The 10 hottest rental markets this summer — and how to outpace the competition

Summer is the busiest stretch of the year for rentals. This year, competition for the best rentals is concentrated in a few familiar cities and a few new ones. Nationally, asking rents are up just 1.9% from a year ago — slow enough that wages have started catching up in much of the country — and nearly 40% of listings on Zillow are offering some kind of concession.

But that breathing room mostly disappears in the country's hottest rental markets. In Providence, New York, San Francisco and a handful of other Northeast and coastal California metros, rents are climbing faster, concessions are rare, and the best listings go quickly.

Zillow's annual ranking looked at rental activity across the nation's 50 largest metros to see where competition will be the hottest this summer. Rankings combine signals like rent growth, concession share, forecast vacancy, and other measures of supply and demand. Current rent figures reflect April 2026.

Here are the 10 metros where competition is fiercest this summer. 

10. San Jose, CA — Asking rent: $3,534

Over the past year, rental listings in San Jose have seen more engagement from Zillow users, on average, than any other market in the top 10. That means more renters are competing for each available unit here than almost anywhere else in the country. Be ready to tour the day a listing posts, because in a market this active, the best places are often gone before the first weekend.

9. Virginia Beach, VA — Asking rent: $1,843

Virginia Beach rents are climbing 4.8% from a year ago — one of the fastest paces in the country. The typical rental is now $1,843, up sharply from pre-pandemic levels. Strong demand from military and remote-work households is pushing prices, but still, concessions are offered on nearly one in three listings. Get your application materials (pay stubs, references, scanned ID file) into a single folder on your phone before you start touring, so you can apply the same day if you see a place you like. 

8. Milwaukee, WI — Asking rent: $1,540

Milwaukee single-family rents are up about 4.1% from a year ago, with the typical rental at $1,540 — still well below the national average of $1,930. But with a forecast vacancy near 4% over the next year, the market is tightening fast. If you find a place you like at today's price, move on it.

7. Boston, MA — Asking rent: $3,184

Buying isn't much of an escape valve in Boston: Over the past year, only about 15% of for-sale homes have been affordable to a typical local household, one of the lowest shares in the country. That keeps would-be buyers in the rental market longer, which props up demand even as new apartments hit the market. Concessions are available on roughly 30% of listings — close to the national average — so it's worth asking what’s possible before signing.

6. Chicago, IL — Asking rent: $2,219

Chicago rents are up 5.7% from a year ago, among the biggest increases in the top 10. The typical rental now runs $2,219 a month, well above where it sat just two years ago. With strong renter demand and 22% of listings offering concessions, the leverage is on the landlord's side. Widen your search by a neighborhood or two. Chicago's price-per-square-foot can shift dramatically across a few blocks, and a small geographic stretch often beats a budget stretch.

5. Los Angeles, CA — Asking rent: $2,892

A new Los Angeles renter household now spends about 33.8% of its income on the typical rental as of April — well past the 30% threshold most budgeting guides recommend. Even with concessions on roughly 29% of listings, the typical renter still pays more than they can comfortably afford. Start with Zillow’s Rental Affordability Calculator to set a hard ceiling before you start touring. This can help you stay disciplined by only displaying listings that are in your price range.

4. Hartford, CT — Asking rent: $1,940

Hartford's forecasted multifamily vacancy rate sits near 4.3% over the next year. That’s among the lowest in the country, which means apartments don't stay open for long and asking prices stick. Save your search on Zillow and turn on instant alerts so new listings hit your phone the day they post. In a tight market, the difference between landing a place and missing it can depend on your response time.

3. San Francisco, CA — Asking rent: $3,206

San Francisco rents are rising faster than they have in years — up 5.4% from a year ago, the second-fastest pace of any major U.S. metro on our list. After a long stretch of flat or falling rents, landlords have regained pricing power, and the typical rental now runs $3,206 a month. With prices climbing this quickly, consider trying to lock in a longer lease when you find a place you like — it's the simplest way to protect against next year's potential increase.

2. New York, NY — Asking rent: $3,406

The typical New York rental now goes for $3,406 a month right now — nearly $1,500 above the national typical rent and the highest among this year's hottest markets. With rents up 4.5% from a year ago and concessions on just 18% of listings, there's little room for deals. Set your budget before you tour, and have your documents ready before you find the place.

1. Providence, RI — Asking rent: $2,154

As of April, only about 13% of Providence listings are offering a concession, the lowest share among this year's hottest markets. That means nearly nine in ten Providence landlords feel confident enough to rent at full asking price. Since concessions are scarce, focus your negotiating energy on lease length or move-in date, which may have more flexibility. 

How to outpace the competition in a hot market

In hot markets, the best listings move in days, and sometimes hours. Successful renters tend to do a few things in common: They prepare early, know their numbers, and apply the moment they find the right place.

A short playbook for this summer:

• Set a true budget — not just a rent ceiling. Factor in utilities, parking, pet fees, and renters insurance before you decide what you can spend. Zillow's Rent Affordability Calculator can help you land on a realistic number.
• Get your finances and paperwork in order. Check your credit (and unfreeze it if necessary), line up references, and have proof of income ready to go. Renters with everything in one folder can apply the day they tour.
• Turn on alerts and save your search. The best listings in hot markets move fast. Filter by what matters most — pet-friendly, in-unit laundry, move-in date — and let the app surface matches in real time.
• Apply with one application. Zillow lets you apply to unlimited participating rentals for 30 days with a single $35 fee, which keeps you from being priced out of the search itself.
• Negotiate the terms, not just the rent. In tight markets, landlords are less likely to drop the price, but they may flex on lease length, move-in date, parking, or pet fees.

For more tips on finding a rental in a competitive market, see Zillow's full guide to finding an apartment.