Rent Data · Updated June 2026
Dallas–Fort Worth Rent Report 2026
Official 2-bedroom rent benchmarks for 131 DFW ZIP codes — and why the northern suburbs now out-benchmark both urban cores.
Key Findings
- The official benchmark for a 2-bedroom spans $1,520 to $2,900 per month across the metroplex (HUD FY2026). The median DFW ZIP benchmarks at $2,130.
- The DFW rent map is inverted: Murphy ($2,900), Prosper ($2,790), Flower Mound ($2,740), and Frisco ($2,665) all benchmark far above the Fort Worth ($1,929) and Arlington ($1,923) city averages.
- Murphy now matches Downtown Dallas and the Park Cities at the top of the metro — a suburb of 21,000 people benchmarks with the urban core’s most expensive ZIP codes.
- McKinney has the widest intra-city spread: $1,990 to $2,900 depending on ZIP — pricing by city average instead of ZIP costs real money.
2026 Rent Benchmarks by City
2-bedroom, HUD FY2026 Small Area Fair Market Rent. City figure is the average of residential ZIP-level benchmarks within the locality.
| # | City / Area | 2BR Benchmark | ZIP Range |
|---|---|---|---|
| 1 | Murphy | $2,900 | single ZIP |
| 2 | Park Cities area (Dallas 75205/75225) | $2,890 | $2,880–$2,900 across 2 ZIPs |
| 3 | Prosper | $2,790 | single ZIP |
| 4 | Flower Mound | $2,740 | $2,680–$2,800 across 2 ZIPs |
| 5 | Little Elm | $2,680 | single ZIP |
| 6 | Frisco | $2,665 | $2,540–$2,790 across 4 ZIPs |
| 7 | Downtown/Uptown Dallas | $2,660 | $2,390–$2,900 across 4 ZIPs |
| 8 | Colleyville | $2,580 | single ZIP |
| 9 | Addison | $2,500 | single ZIP |
| 10 | Wylie | $2,490 | single ZIP |
| 11 | Forney | $2,480 | single ZIP |
| 12 | Rowlett | $2,455 | $2,440–$2,470 across 2 ZIPs |
| 13 | McKinney | $2,440 | $1,990–$2,900 across 4 ZIPs |
| 14 | Keller | $2,380 | $2,340–$2,420 across 2 ZIPs |
| 15 | Allen | $2,370 | $2,250–$2,490 across 2 ZIPs |
| 16 | Celina | $2,370 | single ZIP |
| 17 | Sachse | $2,330 | single ZIP |
| 18 | Grapevine | $2,330 | single ZIP |
| 19 | Cedar Hill | $2,330 | single ZIP |
| 20 | Plano | $2,323 | $2,070–$2,580 across 6 ZIPs |
| 21 | Southlake | $2,290 | single ZIP |
| 22 | Richardson | $2,273 | $2,160–$2,460 across 3 ZIPs |
| 23 | Coppell | $2,240 | single ZIP |
| 24 | Rockwall | $2,235 | $2,100–$2,370 across 2 ZIPs |
| 25 | The Colony | $2,220 | single ZIP |
| 26 | Waxahachie | $2,155 | $1,810–$2,500 across 2 ZIPs |
| 27 | Lewisville | $2,117 | $2,000–$2,280 across 3 ZIPs |
| 28 | Roanoke / Trophy Club | $2,110 | single ZIP |
| 29 | Mansfield | $2,100 | single ZIP |
| 30 | Carrollton | $2,073 | $1,990–$2,220 across 3 ZIPs |
| 31 | Irving / Las Colinas | $2,068 | $1,720–$2,720 across 6 ZIPs |
| 32 | Lancaster | $2,060 | single ZIP |
| 33 | Grand Prairie | $2,043 | $1,530–$2,500 across 3 ZIPs |
| 34 | Duncanville | $2,030 | $1,830–$2,230 across 2 ZIPs |
| 35 | Mesquite | $2,027 | $1,770–$2,480 across 3 ZIPs |
| 36 | North Richland Hills | $2,020 | $1,940–$2,100 across 2 ZIPs |
| 37 | Crowley | $2,010 | single ZIP |
| 38 | Dallas (other city ZIPs) | $1,986 | $1,590–$2,420 across 15 ZIPs |
| 39 | Fort Worth | $1,929 | $1,520–$2,580 across 15 ZIPs |
| 40 | Arlington | $1,923 | $1,560–$2,580 across 12 ZIPs |
| 41 | DeSoto | $1,900 | single ZIP |
| 42 | Euless | $1,890 | $1,550–$2,230 across 2 ZIPs |
| 43 | Garland | $1,854 | $1,650–$2,130 across 5 ZIPs |
| 44 | Bedford | $1,775 | $1,730–$1,820 across 2 ZIPs |
