Rent or buy?
Renting wins in 328 of 339 cities.
We compared the monthly cost of owning the typical home with the typical rent in 339 large U.S. cities, using September 2026 Zillow data and this week's 7.11% mortgage rate. In the median city, owning costs $1,196 more a month, 65% above the rent.
The central finding
With 20% down and a 7.11% 30-year mortgage, the first-month cost of owning the typical home (mortgage, property tax, insurance and upkeep) is higher than the typical rent in 328 of the 339 cities, or 97%. Across the 339 cities the median monthly cost of owning is $3,055 and the median rent $1,803; compared city by city, the median gap is $1,196 a month.
A higher monthly cost does not automatically make buying the wrong choice: part of every mortgage payment builds equity, and home values and rents tend to rise over time. So we also followed a buyer and a renter who invests the difference for up to 30 years. Under our baseline assumptions buying comes out ahead within 10 years in 60 cities and within 15 years in 95. In 201 cities it does not break even within 30 years.
At today's prices and rates, buying the typical home in most large U.S. cities is a long-term bet on staying put and on price growth, not a way to lower monthly housing costs. Where monthly costs are close, the decision depends mostly on how long you stay.
The 20 largest cities in the study.
Typical rent against the modeled first-month cost of owning the typical home.
The 11 cities where owning costs less each month.
In these cities the typical home costs less to own than to rent from the first month, before counting any equity or price growth.
| # | City | Typical home value | Typical rent | Monthly cost to own | Own minus rent | Buying breaks even |
|---|---|---|---|---|---|---|
| 1 | Detroit, MI | $74,742 | $1,328 | $661 | −$667 | Year 1 |
| 2 | Jackson, MS | $83,517 | $1,228 | $772 | −$456 | Year 1 |
| 3 | Cleveland, OH | $115,810 | $1,359 | $979 | −$380 | Year 2 |
| 4 | Baltimore, MD | $184,804 | $1,762 | $1,505 | −$257 | Year 2 |
| 5 | Birmingham, AL | $134,165 | $1,305 | $1,063 | −$242 | Year 2 |
| 6 | Montgomery, AL | $149,943 | $1,305 | $1,140 | −$165 | Year 3 |
| 7 | Dayton, OH | $137,939 | $1,241 | $1,141 | −$100 | Year 3 |
| 8 | Toledo, OH | $131,766 | $1,151 | $1,089 | −$62 | Year 3 |
| 9 | Philadelphia, PA | $231,584 | $1,757 | $1,700 | −$57 | Year 3 |
| 10 | Memphis, TN | $151,794 | $1,259 | $1,219 | −$40 | Year 3 |
| 11 | Akron, OH | $138,865 | $1,176 | $1,141 | −$35 | Year 3 |
Where owning costs the most extra.
The 15 cities with the largest monthly gap between owning the typical home and renting.
| # | City | Typical home value | Typical rent | Monthly cost to own | Own minus rent | Buying breaks even |
|---|---|---|---|---|---|---|
| 1 | Sunnyvale, CA | $2,007,452 | $3,972 | $13,470 | +$9,498 | 30+ years |
| 2 | San Mateo, CA | $1,674,908 | $3,968 | $11,410 | +$7,442 | 30+ years |
| 3 | Santa Clara, CA | $1,642,638 | $3,958 | $11,146 | +$7,188 | 30+ years |
| 4 | Carlsbad, CA | $1,564,213 | $3,531 | $10,691 | +$7,160 | 30+ years |
| 5 | Berkeley, CA | $1,442,475 | $2,853 | $9,953 | +$7,100 | 30+ years |
| 6 | Bellevue, WA | $1,386,450 | $2,759 | $9,532 | +$6,773 | 30+ years |
| 7 | Irvine, CA | $1,481,490 | $3,604 | $10,334 | +$6,730 | 30+ years |
| 8 | Costa Mesa, CA | $1,419,109 | $3,121 | $9,683 | +$6,562 | 30+ years |
| 9 | Fremont, CA | $1,439,805 | $3,388 | $9,872 | +$6,484 | 30+ years |
| 10 | Huntington Beach, CA | $1,344,725 | $3,105 | $9,130 | +$6,025 | 30+ years |
| 11 | San Jose, CA | $1,353,869 | $3,582 | $9,412 | +$5,830 | 30+ years |
| 12 | Glendale, CA | $1,172,783 | $2,765 | $8,019 | +$5,254 | 30+ years |
| 13 | Burbank, CA | $1,167,055 | $2,752 | $7,936 | +$5,184 | 30+ years |
| 14 | San Francisco, CA | $1,441,021 | $4,784 | $9,943 | +$5,159 | 30+ years |
| 15 | Pasadena, CA | $1,186,459 | $3,010 | $8,131 | +$5,121 | 30+ years |
How long you need to stay.
The year in which buying first leaves the buyer wealthier than renting and investing the difference.
Price growth changes the answer.
The break-even point depends heavily on how fast home values grow compared with what a renter earns by investing. The table counts the cities where the buyer is ahead after 5, 10 and 15 years, for three rates of yearly home-price growth. Rents grow 3.5% a year and investments return 6% in every scenario.
| Home price growth | After 5 years | After 10 years | After 15 years |
|---|---|---|---|
| 2.5% / year | 14 of 339 | 31 of 339 | 53 of 339 |
| 3.5% / year | 25 of 339 | 60 of 339 | 95 of 339 |
| 4.5% / year | 48 of 339 | 127 of 339 | 146 of 339 |
Checked with bigger rentals.
Zillow's typical rent includes apartments, which are often smaller than the typical home for sale. As a check, we compared the cost of owning with HUD's FY2027 Fair Market Rent for a three-bedroom home in each city's county or metro area. 339 of the 339 cities matched a HUD area; their three-bedroom rent is a median 27% above Zillow's typical rent.
Even against that larger rental, owning the typical home costs more each month in 292 of 339 cities (86%). The finding does not depend on comparing a house with an apartment.
