Rent or buy?
Renting wins in 328 of 340 cities.
We compared the monthly cost of owning the typical home with the typical rent in 340 large U.S. cities, using August 2026 Zillow data and this week's 7.03% mortgage rate. In the median city, owning costs $1,193 more a month, 64% above the rent.
The central finding
With 20% down and a 7.03% 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 340 cities, or 96%. Across the 340 cities the median monthly cost of owning is $3,048 and the median rent $1,806; compared city by city, the median gap is $1,193 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 64 cities and within 15 years in 100. In 202 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 12 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 | $77,199 | $1,341 | $676 | −$665 | Year 1 |
| 2 | Jackson, MS | $86,367 | $1,265 | $789 | −$476 | Year 1 |
| 3 | Cleveland, OH | $120,419 | $1,391 | $1,009 | −$382 | Year 2 |
| 4 | Baltimore, MD | $186,741 | $1,802 | $1,511 | −$291 | Year 2 |
| 5 | Birmingham, AL | $136,876 | $1,322 | $1,075 | −$247 | Year 2 |
| 6 | Montgomery, AL | $152,837 | $1,338 | $1,153 | −$185 | Year 3 |
| 7 | Dayton, OH | $140,625 | $1,251 | $1,156 | −$95 | Year 3 |
| 8 | Memphis, TN | $145,335 | $1,232 | $1,167 | −$65 | Year 3 |
| 9 | Philadelphia, PA | $233,728 | $1,768 | $1,704 | −$64 | Year 3 |
| 10 | Toledo, OH | $133,536 | $1,128 | $1,097 | −$31 | Year 3 |
| 11 | Peoria, IL | $138,052 | $1,266 | $1,249 | −$17 | Year 3 |
| 12 | Akron, OH | $141,681 | $1,167 | $1,156 | −$11 | 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 | $1,994,916 | $3,932 | $13,301 | +$9,369 | 30+ years |
| 2 | San Mateo, CA | $1,672,329 | $3,917 | $11,320 | +$7,403 | 30+ years |
| 3 | Carlsbad, CA | $1,593,241 | $3,556 | $10,818 | +$7,262 | 30+ years |
| 4 | Santa Clara, CA | $1,646,715 | $3,957 | $11,102 | +$7,145 | 30+ years |
| 5 | Berkeley, CA | $1,445,049 | $2,818 | $9,908 | +$7,090 | 30+ years |
| 6 | Bellevue, WA | $1,418,231 | $2,828 | $9,687 | +$6,859 | 30+ years |
| 7 | Irvine, CA | $1,492,449 | $3,527 | $10,345 | +$6,818 | 30+ years |
| 8 | Fremont, CA | $1,447,776 | $3,375 | $9,863 | +$6,488 | 30+ years |
| 9 | Costa Mesa, CA | $1,411,696 | $3,148 | $9,572 | +$6,424 | 30+ years |
| 10 | Huntington Beach, CA | $1,351,762 | $3,081 | $9,119 | +$6,038 | 30+ years |
| 11 | San Jose, CA | $1,362,808 | $3,563 | $9,414 | +$5,851 | 30+ years |
| 12 | Glendale, CA | $1,180,773 | $2,790 | $8,022 | +$5,232 | 30+ years |
| 13 | Burbank, CA | $1,176,932 | $2,783 | $7,952 | +$5,169 | 30+ years |
| 14 | San Francisco, CA | $1,424,767 | $4,682 | $9,771 | +$5,089 | 30+ years |
| 15 | Pasadena, CA | $1,187,354 | $3,022 | $8,085 | +$5,063 | 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 | 13 of 340 | 35 of 340 | 52 of 340 |
| 3.5% / year | 27 of 340 | 64 of 340 | 100 of 340 |
| 4.5% / year | 50 of 340 | 124 of 340 | 154 of 340 |
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. 340 of the 340 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 293 of 340 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 $121,917 to own the typical home and $72,240 to rent. The median household income across these cities is $79,674 (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 340 cities; renting would in 134. 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 340 cities
| # | City | Typical home value | Typical rent | Monthly cost to own | Own minus rent | Buying breaks even |
|---|---|---|---|---|---|---|
| 1 | Detroit, MI | $77,199 | $1,341 | $676 | −$665 | Year 1 |
| 2 | Jackson, MS | $86,367 | $1,265 | $789 | −$476 | Year 1 |
