.0% |
| District of Columbia | $2,438 | $2,438 – $2,438 | 1 | +8.5% |
| Florida | $1,962 | $953 – $2,564 | 52 | +1.6% |
| Georgia | $1,528 | $1,002 – $1,762 | 112 | -1.6% |
| Hawaii | $2,467 | $2,081 – $2,656 | 5 | -3.0% |
| Idaho | $1,367 | $1,014 – $1,673 | 40 | -2.7% |
| Illinois | $1,724 | $930 – $2,341 | 83 | +10.8% |
| Indiana | $1,302 | $1,014 – $1,536 | 73 | +5.4% |
| Iowa | $1,113 | $927 – $1,450 | 92 | +1.3% |
| Kansas | $1,212 | $961 – $1,546 | 94 | +7.8% |
| Kentucky | $1,155 | $909 – $1,442 | 101 | +4.5% |
| Louisiana | $1,161 | $892 – $1,480 | 45 | +2.9% |
| Maine | $1,714 | $1,175 – $2,376 | 19 | +3.8% |
| Maryland | $2,103 | $1,014 – $2,438 | 15 | +7.4% |
| Massachusetts | $2,566 | $1,659 – $3,583 | 20 | +2.8% |
| Michigan | $1,361 | $1,014 – $1,804 | 77 | +3.8% |
| Minnesota | $1,507 | $1,014 – $1,734 | 73 | +2.0% |
| Mississippi | $1,087 | $905 – $1,316 | 76 | +5.1% |
| Missouri | $1,250 | $962 – $1,546 | 95 | +9.8% |
| Montana | $1,529 | $1,014 – $2,109 | 55 | +0.3% |
| Nebraska | $1,260 | $1,014 – $1,450 | 90 | +6.1% |
| Nevada | $1,672 | $1,014 – $1,837 | 16 | -2.8% |
| New Hampshire | $2,010 | $1,195 – $3,008 | 14 | -1.4% |
| New Jersey | $2,268 | $1,704 – $2,792 | 11 | +1.7% |
| New Mexico | $1,282 | $1,014 – $1,874 | 30 | -1.0% |
| New York | $2,402 | $1,014 – $2,971 | 39 | +1.3% |
| North Carolina | $1,441 | $1,012 – $1,866 | 83 | +3.5% |
| North Dakota | $1,102 | $1,014 – $1,858 | 51 | +2.4% |
| Ohio | $1,273 | $1,003 – $1,607 | 68 | +4.3% |
| Oklahoma | $1,127 | $916 – $1,264 | 69 | +0.3% |
| Oregon | $1,691 | $1,014 – $1,893 | 31 | -1.4% |
| Pennsylvania | $1,528 | $1,014 – $1,860 | 52 | +3.5% |
| Rhode Island | $1,911 | $1,832 – $2,507 | 3 | +8.6% |
| South Carolina | $1,391 | $885 – $2,010 | 38 | +3.2% |
| South Dakota | $1,187 | $1,014 – $1,430 | 63 | +9.0% |
| Tennessee | $1,381 | $995 – $1,798 | 72 | +3.3% |
| Texas | $1,488 | $1,014 – $1,817 | 215 | -2.3% |
| Utah | $1,493 | $1,014 – $2,153 | 26 | -4.5% |
| Vermont | $1,773 | $1,167 – $2,165 | 12 | +8.8% |
| Virginia | $1,792 | $943 – $2,438 | 64 | +3.5% |
| Washington | $2,044 | $1,058 – $2,549 | 35 | +1.7% |
| West Virginia | $1,039 | $944 – $1,505 | 49 | +4.2% |
| Wisconsin | $1,251 | $1,014 – $1,734 | 65 | 0.0% |
| Wyoming | $1,094 | $999 – $1,683 | 23 | +2.5% |
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 2027 Fair Market Rents, county-level file, 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, 2026 through September 30, 2027; this page was last regenerated from HUD's file on 2026-09-01. 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.
Put the numbers to work
- Rental profitability calculator — test a property's cash flow against the FMR for its county.
- Rent increase notice creator — raising rent toward market? Generate a compliant notice for your state.
- Landlord Operations Bundle — our paid ($19) rent ledger, expense tracker, and turnover toolkit.