What it takes to afford each option.
Using the common guideline of spending no more than 30% of gross income on housing, the median city requires a household income of $122,198 to own the typical home and $72,120 to rent. The median household income across these cities is $79,685 (Census ACS 2020–2024, in 2024 dollars).
Owning the typical home would take more than 30% of the local median household income in 322 of 339 cities; renting would in 129. Census incomes lag current prices by about two years, so these shares slightly overstate the burden.
Every city in the study.
Sorted from the smallest to the largest cost of owning relative to renting. Download the CSV for all fields.
Show all 339 cities
| # | City | Typical home value | Typical rent | Monthly cost to own | Own minus rent | Buying breaks even |
|---|---|---|---|---|---|---|
| 1 | Detroit, MI | $74,742 | $1,328 | $661 | −$667 | Year 1 |
| 2 | Jackson, MS | $83,517 | $1,228 | $772 | −$456 | Year 1 |
| 3 | Cleveland, OH | $115,810 | $1,359 | $979 | −$380 | Year 2 |
| 4 | Birmingham, AL | $134,165 | $1,305 | $1,063 | −$242 | Year 2 |
| 5 | Baltimore, MD | $184,804 | $1,762 | $1,505 | −$257 | Year 2 |
| 6 | Montgomery, AL | $149,943 | $1,305 | $1,140 | −$165 | Year 3 |
| 7 | Dayton, OH | $137,939 | $1,241 | $1,141 | −$100 | Year 3 |
| 8 | Toledo, OH | $131,766 | $1,151 | $1,089 | −$62 | Year 3 |
| 9 | Philadelphia, PA | $231,584 | $1,757 | $1,700 | −$57 | Year 3 |
| 10 | Memphis, TN | $151,794 | $1,259 | $1,219 | −$40 | Year 3 |
| 11 | Akron, OH | $138,865 | $1,176 | $1,141 | −$35 | Year 3 |
| 12 | Peoria, IL | $136,279 | $1,240 | $1,241 | +$1 | Year 4 |
| 13 | Columbus, GA | $175,906 | $1,331 | $1,371 | +$40 | Year 4 |
| 14 | Tuscaloosa, AL | $243,681 | $1,701 | $1,769 | +$68 | Year 4 |
| 15 | Dearborn, MI | $247,561 | $1,861 | $1,995 | +$134 | Year 4 |
| 16 | Shreveport, LA | $145,457 | $1,149 | $1,238 | +$89 | Year 4 |
| 17 | Augusta, GA | $187,663 | $1,344 | $1,452 | +$108 | Year 4 |
| 18 | St. Louis, MO | $181,157 | $1,292 | $1,414 | +$122 | Year 5 |
| 19 | Pittsburgh, PA | $234,620 | $1,569 | $1,733 | +$164 | Year 5 |
| 20 | Columbia, SC | $227,148 | $1,500 | $1,680 | +$180 | Year 5 |
| 21 | Macon, GA | $171,522 | $1,210 | $1,366 | +$156 | Year 5 |
| 22 | Chicago, IL | $334,108 | $2,311 | $2,612 | +$301 | Year 5 |
| 23 | Pompano Beach, FL | $350,137 | $2,358 | $2,674 | +$316 | Year 5 |
| 24 | Hartford, CT | $202,489 | $1,555 | $1,768 | +$213 | Year 6 |
| 25 | Warren, MI | $196,749 | $1,369 | $1,571 | +$202 | Year 5 |
| 26 | Mobile, AL | $196,696 | $1,258 | $1,463 | +$205 | Year 5 |
| 27 | Lehigh Acres, FL | $278,006 | $1,812 | $2,109 | +$297 | Year 6 |
| 28 | Independence, MO | $210,944 | $1,395 | $1,638 | +$243 | Year 6 |
| 29 | New Orleans, LA | $241,895 | $1,633 | $1,922 | +$289 | Year 6 |
| 30 | South Bend, IN | $198,280 | $1,269 | $1,494 | +$225 | Year 6 |
| 31 | Lansing, MI | $166,379 | $1,197 | $1,419 | +$222 | Year 7 |
| 32 | Beaumont, TX | $172,183 | $1,287 | $1,535 | +$248 | Year 7 |
| 33 | Wichita Falls, TX | $174,273 | $1,312 | $1,566 | +$254 | Year 7 |
| 34 | Aurora, IL | $323,277 | $2,294 | $2,746 | +$452 | Year 7 |
| 35 | Indianapolis, IN | $227,445 | $1,375 | $1,690 | +$315 | Year 7 |
| 36 | Kansas City, KS | $199,779 | $1,322 | $1,625 | +$303 | Year 8 |
| 37 | Spring Hill, FL | $303,307 | $1,858 | $2,285 | +$427 | Year 7 |
| 38 | Hampton, VA | $279,178 | $1,690 | $2,084 | +$394 | Year 7 |
| 39 | Palm Bay, FL | $303,347 | $1,842 | $2,271 | +$429 | Year 7 |
| 40 | Port St. Lucie, FL | $384,099 | $2,356 | $2,930 | +$574 | Year 7 |
| 41 | Syracuse, NY | $223,201 | $1,566 | $1,969 | +$403 | Year 10 |
| 42 | Waco, TX | $192,729 | $1,342 | $1,693 | +$351 | Year 10 |
| 43 | North Charleston, SC | $309,108 | $1,742 | $2,197 | +$455 | Year 7 |
| 44 | Fayetteville, NC | $221,511 | $1,362 | $1,719 | +$357 | Year 8 |
| 45 | Milwaukee, WI | $223,304 | $1,443 | $1,836 | +$393 | Year 9 |
| 46 | Columbus, OH | $243,122 | $1,471 | $1,872 | +$401 | Year 8 |
| 47 | Springfield, IL | $174,110 | $1,178 | $1,506 | +$328 | Year 11 |