| 3 | Cleveland, OH | $120,419 | $1,391 | $1,009 | −$382 | Year 2 |
| 4 | Birmingham, AL | $136,876 | $1,322 | $1,075 | −$247 | Year 2 |
| 5 | Baltimore, MD | $186,741 | $1,802 | $1,511 | −$291 | Year 2 |
| 6 | Montgomery, AL | $152,837 | $1,338 | $1,153 | −$185 | Year 3 |
| 7 | Dayton, OH | $140,625 | $1,251 | $1,156 | −$95 | Year 3 |
| 8 | Memphis, TN | $145,335 | $1,232 | $1,167 | −$65 | Year 3 |
| 9 | Philadelphia, PA | $233,728 | $1,768 | $1,704 | −$64 | Year 3 |
| 10 | Toledo, OH | $133,536 | $1,128 | $1,097 | −$31 | Year 3 |
| 11 | Peoria, IL | $138,052 | $1,266 | $1,249 | −$17 | Year 3 |
| 12 | Akron, OH | $141,681 | $1,167 | $1,156 | −$11 | Year 3 |
| 13 | Columbus, GA | $175,951 | $1,308 | $1,364 | +$56 | Year 4 |
| 14 | Shreveport, LA | $148,292 | $1,184 | $1,250 | +$66 | Year 4 |
| 15 | Augusta, GA | $188,114 | $1,369 | $1,447 | +$78 | Year 4 |
| 16 | St. Louis, MO | $186,625 | $1,334 | $1,444 | +$110 | Year 4 |
| 17 | Brownsville, TX | $199,327 | $1,583 | $1,748 | +$165 | Year 5 |
| 18 | Macon, GA | $174,105 | $1,246 | $1,377 | +$131 | Year 5 |
| 19 | Hartford, CT | $203,792 | $1,600 | $1,769 | +$169 | Year 5 |
| 20 | Chicago, IL | $334,030 | $2,342 | $2,597 | +$255 | Year 5 |
| 21 | Dearborn, MI | $250,741 | $1,805 | $2,008 | +$203 | Year 5 |
| 22 | Pompano Beach, FL | $351,953 | $2,355 | $2,672 | +$317 | Year 5 |
| 23 | Pittsburgh, PA | $239,865 | $1,545 | $1,759 | +$214 | Year 5 |
| 24 | Columbia, SC | $230,191 | $1,479 | $1,690 | +$211 | Year 5 |
| 25 | Mobile, AL | $198,189 | $1,280 | $1,465 | +$185 | Year 5 |
| 26 | Lehigh Acres, FL | $279,720 | $1,831 | $2,109 | +$278 | Year 5 |
| 27 | Wichita Falls, TX | $176,929 | $1,362 | $1,578 | +$216 | Year 6 |
| 28 | South Bend, IN | $201,639 | $1,298 | $1,509 | +$211 | Year 5 |
| 29 | Warren, MI | $200,537 | $1,366 | $1,591 | +$225 | Year 6 |
| 30 | Lansing, MI | $169,388 | $1,222 | $1,436 | +$214 | Year 6 |
| 31 | New Orleans, LA | $243,781 | $1,637 | $1,925 | +$288 | Year 6 |
| 32 | Independence, MO | $212,613 | $1,385 | $1,641 | +$256 | Year 6 |
| 33 | Spring Hill, FL | $305,201 | $1,892 | $2,285 | +$393 | Year 6 |
| 34 | Palm Bay, FL | $303,910 | $1,867 | $2,262 | +$395 | Year 6 |
| 35 | Aurora, IL | $324,261 | $2,253 | $2,740 | +$487 | Year 7 |
| 36 | Port St. Lucie, FL | $384,593 | $2,396 | $2,916 | +$520 | Year 7 |
| 37 | Indianapolis, IN | $230,020 | $1,389 | $1,698 | +$309 | Year 7 |
| 38 | Tuscaloosa, AL | $245,668 | $1,448 | $1,772 | +$324 | Year 6 |
| 39 | Hampton, VA | $282,439 | $1,698 | $2,094 | +$396 | Year 7 |
| 40 | Beaumont, TX | $174,699 | $1,243 | $1,547 | +$304 | Year 9 |
| 41 | Kansas, KS | $204,669 | $1,326 | $1,653 | +$327 | Year 8 |
| 42 | North Charleston, SC | $310,134 | $1,757 | $2,191 | +$434 | Year 7 |
| 43 | Topeka, KS | $198,041 | $1,285 | $1,611 | +$326 | Year 8 |
| 44 | Milwaukee, WI | $227,629 | $1,477 | $1,860 | +$383 | Year 9 |
| 45 | Fayetteville, NC | $224,044 | $1,367 | $1,727 | +$360 | Year 8 |
| 46 | Waco, TX | $197,932 | $1,363 | $1,723 | +$360 | Year 10 |
| 47 | St. Petersburg, FL | $354,074 | $2,058 | $2,613 | +$555 | Year 8 |
| 48 | Syracuse, NY | $224,508 | $1,541 | $1,970 | +$429 | Year 11 |
| 49 | West Palm Beach, FL | $404,294 | $2,377 | $3,041 | +$664 | Year 8 |
| 50 | Springfield, IL | $172,189 | $1,159 | $1,484 | +$325 | Year 11 |
| 51 | Oklahoma, OK | $207,421 | $1,282 | $1,660 | +$378 | Year 10 |
| 52 | Clearwater, FL | $342,820 | $1,963 | $2,555 | +$592 | Year 9 |
| 53 | San Tan Valley, AZ | $392,485 | $2,035 | $2,650 | +$615 | Year 8 |
| 54 | Columbus, OH | $247,002 | $1,450 | $1,889 | +$439 | Year 9 |
