Where rent increased most
Most experts agree that the United States is millions of housing units short of meeting the needs of Americans at an affordable price. This can put a lot of pressure on prices, but supply and demand dynamics may not look the same in each city—or each snapshot in time, for that matter. Regardless, demand for housing has spillover effects into the wider local community, affecting affordability, business opportunities and more. And while renters get to enjoy some lifestyle flexibility that homeowners may not, renters also may be more at the mercy of the local markets when it comes to housing affordability.
With this in mind, SmartAsset ranked 100 of the largest U.S. cities based on the percentage change in average rent prices between February 2024 and February 2025 to determine where hopeful renters may be feeling priced out – and where opportunity abounds.
Key findings
Rent increased by over 8% in Newark, New Jersey. Newark—a 20-minute train ride from New York City—saw the largest annual increase in average rent across large cities, going up 8.1% from $2,073 in early 2024 to $2,241 in early 2025. Overall, rents are up 46.5% in Newark over five years. On average, rent is highest in Boston. As of late February, Boston rents beat out New York City rents by just $6 per month. After a 4.1% increase year over year, the average rent in Boston is now $3,495. California cities dominate the most expensive places for rent. Half of the 10 cities with the highest rent this year are in California, with rents surpassing $3,000 per month: San Francisco (3rd, $3,368); Irvine (4th, $3,306); San Jose (5th, $3,131); Chula Vista (7th, $3,126); and San Diego ($3,025). Six cities saw a decrease in rent this year. Aurora, Colorado, had the biggest relative annual drop in rent at -3.1%, with the average coming in at $1,782. Austin, Texas (-2.3%); Denver (-1.7%); Naples, Florida (-1.3%); Plano, Texas (-0.18%); and San Antonio (-0.08%) also saw rent shrink slightly. Rent is lowest in Wichita, Kansas. Despite a 3.5% increase in rent over the past year, Wichita remains the least expensive for renters with an average monthly cost of $1,063. Five years ago, rent here was $782.SmartAsset
Top 10 cities where rent increased most
Cities are ranked based on the percentage change in average rent for all homes between February 2024 and February 2025.
Newark, New Jersey One-year change in average rent: 8.11% Average rent, 2025: $2,241 Average rent, 2024: $2,073 Average rent, 2020: $1,530 Five-year change in average rent: 46.46% Cleveland One-year change in average rent: 7.25% Average rent, 2025: $1,303 Average rent, 2024: $1,215 Average rent, 2020: $899 Five-year change in average rent: 44.87% Columbia, South Carolina One-year change in average rent: 6.69% Average rent, 2025: $1,504 Average rent, 2024: $1,409 Average rent, 2020: $1,013 Five-year change in average rent: 48.37% Fort Wayne, Indiana One-year change in average rent: 6.23% Average rent, 2025: $1,215 Average rent, 2024: $1,144 Average rent, 2020: $822 Five-year change in average rent: 47.86% Milwaukee One-year change in average rent: 6.17% Average rent, 2025: $1,376 Average rent, 2024: $1,296 Average rent, 2020: $1,039 Five-year change in average rent: 32.44% Saint Petersburg, Florida One-year change in average rent: 6.06% Average rent, 2025: $2,070 Average rent, 2024: $1,952 Average rent, 2020: $1,275 Five-year change in average rent: 62.40% Toledo, Ohio One-year change in average rent: 5.85% Average rent, 2025: $1,095 Average rent, 2024: $1,034 Average rent, 2020: $770 Five-year change in average rent: 42.24% Detroit One-year change in average rent: 5.75% Average rent, 2025: $1,339 Average rent, 2024: $1,266 Average rent, 2020: $904 Five-year change in average rent: 48.07% Lexington, Kentucky One-year change in average rent: 5.71% Average rent, 2025: $1,416 Average rent, 2024: $1,340 Average rent, 2020: $978 Five-year change in average rent: 44.83% Rochester, New York One-year change in average rent: 5.48% Average rent, 2025: $1,472 Average rent, 2024: $1,396 Average rent, 2020: $1,037 Five-year change in average rent: 41.93%Top 10 cities where rent is highest
Cities are ranked based on the average rent for all homes as of Feb. 28, 2025.
Boston Average rent, 2025: $3,495 One-year change in average rent: 4.06% Average rent, 2024: $3,359 Average rent, 2020: $2,811 Five-year change in average rent: 24.37% New York City Average rent, 2025: $3,489 One-year change in average rent: 4.14% Average rent, 2024: $3,350 Average rent, 2020: $2,839 Five-year change in average rent: 22.88% San Francisco Average rent, 2025: $3,368 One-year change in average rent: 5.14% Average rent, 2024: $3,204 Average rent, 2020: $3,426 Five-year change in average rent: -1.7% Irvine, California Average rent, 2025: $3,306 One-year change in average rent: 1.75% Average rent, 2024: $3,249 Average rent, 2020: $2,464 Five-year change in average rent: 34.2% San Jose, California Average rent, 2025: $3,131 One-year change in average rent: 3.23% Average rent, 2024: $3,033 Average rent, 2020: $2,814 Five-year change in average rent: 11.25% Jersey City, New Jersey Average rent, 2025: $3,129 One-year change in average rent: 4.62% Average rent, 2024: $2,991 Average rent, 2020: $2,427 Five-year change in average rent: 28.9% Chula Vista, California Average rent, 2025: $3,126 One-year change in average rent: 3.92% Average rent, 2024: $3,008 Average rent, 2020: $2,175 Five-year change in average rent: 43.75% San Diego Average rent, 2025: $3,025 One-year change in average rent: 2.72% Average rent, 2024: $2,945 Average rent, 2020: $2,204 Five-year change in average rent: 37.26% Miami Average rent, 2025: $3,019 One-year change in average rent: 2.58% Average rent, 2024: $2,943 Average rent, 2020: $1,934 Five-year change in average rent: 56.07% Naples, Florida Average rent, 2025: $2,912 One-year change in average rent: -1.29% Average rent, 2024: $2,950 Average rent, 2020: $1,855 Five-year change in average rent: 56.98%Top 10 cities where rent decreased most
Cities are ranked based on the percentage change in average rent for all homes between February 2024 and February 2025.