| 48 | Topeka, KS | $195,299 | $1,249 | $1,599 | +$350 | Year 10 |
| 49 | St. Petersburg, FL | $351,862 | $2,039 | $2,613 | +$574 | Year 8 |
| 50 | Oklahoma City, OK | $204,979 | $1,285 | $1,652 | +$367 | Year 9 |
| 51 | Clearwater, FL | $340,654 | $1,975 | $2,555 | +$580 | Year 9 |
| 52 | West Palm Beach, FL | $404,711 | $2,365 | $3,061 | +$696 | Year 9 |
| 53 | Cape Coral, FL | $334,660 | $1,953 | $2,549 | +$596 | Year 9 |
| 54 | Palmdale, CA | $498,854 | $2,780 | $3,635 | +$855 | Year 9 |
| 55 | Odessa, TX | $250,381 | $1,586 | $2,084 | +$498 | Year 12 |
| 56 | Buffalo, NY | $244,068 | $1,421 | $1,868 | +$447 | Year 10 |
| 57 | Lafayette, LA | $224,537 | $1,329 | $1,756 | +$427 | Year 10 |
| 58 | Norfolk, VA | $310,673 | $1,749 | $2,317 | +$568 | Year 10 |
| 59 | Winston-Salem, NC | $260,047 | $1,478 | $1,958 | +$480 | Year 10 |
| 60 | Kansas City, MO | $250,185 | $1,446 | $1,917 | +$471 | Year 10 |
| 61 | Riverview, FL | $363,056 | $2,106 | $2,795 | +$689 | Year 11 |
| 62 | San Tan Valley, AZ | $392,549 | $2,009 | $2,667 | +$658 | Year 8 |
| 63 | Cincinnati, OH | $245,743 | $1,432 | $1,901 | +$469 | Year 11 |
| 64 | High Point, NC | $247,717 | $1,418 | $1,892 | +$474 | Year 11 |
| 65 | Springfield, MA | $301,926 | $1,822 | $2,434 | +$612 | Year 12 |
| 66 | Pasadena, TX | $215,283 | $1,361 | $1,825 | +$464 | Year 14 |
| 67 | Corpus Christi, TX | $222,115 | $1,422 | $1,917 | +$495 | Year 16 |
| 68 | Joliet, IL | $267,651 | $1,675 | $2,265 | +$590 | Year 15 |
| 69 | Buckeye, AZ | $391,189 | $1,978 | $2,692 | +$714 | Year 10 |
| 70 | Rockford, IL | $185,067 | $1,227 | $1,672 | +$445 | Year 21 |
| 71 | Lancaster, CA | $460,943 | $2,460 | $3,353 | +$893 | Year 11 |
| 72 | Tulsa, OK | $217,760 | $1,273 | $1,738 | +$465 | Year 14 |
| 73 | Hialeah, FL | $443,765 | $2,343 | $3,200 | +$857 | Year 11 |
| 74 | Jacksonville, FL | $284,832 | $1,589 | $2,178 | +$589 | Year 13 |
| 75 | Newport News, VA | $291,926 | $1,593 | $2,188 | +$595 | Year 12 |
| 76 | Savannah, GA | $318,893 | $1,712 | $2,352 | +$640 | Year 12 |
| 77 | Baton Rouge, LA | $228,438 | $1,301 | $1,790 | +$489 | Year 14 |
| 78 | Miami Gardens, FL | $474,495 | $2,521 | $3,475 | +$954 | Year 12 |
| 79 | Cedar Rapids, IA | $215,727 | $1,274 | $1,763 | +$489 | Year 17 |
| 80 | Amarillo, TX | $209,627 | $1,305 | $1,808 | +$503 | Year 20 |
| 81 | Rio Rancho, NM | $360,463 | $1,867 | $2,586 | +$719 | Year 12 |
| 82 | Lubbock, TX | $210,957 | $1,315 | $1,826 | +$511 | Year 21 |
| 83 | Victorville, CA | $435,551 | $2,248 | $3,121 | +$873 | Year 12 |
| 84 | Lakeland, FL | $309,422 | $1,687 | $2,343 | +$656 | Year 14 |
| 85 | Wichita, KS | $204,831 | $1,159 | $1,617 | +$458 | Year 16 |
| 86 | Grand Rapids, MI | $303,937 | $1,602 | $2,240 | +$638 | Year 13 |
| 87 | Athens, GA | $338,623 | $1,782 | $2,502 | +$720 | Year 14 |
| 88 | El Paso, TX | $237,556 | $1,508 | $2,119 | +$611 | Year 27 |
| 89 | Fort Lauderdale, FL | $509,743 | $2,697 | $3,794 | +$1,097 | Year 14 |
| 90 | Gainesville, FL | $291,789 | $1,618 | $2,277 | +$659 | Year 16 |
| 91 | Little Rock, AR | $219,657 | $1,184 | $1,668 | +$484 | Year 15 |
| 92 | Pembroke Pines, FL | $486,731 | $2,570 | $3,622 | +$1,052 | Year 14 |
| 93 | Houston, TX | $259,465 | $1,544 | $2,178 | +$634 | Year 22 |
| 94 | Broken Arrow, OK | $287,424 | $1,582 | $2,232 | +$650 | Year 16 |
| 95 | Fontana, CA | $633,770 | $3,191 | $4,509 | +$1,318 | Year 13 |
| 96 | Greensboro, NC | $260,573 | $1,395 | $1,977 | +$582 | Year 16 |
| 97 | Fresno, CA | $384,885 | $1,945 | $2,763 | +$818 | Year 14 |
| 98 | Menifee, CA | $581,530 | $2,945 | $4,190 | +$1,245 | Year 14 |
| 99 | Evansville, IN | $203,571 | $1,058 | $1,507 | +$449 | Year 15 |
| 100 | Boca Raton, FL | $580,267 | $2,967 | $4,244 | +$1,277 | Year 15 |
| 101 | Fort Wayne, IN | $245,193 | $1,257 | $1,799 | +$542 | Year 15 |
| 102 | New York, NY | $825,854 | $4,089 | $5,862 | +$1,773 | Year 14 |
| 103 | Hollywood, FL | $442,331 | $2,299 | $3,301 | +$1,002 | Year 16 |
| 104 | Rochester, NY | $240,168 | $1,454 | $2,095 | +$641 | 30+ years |