| 55 | Cape Coral, FL | $335,825 | $1,949 | $2,542 | +$593 | Year 9 |
| 56 | Winston-Salem, NC | $263,057 | $1,507 | $1,968 | +$461 | Year 9 |
| 57 | Riverview, FL | $363,568 | $2,129 | $2,782 | +$653 | Year 9 |
| 58 | Palmdale, CA | $499,832 | $2,751 | $3,620 | +$869 | Year 9 |
| 59 | Norfolk, VA | $312,422 | $1,757 | $2,316 | +$559 | Year 9 |
| 60 | Springfield, MA | $305,068 | $1,853 | $2,444 | +$591 | Year 11 |
| 61 | Lafayette, LA | $226,811 | $1,329 | $1,761 | +$432 | Year 11 |
| 62 | Buffalo, NY | $248,828 | $1,425 | $1,891 | +$466 | Year 10 |
| 63 | Pasadena, TX | $218,883 | $1,378 | $1,842 | +$464 | Year 14 |
| 64 | Cedar Rapids, IA | $212,086 | $1,291 | $1,726 | +$435 | Year 13 |
| 65 | Odessa, TX | $251,624 | $1,553 | $2,082 | +$529 | Year 13 |
| 66 | Savannah, GA | $322,239 | $1,757 | $2,361 | +$604 | Year 10 |
| 67 | Corpus Christi, TX | $223,078 | $1,424 | $1,915 | +$491 | Year 15 |
| 68 | Rio Rancho, NM | $361,320 | $1,915 | $2,577 | +$662 | Year 10 |
| 69 | Miami Gardens, FL | $475,297 | $2,571 | $3,460 | +$889 | Year 10 |
| 70 | Hialeah, FL | $442,859 | $2,357 | $3,175 | +$818 | Year 10 |
| 71 | Kansas, MO | $253,549 | $1,428 | $1,930 | +$502 | Year 11 |
| 72 | Jacksonville, FL | $285,103 | $1,601 | $2,167 | +$566 | Year 12 |
| 73 | Baton Rouge, LA | $232,056 | $1,333 | $1,805 | +$472 | Year 12 |
| 74 | Lakeland, FL | $309,954 | $1,722 | $2,333 | +$611 | Year 11 |
| 75 | Buckeye, AZ | $391,351 | $1,975 | $2,677 | +$702 | Year 9 |
| 76 | Cincinnati, OH | $249,297 | $1,414 | $1,917 | +$503 | Year 12 |
| 77 | Tulsa, OK | $220,221 | $1,287 | $1,746 | +$459 | Year 13 |
| 78 | Joliet, IL | $269,608 | $1,668 | $2,269 | +$601 | Year 16 |
| 79 | Victorville, CA | $434,932 | $2,275 | $3,098 | +$823 | Year 10 |
| 80 | Amarillo, TX | $211,528 | $1,330 | $1,813 | +$483 | Year 17 |
| 81 | Newport News, VA | $294,403 | $1,605 | $2,193 | +$588 | Year 12 |
| 82 | Lubbock, TX | $212,039 | $1,333 | $1,825 | +$492 | Year 18 |
| 83 | Little Rock, AR | $221,588 | $1,212 | $1,672 | +$460 | Year 13 |
| 84 | Lancaster, CA | $461,962 | $2,420 | $3,340 | +$920 | Year 12 |
| 85 | Fort Lauderdale, FL | $511,473 | $2,736 | $3,784 | +$1,048 | Year 12 |
| 86 | High Point, NC | $250,100 | $1,372 | $1,897 | +$525 | Year 13 |
| 87 | Pembroke Pines, FL | $488,121 | $2,608 | $3,611 | +$1,003 | Year 13 |
| 88 | El Paso, TX | $238,475 | $1,519 | $2,116 | +$597 | Year 25 |
| 89 | New York, NY | $822,517 | $4,154 | $5,804 | +$1,650 | Year 12 |
| 90 | Evansville, IN | $204,516 | $1,076 | $1,504 | +$428 | Year 13 |
| 91 | Wichita, KS | $207,080 | $1,158 | $1,624 | +$466 | Year 16 |
| 92 | Fontana, CA | $633,683 | $3,190 | $4,481 | +$1,291 | Year 12 |
| 93 | Rockford, IL | $186,897 | $1,195 | $1,679 | +$484 | Year 29 |
| 94 | Hollywood, FL | $444,268 | $2,341 | $3,295 | +$954 | Year 14 |
| 95 | Broken Arrow, OK | $288,709 | $1,583 | $2,228 | +$645 | Year 16 |
| 96 | Miami, FL | $580,866 | $3,008 | $4,245 | +$1,237 | Year 14 |
| 97 | Houston, TX | $261,740 | $1,542 | $2,184 | +$642 | Year 23 |
| 98 | Gainesville, FL | $295,760 | $1,618 | $2,292 | +$674 | Year 17 |
| 99 | Boca Raton, FL | $576,824 | $2,949 | $4,195 | +$1,246 | Year 14 |
| 100 | Grand Rapids, MI | $307,094 | $1,580 | $2,249 | +$669 | Year 15 |
| 101 | Fort Wayne, IN | $248,442 | $1,271 | $1,811 | +$540 | Year 15 |
| 102 | Greensboro, NC | $263,264 | $1,392 | $1,984 | +$592 | Year 16 |
| 103 | Yuma, AZ | $295,611 | $1,459 | $2,081 | +$622 | Year 13 |
| 104 | Fresno, CA | $388,924 | $1,941 | $2,774 | +$833 | Year 14 |
| 105 | Menifee, CA | $580,698 | $2,909 | $4,159 | +$1,250 | Year 14 |
