Perhaps it’s not too surprising that California is one of the most expensive places to live in America. And while the San Francisco area is largely to blame, when it comes to rising rents, SoCal is home to the majority of the top spots.
Thinking of heading west? Be prepared for a rapidly rising cost of living in California’s 10 cities where rent prices are increasing the most.
10. West Covina
- Average rent price increase: 13.32%
- Average 1-BR rental price: $1,773
Located in L.A. County’s San Gabriel Valley, West Covina is less than 20 miles east of downtown Los Angeles. Housing prices in L.A. have been on a steady incline over the years with no sign of letting up, which explains residents’ movement out from the city center.
Enter West Covina, where prices have increased 13.32 percent in the past year. Currently, a one-bedroom will cost you around $1,773.
9. Long Beach
- Average rent price increase: 13.72%
- Average 1-BR rental price: $2,370
The LBC has long been known as one of the L.A. area’s more affordable coastal cities, and while prices are still nowhere near the more expensive outposts like Santa Monica, rent prices are on the rise.
Up 13.72 percent from a year ago, a one-bedroom in Long Beach will now cost you around $2,370 per month. But hey, isn’t being neighbors with the Queen Mary and the Aquarium of the Pacific worth it?
8. Murrieta
- Average rent price increase: 13.88%
- Average 1-BR rental price: $1,579
Together with Temecula, Murrieta makes up SoCal’s Inland Empire region. Located roughly between Los Angeles and San Diego, this suburban enclave is a commuter town, with residents disperse to work in San Diego, L.A., Orange County and beyond. It’s also the hometown of pro golfer Rickie Fowler.
Prices have risen 13.88 percent in the past year, with a one-bedroom coming in around $1,579.
7. Mountain View
- Average rent price increase: 14.38%
- Average 1-BR rental price: $3,814
Maybe you’ve heard of Mountain View, the home of Google’s global headquarters. This Silicon Valley city is rich in tech companies, from LinkedIn to Intuit.
The tech boom hasn’t helped rent prices, which have increased a cool 14.38 percent in the past year. To live in the priciest city on our top 10 list, you’ll have to shell out a whopping $3,814 per month for a one-bedroom apartment.
6. Sacramento
- Average rent price increase: 15.66%
- Average 1-BR rental price: $1,548
The Gold Rush is alive and well in California’s capital city. Experience it for yourself in Old Sacramento, with its cobblestone streets and horse-drawn carriages, or simply go apartment hunting.
At $1,548, rent for a one-bedroom apartment is a relative bargain around these parts, but consider that the price has gone up a significant 15.66 percent in the last year.
5. Burbank
- Average rent price increase: 17.25%
- Average 1-BR rental price: $2,546
Located just a few miles north of Los Angeles, this SoCal city is a hub for L.A.’s entertainment scene. Both Warner Brothers and The Walt Disney Studios call this suburban enclave home.
Well-paid industry professionals probably don’t have too hard of a time affording $2,546 rent for a one-bedroom in Burbank, but even they’ve gotta feel the sting of a 17.25 percent rent increase.
4. Redlands
- Average rent price increase: 17.56%
- Average 1-BR rental price: $1,511
Located an hour east of Los Angeles (a.k.a. inland), Redlands is known as the “Jewel of the Inland Empire.” With a population hovering just below 70,000, expect a small town vibe and all the charm and community values that come with it.
The good news? Rents are among the lowest of our top 10. A one-bedroom will set you back just $1,511 per night. The downside? That’s a 17.56 percent increase from last year.
3. Clovis
- Average rent price increase: 18.21%
- Average 1-BR rental price: $978
Nearly halfway between Los Angeles and San Francisco, Clovis is just north of Fresno, another one of California’s inland cities.
As far as rent prices in The Golden State, it doesn’t get much more affordable than Clovis. In fact, you’ll find some of the state’s lowest rent prices here. And while $978 monthly rent is reasonable even outside of this high-priced state, consider that the price is 18.21 percent higher than last year.
2. Roseville
- Average rent price increase: 18.52%
- Average 1-BR rental price: $1,583
This suburb of Sacramento bypasses the California capital to take the number two spot on our list. The community-minded town is ideally situated to capitalize on the best of California.