| 105 | Las Cruces, NM | $287,447 | $1,439 | $2,073 | +$634 | Year 15 |
| 106 | Miramar, FL | $519,502 | $2,685 | $3,872 | +$1,187 | Year 17 |
| 107 | Miami, FL | $583,705 | $2,965 | $4,290 | +$1,325 | Year 17 |
| 108 | Minneapolis, MN | $328,351 | $1,747 | $2,534 | +$787 | Year 20 |
| 109 | Hesperia, CA | $461,766 | $2,237 | $3,245 | +$1,008 | Year 15 |
| 110 | Norman, OK | $260,448 | $1,407 | $2,041 | +$634 | Year 21 |
| 111 | Atlanta, GA | $380,331 | $1,942 | $2,821 | +$879 | Year 18 |
| 112 | Virginia Beach, VA | $424,785 | $2,098 | $3,051 | +$953 | Year 16 |
| 113 | Tampa, FL | $375,619 | $1,930 | $2,809 | +$879 | Year 18 |
| 114 | Louisville, KY | $261,376 | $1,330 | $1,937 | +$607 | Year 18 |
| 115 | Surprise, AZ | $416,014 | $1,942 | $2,832 | +$890 | Year 14 |
| 116 | Yuma, AZ | $293,382 | $1,425 | $2,078 | +$653 | Year 16 |
| 117 | North Las Vegas, NV | $401,760 | $1,866 | $2,735 | +$869 | Year 14 |
| 118 | New Haven, CT | $337,417 | $1,972 | $2,896 | +$924 | 30+ years |
| 119 | Killeen, TX | $217,130 | $1,259 | $1,863 | +$604 | 30+ years |
| 120 | Chesapeake, VA | $424,217 | $2,063 | $3,055 | +$992 | Year 18 |
| 121 | Sterling Heights, MI | $304,835 | $1,567 | $2,323 | +$756 | Year 23 |
| 122 | Orlando, FL | $372,775 | $1,889 | $2,802 | +$913 | Year 22 |
| 123 | Stockton, CA | $422,451 | $2,032 | $3,017 | +$985 | Year 18 |
| 124 | Antioch, CA | $590,401 | $2,814 | $4,179 | +$1,365 | Year 18 |
| 125 | Lexington, KY | $331,087 | $1,631 | $2,424 | +$793 | Year 20 |
| 126 | Mesquite, TX | $256,597 | $1,458 | $2,169 | +$711 | 30+ years |
| 127 | Bakersfield, CA | $385,686 | $1,901 | $2,848 | +$947 | Year 22 |
| 128 | Elgin, IL | $340,323 | $1,923 | $2,881 | +$958 | 30+ years |
| 129 | St. Paul, MN | $291,209 | $1,524 | $2,290 | +$766 | Year 30 |
| 130 | Garland, TX | $280,515 | $1,560 | $2,350 | +$790 | 30+ years |
| 131 | Springfield, MO | $243,597 | $1,192 | $1,798 | +$606 | Year 23 |
| 132 | Allentown, PA | $315,694 | $1,686 | $2,551 | +$865 | 30+ years |
| 133 | Providence, RI | $431,740 | $2,190 | $3,322 | +$1,132 | Year 29 |
| 134 | McAllen, TX | $226,801 | $1,300 | $1,975 | +$675 | 30+ years |
| 135 | Des Moines, IA | $208,053 | $1,129 | $1,716 | +$587 | 30+ years |
| 136 | Brandon, FL | $353,216 | $1,729 | $2,635 | +$906 | Year 26 |
| 137 | Tallahassee, FL | $291,188 | $1,473 | $2,251 | +$778 | 30+ years |
| 138 | San Antonio, TX | $244,623 | $1,381 | $2,115 | +$734 | 30+ years |
| 139 | Modesto, CA | $439,988 | $2,022 | $3,107 | +$1,085 | Year 22 |
| 140 | Huntsville, AL | $286,952 | $1,335 | $2,052 | +$717 | Year 23 |
| 141 | Fort Worth, TX | $292,949 | $1,612 | $2,478 | +$866 | 30+ years |
| 142 | Chattanooga, TN | $314,999 | $1,498 | $2,305 | +$807 | Year 26 |
| 143 | Concord, NC | $377,926 | $1,784 | $2,749 | +$965 | Year 26 |
| 144 | Rialto, CA | $586,960 | $2,675 | $4,124 | +$1,449 | Year 22 |
| 145 | Knoxville, TN | $368,965 | $1,701 | $2,626 | +$925 | Year 24 |
| 146 | Visalia, CA | $396,267 | $1,839 | $2,844 | +$1,005 | Year 25 |
| 147 | Bridgeport, CT | $361,597 | $2,020 | $3,129 | +$1,109 | 30+ years |
| 148 | Clovis, CA | $514,434 | $2,381 | $3,721 | +$1,340 | Year 28 |
| 149 | Grand Prairie, TX | $312,607 | $1,673 | $2,618 | +$945 | 30+ years |
| 150 | Worcester, MA | $432,708 | $2,122 | $3,323 | +$1,201 | 30+ years |
| 151 | Pueblo, CO | $281,571 | $1,323 | $2,076 | +$753 | 30+ years |
| 152 | Dallas, TX | $303,442 | $1,604 | $2,525 | +$921 | 30+ years |
| 153 | Washington, DC | $566,961 | $2,484 | $3,929 | +$1,445 | Year 26 |
| 154 | Tucson, AZ | $318,760 | $1,428 | $2,259 | +$831 | Year 28 |
| 155 | Davie, FL | $515,457 | $2,432 | $3,857 | +$1,425 | 30+ years |
| 156 | Lowell, MA | $481,510 | $2,252 | $3,591 | +$1,339 | 30+ years |
| 157 | Moreno Valley, CA | $549,871 | $2,412 | $3,860 | +$1,448 | Year 30 |
| 158 | Rochester, MN | $340,589 | $1,602 | $2,580 | +$978 | 30+ years |
| 159 | Vacaville, CA | $600,979 | $2,627 | $4,237 | +$1,610 | 30+ years |
| 160 | Tyler, TX | $249,480 | $1,259 | $2,032 | +$773 | 30+ years |
| 161 | Boston, MA | $761,236 | $3,271 | $5,295 | +$2,024 | 30+ years |