| 106 | Louisville, KY | $263,130 | $1,353 | $1,938 | +$585 | Year 16 |
| 107 | Tampa, FL | $377,566 | $1,957 | $2,806 | +$849 | Year 16 |
| 108 | Miramar, FL | $521,195 | $2,689 | $3,861 | +$1,172 | Year 16 |
| 109 | New Haven, CT | $339,182 | $2,015 | $2,896 | +$881 | Year 30 |
| 110 | Las Cruces, NM | $290,170 | $1,446 | $2,079 | +$633 | Year 15 |
| 111 | North Las Vegas, NV | $402,439 | $1,889 | $2,722 | +$833 | Year 13 |
| 112 | Surprise, AZ | $415,995 | $1,947 | $2,814 | +$867 | Year 13 |
| 113 | Hesperia, CA | $462,029 | $2,229 | $3,227 | +$998 | Year 14 |
| 114 | Elgin, IL | $339,753 | $1,976 | $2,862 | +$886 | Year 30 |
| 115 | Atlanta, GA | $381,948 | $1,944 | $2,816 | +$872 | Year 17 |
| 116 | Rochester, NY | $247,040 | $1,476 | $2,140 | +$664 | 30+ years |
| 117 | Chesapeake, VA | $425,375 | $2,092 | $3,045 | +$953 | Year 16 |
| 118 | Antioch, CA | $591,983 | $2,851 | $4,165 | +$1,314 | Year 15 |
| 119 | Orlando, FL | $371,120 | $1,896 | $2,774 | +$878 | Year 19 |
| 120 | Virginia Beach, VA | $427,730 | $2,086 | $3,053 | +$967 | Year 16 |
| 121 | Killeen, TX | $219,533 | $1,273 | $1,872 | +$599 | 30+ years |
| 122 | Mesquite, TX | $258,678 | $1,471 | $2,174 | +$703 | 30+ years |
| 123 | Allentown, PA | $317,498 | $1,710 | $2,551 | +$841 | 30+ years |
| 124 | Minneapolis, MN | $328,529 | $1,682 | $2,521 | +$839 | Year 27 |
| 125 | Providence, RI | $434,698 | $2,213 | $3,324 | +$1,111 | Year 27 |
| 126 | Springfield, MO | $245,882 | $1,200 | $1,803 | +$603 | Year 22 |
| 127 | Stockton, CA | $427,285 | $2,010 | $3,031 | +$1,021 | Year 20 |
| 128 | Norman, OK | $263,046 | $1,357 | $2,048 | +$691 | Year 30 |
| 129 | Garland, TX | $283,276 | $1,556 | $2,359 | +$803 | 30+ years |
| 130 | Visalia, CA | $397,626 | $1,871 | $2,836 | +$965 | Year 21 |
| 131 | Concord, NC | $380,870 | $1,813 | $2,752 | +$939 | Year 23 |
| 132 | Knoxville, TN | $370,699 | $1,712 | $2,622 | +$910 | Year 22 |
| 133 | Rialto, CA | $589,453 | $2,686 | $4,116 | +$1,430 | Year 21 |
| 134 | Sterling Heights, MI | $308,784 | $1,526 | $2,339 | +$813 | 30+ years |
| 135 | Des Moines, IA | $210,572 | $1,126 | $1,727 | +$601 | 30+ years |
| 136 | Bakersfield, CA | $388,250 | $1,858 | $2,849 | +$991 | Year 27 |
| 137 | Chattanooga, TN | $319,185 | $1,513 | $2,320 | +$807 | Year 25 |
| 138 | San Antonio, TX | $247,453 | $1,386 | $2,127 | +$741 | 30+ years |
| 139 | Modesto, CA | $442,564 | $2,021 | $3,106 | +$1,085 | Year 22 |
| 140 | Tallahassee, FL | $294,444 | $1,470 | $2,261 | +$791 | 30+ years |
| 141 | Fort Worth, TX | $295,800 | $1,615 | $2,487 | +$872 | 30+ years |
| 142 | Pueblo, CO | $282,535 | $1,342 | $2,070 | +$728 | Year 27 |
| 143 | McAllen, TX | $229,066 | $1,283 | $1,982 | +$699 | 30+ years |
| 144 | St. Paul, MN | $294,297 | $1,488 | $2,300 | +$812 | 30+ years |
| 145 | Huntsville, AL | $290,244 | $1,330 | $2,061 | +$731 | Year 25 |
| 146 | Athens, GA | $340,111 | $1,607 | $2,497 | +$890 | Year 30 |
| 147 | Tyler, TX | $252,481 | $1,314 | $2,043 | +$729 | 30+ years |
| 148 | Washington, DC | $570,082 | $2,517 | $3,925 | +$1,408 | Year 23 |
| 149 | Lexington-Fayette, KY | $333,115 | $1,553 | $2,423 | +$870 | Year 30 |
| 150 | Lowell, MA | $486,078 | $2,308 | $3,602 | +$1,294 | 30+ years |
| 151 | Rochester, MN | $342,187 | $1,650 | $2,577 | +$927 | 30+ years |
| 152 | Worcester, MA | $435,944 | $2,130 | $3,328 | +$1,198 | 30+ years |
| 153 | Metairie, LA | $328,021 | $1,545 | $2,428 | +$883 | 30+ years |
| 154 | Bridgeport, CT | $364,989 | $1,990 | $3,141 | +$1,151 | 30+ years |
| 155 | Clovis, CA | $516,830 | $2,349 | $3,716 | +$1,367 | 30+ years |
