ZIP Code · CA

ZIP 91016

Part of Monrovia, CA

Pop. 41,140·Los Angeles County·440th most expensive ZIP in California

Median rent (all units)

$2,822/mo

Year-over-Year

-0.1%

Month-over-Month

-0.4%

vs US Median

+$890

Reported rents

Stable (Monthly)

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Most AffordableMost Expensive

ZIP 91016 · $2,822

More expensive than 87% of US ZIP codes · National median $1,932/mo

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Medians by bedroom

Rent by unit size

Studio

$1,950

1 BR

$2,180

2 BR

$2,720

3 BR

$3,450

4 BR+

$3,840

Research median

$2,720/mo

Bedroom estimates are gross rents that include essential utilities (electricity, water, gas, sewer, trash).

Rent trends

12-month history

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Last updated: October 17, 2026

From the history

What the numbers show

Cheapest month to sign

November. Asking rents in ZIP 91016 usually run 0.7% below trend in November and 0.8% above it in February, about $42 a month apart at today's median. Based on 10 years of data.

Compared with the peak

Rent in ZIP 91016 is 1.1% below its high of $2,854 in November 2025, at $2,822 as of September 2026.

Past year vs. the rest of California

Rent in ZIP 91016 changed -0.1% over the year to September 2026. Across the 819 California ZIP codes Zillow tracks, the typical change was +3.2%.

Rent vs. income since 2019

From 2019 to 2024, rent in ZIP 91016 rose 31.7% while median household income rose 24.4% ($77,622 to $96,540). Rent outpaced income.

Since before the pandemic

Rent in ZIP 91016 is 35.5% higher than in March 2020. Across the US, rent is up 37.3% over the same stretch.

Recent direction

Rent rose in 5 of the last 12 months.

What a typical income covers

30% of the median household income ($96,540) is $2,414 a month. That covers HUD's Fair Market Rent for up to a 1-bedroom ($2,180); a 2-bedroom is $2,720.

Cheaper nearby

ZIP 91732, 6 miles away, rents for 12% less ($2,494/mo), about $3,900 a year in savings.

From Zillow's monthly rent index (ZORI) for ZIP 91016. The seasonal pattern compares Zillow’s seasonally adjusted and unadjusted series. Income is the Census median household income (5-year estimates). Fair Market Rents are HUD’s, which include utilities.

Annual cost

$33,864/yr

At $2,822/mo median

Location

CityMonrovia

StateCA

CountyLos Angeles County

Rent Market Meter

Balanced Market

Renter's MarketBalancedLandlord's Market

Rents are roughly steady, with neither renters nor landlords holding a strong edge right now.

Based on rent-price momentum (-0.1% YoY, -0.4% MoM), not inventory.

Demographics

Who lives here

ZIP 91016 (Monrovia, CA) is roughly split between renters and owners, has a median income above the national average, 42.5% of residents hold a bachelor's degree or higher.

Population

41,140

Median income

$96,540

Median age

38.4

Renters

52.1%

Age distribution

22.1%

22%

27.1%

14%

14.8%

Under 1822.1%

18–3422%

35–5427.1%

55–6414%

65+14.8%

Gender

49.3%

50.7%

Male49.3%

Female50.7%

Race & ethnicity

35.1%

45.4%

15.4%

White35.1%

Black5.4%

Hispanic45.4%

Asian15.4%

Education (25+)

19%

27.5%

42.5%

No HS diploma11%

HS diploma19%

Some college27.5%

Bachelor's+42.5%

Housing tenure

47.9%

52.1%

Owner47.9%

Renter52.1%

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

2021 vs 2026

How ZIP 91016 in Monrovia, CA has changed in 5 years

Rent

$2,134 → $2,822

up 32.2%

Income

$88,285 → $96,540

up 9.4%

Population

41,507 → 41,140

down 0.9%

Renter share

49.6% → 52.1%

+2.5 pts

Bachelor's+

42.1% → 42.5%

+0.4 pts

Median age

39.6 → 38.4

-1.2 yrs

Five years ago, renters in ZIP 91016 in Monrovia, CA paid around $2,134 a month. That figure now sits near $2,822, up 32.2% from the 2021 baseline. Census figures show median household income at $96,540 today, compared with $88,285 five years earlier. Because rent grew faster than wages over the same span, the affordability picture has tightened relative to 2021. The renter share has risen from 49.6% to 52.1%, with owner-occupied housing accounting for the remainder. The combined trend lines point to a market that has changed measurably from where it stood in early 2021.

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About renting in ZIP 91016

Last updated: October 17, 2026

ZIP code 91016 covers Monrovia, CA. The median rent here is $2,822/mo as of October 2026. A 1-bedroom rents for a median of $2,180/mo. A 2-bedroom rents for a median of $2,720/mo.

At 35% of local median household income ($96,540/yr), ZIP 91016 ranks as moderate compared to the national benchmark of 30%. Rents have decreased 0.1% over the past year.

FAQ

Frequently asked questions

How much income do you need to rent in ZIP 91016?

To keep rent at or below 30% of gross income, you would need to earn at least $113,000/year (about $54/hour full-time) to afford the median rent of $2,822/mo in ZIP 91016. The local median household income is $96,540/yr, so the typical household falls short of that bar.

Is rent going up or down in ZIP 91016?

Rent in ZIP 91016 has been roughly flat over the past year as of September 2026, a -0.1% change. It sits 1.1% below its high of $2,854 in November 2025.

When is the cheapest time to rent in ZIP 91016?

Asking rents in ZIP 91016 are usually lowest in November, about 0.7% below their yearly trend, and highest in February, about 0.8% above it. At today's median that is a gap of roughly $42 a month. This pattern comes from 10 years of Zillow rent data.

Has rent outpaced income in ZIP 91016?

Yes. From 2019 to 2024, rent in ZIP 91016 rose 31.7% while median household income rose 24.4%, from $77,622 to $96,540. Rent is Zillow's yearly average; income is the Census 5-year estimate for the same years.

How does ZIP 91016 compare to other ZIPs in California?

ZIP 91016 is in the middle among California ZIP codes for rent, ranking #440 of 898 at $2,822/mo. Over the year to September 2026, rent in ZIP 91016 changed -0.1%, against a typical +3.2% across the 819 California ZIP codes Zillow tracks.