| 162 | Columbia, MO | $321,671 | $1,464 | $2,372 | +$908 | 30+ years |
| 163 | Richmond, VA | $361,844 | $1,628 | $2,646 | +$1,018 | 30+ years |
| 164 | Jersey City, NJ | $656,649 | $3,101 | $5,043 | +$1,942 | 30+ years |
| 165 | Charlotte, NC | $389,648 | $1,729 | $2,812 | +$1,083 | 30+ years |
| 166 | Manchester, NH | $434,476 | $2,082 | $3,395 | +$1,313 | 30+ years |
| 167 | Metairie, LA | $318,581 | $1,459 | $2,379 | +$920 | 30+ years |
| 168 | Sacramento, CA | $470,552 | $2,045 | $3,360 | +$1,315 | 30+ years |
| 169 | Nashville, TN | $425,889 | $1,820 | $2,996 | +$1,176 | 30+ years |
| 170 | Brockton, MA | $504,762 | $2,289 | $3,778 | +$1,489 | 30+ years |
| 171 | Davenport, IA | $194,286 | $965 | $1,593 | +$628 | 30+ years |
| 172 | Waterbury, CT | $284,914 | $1,551 | $2,561 | +$1,010 | 30+ years |
| 173 | Columbia, MD | $502,496 | $2,278 | $3,767 | +$1,489 | 30+ years |
| 174 | Elk Grove, CA | $624,643 | $2,688 | $4,455 | +$1,767 | 30+ years |
| 175 | Fishers, IN | $445,030 | $1,938 | $3,220 | +$1,282 | 30+ years |
| 176 | Clarksville, TN | $317,914 | $1,372 | $2,280 | +$908 | 30+ years |
| 177 | Conroe, TX | $310,592 | $1,567 | $2,609 | +$1,042 | 30+ years |
| 178 | Vallejo, CA | $517,277 | $2,200 | $3,681 | +$1,481 | 30+ years |
| 179 | Las Vegas, NV | $417,475 | $1,700 | $2,847 | +$1,147 | 30+ years |
| 180 | Midland, TX | $328,375 | $1,565 | $2,628 | +$1,063 | 30+ years |
| 181 | Albany, NY | $331,504 | $1,664 | $2,810 | +$1,146 | 30+ years |
| 182 | Sparks, NV | $534,404 | $2,140 | $3,613 | +$1,473 | 30+ years |
| 183 | Jurupa Valley, CA | $670,238 | $2,727 | $4,628 | +$1,901 | 30+ years |
| 184 | Pearland, TX | $377,993 | $1,898 | $3,237 | +$1,339 | 30+ years |
| 185 | Nampa, ID | $415,281 | $1,668 | $2,852 | +$1,184 | 30+ years |
| 186 | Richmond, CA | $600,691 | $2,538 | $4,342 | +$1,804 | 30+ years |
| 187 | Laredo, TX | $219,517 | $1,129 | $1,937 | +$808 | 30+ years |
| 188 | Anchorage, AK | $422,584 | $1,845 | $3,171 | +$1,326 | 30+ years |
| 189 | College Station, TX | $344,129 | $1,655 | $2,851 | +$1,196 | 30+ years |
| 190 | League City, TX | $373,269 | $1,773 | $3,065 | +$1,292 | 30+ years |
| 191 | Durham, NC | $384,724 | $1,626 | $2,812 | +$1,186 | 30+ years |
| 192 | Arlington, TX | $306,472 | $1,468 | $2,539 | +$1,071 | 30+ years |
| 193 | Irving, TX | $337,610 | $1,595 | $2,761 | +$1,166 | 30+ years |
| 194 | Coral Springs, FL | $521,975 | $2,263 | $3,918 | +$1,655 | 30+ years |
| 195 | Wilmington, NC | $416,464 | $1,713 | $2,974 | +$1,261 | 30+ years |
| 196 | Albuquerque, NM | $344,199 | $1,452 | $2,527 | +$1,075 | 30+ years |
| 197 | Omaha, NE | $294,607 | $1,389 | $2,422 | +$1,033 | 30+ years |
| 198 | Fairfield, CA | $598,419 | $2,425 | $4,231 | +$1,806 | 30+ years |
| 199 | San Bernardino, CA | $492,859 | $1,971 | $3,453 | +$1,482 | 30+ years |
| 200 | Charleston, SC | $587,511 | $2,288 | $4,010 | +$1,722 | 30+ years |
| 201 | Phoenix, AZ | $404,067 | $1,571 | $2,759 | +$1,188 | 30+ years |
| 202 | Meridian, ID | $535,629 | $2,056 | $3,629 | +$1,573 | 30+ years |
| 203 | Peoria, AZ | $480,440 | $1,851 | $3,272 | +$1,421 | 30+ years |
| 204 | New Braunfels, TX | $345,353 | $1,560 | $2,767 | +$1,207 | 30+ years |
| 205 | Murfreesboro, TN | $424,348 | $1,679 | $2,979 | +$1,300 | 30+ years |
| 206 | Ontario, CA | $662,006 | $2,580 | $4,583 | +$2,003 | 30+ years |
| 207 | Colorado Springs, CO | $439,542 | $1,717 | $3,082 | +$1,365 | 30+ years |
| 208 | Sugar Land, TX | $440,014 | $1,997 | $3,597 | +$1,600 | 30+ years |
| 209 | Olathe, KS | $433,091 | $1,809 | $3,259 | +$1,450 | 30+ years |
| 210 | Glendale, AZ | $399,844 | $1,511 | $2,723 | +$1,212 | 30+ years |
| 211 | Temecula, CA | $756,809 | $2,946 | $5,346 | +$2,400 | 30+ years |
| 212 | Madison, WI | $424,543 | $1,837 | $3,336 | +$1,499 | 30+ years |
| 213 | Boise, ID | $500,215 | $1,900 | $3,451 | +$1,551 | 30+ years |
| 214 | Roseville, CA | $643,854 | $2,521 | $4,593 | +$2,072 | 30+ years |
| 215 | Quincy, MA | $674,171 | $2,712 | $4,947 | +$2,235 | 30+ years |