| 156 | Dallas, TX | $305,765 | $1,591 | $2,529 | +$938 | 30+ years |
| 157 | Grand Prairie, TX | $314,397 | $1,647 | $2,618 | +$971 | 30+ years |
| 158 | Tucson, AZ | $321,918 | $1,425 | $2,266 | +$841 | Year 29 |
| 159 | Jersey, NJ | $657,765 | $3,157 | $5,023 | +$1,866 | 30+ years |
| 160 | Davie, FL | $516,933 | $2,404 | $3,846 | +$1,442 | 30+ years |
| 161 | Boston, MA | $774,723 | $3,338 | $5,352 | +$2,014 | Year 29 |
| 162 | Brandon, FL | $355,560 | $1,643 | $2,636 | +$993 | 30+ years |
| 163 | Richmond, VA | $364,726 | $1,648 | $2,650 | +$1,002 | 30+ years |
| 164 | Vacaville, CA | $601,486 | $2,614 | $4,214 | +$1,600 | 30+ years |
| 165 | Charlotte, NC | $392,573 | $1,744 | $2,815 | +$1,071 | 30+ years |
| 166 | Moreno Valley, CA | $551,273 | $2,382 | $3,846 | +$1,464 | 30+ years |
| 167 | Brockton, MA | $508,661 | $2,341 | $3,784 | +$1,443 | 30+ years |
| 168 | Elk Grove, CA | $626,316 | $2,716 | $4,440 | +$1,724 | 30+ years |
| 169 | Sacramento, CA | $473,797 | $2,056 | $3,362 | +$1,306 | 30+ years |
| 170 | Manchester, NH | $441,115 | $2,094 | $3,426 | +$1,332 | 30+ years |
| 171 | Nashville-Davidson, TN | $429,741 | $1,834 | $3,004 | +$1,170 | 30+ years |
| 172 | Laredo, TX | $222,782 | $1,191 | $1,952 | +$761 | 30+ years |
| 173 | Midland, TX | $330,434 | $1,599 | $2,629 | +$1,030 | 30+ years |
| 174 | Columbia, MO | $324,526 | $1,444 | $2,378 | +$934 | 30+ years |
| 175 | Davenport, IA | $196,283 | $971 | $1,600 | +$629 | 30+ years |
| 176 | Clarksville, TN | $319,419 | $1,374 | $2,276 | +$902 | 30+ years |
| 177 | Las Vegas, NV | $419,144 | $1,712 | $2,840 | +$1,128 | 30+ years |
| 178 | Vallejo, CA | $519,461 | $2,213 | $3,673 | +$1,460 | 30+ years |
| 179 | League, TX | $373,552 | $1,838 | $3,051 | +$1,213 | 30+ years |
| 180 | Waterbury, CT | $287,514 | $1,540 | $2,570 | +$1,030 | 30+ years |
| 181 | Fishers, IN | $444,527 | $1,911 | $3,197 | +$1,286 | 30+ years |
| 182 | Columbia, MD | $507,609 | $2,259 | $3,782 | +$1,523 | 30+ years |
| 183 | Conroe, TX | $312,928 | $1,561 | $2,614 | +$1,053 | 30+ years |
| 184 | Coral Springs, FL | $523,439 | $2,330 | $3,906 | +$1,576 | 30+ years |
| 185 | Richmond, CA | $601,802 | $2,575 | $4,324 | +$1,749 | 30+ years |
| 186 | Sparks, NV | $535,221 | $2,140 | $3,596 | +$1,456 | 30+ years |
| 187 | Durham, NC | $389,634 | $1,659 | $2,829 | +$1,170 | 30+ years |
| 188 | Pearland, TX | $380,787 | $1,898 | $3,243 | +$1,345 | 30+ years |
| 189 | Omaha, NE | $296,615 | $1,414 | $2,425 | +$1,011 | 30+ years |
| 190 | Albany, NY | $332,657 | $1,631 | $2,805 | +$1,174 | 30+ years |
| 191 | Meridian, ID | $535,976 | $2,084 | $3,609 | +$1,525 | 30+ years |
| 192 | Albuquerque, NM | $345,503 | $1,455 | $2,521 | +$1,066 | 30+ years |
| 193 | Irving, TX | $339,198 | $1,590 | $2,758 | +$1,168 | 30+ years |
| 194 | Charleston, SC | $591,821 | $2,312 | $4,013 | +$1,701 | 30+ years |
| 195 | Peoria, AZ | $480,596 | $1,870 | $3,252 | +$1,382 | 30+ years |
| 196 | Wilmington, NC | $419,038 | $1,706 | $2,973 | +$1,267 | 30+ years |
| 197 | Arlington, TX | $309,891 | $1,462 | $2,551 | +$1,089 | 30+ years |
| 198 | Nampa, ID | $415,249 | $1,624 | $2,834 | +$1,210 | 30+ years |
| 199 | Phoenix, AZ | $405,689 | $1,574 | $2,752 | +$1,178 | 30+ years |
| 200 | Anchorage, AK | $422,785 | $1,802 | $3,154 | +$1,352 | 30+ years |
| 201 | San Bernardino, CA | $492,161 | $1,954 | $3,427 | +$1,473 | 30+ years |
| 202 | New Braunfels, TX | $346,475 | $1,571 | $2,760 | +$1,189 | 30+ years |
| 203 | Temecula, CA | $756,787 | $3,020 | $5,314 | +$2,294 | 30+ years |
| 204 | Fairfield, CA | $599,253 | $2,389 | $4,211 | +$1,822 | 30+ years |
