Rental Yield by City: RentRedi 2026 Rental Yield Report
RentRedi sees the rent independent landlords actually collect. Across 92 metro areas, this report compares that rent with estimated home values on single-family rental (SFR) properties to show where gross rental yields are highest, where they are lowest, and how they moved over the past year.
Key findings
- Yields edged upOn the same properties, the median metro yield changed by +0.12 points over the year, with gains in 59 of 92 metros.
- Rents outpaced home valuesRents rose +1.9% on average against +1.1% for estimated home values, and grew faster in 59 of 92 metros.
- Pay is keeping ahead of rentHourly earnings grew faster than rents in 67% of metros (61 of 91), so rent increases have not outrun local wages.
- For independent landlordsA modestly improving year: rental income grew a bit faster than home values in most markets, led by lower-cost Midwest and Southern metros.
Gross rental yield by metro, SFR properties
Hover or tap a metro for details, or search for one. Switch the view to size each metro by its median monthly rent.
Home values indexed to the Zillow Home Value Index (ZHVI). Data Provided by Zillow Group.
The top 10 are Midwest, Southern and western Pennsylvania metros, led by Peoria at 16.1%. The bottom 10 are coastal California, the Pacific Northwest and the Mountain West, down to San Francisco at 4.8%. Where homes are cheap relative to rents, yields run two to three times higher than in the most expensive coastal markets.
Rents are outpacing home values
Share of the 92 metros, July 2025 to June 2026 compared with the prior 12 months, on properties tracked in both years.
Rents rose in 70 of 92 metros, averaging +1.9%, while estimated home values rose in 62, averaging +1.1%. The two ends of the ranking moved differently. In the top 10, rents (+3.8%) and home values (+3.8%) rose at the same pace, so yields held steady at high levels. In the bottom 10, rents rose +1.9% while home values slipped (-0.8%), which nudged those low yields up.
Highest and lowest yields
All figures use properties tracked in both years. Metro-level changes are best read as directional.
| Rank | Metro | Yield | Rent / mo | Yield chg (pts) | Rent growth | Value growth |
|---|---|---|---|---|---|---|
| 1 | Peoria, IL | 16.1% | $1,359 | +0.06 | +7.9% | +7.4% |
| 2 | Toledo, OH | 15.1% | $1,352 | +0.73 | +8.2% | +3.0% |
| 3 | Jackson, TN | 15.1% | $1,158 | +0.27 | +3.1% | +1.3% |
| 4 | Pittsburgh, PA | 14.7% | $1,449 | +0.30 | +2.5% | +0.4% |
| 5 | Rockford, IL | 14.1% | $1,576 | -0.95 | +2.2% | +9.1% |
| 6 | South Bend, IN | 14.1% | $1,100 | -0.36 | +3.3% | +5.9% |
| 7 | Akron, OH | 14.0% | $1,050 | -0.39 | +1.7% | +4.6% |
| 8 | Cleveland, OH | 13.4% | $1,450 | -0.12 | +0.1% | +1.0% |
| 9 | New Orleans, LA | 13.4% | $1,520 | +0.49 | +6.7% | +2.8% |
| 10 | Beaumont, TX | 13.4% | $1,342 | -0.08 | +2.1% | +2.7% |
| Rank | Metro | Yield | Rent / mo | Yield chg (pts) | Rent growth | Value growth |
|---|---|---|---|---|---|---|
| 92 | San Francisco, CA | 4.8% | $4,075 | +0.26 | +6.1% | +0.2% |
| 91 | Los Angeles, CA | 5.0% | $3,950 | 0.00 | +0.9% | +0.9% |
| 90 | San Diego, CA | 5.1% | $4,019 | +0.15 | +2.4% | -0.6% |
| 89 | Seattle, WA | 5.5% | $2,989 | +0.18 | +1.3% | -1.9% |
| 88 | Colorado Springs, CO | 6.2% | $2,250 | +0.13 | +0.3% | -1.7% |
| 87 | Sacramento, CA | 6.3% | $2,675 | -0.03 | -1.7% | -1.3% |
| 86 | Riverside, CA | 6.5% | $2,850 | +0.38 | +5.6% | -0.6% |
| 85 | Boise City, ID | 6.5% | $2,375 | +0.17 | +3.3% | +0.5% |
| 84 | Denver, CO | 6.6% | $2,807 | +0.18 | +0.2% | -2.6% |
| 83 | Portland, OR | 6.6% | $2,757 | +0.12 | +0.9% | -1.0% |
Home value growth indexed to the Zillow Home Value Index (ZHVI). Data Provided by Zillow Group.
