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City Report · WI

Beaver Dam

Pop. 16,565·41st most expensive in Wisconsin·One of the most affordable rental markets in the US
Median rent (all units)
$1,276/mo
Year-over-Year
Stable
Month-over-Month
+1.9%
vs US Median
-$686
Rising (Monthly)
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Most AffordableMost Expensive
Beaver Dam · $1,276
More affordable than 89% of US cities · National median $1,962/mo
Affordability
23% of income
VERY AFFORDABLE
0%30% benchmark60%+

At $1,276/mo, rent takes about 23% of the local median household income, comfortably within the 30% benchmark.

Income to afford
$51,000/yr
Local median income
$66,673/yr
Based on the 30%-of-income rule using Beaver Dam's median rent and household income. See the full affordability breakdown →
Medians by bedroom

Rent by unit size

Studio
$750
1 BR
$880
2 BR
$1,090
3 BR
$1,480
4 BR+
$1,550
Fair Market Rent (HUD)
$1,090/mo

These are HUD Fair Market Rents, the payment standard for a Housing Choice Voucher (Section 8). They often differ from the $1,276 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
$15,312/yr
At $1,276/mo median
Rent Market Meter
Landlord's Market
Renter's MarketBalancedLandlord's Market
Rents are climbing (0.0% YoY), so leverage tilts toward landlords. Act sooner rather than later.
Based on rent-price momentum (+0.0% YoY, +1.9% MoM), not inventory.
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Demographics

Who lives here

Beaver Dam, WI is majority owner-occupied, 25.1% of residents hold a bachelor's degree or higher.

Population
16,565
Median income
$66,673
Median age
40.1
Renters
44.7%
Age distribution
20.5%
22.3%
25.3%
13.6%
18.2%
Under 1820.5%
18–3422.3%
35–5425.3%
55–6413.6%
65+18.2%
Gender
51.3%
48.7%
Male51.3%
Female48.7%
Race & ethnicity
86.6%
White86.6%
Black1.1%
Hispanic10.6%
Asian1.5%
Education (25+)
39.1%
29.4%
25.1%
No HS diploma6.4%
HS diploma39.1%
Some college29.4%
Bachelor's+25.1%
Housing tenure
55.3%
44.7%
Owner55.3%
Renter44.7%

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

2021 vs 2026

How Beaver Dam, WI has changed in 5 years

Income
$59,296 → $66,673
up 12.4%
Population
16,594 → 16,565
down 0.2%
Renter share
45.2% → 44.7%
-0.5 pts
Bachelor's+
22.3% → 25.1%
+2.8 pts

Local incomes tracked alongside that move, going from a median of $59,296 in 2021 to $66,673 more recently. College-educated residents now make up 25.1% of adults here, versus 22.3% in 2021.

Community

Discussions about Beaver Dam

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View Beaver Dam rent history (2015–2026) →
Salary vs rent

Can you afford rent in Beaver Dam on your salary?

At $1,276/mo, how Beaver Dam rent compares to typical pay (30% rule).

By apartment size

Beaver Dam rent by bedroom count

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

Local insights

Tips for renters in Beaver Dam

About renting in Beaver Dam, WI

Last updated: August 17, 2026

The median rent in Beaver Dam is $1,276/mo as of August 2026. A studio apartment averages $750/mo while a 2-bedroom runs $1,090/mo. One-bedroom apartments average $880/mo and 3-bedroom units go for $1,480/mo.

At 23% of local median household income ($66,673/yr), Beaver Dam ranks as affordable compared to the national benchmark of 30%. Rent prices have stayed steady over the past year.

FAQ

Frequently asked questions

Is Beaver Dam an affordable city for renters?

Beaver Dam is considered very affordable for renters. At $1,276/mo, rent takes approximately 23% of the local median household income ($66,673/yr). The standard benchmark is 30%. Beaver Dam falls comfortably within that range.

How much income do you need to rent in Beaver Dam?

To keep rent at or below 30% of gross income, you would need to earn at least $51,000/year (~$25/hour full-time) to afford the median rent of $1,276/mo in Beaver Dam. The local median household income is $66,673/yr, meaning the typical Beaver Dam household meets that threshold.

Is rent going up or down in Beaver Dam?

Rent in Beaver Dam has been relatively stable over the past year, with a 0.0% change year over year as of August 2026.

How does Beaver Dam rent compare to other cities in Wisconsin?

Beaver Dam is middle-of-the-pack for Wisconsin for rent, ranking #41 out of 62 tracked cities at $1,276/mo.

Which nearby cities are cheaper to rent in than Beaver Dam?

Hartford is nearby and more affordable at $1,050/mo, which is $226 less than Beaver Dam.

What percentage of Beaver Dam residents rent vs. own?

According to Census data, approximately 44.7% of Beaver Dam households are renters, while 55.3% are owner-occupied. Beaver Dam leans toward homeownership, which can mean a smaller rental inventory.

How does Beaver Dam rent compare to the national average?

Beaver Dam's median rent of $1,276/mo is $686 (35%) below the US national median of $1,962/mo. Within Wisconsin, it ranks #41 out of 62 tracked cities.
Income Affordability
23%
VERY AFFORDABLE

At $1,276/mo, rent takes ~23% of Beaver Dam's median household income ($66,673/yr). The standard benchmark is 30%.

Beaver Dam 23%Benchmark 30%
State income tax3.5–7.65%
Run the Beaver Dam affordability calculator →
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Neighborhoods

Estimated from ZIP-level data

Schools nearby

Public schools near Beaver Dam, WI

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