| 216 | Lynn, MA | $577,171 | $2,342 | $4,273 | +$1,931 | 30+ years |
| 217 | Oxnard, CA | $758,052 | $2,894 | $5,283 | +$2,389 | 30+ years |
| 218 | Lee's Summit, MO | $393,485 | $1,614 | $2,950 | +$1,336 | 30+ years |
| 219 | Riverside, CA | $641,514 | $2,427 | $4,438 | +$2,011 | 30+ years |
| 220 | Hillsboro, OR | $509,612 | $1,969 | $3,601 | +$1,632 | 30+ years |
| 221 | Aurora, CO | $447,833 | $1,742 | $3,186 | +$1,444 | 30+ years |
| 222 | Henderson, NV | $478,064 | $1,783 | $3,263 | +$1,480 | 30+ years |
| 223 | Gilbert, AZ | $565,459 | $2,079 | $3,812 | +$1,733 | 30+ years |
| 224 | Thornton, CO | $489,037 | $1,894 | $3,476 | +$1,582 | 30+ years |
| 225 | Chandler, AZ | $512,981 | $1,893 | $3,478 | +$1,585 | 30+ years |
| 226 | Newark, NJ | $480,494 | $2,111 | $3,894 | +$1,783 | 30+ years |
| 227 | Santa Maria, CA | $665,485 | $2,509 | $4,632 | +$2,123 | 30+ years |
| 228 | Lincoln, NE | $291,408 | $1,278 | $2,360 | +$1,082 | 30+ years |
| 229 | Oakland, CA | $710,647 | $2,758 | $5,101 | +$2,343 | 30+ years |
| 230 | Edinburg, TX | $212,973 | $1,027 | $1,899 | +$872 | 30+ years |
| 231 | New Bedford, MA | $439,098 | $1,811 | $3,351 | +$1,540 | 30+ years |
| 232 | Murrieta, CA | $686,107 | $2,650 | $4,907 | +$2,257 | 30+ years |
| 233 | Stamford, CT | $717,654 | $2,971 | $5,522 | +$2,551 | 30+ years |
| 234 | Highlands Ranch, CO | $689,007 | $2,559 | $4,788 | +$2,229 | 30+ years |
| 235 | Round Rock, TX | $395,851 | $1,709 | $3,205 | +$1,496 | 30+ years |
| 236 | Goodyear, AZ | $463,514 | $1,698 | $3,189 | +$1,491 | 30+ years |
| 237 | Honolulu, HI | $774,710 | $2,715 | $5,135 | +$2,420 | 30+ years |
| 238 | Denton, TX | $343,177 | $1,492 | $2,823 | +$1,331 | 30+ years |
| 239 | Eugene, OR | $471,485 | $1,795 | $3,398 | +$1,603 | 30+ years |
| 240 | Spokane, WA | $392,803 | $1,483 | $2,809 | +$1,326 | 30+ years |
| 241 | Mesa, AZ | $428,871 | $1,532 | $2,905 | +$1,373 | 30+ years |
| 242 | Westminster, CO | $510,555 | $1,872 | $3,590 | +$1,718 | 30+ years |
| 243 | Santa Rosa, CA | $708,056 | $2,582 | $4,953 | +$2,371 | 30+ years |
| 244 | Reno, NV | $571,562 | $1,997 | $3,842 | +$1,845 | 30+ years |
| 245 | Spokane Valley, WA | $407,956 | $1,525 | $2,935 | +$1,410 | 30+ years |
| 246 | Carrollton, TX | $396,178 | $1,650 | $3,183 | +$1,533 | 30+ years |
| 247 | Tempe, AZ | $458,515 | $1,623 | $3,132 | +$1,509 | 30+ years |
| 248 | Salem, OR | $432,418 | $1,611 | $3,117 | +$1,506 | 30+ years |
| 249 | St. George, UT | $516,153 | $1,798 | $3,484 | +$1,686 | 30+ years |
| 250 | Raleigh, NC | $424,663 | $1,572 | $3,053 | +$1,481 | 30+ years |
| 251 | Rancho Cucamonga, CA | $779,249 | $2,786 | $5,429 | +$2,643 | 30+ years |
| 252 | Concord, CA | $720,907 | $2,569 | $5,026 | +$2,457 | 30+ years |
| 253 | Sioux Falls, SD | $330,625 | $1,279 | $2,509 | +$1,230 | 30+ years |
| 254 | Tacoma, WA | $482,647 | $1,773 | $3,478 | +$1,705 | 30+ years |
| 255 | Denver, CO | $520,947 | $1,855 | $3,639 | +$1,784 | 30+ years |
| 256 | Vancouver, WA | $498,160 | $1,803 | $3,549 | +$1,746 | 30+ years |
| 257 | Corona, CA | $750,756 | $2,661 | $5,247 | +$2,586 | 30+ years |
| 258 | West Valley City, UT | $464,609 | $1,625 | $3,209 | +$1,584 | 30+ years |
| 259 | Fort Collins, CO | $554,735 | $1,959 | $3,885 | +$1,926 | 30+ years |
| 260 | Arvada, CO | $593,478 | $2,088 | $4,148 | +$2,060 | 30+ years |
| 261 | Ann Arbor, MI | $517,346 | $2,026 | $4,034 | +$2,008 | 30+ years |
| 262 | Centennial, CO | $626,600 | $2,203 | $4,387 | +$2,184 | 30+ years |
| 263 | Cambridge, MA | $1,019,246 | $3,438 | $6,886 | +$3,448 | 30+ years |
| 264 | Santa Clarita, CA | $786,149 | $2,783 | $5,599 | +$2,816 | 30+ years |
| 265 | Greeley, CO | $413,427 | $1,454 | $2,934 | +$1,480 | 30+ years |
| 266 | Pomona, CA | $674,198 | $2,319 | $4,680 | +$2,361 | 30+ years |
| 267 | Lewisville, TX | $384,345 | $1,538 | $3,118 | +$1,580 | 30+ years |
| 268 | Overland Park, KS | $480,952 | $1,754 | $3,556 | +$1,802 | 30+ years |
| 269 | Chula Vista, CA | $845,328 | $2,935 | $5,954 | +$3,019 | 30+ years |
| 270 | Green Bay, WI | $285,670 | $1,088 | $2,211 | +$1,123 | 30+ years |
