Rents are 5% below what Irvine's 10-year trend predicts — a better deal than its own history suggests.
Rent by unit size
These are HUD Fair Market Rents, the payment standard for a Housing Choice Voucher (Section 8). They often differ from the $3,604 market median above, and that is expected: FMR is the 40th percentile of standard-quality units and counts gross rent, so it includes essential utilities such as electricity, water, gas, sewer, and trash. The market median is asking rent, which usually excludes utilities. HUD sets FMR once a year; market rent here updates monthly.
Source: HUD Small Area Fair Market Rents. Read the methodology →
12-month history
Last updated: October 17, 2026
What the numbers show
April. Asking rents in Irvine usually run 0.9% below trend in April and 1.1% above it in September, about $72 a month apart at today's median. Based on 11 years of data.
Rent in Irvine is at its highest level since Zillow's records here began in January 2015.
Rent in Irvine changed +2.0% over the year to September 2026. Across the 336 California cities Zillow tracks, the typical change was +3.4%.
From 2019 to 2024, rent in Irvine rose 35.6% while median household income rose 30.1% ($105,126 to $136,719). Rent outpaced income.
Rent in Irvine is 38.9% higher than in March 2020. Across the US, rent is up 37.3% over the same stretch.
Rent has risen 4 months in a row, and rose in 10 of the last 12 months.
30% of the median household income ($136,719) is $3,418 a month. That covers HUD's Fair Market Rent for up to a 1-bedroom ($3,131); a 2-bedroom is $3,704.
The priciest of 8 ZIP codes in Irvine, 92603 ($4,315/mo), costs 25% more than the cheapest, 92606 ($3,450/mo).
Tustin, 4 miles away, rents for 10% less ($3,229/mo), about $4,500 a year in savings.
From Zillow's monthly rent index (ZORI) for Irvine. The seasonal pattern compares Zillow’s seasonally adjusted and unadjusted series. Income is the Census median household income (5-year estimates). Fair Market Rents are HUD’s, which include utilities.
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Who lives here
Irvine, CA is majority renter-occupied, has a median income above the national average, 70.6% of residents hold a bachelor's degree or higher.
Source: U.S. Census Bureau · ACS 2024 5-Year Estimates
How Irvine, CA has changed in 5 years
The median rent in Irvine, CA stood at $2,682 in 2021 and currently runs about $3,604, reflecting a 34.4% increase over the period. On the earnings side, the typical household in Irvine, CA now reports about $136,719, up from $114,027 in 2021. That spread, with rent up faster than earnings, points to a tougher affordability environment than five years ago. The population has grown by 4.6% since 2021, moving from about 297,868 residents to roughly 311,690. College-educated residents now make up 70.6% of adults here, versus 68.6% in 2021. For context, the 2021 to 2026 window covers an unusually volatile run for US rents nationally, and Irvine, CA reflects that arc in its own way.
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At $3,604/mo, how Irvine rent compares to typical pay (30% rule).
Irvine rent by bedroom count
Median rent for each apartment size in Irvine. Click any size for full breakdown.
Tips for renters in Irvine
Last updated: October 17, 2026
The median rent in Irvine is $3,604/mo as of October 2026. A studio apartment averages $3,000/mo while a 2-bedroom runs $3,704/mo. One-bedroom apartments average $3,131/mo and 3-bedroom units go for $5,014/mo.
At 32% of local median household income ($136,719/yr), Irvine ranks as moderate compared to the national benchmark of 30%. Rents have increased 2.0% over the past year.
Frequently asked questions
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Which nearby cities are cheaper to rent in than Irvine?
At $3,604/mo, rent takes ~32% of Irvine's median household income ($136,719/yr). The standard benchmark is 30%.
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