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City Report · MA

Amherst

Pop. 38,182·77th most expensive in Massachusetts·Amherst rents have dropped 9.9%, currently a renter's market
Median rent (all units)
$2,491/mo
Year-over-Year
-9.9%
Month-over-Month
+6.3%
vs US Median
+$529
Rising (Monthly)
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Most AffordableMost Expensive
Amherst · $2,491
More expensive than 79% of US cities · National median $1,962/mo
Rent Reality Score
87/100
Great value
OverheatedFairGreat value

Rents are 18% below what Amherst's 10-year trend predicts — a better deal than its own history suggests.

Actual rent
$2,491/mo
Expected by trend
$3,054/mo
The Rent Reality Score compares today's median rent to where Amherst's own long-run trajectory projects it should be. See the full rankings →
Medians by bedroom

Rent by unit size

Studio
$1,330
1 BR
$1,540
2 BR
$1,910
3 BR
$2,330
4 BR+
$2,600
Fair Market Rent (HUD)
$1,910/mo

These are HUD Fair Market Rents, the payment standard for a Housing Choice Voucher (Section 8). They often differ from the $2,491 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 →

Rent trends

12-month history

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Last updated: August 17, 2026

Annual cost
$29,892/yr
At $2,491/mo median
Rent Market Meter
Landlord's Market
Renter's MarketBalancedLandlord's Market
Rents are climbing (9.9% YoY), so leverage tilts toward landlords. Act sooner rather than later.
Based on rent-price momentum (-9.9% YoY, +6.3% MoM), not inventory.
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Demographics

Who lives here

Amherst, MA is majority renter-occupied, skews toward younger working-age adults, 75.6% of residents hold a bachelor's degree or higher.

Population
38,182
Median age
21.4
Renters
55.8%
Age distribution
65.9%
Under 187.5%
18–3465.9%
35–5410.4%
55–646%
65+10.1%
Gender
48.5%
51.5%
Male48.5%
Female51.5%
Race & ethnicity
66.6%
14.4%
White66.6%
Black5.1%
Hispanic9%
Asian14.4%
Other4.9%
Education (25+)
13.7%
75.6%
No HS diploma3.1%
HS diploma7.6%
Some college13.7%
Bachelor's+75.6%
Housing tenure
44.2%
55.8%
Owner44.2%
Renter55.8%

Source: U.S. Census Bureau · ACS 2024 5-Year Estimates

Community

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View Amherst rent history (2015–2026) →
Salary vs rent

Can you afford rent in Amherst on your salary?

At $2,491/mo, how Amherst rent compares to typical pay (30% rule).

By apartment size

Amherst rent by bedroom count

Median rent for each apartment size in Amherst. Click any size for full breakdown.

Local insights

Tips for renters in Amherst

About renting in Amherst, MA

Last updated: August 17, 2026

The median rent in Amherst is $2,491/mo as of August 2026. A studio apartment averages $1,330/mo while a 2-bedroom runs $1,910/mo. One-bedroom apartments average $1,540/mo and 3-bedroom units go for $2,330/mo.

At 42% of estimated US median household income ($72,000/yr), Amherst ranks as moderate compared to the national benchmark of 30%. Rents have decreased 9.9% over the past year.

FAQ

Frequently asked questions

Is Amherst an affordable city for renters?

Amherst is considered stretched for renters. At $2,491/mo, rent takes approximately 42% of the US median household income ($72,000/yr). The standard benchmark is 30%. Amherst significantly exceeds that threshold, making it challenging for many renters.

How much income do you need to rent in Amherst?

To keep rent at or below 30% of gross income, you would need to earn at least $100,000/year (~$48/hour full-time) to afford the median rent of $2,491/mo in Amherst.

Is rent going up or down in Amherst?

Rent in Amherst has decreased 9.9% over the past year as of August 2026, offering some relief compared to 12 months ago.

How does Amherst rent compare to other cities in Massachusetts?

Amherst is one of the more affordable cities in Massachusetts for rent, ranking #77 out of 112 tracked cities at $2,491/mo.

Which nearby cities are cheaper to rent in than Amherst?

Several nearby cities have lower median rents than Amherst ($2,491/mo): Chicopee ($1,661/mo), Ware ($1,750/mo), Holyoke ($1,796/mo).

What percentage of Amherst residents rent vs. own?

According to Census data, approximately 55.8% of Amherst households are renters, while 44.2% are owner-occupied. With a majority renter population, Amherst has a strong rental market.

How does Amherst rent compare to the national average?

Amherst's median rent of $2,491/mo is $529 (27%) above the US national median of $1,962/mo. Within Massachusetts, it ranks #77 out of 112 tracked cities.
Income Affordability
42%
STRETCHED

At $2,491/mo, rent takes ~42% of US median household income ($72,000/yr). The standard benchmark is 30%.

Amherst 42%Benchmark 30%
State income tax5%
Run the Amherst affordability calculator →
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Neighborhoods

Estimated from ZIP-level data

Schools nearby

Public schools near Amherst, MA

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