| 271 | Yonkers, NY | $701,827 | $2,765 | $5,640 | +$2,875 | 30+ years |
| 272 | Salinas, CA | $747,683 | $2,530 | $5,173 | +$2,643 | 30+ years |
| 273 | Oceanside, CA | $865,182 | $2,910 | $5,963 | +$3,053 | 30+ years |
| 274 | Elizabeth, NJ | $552,348 | $2,230 | $4,587 | +$2,357 | 30+ years |
| 275 | Gresham, OR | $462,189 | $1,601 | $3,307 | +$1,706 | 30+ years |
| 276 | Provo, UT | $478,876 | $1,575 | $3,265 | +$1,690 | 30+ years |
| 277 | San Francisco, CA | $1,441,021 | $4,784 | $9,943 | +$5,159 | 30+ years |
| 278 | Simi Valley, CA | $829,804 | $2,778 | $5,786 | +$3,008 | 30+ years |
| 279 | Santa Ana, CA | $858,641 | $2,820 | $5,875 | +$3,055 | 30+ years |
| 280 | Inglewood, CA | $750,676 | $2,487 | $5,186 | +$2,699 | 30+ years |
| 281 | Ventura, CA | $885,887 | $2,898 | $6,057 | +$3,159 | 30+ years |
| 282 | Billings, MT | $401,071 | $1,393 | $2,921 | +$1,528 | 30+ years |
| 283 | Alexandria, VA | $662,843 | $2,275 | $4,775 | +$2,500 | 30+ years |
| 284 | Chico, CA | $458,244 | $1,561 | $3,284 | +$1,723 | 30+ years |
| 285 | Thousand Oaks, CA | $1,027,863 | $3,357 | $7,115 | +$3,758 | 30+ years |
| 286 | Richardson, TX | $437,432 | $1,648 | $3,505 | +$1,857 | 30+ years |
| 287 | Arlington, VA | $801,809 | $2,680 | $5,720 | +$3,040 | 30+ years |
| 288 | Lakewood, CO | $550,008 | $1,800 | $3,843 | +$2,043 | 30+ years |
| 289 | Hayward, CA | $816,424 | $2,652 | $5,669 | +$3,017 | 30+ years |
| 290 | El Monte, CA | $752,488 | $2,451 | $5,270 | +$2,819 | 30+ years |
| 291 | Bend, OR | $721,430 | $2,284 | $4,916 | +$2,632 | 30+ years |
| 292 | Carmel, IN | $575,492 | $1,864 | $4,081 | +$2,217 | 30+ years |
| 293 | East Los Angeles, CA | $671,284 | $2,125 | $4,657 | +$2,532 | 30+ years |
| 294 | Portland, OR | $524,318 | $1,719 | $3,774 | +$2,055 | 30+ years |
| 295 | McKinney, TX | $472,867 | $1,741 | $3,828 | +$2,087 | 30+ years |
| 296 | Naperville, IL | $618,458 | $2,236 | $4,921 | +$2,685 | 30+ years |
| 297 | West Jordan, UT | $555,182 | $1,713 | $3,785 | +$2,072 | 30+ years |
| 298 | Fargo, ND | $321,568 | $1,094 | $2,448 | +$1,354 | 30+ years |
| 299 | Escondido, CA | $839,152 | $2,590 | $5,833 | +$3,243 | 30+ years |
| 300 | San Diego, CA | $980,490 | $3,004 | $6,767 | +$3,763 | 30+ years |
| 301 | West Covina, CA | $835,380 | $2,552 | $5,768 | +$3,216 | 30+ years |
| 302 | Plano, TX | $497,714 | $1,736 | $3,928 | +$2,192 | 30+ years |
| 303 | Allen, TX | $487,619 | $1,734 | $3,956 | +$2,222 | 30+ years |
| 304 | Renton, WA | $724,991 | $2,252 | $5,145 | +$2,893 | 30+ years |
| 305 | Everett, WA | $630,664 | $1,919 | $4,415 | +$2,496 | 30+ years |
| 306 | Kent, WA | $630,799 | $1,958 | $4,510 | +$2,552 | 30+ years |
| 307 | Los Angeles, CA | $927,891 | $2,772 | $6,413 | +$3,641 | 30+ years |
| 308 | Anaheim, CA | $941,684 | $2,755 | $6,497 | +$3,742 | 30+ years |
| 309 | Long Beach, CA | $852,391 | $2,412 | $5,889 | +$3,477 | 30+ years |
| 310 | Cary, NC | $613,395 | $1,768 | $4,331 | +$2,563 | 30+ years |
| 311 | Salt Lake City, UT | $568,970 | $1,571 | $3,868 | +$2,297 | 30+ years |
| 312 | Fullerton, CA | $1,037,545 | $2,888 | $7,132 | +$4,244 | 30+ years |
| 313 | Austin, TX | $491,960 | $1,571 | $3,889 | +$2,318 | 30+ years |
| 314 | El Cajon, CA | $812,660 | $2,259 | $5,639 | +$3,380 | 30+ years |
| 315 | Daly City, CA | $1,119,784 | $3,046 | $7,636 | +$4,590 | 30+ years |
| 316 | Paterson, NJ | $540,919 | $1,889 | $4,743 | +$2,854 | 30+ years |
| 317 | Torrance, CA | $1,100,115 | $3,006 | $7,554 | +$4,548 | 30+ years |
| 318 | Orange, CA | $1,120,386 | $3,037 | $7,715 | +$4,678 | 30+ years |
| 319 | Garden Grove, CA | $1,001,908 | $2,703 | $6,886 | +$4,183 | 30+ years |
| 320 | Seattle, WA | $822,572 | $2,227 | $5,751 | +$3,524 | 30+ years |
| 321 | San Jose, CA | $1,353,869 | $3,582 | $9,412 | +$5,830 | 30+ years |
| 322 | Boulder, CO | $937,901 | $2,435 | $6,437 | +$4,002 | 30+ years |
| 323 | Scottsdale, AZ | $851,746 | $2,114 | $5,659 | +$3,545 | 30+ years |
| 324 | Downey, CA | $879,552 | $2,257 | $6,094 | +$3,837 | 30+ years |