Located within two hours of San Francisco and Lake Tahoe, both the beach and mountains are an easy jaunt from home. Rent prices in Roseville are a relatively reasonable $1,583 per month, which represents an 18.52 percent jump.
1. Escondido
- Average rent price increase: 19.55%
- Average 1-BR rental price: $1,818
By now, it should come as no surprise that a SoCal city wins the top spot on our list. In fact, Escondido is even further south than L.A., located just a half hour northeast of sunny San Diego.
So, what’s it like to live in Escondido? A scenic enclave tucked into a valley, the city is surrounded by rocky hills that are dotted with ranches and wineries, but close enough to bustling San Diego to enjoy the best of both worlds. With rents up 19.55 percent at $1,818 per month for a bedroom, it’s safe to say that the secret is out.
Top 50 California cities where rent prices are rising
Curious how cities across the rest of California fare when it comes to climbing rent prices?
From Redding’s bargain $923 monthly rent to San Francisco’s whopping $3,996 price tag, these 50 cities have all seen rent jump by more than 6.5 percent from one year ago.
| Rank | City | State | Average 1-BR Rent | YoY Price Trend |
|---|---|---|---|---|
| 1 | Escondido | CA | $1,818.52 | 19.55% |
| 2 | Roseville | CA | $1,583.97 | 18.52% |
| 3 | Clovis | CA | $977.78 | 18.21% |
| 4 | Redlands | CA | $1,511.61 | 17.56% |
| 5 | Burbank | CA | $2,536.38 | 17.25% |
| 6 | Sacramento | CA | $1,548.43 | 15.66% |
| 7 | Mountain View | CA | $3,814.29 | 14.38% |
| 8 | Murrieta | CA | $1,579.21 | 13.88% |
| 9 | Long Beach | CA | $2,369.78 | 13.72% |
| 10 | West Covina | CA | $1,773.55 | 13.32% |
| 11 | Oakland | CA | $3,124.12 | 13.23% |
| 12 | Santa Ana | CA | $1,866.80 | 12.61% |
| 13 | Norwalk | CA | $1,702.50 | 12.59% |
| 14 | Fresno | CA | $1,077.53 | 12.46% |
| 15 | San Bruno | CA | $3,442.55 | 12.08% |
| 16 | Palo Alto | CA | $3,395.94 | 11.98% |
| 17 | Vacaville | CA | $1,652.57 | 11.94% |
| 18 | Livermore | CA | $1,986.00 | 11.28% |
| 19 | Lake Elsinore | CA | $1,429.50 | 11.04% |
| 20 | Ventura | CA | $1,902.89 | 10.74% |
| 21 | West Hollywood | CA | $3,747.14 | 10.65% |
| 22 | Agoura Hills | CA | $2,443.20 | 10.20% |
| 23 | Simi Valley | CA | $1,904.38 | 10.15% |
| 24 | Hemet | CA | $1,109.67 | 10.10% |
| 25 | Folsom | CA | $1,659.54 | 9.84% |
| 26 | North Hollywood | CA | $2,398.45 | 9.63% |
| 27 | Pittsburg | CA | $1,826.79 | 9.57% |
| 28 | Temecula | CA | $1,624.18 | 9.49% |
| 29 | Palm Springs | CA | $1,207.22 | 9.36% |
| 30 | Mission Viejo | CA | $1,964.56 | 9.16% |
| 31 | Riverside | CA | $1,473.32 | 9.11% |
| 32 | Inglewood | CA | $1,549.82 | 9.09% |
| 33 | Rancho Cordova | CA | $1,453.33 | 8.91% |
| 34 | Castro Valley | CA | $1,912.00 | 8.76% |
| 35 | Oxnard | CA | $1,863.63 | 8.60% |
| 36 | Modesto | CA | $1,154.38 | 8.45% |
| 37 | San Francisco | CA | $3,995.57 | 8.28% |
| 38 | Davis | CA | $1,604.83 | 8.22% |
| 39 | Westminster | CA | $1,575.67 | 7.98% |
| 40 | Anaheim | CA | $1,861.79 | 7.94% |
| 41 | Northridge | CA | $2,026.70 | 7.79% |
| 42 | Moreno Valley | CA | $1,462.42 | 7.76% |
| 43 | Whittier | CA | $1,578.67 | 7.65% |
| 44 | Garden Grove | CA | $1,805.87 | 7.55% |
| 45 | Sylmar | CA | $1,755.00 | 7.01% |
| 46 | Los Angeles | CA | $2,785.22 | 6.79% |
| 47 | Fullerton | CA | $1,777.39 | 6.74% |
| 48 | Redding | CA | $922.86 | 6.61% |
| 49 | Palm Desert | CA | $1,466.25 | 6.55% |
| 50 | El Cajon | CA | $1,473.60 | 6.52% |
California cities where rent prices are decreasing
Looking for a bargain? Here at the very bottom of our list, you’ll find 38 cities in California where rent prices are actually going down. Some might surprise you.