Who moved in and out
The rankings were stable, with one change at each end. New Orleans moved into the top 10 (11th to 9th), replacing Gulfport-Biloxi (10th to 14th). Portland slipped into the bottom 10 (82nd to 83rd) as Las Vegas moved out (85th to 82nd).
The local economy
High-yield metros are not the fastest-growing job markets: jobs were flat or down in 7 of the top 10 (average -0.7%), against +0.2% in the bottom 10. Pay rose in both groups, averaging +4.1% in the top 10 and +5.6% in the bottom 10.
See all 92 metros
| 1 | Peoria, IL | 16.1% | $1,359 | $101,476 | +0.06 | +7.9% | +7.4% | +6.0% |
|---|---|---|---|---|---|---|---|---|
| 2 | Toledo, OH | 15.1% | $1,352 | $107,372 | +0.73 | +8.2% | +3.0% | +2.8% |
| 3 | Jackson, TN | 15.1% | $1,158 | $92,171 | +0.27 | +3.1% | +1.3% | +1.9% |
| 4 | Pittsburgh, PA | 14.7% | $1,449 | $118,457 | +0.30 | +2.5% | +0.4% | +6.0% |
| 5 | Rockford, IL | 14.1% | $1,576 | $134,090 | -0.95 | +2.2% | +9.1% | -2.0% |
| 6 | South Bend-Mishawaka, IN-MI | 14.1% | $1,100 | $93,839 | -0.36 | +3.3% | +5.9% | +6.8% |
| 7 | Akron, OH | 14.0% | $1,050 | $89,721 | -0.39 | +1.7% | +4.6% | +5.5% |
| 8 | Cleveland, OH | 13.4% | $1,450 | $129,691 | -0.12 | +0.1% | +1.0% | -0.2% |
| 9 | New Orleans-Metairie, LA | 13.4% | $1,520 | $136,242 | +0.49 | +6.7% | +2.8% | +3.6% |
| 10 | Beaumont-Port Arthur, TX | 13.4% | $1,342 | $120,558 | -0.08 | +2.1% | +2.7% | +10.8% |
| 11 | Rochester, NY | 13.2% | $1,800 | $164,068 | +0.42 | +8.4% | +4.9% | +1.7% |
| 12 | Macon-Bibb County, GA | 13.1% | $1,341 | $122,965 | +0.88 | +10.1% | +2.7% | +0.7% |
| 13 | Shreveport-Bossier City, LA | 12.6% | $902 | $85,758 | -0.22 | +0.2% | +2.0% | +3.4% |
| 14 | Gulfport-Biloxi, MS | 12.6% | $1,382 | $131,541 | -0.76 | -4.5% | +1.3% | +4.0% |
| 15 | Dayton-Kettering-Beavercreek, OH | 12.5% | $1,305 | $125,141 | +0.96 | +9.4% | +1.0% | +3.2% |
| 16 | Mobile, AL | 12.4% | $1,257 | $121,929 | -0.43 | -3.4% | 0.0% | +7.9% |
| 17 | St. Louis, MO-IL | 12.3% | $1,408 | $137,212 | +0.12 | +4.3% | +3.2% | +1.4% |
| 18 | Des Moines-West Des Moines, IA | 12.2% | $1,799 | $177,269 | +0.54 | +5.8% | +1.1% | -1.7% |
| 19 | Monroe, LA | 12.2% | $890 | $87,923 | +0.25 | +3.3% | +1.2% | -10.4% |
| 20 | Roanoke, VA | 11.7% | $1,700 | $174,012 | -0.10 | +3.0% | +3.9% | +7.9% |
| 21 | Detroit-Warren-Dearborn, MI | 11.6% | $1,504 | $156,294 | -0.05 | +2.3% | +2.7% | +2.1% |
| 22 | Wichita, KS | 11.5% | $1,110 | $115,738 | -0.09 | +2.9% | +3.7% | +2.0% |
| 23 | Baton Rouge, LA | 11.4% | $1,586 | $167,293 | -0.91 | -5.7% | +1.9% | +5.3% |
| 24 | Tulsa, OK | 11.3% | $1,321 | $140,212 | -0.14 | +1.6% | +2.9% | +0.5% |
| 25 | Palm Bay-Melbourne-Titusville, FL | 11.3% | $2,209 | $234,894 | +0.19 | 0.0% | -1.7% | +6.6% |
| 26 | Killeen-Temple, TX | 11.2% | $1,645 | $176,228 | +0.31 | +1.5% | -1.3% | +4.9% |
