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City Report · VA

Bristol

Pop. 16,849·79th most expensive in Virginia·Bristol rents have dropped 8.7%, currently a renter's market
Median rent (all units)
$1,310/mo
Year-over-Year
-8.7%
Month-over-Month
-4.8%
vs US Median
-$652
Falling (Monthly)
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Most AffordableMost Expensive
Bristol · $1,310
More affordable than 87% of US cities · National median $1,962/mo
Affordability
31% of income
MODERATE
0%30% benchmark60%+

At $1,310/mo, rent takes about 31% of the local median household income, slightly above the 30% benchmark.

Income to afford
$52,000/yr
Local median income
$50,404/yr
Based on the 30%-of-income rule using Bristol's median rent and household income. See the full affordability breakdown →
Medians by bedroom

Rent by unit size

Studio
$780
1 BR
$870
2 BR
$1,100
3 BR
$1,420
4 BR+
$1,620
Fair Market Rent (HUD)
$1,100/mo

These are HUD Fair Market Rents, the payment standard for a Housing Choice Voucher (Section 8). They often differ from the $1,310 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
$15,720/yr
At $1,310/mo median
Rent Market Meter
Strong Renter's Market
Renter's MarketBalancedLandlord's Market
Rents are down 8.7% year-over-year. Push hard on price, concessions, and lease terms.
Based on rent-price momentum (-8.7% YoY, -4.8% MoM), not inventory.
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Demographics

Who lives here

Bristol, VA is majority owner-occupied, has a large retiree population, has a median income below the national average, 24.8% of residents hold a bachelor's degree or higher.

Population
16,849
Median income
$50,404
Median age
43.4
Renters
36.4%
Age distribution
19.6%
19.9%
24.1%
12.7%
23.7%
Under 1819.6%
18–3419.9%
35–5424.1%
55–6412.7%
65+23.7%
Gender
49.2%
50.8%
Male49.2%
Female50.8%
Race & ethnicity
85.1%
White85.1%
Black5.8%
Hispanic2.8%
Asian0.5%
Other6%
Education (25+)
35.8%
29.7%
24.8%
No HS diploma9.7%
HS diploma35.8%
Some college29.7%
Bachelor's+24.8%
Housing tenure
63.6%
36.4%
Owner63.6%
Renter36.4%

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

2021 vs 2026

How Bristol, VA has changed in 5 years

Income
$43,879 → $50,404
up 14.9%
Population
16,996 → 16,849
down 0.9%
Renter share
37.5% → 36.4%
-1.1 pts
Bachelor's+
23.4% → 24.8%
+1.4 pts

Household income in the area moved from $43,879 to $50,404 across the same window, up 14.9% versus 2021.

Community

Discussions about Bristol

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

Can you afford rent in Bristol on your salary?

At $1,310/mo, how Bristol rent compares to typical pay (30% rule).

By apartment size

Bristol rent by bedroom count

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

Local insights

Tips for renters in Bristol

About renting in Bristol, VA

Last updated: August 17, 2026

The median rent in Bristol is $1,310/mo as of August 2026. A studio apartment averages $780/mo while a 2-bedroom runs $1,100/mo. One-bedroom apartments average $870/mo and 3-bedroom units go for $1,420/mo.

At 31% of local median household income ($50,404/yr), Bristol ranks as moderate compared to the national benchmark of 30%. Rents have decreased 8.7% over the past year.

FAQ

Frequently asked questions

Is Bristol an affordable city for renters?

Bristol is considered moderate for renters. At $1,310/mo, rent takes approximately 31% of the local median household income ($50,404/yr). The standard benchmark is 30%. Bristol slightly exceeds that threshold, so budgeting carefully matters here.

How much income do you need to rent in Bristol?

To keep rent at or below 30% of gross income, you would need to earn at least $52,000/year (~$25/hour full-time) to afford the median rent of $1,310/mo in Bristol. The local median household income is $50,404/yr, meaning the typical Bristol household falls short of that threshold.

Is rent going up or down in Bristol?

Rent in Bristol has decreased 8.7% over the past year as of August 2026, offering some relief compared to 12 months ago.

How does Bristol rent compare to other cities in Virginia?

Bristol is one of the more affordable cities in Virginia for rent, ranking #79 out of 83 tracked cities at $1,310/mo.

Which nearby cities are cheaper to rent in than Bristol?

Several nearby cities have lower median rents than Bristol ($1,310/mo): Elizabethton ($1,067/mo), Kingsport ($1,289/mo).

What percentage of Bristol residents rent vs. own?

According to Census data, approximately 36.4% of Bristol households are renters, while 63.6% are owner-occupied. Bristol leans toward homeownership, which can mean a smaller rental inventory.

How does Bristol rent compare to the national average?

Bristol's median rent of $1,310/mo is $652 (33%) below the US national median of $1,962/mo. Within Virginia, it ranks #79 out of 83 tracked cities.
Income Affordability
31%
MODERATE

At $1,310/mo, rent takes ~31% of Bristol's median household income ($50,404/yr). The standard benchmark is 30%.

Bristol 31%Benchmark 30%
State income tax2–5.75%
Run the Bristol affordability calculator →
Lowest-rent ZIP codes in Bristol
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Neighborhoods

Estimated from ZIP-level data

Schools nearby

Public schools near Bristol, VA

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