Rents are 4% below what Gainesville'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 $3,021 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
Rent in Gainesville is at its highest level since Zillow's records here began in March 2022.
Rent in Gainesville changed +4.4% over the year to September 2026. Across the 66 Virginia cities Zillow tracks, the typical change was +2.5%.
Rent has risen 3 months in a row, and rose in 10 of the last 12 months.
30% of the median household income ($174,410) is $4,360 a month. That covers HUD's Fair Market Rent for up to a 3-bedroom ($3,840); a 4-bedroom is $4,530.
Centreville, 8 miles away, rents for 21% less ($2,396/mo), about $7,500 a year in savings.
From Zillow's monthly rent index (ZORI) for Gainesville. 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
Gainesville, VA is majority owner-occupied, has a large share of families with children, has a median income above the national average, 58% of residents hold a bachelor's degree or higher.
Source: U.S. Census Bureau · ACS 2024 5-Year Estimates
How Gainesville, VA has changed in 5 years
Since 2022, the typical rent in Gainesville, VA has climbed from $2,450 to $3,021, a 23.3% change over five years. Local incomes tracked alongside that move, going from a median of $150,487 in 2021 to $174,410 more recently. That spread, with rent up faster than earnings, points to a tougher affordability environment than five years ago. The population has grown by 6.5% since 2021, moving from about 17,081 residents to roughly 18,196. Renters now make up 16.5% of households, compared with 14.2% five years ago. College-educated residents now make up 58% of adults here, versus 54.9% in 2021. These shifts give renters and would-be renters a longer baseline for sizing up today's listings against the Gainesville, VA market of 2022.
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Can you afford rent in Gainesville on your salary?
At $3,021/mo, how Gainesville rent compares to typical pay (30% rule).
Gainesville rent by bedroom count
Median rent for each apartment size in Gainesville. Click any size for full breakdown.
Tips for renters in Gainesville
Last updated: October 17, 2026
The median rent in Gainesville is $3,021/mo as of October 2026. A studio apartment averages $2,670/mo while a 2-bedroom runs $3,070/mo. One-bedroom apartments average $2,730/mo and 3-bedroom units go for $3,840/mo.
At 21% of local median household income ($174,410/yr), Gainesville ranks as affordable compared to the national benchmark of 30%. Rents have increased 4.4% over the past year.
Frequently asked questions
How much income do you need to rent in Gainesville?
Is rent going up or down in Gainesville?
How does Gainesville rent compare to other cities in Virginia?
Which nearby cities are cheaper to rent in than Gainesville?
At $3,021/mo, rent takes ~21% of Gainesville's median household income ($174,410/yr). The standard benchmark is 30%.
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Estimated from ZIP-level data
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