| 325 | Pasadena, CA | $1,186,459 | $3,010 | $8,131 | +$5,121 | 30+ years |
| 326 | Frisco, TX | $640,131 | $1,840 | $5,012 | +$3,172 | 30+ years |
| 327 | Santa Clara, CA | $1,642,638 | $3,958 | $11,146 | +$7,188 | 30+ years |
| 328 | Irvine, CA | $1,481,490 | $3,604 | $10,334 | +$6,730 | 30+ years |
| 329 | San Mateo, CA | $1,674,908 | $3,968 | $11,410 | +$7,442 | 30+ years |
| 330 | Burbank, CA | $1,167,055 | $2,752 | $7,936 | +$5,184 | 30+ years |
| 331 | Glendale, CA | $1,172,783 | $2,765 | $8,019 | +$5,254 | 30+ years |
| 332 | Fremont, CA | $1,439,805 | $3,388 | $9,872 | +$6,484 | 30+ years |
| 333 | Sandy Springs, GA | $685,103 | $1,680 | $4,922 | +$3,242 | 30+ years |
| 334 | Huntington Beach, CA | $1,344,725 | $3,105 | $9,130 | +$6,025 | 30+ years |
| 335 | Carlsbad, CA | $1,564,213 | $3,531 | $10,691 | +$7,160 | 30+ years |
| 336 | Costa Mesa, CA | $1,419,109 | $3,121 | $9,683 | +$6,562 | 30+ years |
| 337 | Sunnyvale, CA | $2,007,452 | $3,972 | $13,470 | +$9,498 | 30+ years |
| 338 | Bellevue, WA | $1,386,450 | $2,759 | $9,532 | +$6,773 | 30+ years |
| 339 | Berkeley, CA | $1,442,475 | $2,853 | $9,953 | +$7,100 | 30+ years |
Methodology
Sample. U.S. Census places with at least 100,000 residents that have current Zillow home value and rent data and a usable effective property-tax reference, after the same data-quality review used in our cash-flow ranking (cities whose rent index moved more than 30% in a year, or sits far from HUD's Fair Market Rent, are held out). The final sample contains 339 cities.
Price and rent. The purchase price is the Zillow Home Value Index (ZHVI) for September 2026, the typical value of homes in the middle third of each city's market. Rent is the Zillow Observed Rent Index (ZORI) for September 2026, the typical asking rent across houses and apartments. Both are smoothed and seasonally adjusted.
Monthly cost of owning. Principal and interest on a 30-year fixed loan with 20% down at 7.11%, the Freddie Mac PMMS average for the week of November 12, 2026; property tax at each city's effective rate (median real estate taxes ÷ median home value, Census ACS 2020–2024); the NAIC 2023 statewide average homeowners (HO-3) premium; and maintenance of 1% of the home's value a year. No HOA dues and no mortgage insurance (20% down).
Break-even year. We follow two households for up to 30 years, exactly as our Rent vs. Buy Calculator does. The buyer pays the down payment, 3% closing costs and every monthly cost of owning, and would pay 6% to sell. The renter invests the down payment, the closing costs and, each month, whatever owning would have cost above the rent, earning 6% a year. Home values, rents and insurance grow 3.5% a year. The break-even year is the first year in which the buyer's home equity after selling costs plus investments exceeds the renter's investments.
What is left out. Income taxes (mortgage-interest and property-tax deductions, the capital-gains exclusion on a home sale, taxes on investment returns), renter's insurance, utilities, moving costs and HOA dues. Insurance uses a 2023 average, and premiums have risen since, which makes owning look slightly cheaper than it is today.
Limits. The typical home and the typical rental are not the same property: rentals include more apartments, which tend to be smaller. That is why we repeat the monthly comparison with HUD's three-bedroom Fair Market Rent. Results describe citywide typical figures, not any individual home, and are an analysis, not financial advice.
For journalists and researchers
You may quote and republish these findings and charts with attribution and a link to this page. City-level figures for any city in the sample are in the CSV and on each city page. For questions or a custom cut of the data, write to [email protected].
Suggested citation: Castellanos Serrano, Javier. “Rent vs. Buy in 2026: The Monthly Cost of Owning in 339 Large U.S. Cities.” RentCaliber, updated November 12, 2026. https://rentcaliber.com/research/rent-vs-buy-2026/.
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