| 45 | Burleson | $1,760 | single ZIP |
| 46 | Hurst | $1,720 | $1,610–$1,830 across 2 ZIPs |
| 47 | Kennedale | $1,540 | single ZIP |
What This Means for Landlords
These figures are the U.S. Department of Housing and Urban Development’s official 40th-percentile gross-rent benchmarks — the payment standards behind Housing Choice Vouchers. They are not asking rents: a well-presented home in a strong school district typically leases above its ZIP benchmark. Treat them as a floor reference, not a ceiling.
ZIP-level pricing matters more than city-level pricing. A McKinney rental in 75069 priced like 75072 is overpriced by roughly $900 a month — and overpriced listings sit vacant. If you want a read on your specific property, our free rental analysis compares it against live local comps.
Voucher-program landlords: the ZIP-level figures here are the FY2026 basis for what the program pays in your exact ZIP code.
Frequently Asked Questions
What is the average rent benchmark for a 2-bedroom in Dallas–Fort Worth in 2026?
The median DFW ZIP code carries an official 2-bedroom benchmark of $2,130 per month (HUD FY2026 Small Area Fair Market Rents). City averages range from $1,540 in Kennedale to $2,900 in Murphy.
Which Dallas–Fort Worth suburb has the highest rent benchmark in 2026?
Murphy, at $2,900 per month for a 2-bedroom — matching Downtown Dallas (75201) and the Park Cities area. Prosper ($2,790), Flower Mound ($2,740), Little Elm ($2,680), and Frisco ($2,665) round out the top suburban tier.
Are rents higher in the Dallas–Fort Worth suburbs or the city cores?
The northern suburbs, by a wide margin. Fort Worth averages $1,929 and Arlington $1,923 across their residential ZIP codes, while Murphy, Prosper, Frisco, and Flower Mound benchmark between $2,665 and $2,900 — up to 90% above the lowest core-city ZIPs.
What is the difference between Fair Market Rent and asking rent?
Fair Market Rent is the U.S. Department of Housing and Urban Development’s estimate of the 40th-percentile gross rent (rent plus utilities) for standard-quality units in a ZIP code. It is a payment benchmark, not an asking price — well-maintained homes typically lease above it.
How much can a landlord charge for a Section 8 rental in Dallas–Fort Worth?
Housing Choice Voucher payment standards in both the Dallas and Fort Worth-Arlington HUD metro areas are set per ZIP code using Small Area Fair Market Rents. The ZIP-level figures in this report are those FY2026 benchmarks; each housing authority sets its payment standard as a percentage of them.
Methodology & Source
Data: U.S. Department of Housing and Urban Development, FY2026 Small Area Fair Market Rents for the Dallas, TX HUD Metro FMR Area and the Fort Worth-Arlington, TX HUD Metro FMR Area (final), retrieved June 10, 2026 from huduser.gov. City figures are the unweighted average of HUD ZIP-level 2-bedroom FMRs for residential ZIP codes within each locality; PO-box and metro-default ZIPs are excluded. FMRs estimate the 40th-percentile gross rent (rent + utilities) for standard-quality units. Analysis by Flat Fee Landlord. This page is refreshed when HUD publishes each fiscal year’s final figures. Journalists and researchers may cite this analysis with attribution and a link. See also: our Northern Virginia and Maryland rent reports.
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