| 27 | Longview, TX | 11.2% | $1,312 | $140,977 | -0.04 | +0.3% | +0.6% | +7.7% |
| 28 | Fayetteville, NC | 11.2% | $1,550 | $166,580 | -0.42 | -3.1% | +0.5% | +2.1% |
| 29 | Reading, PA | 11.0% | $1,597 | $173,670 | -0.89 | -4.7% | +3.0% | +1.1% |
| 30 | Greenville-Anderson-Greer, SC | 11.0% | $1,740 | $190,452 | +0.82 | +10.1% | +1.9% | +2.4% |
| 31 | Chicago-Naperville-Elgin, IL-IN | 10.8% | $2,062 | $229,888 | -0.29 | +1.9% | +4.6% | +4.1% |
| 32 | Cincinnati, OH-KY-IN | 10.8% | $1,662 | $185,290 | -0.11 | +1.6% | +2.7% | +2.1% |
| 33 | Oklahoma City, OK | 10.6% | $1,444 | $163,581 | +0.17 | +2.6% | +1.0% | +5.4% |
| 34 | Louisville/Jefferson County, KY-IN | 10.6% | $1,575 | $178,493 | +0.16 | +3.1% | +1.6% | +2.2% |
| 35 | Lubbock, TX | 10.5% | $1,171 | $133,424 | -0.07 | +1.3% | +2.0% | +9.2% |
| 36 | Jackson, MS | 10.5% | $1,654 | $189,398 | -1.24 | -8.1% | +2.8% | +6.3% |
| 37 | Indianapolis-Carmel-Greenwood, IN | 10.5% | $1,743 | $199,738 | +0.44 | +5.7% | +1.2% | +3.0% |
| 38 | Philadelphia-Camden-Wilmington, PA-NJ-DE-MD | 10.4% | $2,073 | $238,135 | -0.38 | -1.1% | +2.5% | +1.7% |
| 39 | Fitzgerald, GA | 10.4% | $704 | $81,520 | +0.68 | +3.8% | -3.0% | n/a |
| 40 | Birmingham, AL | 10.3% | $1,593 | $185,786 | +0.41 | +6.4% | +2.1% | +0.6% |
| 41 | Omaha, NE-IA | 10.1% | $1,560 | $185,747 | -0.08 | +1.4% | +2.2% | -0.5% |
| 42 | Baltimore-Columbia-Towson, MD | 10.0% | $2,224 | $267,001 | +0.02 | +1.1% | +0.8% | +3.3% |
| 43 | Houston-Pasadena-The Woodlands, TX | 9.9% | $2,000 | $241,804 | +0.24 | +0.4% | -2.0% | +2.8% |
| 44 | Augusta-Richmond County, GA-SC | 9.9% | $1,469 | $178,637 | +0.21 | +4.9% | +2.7% | +13.6% |
| 45 | Pensacola-Ferry Pass-Brent, FL | 9.8% | $1,953 | $238,691 | -0.16 | -0.5% | +1.1% | +6.6% |
| 46 | Cape Coral-Fort Myers, FL | 9.7% | $2,363 | $293,000 | +0.73 | +1.6% | -6.0% | +4.0% |
| 47 | Little Rock-North Little Rock-Conway, AR | 9.7% | $1,375 | $170,578 | -0.16 | +1.9% | +3.5% | +1.6% |
| 48 | Jacksonville, FL | 9.7% | $1,892 | $235,370 | +0.09 | -0.2% | -1.1% | +4.8% |
| 49 | Columbus, OH | 9.6% | $1,712 | $214,241 | +0.12 | +2.7% | +1.4% | +3.2% |
| 50 | Virginia Beach-Chesapeake-Norfolk, VA-NC | 9.6% | $2,041 | $256,353 | +0.34 | +6.3% | +2.6% | +8.4% |
| 51 | Kansas City, MO-KS | 9.6% | $1,600 | $201,091 | -0.20 | +1.6% | +3.7% | +6.3% |
| 52 | Springfield, MO | 9.6% | $1,333 | $167,593 | -0.38 | -1.2% | +2.7% | -3.3% |
| 53 | Greensboro-High Point, NC | 9.5% | $1,105 | $139,078 | +0.03 | +2.0% | +1.6% | +1.8% |
| 54 | Chattanooga, TN-GA | 9.5% | $1,956 | $247,538 | 0.00 | -0.1% | -0.1% | +3.2% |
| 55 | College Station-Bryan, TX | 9.4% | $2,245 | $285,188 | +0.13 | +2.1% | +0.7% | +13.9% |
| 56 | Allentown-Bethlehem-Easton, PA-NJ | 9.4% | $1,840 | $234,662 | -0.40 | -1.1% | +3.2% | -2.5% |
| 57 | Dallas-Fort Worth-Arlington, TX | 9.4% | $2,170 | $276,845 | +0.27 | -0.1% | -3.0% | +3.3% |
