Memphis vs Modesto
Fair Market Rent Comparison — HUD 2025 Data
Quick Answer
Memphis is 33% cheaper for renters. A 2-bedroom rents for $819/mo vs $1,092/mo in Modesto — saving $3,276/year.
Rent by Unit Size
| Unit Size | Memphis | Modesto | Difference |
|---|---|---|---|
| Studio | $560 | $727 | $167 |
| 1 Bedroom | $682 | $912 | $230 |
| 2 Bedrooms | $819 | $1,092 | $273 |
| 3 Bedrooms | $1,011 | $1,412 | $401 |
| 4 Bedrooms | $1,184 | $1,509 | $325 |
| Median Income | $44,652 | $56,394 | $11,742 |
Memphis
- Studio
- $560/mo
- 1 BR
- $682/mo
- 2 BR
- $819/mo
- 3 BR
- $1,011/mo
- 4 BR
- $1,184/mo
- Median Income
- $44,652/yr
Modesto
- Studio
- $727/mo
- 1 BR
- $912/mo
- 2 BR
- $1,092/mo
- 3 BR
- $1,412/mo
- 4 BR
- $1,509/mo
- Median Income
- $56,394/yr
Frequently Asked Questions
Is Memphis or Modesto cheaper to rent in?
Memphis is cheaper — a 2-bedroom Fair Market Rent is $819/mo vs $1,092/mo in Modesto. That's $273/mo or $3,276/year more expensive in Modesto (33% higher).
What is the 2-bedroom rent in Memphis vs Modesto?
The HUD Fair Market Rent for a 2-bedroom in Memphis is $819/month. In Modesto, a 2-bedroom FMR is $1,092/month.
How do incomes compare between Memphis and Modesto?
The median household income in Memphis is $44,652/year. In Modesto it is $56,394/year. Modesto has the higher median income.
What is the studio rent in Memphis vs Modesto?
A studio apartment Fair Market Rent in Memphis is $560/mo. In Modesto it is $727/mo.