Aurora, Colorado One-year change in average rent: -3.05% Average rent, 2025: $1,782 Average rent, 2024: $1,838 Average rent, 2020: $1,434 Five-year change in average rent: 24.19% Austin, Texas One-year change in average rent: -2.34% Average rent, 2025: $1,644 Average rent, 2024: $1,684 Average rent, 2020: $1,413 Five-year change in average rent: 16.35% Denver One-year change in average rent: -1.65% Average rent, 2025: $1,874 Average rent, 2024: $1,905 Average rent, 2020: $1,609 Five-year change in average rent: 16.46% Naples, Florida One-year change in average rent: -1.29% Average rent, 2025: $2,912 Average rent, 2024: $2,950 Average rent, 2020: $1,855 Five-year change in average rent: 56.98% Plano, Texas One-year change in average rent: -0.18% Average rent, 2025: $1,753 Average rent, 2024: $1,757 Average rent, 2020: $1,384 Five-year change in average rent: 26.68% San Antonio One-year change in average rent: -0.08% Average rent, 2025: $1,412 Average rent, 2024: $1,414 Average rent, 2020: $1,181 Five-year change in average rent: 19.59% Dallas One-year change in average rent: 0.47% Average rent, 2025: $1,688 Average rent, 2024: $1,680 Average rent, 2020: $1,366 Five-year change in average rent: 23.60% Gilbert, Arizona One-year change in average rent: 0.49% Average rent, 2025: $2,088 Average rent, 2024: $2,078 Average rent, 2020: $1,545 Five-year change in average rent: 35.18% Durham, North Carolina One-year change in average rent: 0.63% Average rent, 2025: $1,639 Average rent, 2024: $1,629 Average rent, 2020: $1,260 Five-year change in average rent: 30.12% Silver Spring, Maryland One-year change in average rent: 0.77% Average rent, 2025: $2,027 Average rent, 2024: $2,012 Average rent, 2020: $1,724 Five-year change in average rent: 17.59%Top 10 cities where rent is lowest
Cities are ranked based on the average rent for all homes as of Feb. 28, 2025.
Wichita, Kansas Average rent, 2025: $1,063 One-year change in average rent: 3.52% Average rent, 2024: $1,026 Average rent, 2020: $782 Five-year change in average rent: 35.94% Toledo, Ohio Average rent, 2025: $1,095 One-year change in average rent: 5.85% Average rent, 2024: $1,034 Average rent, 2020: $770 Five-year change in average rent: 42.24% Fort Wayne, Indiana Average rent, 2025: $1,215 One-year change in average rent: 6.23% Average rent, 2024: $1,144 Average rent, 2020: $822 Five-year change in average rent: 47.86% Memphis, Tennessee Average rent, 2025: $1,267 One-year change in average rent: 2.12% Average rent, 2024: $1,241 Average rent, 2020: $903 Five-year change in average rent: 40.38% Oklahoma City Average rent, 2025: $1,283 One-year change in average rent: 3.95% Average rent, 2024: $1,234 Average rent, 2020: $946 Five-year change in average rent: 35.61% Tulsa, Oklahoma Average rent, 2025: $1,299 One-year change in average rent: 3.51% Average rent, 2024: $1,255 Average rent, 2020: $909 Five-year change in average rent: 42.82% Lincoln, Nebraska Average rent, 2025: $1,301 One-year change in average rent: 4.07% Average rent, 2024: $1,250 Average rent, 2020: $964 Five-year change in average rent: 34.98% Cleveland Average rent, 2025: $1,303 One-year change in average rent: 7.25% Average rent, 2024: $1,215 Average rent, 2020: $899 Five-year change in average rent: 44.87% Saint Louis Average rent, 2025: $1,313 One-year change in average rent: 4.70% Average rent, 2024: $1,254 Average rent, 2020: $987 Five-year change in average rent: 33.00% Detroit Average rent, 2025: $1,339 One-year change in average rent: 5.75% Average rent, 2024: $1,266 Average rent, 2020: $904 Five-year change in average rent: 48.07%Data and methodology
Rental data used in this SmartAsset study comes from Zillow’s Zillow Observed Rent Index (ZORI). Data as of February 2025, February 2024, and February 2020 was compared. Data represents average for all homes plus multifamilies for 100 of the largest U.S. cities, smoothed and seasonally adjusted.
This story was produced by SmartAsset and reviewed and distributed by Stacker.
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