| 58 | Memphis, TN-MS-AR | 9.4% | $1,361 | $174,521 | +0.25 | +3.0% | +0.2% | +7.4% |
| 59 | Richmond, VA | 9.3% | $1,884 | $244,265 | -0.16 | +0.7% | +2.5% | +4.7% |
| 60 | Tampa-St. Petersburg-Clearwater, FL | 9.2% | $2,345 | $305,032 | +0.26 | +0.1% | -2.7% | +7.7% |
| 61 | Ocala, FL | 9.0% | $1,300 | $173,904 | -0.44 | -7.1% | -2.5% | +7.8% |
| 62 | San Antonio-New Braunfels, TX | 9.0% | $1,934 | $258,912 | +0.27 | +1.2% | -1.9% | +3.3% |
| 63 | Minneapolis-St. Paul-Bloomington, MN-WI | 8.9% | $2,316 | $310,612 | +0.17 | +4.1% | +2.1% | +1.7% |
| 64 | Knoxville, TN | 8.8% | $1,802 | $245,429 | -0.27 | -1.2% | +1.9% | +6.4% |
| 65 | Grand Rapids-Wyoming-Kentwood, MI | 8.8% | $2,004 | $273,531 | +0.10 | +6.0% | +4.8% | +3.3% |
| 66 | Milwaukee-Waukesha, WI | 8.7% | $1,800 | $247,925 | +0.10 | +6.7% | +5.5% | +2.5% |
| 67 | Orlando-Kissimmee-Sanford, FL | 8.7% | $2,152 | $297,824 | +0.07 | -2.0% | -2.7% | +2.6% |
| 68 | Miami-Fort Lauderdale-West Palm Beach, FL | 8.6% | $3,262 | $455,494 | +0.56 | +5.5% | -1.4% | +7.7% |
| 69 | Atlanta-Sandy Springs-Roswell, GA | 8.4% | $1,944 | $277,572 | +0.23 | +0.8% | -2.0% | +5.4% |
| 70 | Spokane-Spokane Valley, WA | 8.3% | $2,410 | $350,462 | +0.11 | +1.6% | +0.2% | +5.3% |
| 71 | Lexington-Fayette, KY | 8.2% | $1,548 | $228,053 | +0.10 | +4.1% | +2.9% | +6.7% |
| 72 | Charlotte-Concord-Gastonia, NC-SC | 8.1% | $1,969 | $290,230 | +0.12 | +1.1% | -0.4% | +1.1% |
| 73 | Austin-Round Rock-San Marcos, TX | 7.9% | $2,295 | $348,032 | +0.42 | -0.5% | -5.7% | +5.3% |
| 74 | Washington-Arlington-Alexandria, DC-VA-MD-WV | 7.5% | $2,950 | $471,659 | +0.15 | +1.8% | -0.3% | +2.9% |
| 75 | Charleston-North Charleston, SC | 7.4% | $2,200 | $355,409 | +0.05 | 0.0% | -0.7% | +2.5% |
| 76 | Raleigh-Cary, NC | 7.2% | $1,995 | $332,576 | +0.15 | 0.0% | -2.1% | +4.1% |
| 77 | Fayetteville-Springdale-Rogers, AR | 7.0% | $1,938 | $329,757 | -0.17 | +0.7% | +3.0% | +2.8% |
| 78 | New York-Newark-Jersey City, NY-NJ | 7.0% | $3,774 | $643,095 | +0.05 | +5.0% | +4.2% | +4.8% |
| 79 | Phoenix-Mesa-Chandler, AZ | 7.0% | $2,369 | $404,924 | +0.02 | -1.3% | -1.6% | +4.1% |
| 80 | Nashville-Davidson--Murfreesboro--Franklin, TN | 6.8% | $2,080 | $365,218 | +0.13 | +1.0% | -0.9% | +3.8% |
| 81 | Boston-Cambridge-Newton, MA-NH | 6.8% | $3,550 | $624,744 | +0.16 | +4.2% | +1.7% | +3.1% |
| 82 | Las Vegas-Henderson-North Las Vegas, NV | 6.8% | $2,375 | $421,923 | +0.40 | +3.3% | -2.9% | +5.7% |
| 83 | Portland-Vancouver-Hillsboro, OR-WA | 6.6% | $2,757 | $503,599 | +0.12 | +0.9% | -1.0% | +4.3% |
| 84 | Denver-Aurora-Centennial, CO | 6.6% | $2,807 | $512,769 | +0.18 | +0.2% | -2.6% | +3.5% |
| 85 | Boise City, ID | 6.5% | $2,375 | $435,642 | +0.17 | +3.3% | +0.5% | +7.9% |
| 86 | Riverside-San Bernardino-Ontario, CA | 6.5% | $2,850 | $524,806 | +0.38 | +5.6% | -0.6% | +6.8% |