| 205 | Ontario, CA | $661,918 | $2,580 | $4,553 | +$1,973 | 30+ years |
| 206 | Colorado Springs, CO | $441,553 | $1,740 | $3,076 | +$1,336 | 30+ years |
| 207 | Lee's Summit, MO | $394,208 | $1,661 | $2,938 | +$1,277 | 30+ years |
| 208 | Sugar Land, TX | $442,326 | $2,032 | $3,596 | +$1,564 | 30+ years |
| 209 | Murfreesboro, TN | $426,156 | $1,675 | $2,973 | +$1,298 | 30+ years |
| 210 | Jurupa Valley, CA | $675,290 | $2,610 | $4,632 | +$2,022 | 30+ years |
| 211 | Roseville, CA | $645,119 | $2,569 | $4,574 | +$2,005 | 30+ years |
| 212 | Quincy, MA | $679,587 | $2,770 | $4,956 | +$2,186 | 30+ years |
| 213 | Olathe, KS | $434,937 | $1,810 | $3,253 | +$1,443 | 30+ years |
| 214 | Henderson, NV | $479,263 | $1,806 | $3,250 | +$1,444 | 30+ years |
| 215 | Glendale, AZ | $401,811 | $1,507 | $2,719 | +$1,212 | 30+ years |
| 216 | Lincoln, NE | $293,764 | $1,308 | $2,365 | +$1,057 | 30+ years |
| 217 | Riverside, CA | $645,110 | $2,444 | $4,435 | +$1,991 | 30+ years |
| 218 | Santa Maria, CA | $665,729 | $2,537 | $4,605 | +$2,068 | 30+ years |
| 219 | Aurora, CO | $452,698 | $1,758 | $3,199 | +$1,441 | 30+ years |
| 220 | New Bedford, MA | $442,741 | $1,841 | $3,358 | +$1,517 | 30+ years |
| 221 | Murrieta, CA | $687,308 | $2,672 | $4,886 | +$2,214 | 30+ years |
| 222 | Gilbert, AZ | $566,873 | $2,075 | $3,797 | +$1,722 | 30+ years |
| 223 | Boise, ID | $503,852 | $1,885 | $3,454 | +$1,569 | 30+ years |
| 224 | Oxnard, CA | $759,573 | $2,864 | $5,261 | +$2,397 | 30+ years |
| 225 | Newark, NJ | $481,850 | $2,114 | $3,883 | +$1,769 | 30+ years |
| 226 | Round Rock, TX | $398,221 | $1,741 | $3,206 | +$1,465 | 30+ years |
| 227 | Highlands Ranch, CO | $694,234 | $2,597 | $4,793 | +$2,196 | 30+ years |
| 228 | Lynn, MA | $580,377 | $2,313 | $4,270 | +$1,957 | 30+ years |
| 229 | Thornton, CO | $492,295 | $1,881 | $3,477 | +$1,596 | 30+ years |
| 230 | Oakland, CA | $708,610 | $2,735 | $5,056 | +$2,321 | 30+ years |
| 231 | Hillsboro, OR | $512,474 | $1,944 | $3,599 | +$1,655 | 30+ years |
| 232 | Chandler, AZ | $515,351 | $1,868 | $3,471 | +$1,603 | 30+ years |
| 233 | Denton, TX | $346,719 | $1,519 | $2,834 | +$1,315 | 30+ years |
| 234 | Spokane, WA | $396,121 | $1,507 | $2,815 | +$1,308 | 30+ years |
| 235 | Stamford, CT | $724,387 | $2,966 | $5,541 | +$2,575 | 30+ years |
| 236 | Edinburg, TX | $217,369 | $1,029 | $1,924 | +$895 | 30+ years |
| 237 | Urban Honolulu, HI | $776,861 | $2,733 | $5,115 | +$2,382 | 30+ years |
| 238 | Mesa, AZ | $429,657 | $1,538 | $2,892 | +$1,354 | 30+ years |
| 239 | Goodyear, AZ | $462,929 | $1,683 | $3,165 | +$1,482 | 30+ years |
| 240 | Eugene, OR | $475,563 | $1,806 | $3,406 | +$1,600 | 30+ years |
| 241 | Tempe, AZ | $461,342 | $1,649 | $3,130 | +$1,481 | 30+ years |
| 242 | Spokane Valley, WA | $410,897 | $1,547 | $2,938 | +$1,391 | 30+ years |
| 243 | Westminster, CO | $514,933 | $1,884 | $3,596 | +$1,712 | 30+ years |
| 244 | Sioux Falls, SD | $332,295 | $1,302 | $2,506 | +$1,204 | 30+ years |
| 245 | Santa Rosa, CA | $709,775 | $2,560 | $4,934 | +$2,374 | 30+ years |
| 246 | Rancho Cucamonga, CA | $781,865 | $2,802 | $5,413 | +$2,611 | 30+ years |
| 247 | Carrollton, TX | $400,642 | $1,655 | $3,199 | +$1,544 | 30+ years |
| 248 | St. George, UT | $517,705 | $1,796 | $3,472 | +$1,676 | 30+ years |
| 249 | Denver, CO | $524,695 | $1,881 | $3,641 | +$1,760 | 30+ years |
| 250 | Arvada, CO | $600,934 | $2,150 | $4,172 | +$2,022 | 30+ years |
| 251 | Raleigh, NC | $428,671 | $1,577 | $3,062 | +$1,485 | 30+ years |
| 252 | Vancouver, WA | $501,696 | $1,828 | $3,552 | +$1,724 | 30+ years |