| Rank | City | State | Average 1-BR Rent | YoY Price Trend |
|---|---|---|---|---|
| 1 | Oceanside | CA | $1,624.21 | -17.63% |
| 2 | Concord | CA | $1,639.17 | -13.75% |
| 3 | Fairfield | CA | $1,515.50 | -13.30% |
| 4 | Laguna Niguel | CA | $1,997.63 | -12.46% |
| 5 | Santa Monica | CA | $3,905.86 | -8.59% |
| 6 | Huntington Beach | CA | $2,164.98 | -8.55% |
| 7 | Chino | CA | $1,379.29 | -7.59% |
| 8 | Belmont | CA | $2,535.73 | -6.91% |
| 9 | Santa Rosa | CA | $1,898.06 | -5.82% |
| 10 | Berkeley | CA | $2,980.17 | -5.70% |
| 11 | Elk Grove | CA | $1,455.09 | -5.29% |
| 12 | Rohnert Park | CA | $2,024.71 | -4.68% |
| 13 | Dublin | CA | $2,377.27 | -4.52% |
| 14 | Lake Forest | CA | $1,750.05 | -4.51% |
| 15 | La Jolla | CA | $2,471.67 | -4.49% |
| 16 | Pleasant Hill | CA | $1,954.00 | -4.33% |
| 17 | Venice | CA | $2,929.91 | -3.70% |
| 18 | Pleasanton | CA | $2,351.40 | -3.30% |
| 19 | Costa Mesa | CA | $2,042.18 | -3.13% |
| 20 | Walnut Creek | CA | $2,290.34 | -2.87% |
| 21 | Winchester | CA | $1,391.29 | -2.63% |
| 22 | Rancho Santa Margarita | CA | $1,737.92 | -2.30% |
| 23 | San Leandro | CA | $1,912.83 | -2.21% |
| 24 | Fremont | CA | $2,228.28 | -2.15% |
| 25 | Foster City | CA | $3,310.00 | -2.13% |
| 26 | Marina Del Rey | CA | $3,185.09 | -1.90% |
| 27 | Rocklin | CA | $1,408.50 | -1.76% |
| 28 | Newport Beach | CA | $2,803.24 | -1.64% |
| 29 | Brea | CA | $1,920.50 | -1.61% |
| 30 | Union City | CA | $2,353.94 | -1.45% |
| 31 | Bakersfield | CA | $919.29 | -1.41% |
| 32 | Colton | CA | $1,145.60 | -1.09% |
| 33 | Daly City | CA | $2,488.57 | -0.79% |
| 34 | Carlsbad | CA | $2,094.87 | -0.63% |
| 35 | Ladera Ranch | CA | $1,801.83 | -0.55% |
| 36 | Van Nuys | CA | $1,901.00 | -0.44% |
| 37 | San Marcos | CA | $1,704.50 | -0.44% |
| 38 | Playa Vista | CA | $3,383.35 | -0.05% |
Methodology
The rent information included in this article is based on multifamily rental property inventory on ApartmentGuide.com and Rent.com from June 2018 to June 2019 and is used for illustrative purposes only. The data contained herein do not constitute financial advice or a pricing guarantee for any apartment.