| 87 | Sacramento-Roseville-Folsom, CA | 6.3% | $2,675 | $513,515 | -0.03 | -1.7% | -1.3% | +2.3% |
| 88 | Colorado Springs, CO | 6.2% | $2,250 | $433,262 | +0.13 | +0.3% | -1.7% | +8.5% |
| 89 | Seattle-Tacoma-Bellevue, WA | 5.5% | $2,989 | $650,835 | +0.18 | +1.3% | -1.9% | +8.1% |
| 90 | San Diego-Chula Vista-Carlsbad, CA | 5.1% | $4,019 | $953,707 | +0.15 | +2.4% | -0.6% | +5.1% |
| 91 | Los Angeles-Long Beach-Anaheim, CA | 5.0% | $3,950 | $943,088 | 0.00 | +0.9% | +0.9% | +4.6% |
| 92 | San Francisco-Oakland-Fremont, CA | 4.8% | $4,075 | $1,025,806 | +0.26 | +6.1% | +0.2% | +5.1% |
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What this means for independent landlords
The past year was a modestly good one for gross yields. On the same properties, rents grew faster than estimated home values in most metros, so for landlords who already own rentals, rental income generally grew a little faster than the value of the home. The gains are small and depend on location.
Tenant pay is keeping ahead of rent. Hourly earnings grew faster than rents in about two-thirds of metros, by a median of 2.6 points, so recent rent increases have not outpaced local wages.
The highest yields remain in lower-cost Midwest and Southern metros, where home values are now rising about as fast as rents. In expensive coastal metros, yields are low but edged up as home values softened.
Gross yield does not account for taxes, insurance, maintenance or vacancy, so treat these figures as a starting point for your own math, not a net return.
About the data
Gross rental yield is the median annualized rent paid through RentRedi divided by the median estimated home value, for single-family rental (SFR) properties in each metro. The report covers SFR properties only; multifamily and other property types are excluded. The current period is July 2025 to June 2026; the prior period is July 2024 to June 2025.
Sample. Every figure uses the same SFR properties tracked in both periods. Metros need a minimum sample of those properties to be included. Non-metropolitan areas are excluded.
Year-over-year change compares those same properties in both periods, so changes are not driven by properties entering or leaving the sample. Metro-level changes are directional.
Who this covers. These figures are built from single-family rentals on the RentRedi platform and are meant to reflect the market independent landlords operate in. They are not a census of all rental property.
Home values are estimates whose growth is indexed to the Zillow Home Value Index (ZHVI), bottom tier, single-family and condo, data through August 2026. Data Provided by Zillow Group. Rents are actual payments made through RentRedi. Wages are average hourly earnings, total private, from the Bureau of Labor Statistics via FRED, averaged over the same 12-month windows.