| 253 | Concord, CA | $722,165 | $2,572 | $5,004 | +$2,432 | 30+ years |
| 254 | Reno, NV | $573,360 | $1,967 | $3,829 | +$1,862 | 30+ years |
| 255 | Ann Arbor, MI | $526,592 | $2,086 | $4,082 | +$1,996 | 30+ years |
| 256 | Corona, CA | $754,203 | $2,674 | $5,238 | +$2,564 | 30+ years |
| 257 | Salem, OR | $435,095 | $1,581 | $3,117 | +$1,536 | 30+ years |
| 258 | Centennial, CO | $632,941 | $2,231 | $4,402 | +$2,171 | 30+ years |
| 259 | Fort Collins, CO | $560,192 | $1,960 | $3,897 | +$1,937 | 30+ years |
| 260 | Cambridge, MA | $1,031,739 | $3,476 | $6,924 | +$3,448 | 30+ years |
| 261 | Pomona, CA | $682,283 | $2,353 | $4,705 | +$2,352 | 30+ years |
| 262 | Santa Clarita, CA | $787,700 | $2,787 | $5,576 | +$2,789 | 30+ years |
| 263 | Lewisville, TX | $387,166 | $1,557 | $3,123 | +$1,566 | 30+ years |
| 264 | College Station, TX | $345,836 | $1,419 | $2,849 | +$1,430 | 30+ years |
| 265 | Tacoma, WA | $488,463 | $1,740 | $3,498 | +$1,758 | 30+ years |
| 266 | Greeley, CO | $415,216 | $1,455 | $2,928 | +$1,473 | 30+ years |
| 267 | West Valley, UT | $465,915 | $1,586 | $3,198 | +$1,612 | 30+ years |
| 268 | Chula Vista, CA | $849,526 | $2,945 | $5,946 | +$3,001 | 30+ years |
| 269 | Elizabeth, NJ | $548,920 | $2,243 | $4,535 | +$2,292 | 30+ years |
| 270 | Overland Park, KS | $483,940 | $1,757 | $3,557 | +$1,800 | 30+ years |
| 271 | Oceanside, CA | $867,314 | $2,931 | $5,940 | +$3,009 | 30+ years |
| 272 | Provo, UT | $480,829 | $1,602 | $3,257 | +$1,655 | 30+ years |
| 273 | Billings, MT | $400,819 | $1,426 | $2,902 | +$1,476 | 30+ years |
| 274 | Gresham, OR | $464,687 | $1,617 | $3,304 | +$1,687 | 30+ years |
| 275 | Yonkers, NY | $706,055 | $2,755 | $5,643 | +$2,888 | 30+ years |
| 276 | Salinas, CA | $748,418 | $2,501 | $5,146 | +$2,645 | 30+ years |
| 277 | Green Bay, WI | $285,361 | $1,066 | $2,197 | +$1,131 | 30+ years |
| 278 | Madison, WI | $426,336 | $1,616 | $3,331 | +$1,715 | 30+ years |
| 279 | Inglewood, CA | $749,827 | $2,492 | $5,148 | +$2,656 | 30+ years |
| 280 | San Francisco, CA | $1,424,767 | $4,682 | $9,771 | +$5,089 | 30+ years |
| 281 | Ventura, CA | $887,152 | $2,888 | $6,027 | +$3,139 | 30+ years |
| 282 | Alexandria, VA | $666,031 | $2,285 | $4,769 | +$2,484 | 30+ years |
| 283 | Simi Valley, CA | $833,307 | $2,760 | $5,774 | +$3,014 | 30+ years |
| 284 | Richardson, TX | $438,611 | $1,669 | $3,495 | +$1,826 | 30+ years |
| 285 | Santa Ana, CA | $868,002 | $2,812 | $5,901 | +$3,089 | 30+ years |
| 286 | Arlington, VA | $806,571 | $2,702 | $5,718 | +$3,016 | 30+ years |
| 287 | Thousand Oaks, CA | $1,035,291 | $3,361 | $7,121 | +$3,760 | 30+ years |
| 288 | Chico, CA | $460,839 | $1,544 | $3,282 | +$1,738 | 30+ years |
| 289 | McKinney, TX | $472,118 | $1,773 | $3,802 | +$2,029 | 30+ years |
| 290 | Lakewood, CO | $556,597 | $1,800 | $3,863 | +$2,063 | 30+ years |
| 291 | Hayward, CA | $820,844 | $2,637 | $5,664 | +$3,027 | 30+ years |
| 292 | Bend, OR | $729,189 | $2,288 | $4,936 | +$2,648 | 30+ years |
| 293 | Naperville, IL | $625,494 | $2,289 | $4,949 | +$2,660 | 30+ years |
| 294 | East Los Angeles, CA | $666,566 | $2,111 | $4,597 | +$2,486 | 30+ years |
| 295 | Portland, OR | $527,359 | $1,732 | $3,772 | +$2,040 | 30+ years |
| 296 | Carmel, IN | $574,220 | $1,838 | $4,048 | +$2,210 | 30+ years |
| 297 | El Monte, CA | $752,694 | $2,361 | $5,239 | +$2,878 | 30+ years |
| 298 | West Covina, CA | $835,555 | $2,580 | $5,733 | +$3,153 | 30+ years |
| 299 | Plano, TX | $493,092 | $1,742 | $3,873 | +$2,131 | 30+ years |
| 300 | San Diego, CA | $985,158 | $3,036 | $6,756 | +$3,720 | 30+ years |
