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City Report · VA

Dumfries

Pop. 5,816·5th most expensive in Virginia·Dumfries rents are up 28.5% over the past year
Median rent (all units)
$3,211/mo
Year-over-Year
+28.5%
Month-over-Month
+3.6%
vs US Median
+$1,249
Rising (Monthly)
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Most AffordableMost Expensive
Dumfries · $3,211
More expensive than 93% of US cities · National median $1,962/mo
Rent Reality Score
17/100
Overheated
OverheatedFairGreat value

Rents are 16% above what Dumfries's 10-year trend predicts — running hotter than its own history.

Actual rent
$3,211/mo
Expected by trend
$2,758/mo
The Rent Reality Score compares today's median rent to where Dumfries's own long-run trajectory projects it should be. See the full rankings →
Medians by bedroom

Rent by unit size

Studio
$2,135
1 BR
$2,180
2 BR
$2,455
3 BR
$3,070
4 BR+
$3,620
Fair Market Rent (HUD)
$2,455/mo

These are HUD Fair Market Rents, the payment standard for a Housing Choice Voucher (Section 8). They often differ from the $3,211 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
$38,532/yr
At $3,211/mo median
Rent Market Meter
Strong Landlord's Market
Renter's MarketBalancedLandlord's Market
Rents are up 28.5% year-over-year. Expect competition, and move quickly to lock in terms.
Based on rent-price momentum (+28.5% YoY, +3.6% MoM), not inventory.
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Demographics

Who lives here

Dumfries, VA is majority owner-occupied, has a large share of families with children, 24.1% of residents hold a bachelor's degree or higher.

Population
5,816
Median income
$82,355
Median age
33.3
Renters
21.8%
Age distribution
25.4%
27.8%
24.2%
Under 1825.4%
18–3427.8%
35–5424.2%
55–6411.7%
65+11%
Gender
49.8%
50.2%
Male49.8%
Female50.2%
Race & ethnicity
30.9%
27.5%
36.9%
White30.9%
Black27.5%
Hispanic36.9%
Asian3.4%
Other1.3%
Education (25+)
18.4%
27.9%
29.6%
24.1%
No HS diploma18.4%
HS diploma27.9%
Some college29.6%
Bachelor's+24.1%
Housing tenure
78.2%
21.8%
Owner78.2%
Renter21.8%

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

2022 vs 2026

How Dumfries, VA has changed in 5 years

Rent
$2,311 → $3,211
up 38.9%
Income
$71,784 → $82,355
up 14.7%
Population
5,669 → 5,816
up 2.6%
Renter share
24% → 21.8%
-2.2 pts
Bachelor's+
23.1% → 24.1%
+1.0 pts
Median age
28.4 → 33.3
+4.9 yrs

Compared with 2022, rent in Dumfries, VA has climbed by $900 per month, settling near $3,211 after starting the period at $2,311. On the earnings side, the typical household in Dumfries, VA now reports about $82,355, up from $71,784 in 2021. Rent outpaced income growth by roughly 24.2 percentage points, which means renters are spending a larger slice of each paycheck on housing than they did in 2021. Headcount in the area went from 5,669 to 5,816 between 2021 and 2024, a 2.6% change. About 21.8% of households rent today, against 24% in 2021. For context, the 2022 to 2026 window covers an unusually volatile run for US rents nationally, and Dumfries, VA reflects that arc in its own way.

Community

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

Can you afford rent in Dumfries on your salary?

At $3,211/mo, how Dumfries rent compares to typical pay (30% rule).

By apartment size

Dumfries rent by bedroom count

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

Local insights

Tips for renters in Dumfries

About renting in Dumfries, VA

Last updated: August 17, 2026

The median rent in Dumfries is $3,211/mo as of August 2026. A studio apartment averages $2,135/mo while a 2-bedroom runs $2,455/mo. One-bedroom apartments average $2,180/mo and 3-bedroom units go for $3,070/mo.

At 47% of local median household income ($82,355/yr), Dumfries ranks as moderate compared to the national benchmark of 30%. Rents have increased 28.5% over the past year.

FAQ

Frequently asked questions

Is Dumfries an affordable city for renters?

Dumfries is considered stretched for renters. At $3,211/mo, rent takes approximately 47% of the local median household income ($82,355/yr). The standard benchmark is 30%. Dumfries significantly exceeds that threshold, making it challenging for many renters.

How much income do you need to rent in Dumfries?

To keep rent at or below 30% of gross income, you would need to earn at least $128,000/year (~$62/hour full-time) to afford the median rent of $3,211/mo in Dumfries. The local median household income is $82,355/yr, meaning the typical Dumfries household falls short of that threshold.

Is rent going up or down in Dumfries?

Rent in Dumfries has increased 28.5% over the past year as of August 2026, putting upward pressure on renter budgets.

Which Dumfries neighborhoods have the lowest rent?

The most affordable ZIP codes in Dumfries are 22025 ($2,742/mo), and 22026 ($3,296/mo). Citywide, the median rent in Dumfries is $3,211/mo.

How does Dumfries rent compare to other cities in Virginia?

Dumfries is one of the pricier cities in Virginia for rent, ranking #5 out of 83 tracked cities at $3,211/mo.

Which nearby cities are cheaper to rent in than Dumfries?

Several nearby cities have lower median rents than Dumfries ($3,211/mo): Fort Belvoir ($2,107/mo), Woodbridge ($2,194/mo), Stafford ($2,549/mo).

What percentage of Dumfries residents rent vs. own?

According to Census data, approximately 21.8% of Dumfries households are renters, while 78.2% are owner-occupied. Dumfries leans toward homeownership, which can mean a smaller rental inventory.

How does Dumfries rent compare to the national average?

Dumfries's median rent of $3,211/mo is $1,249 (64%) above the US national median of $1,962/mo. Within Virginia, it ranks #5 out of 83 tracked cities.
Income Affordability
47%
STRETCHED

At $3,211/mo, rent takes ~47% of Dumfries's median household income ($82,355/yr). The standard benchmark is 30%.

Dumfries 47%Benchmark 30%
State income tax2–5.75%
Run the Dumfries affordability calculator →
Lowest-rent ZIP codes in Dumfries
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Neighborhoods

Estimated from ZIP-level data

Schools nearby

Public schools near Dumfries, VA

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