How much does rent go up per year?
Nationally, HUD's two-bedroom Fair Market Rent changed by +2.0% from FY2026 to FY2027 (population-weighted across 3,229 counties). Over the longer run, the Census median rent paid by all renters rose +5.9% a year between 2015–2019 and 2020–2024. Individual increases are often larger, and the legal limit depends on the state.
Data: HUD FY2027 Fair Market Rents (effective October 1, 2026), FY2026 income limits (effective May 1, 2026). Census ACS 5-Year 2020–2024 and 2015–2019. Spot-checked against the official sources on November 5, 2026 (results). Last site change: November 8, 2026 (changelog).
What is a normal rent increase?
There is no official “normal”, but two public benchmarks show the range:
- Recent movers (HUD Fair Market Rent): FMRs track what new tenants pay for a standard unit. Between FY2026 and FY2027 the two-bedroom FMR rose in 2,567 counties and fell in 658; the median county changed by +4.2%.
- All renters (Census ACS): the U.S. median gross rent went from $1,062 (2015–2019) to $1,413 (2020–2024), about +5.9% a year. This includes long-term tenants whose rent rises more slowly.
- Legal caps: California, Oregon and Washington cap yearly increases for most housing at about 8–10% (calculator). Rent-controlled units in cities such as New York City, Los Angeles or San Francisco follow much lower yearly percentages.
An increase of 3–5% is in line with these benchmarks in most places; 10% or more is well above them and is not allowed for covered units in the three capped states. Whether a landlord may raise the rent at all depends on the lease and the notice rules: see rent increase laws by state and notice requirements.
Fastest and slowest increases
Population-weighted change of the two-bedroom Fair Market Rent, FY2026 to FY2027. Highest: Vermont (+10.4%), Illinois (+9.8%), Missouri (+9.6%), South Dakota (+9.2%), Alabama (+9.0%). Lowest: Arizona (−5.3%), Utah (−4.3%), Hawaii (−2.9%), Alaska (−2.9%), Nevada (−2.8%).
Rent increase by state
| State | 2 BR FMR change FY2026→2027 | Median rent 2015–2019 | Median rent 2020–2024 | Per year | Statewide cap |
|---|---|---|---|---|---|
| Vermont | +10.4% | $985 | $1,234 | +4.6% | No |
| Illinois | +9.8% | $1,010 | $1,274 | +4.8% | No |
| Missouri | +9.6% | $830 | $1,033 | +4.5% | No |
| South Dakota | +9.2% | $747 | $946 | +4.8% | No |
| Alabama | +9.0% | $792 | $1,007 | +4.9% | No |
| Rhode Island | +8.6% | $1,004 | $1,342 | +6.0% | No |
| District of Columbia | +8.5% | $1,541 | $1,954 | +4.9% | No |
| Kansas | +7.5% | $850 | $1,060 | +4.5% | No |
| Puerto Rico | +7.2% | $478 | $578 | +3.9% | No |
| Maryland | +7.1% | $1,392 | $1,705 | +4.1% | No |
| Nebraska | +6.1% | $833 | $1,072 | +5.2% | No |
| Indiana | +5.6% | $826 | $1,062 | +5.2% | No |
| Mississippi | +5.5% | $780 | $954 | +4.1% | No |
| Delaware | +5.3% | $1,130 | $1,401 | +4.4% | No |
| Kentucky | +4.6% | $763 | $967 | +4.9% | No |
| West Virginia | +4.5% | $725 | $872 | +3.8% | No |
| North Carolina | +4.1% | $907 | $1,228 | +6.2% | No |
| Ohio | +4.0% | $808 | $1,034 | +5.1% | No |
| Michigan | +3.8% | $871 | $1,129 | +5.3% | No |
| Tennessee | +3.6% | $869 | $1,189 | +6.5% | No |
| Pennsylvania | +3.6% | $938 | $1,209 | +5.2% | No |
| North Dakota | +3.2% | $826 | $954 | +2.9% | No |
| Virginia | +3.0% | $1,234 | $1,579 | +5.1% | No |
| Louisiana | +2.9% | $866 | $1,064 | +4.2% | No |
| Colorado | +2.9% | $1,271 | $1,761 | +6.7% | No |
| Maine | +2.7% | $853 | $1,139 | +6.0% | No |
| South Carolina | +2.6% | $894 | $1,180 | +5.7% | No |
| Wyoming | +2.6% | $855 | $992 | +3.0% | No |
| Massachusetts | +2.6% | $1,282 | $1,762 | +6.6% | No |
| Minnesota | +2.2% | $977 | $1,280 | +5.6% | No |
| New Jersey | +1.8% | $1,334 | $1,720 | +5.2% | No |
| Washington | +1.8% | $1,258 | $1,760 | +6.9% | Yes |
| Florida | +1.6% | $1,175 | $1,669 | +7.3% | No |
| New York | +1.3% | $1,280 | $1,621 | +4.8% | No |
| Iowa | +1.1% | $789 | $972 | +4.3% | No |
| Wisconsin | +0.7% | $856 | $1,087 | +4.9% | No |
| Connecticut | +0.6% | $1,180 | $1,488 | +4.7% | No |
| Montana | +0.4% | $810 | $1,081 | +5.9% | No |
| Oklahoma | +0.2% | $810 | $1,014 | +4.6% | No |
| Arkansas | +0.0% | $745 | $947 | +4.9% | No |
| New Mexico | −0.5% | $844 | $1,067 | +4.8% | No |
| Georgia | −1.0% | $1,006 | $1,393 | +6.7% | No |
| California | −1.1% | $1,503 | $2,036 | +6.3% | Yes |
| New Hampshire | −1.3% | $1,111 | $1,491 | +6.1% | No |
| Oregon | −1.5% | $1,110 | $1,525 | +6.6% | Yes |
| Texas | −1.8% | $1,045 | $1,403 | +6.1% | No |
| Idaho | −2.0% | $853 | $1,238 | +7.7% | No |
| Nevada | −2.8% | $1,107 | $1,597 | +7.6% | No |
| Alaska | −2.9% | $1,244 | $1,419 | +2.7% | No |
| Hawaii | −2.9% | $1,617 | $1,971 | +4.0% | No |
| Utah | −4.3% | $1,037 | $1,496 | +7.6% | No |
| Arizona | −5.3% | $1,052 | $1,543 | +8.0% | No |
FMR change: population-weighted average over the state's counties (HUD population figures), most populous FMR area per county. Median rent: Census median gross rent (rent plus utilities) of all renter-occupied units; “per year” is the compound annual rate over the five years between the two survey periods. Dollar figures are not adjusted for inflation.
Source: HUD Fair Market Rents FY2027 (effective October 1, 2026) and FY2026 (revised file), details. Source: U.S. Census Bureau, American Community Survey 5-Year Estimates 2020–2024 and 2015–2019 (tables B25064, B25119, B25070). ± = margin of error at 90% confidence. Dollar figures are not adjusted for inflation.