| 301 | West Jordan, UT | $554,733 | $1,687 | $3,758 | +$2,071 | 30+ years |
| 302 | Fargo, ND | $324,126 | $1,079 | $2,453 | +$1,374 | 30+ years |
| 303 | Everett, WA | $636,751 | $1,946 | $4,430 | +$2,484 | 30+ years |
| 304 | Escondido, CA | $842,305 | $2,547 | $5,818 | +$3,271 | 30+ years |
| 305 | Allen, TX | $485,393 | $1,714 | $3,918 | +$2,204 | 30+ years |
| 306 | Kent, WA | $635,965 | $1,973 | $4,519 | +$2,546 | 30+ years |
| 307 | Los Angeles, CA | $929,572 | $2,778 | $6,384 | +$3,606 | 30+ years |
| 308 | Renton, WA | $731,654 | $2,236 | $5,159 | +$2,923 | 30+ years |
| 309 | Anaheim, CA | $946,371 | $2,759 | $6,488 | +$3,729 | 30+ years |
| 310 | Salt Lake, UT | $572,003 | $1,603 | $3,864 | +$2,261 | 30+ years |
| 311 | Long Beach, CA | $850,917 | $2,422 | $5,843 | +$3,421 | 30+ years |
| 312 | Fullerton, CA | $1,039,798 | $2,917 | $7,102 | +$4,185 | 30+ years |
| 313 | Cary, NC | $619,636 | $1,774 | $4,347 | +$2,573 | 30+ years |
| 314 | Austin, TX | $497,418 | $1,586 | $3,908 | +$2,322 | 30+ years |
| 315 | Orange, CA | $1,125,988 | $3,116 | $7,704 | +$4,588 | 30+ years |
| 316 | El Cajon, CA | $817,309 | $2,275 | $5,635 | +$3,360 | 30+ years |
| 317 | Garden Grove, CA | $1,007,401 | $2,767 | $6,880 | +$4,113 | 30+ years |
| 318 | Paterson, NJ | $536,737 | $1,878 | $4,684 | +$2,806 | 30+ years |
| 319 | Daly, CA | $1,115,941 | $2,962 | $7,563 | +$4,601 | 30+ years |
| 320 | Torrance, CA | $1,104,855 | $2,952 | $7,538 | +$4,586 | 30+ years |
| 321 | Seattle, WA | $833,192 | $2,234 | $5,788 | +$3,554 | 30+ years |
| 322 | Downey, CA | $878,882 | $2,305 | $6,052 | +$3,747 | 30+ years |
| 323 | Scottsdale, AZ | $851,107 | $2,127 | $5,618 | +$3,491 | 30+ years |
| 324 | San Jose, CA | $1,362,808 | $3,563 | $9,414 | +$5,851 | 30+ years |
| 325 | Frisco, TX | $638,512 | $1,874 | $4,973 | +$3,099 | 30+ years |
| 326 | Pasadena, CA | $1,187,354 | $3,022 | $8,085 | +$5,063 | 30+ years |
| 327 | Boulder, CO | $948,693 | $2,399 | $6,468 | +$4,069 | 30+ years |
| 328 | Santa Clara, CA | $1,646,715 | $3,957 | $11,102 | +$7,145 | 30+ years |
| 329 | Burbank, CA | $1,176,932 | $2,783 | $7,952 | +$5,169 | 30+ years |
| 330 | Glendale, CA | $1,180,773 | $2,790 | $8,022 | +$5,232 | 30+ years |
| 331 | San Mateo, CA | $1,672,329 | $3,917 | $11,320 | +$7,403 | 30+ years |
| 332 | Sandy Springs, GA | $692,396 | $1,706 | $4,943 | +$3,237 | 30+ years |
| 333 | Fremont, CA | $1,447,776 | $3,375 | $9,863 | +$6,488 | 30+ years |
| 334 | Irvine, CA | $1,492,449 | $3,527 | $10,345 | +$6,818 | 30+ years |
| 335 | Huntington Beach, CA | $1,351,762 | $3,081 | $9,119 | +$6,038 | 30+ years |
| 336 | Costa Mesa, CA | $1,411,696 | $3,148 | $9,572 | +$6,424 | 30+ years |
| 337 | Carlsbad, CA | $1,593,241 | $3,556 | $10,818 | +$7,262 | 30+ years |
| 338 | Sunnyvale, CA | $1,994,916 | $3,932 | $13,301 | +$9,369 | 30+ years |
| 339 | Bellevue, WA | $1,418,231 | $2,828 | $9,687 | +$6,859 | 30+ years |
| 340 | Berkeley, CA | $1,445,049 | $2,818 | $9,908 | +$7,090 | 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 340 cities.
Price and rent. The purchase price is the Zillow Home Value Index (ZHVI) for August 2026, the typical value of homes in the middle third of each city's market. Rent is the Zillow Observed Rent Index (ZORI) for August 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 7.03%, the Freddie Mac PMMS average for the week of September 24, 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 340 Large U.S. Cities.” RentCaliber, updated September 26, 2026. https://rentcaliber.com/research/rent-vs-buy-2026/.
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