The average rent in Hawaii ranks among the highest of any U.S. state. But a single statewide figure hides a gap of more than $1,000 a month between islands for the same size unit. A two-bedroom in Hilo and a two-bedroom in Kihei are priced as if they sat in different states.
This analysis compares median asking rents for studios through three-bedrooms on Oahu, Maui, Hawaii Island and Kauai, then sets them against HUD Fair Market Rents. It explains why the post-fire Maui market and military housing allowances keep prices high. It also converts each tier into the income a landlord will expect to see on an application.
Every figure below is rounded and reflects conditions heading into October 2026. Rents shift month to month, so the tables work best as planning ranges rather than quotes. Households still choosing an island may want to start with a broader comparison of moving to Oahu versus the neighbor islands before narrowing the rental search.
Average rent in Hawaii at a glance
The U.S. Census Bureau’s QuickFacts profile for Hawaii reports a statewide median gross rent of roughly $1,900 a month in its latest five-year estimate. That figure covers every unit size and includes utilities. It also blends in tenants who signed leases years ago at lower prices.
Newcomers do not pay the blended number. They pay current asking rent, which sits well above the census median on every island except parts of Hawaii Island. A one-bedroom that a long-term tenant rents for $1,600 may relist at $2,100 or more once it turns over.
Rent inflation shows up clearly in federal price data. The Bureau of Labor Statistics consumer price index for Urban Honolulu treats shelter as the largest single part of the local basket, and its rent index has risen steadily since 2021.
Four patterns define the statewide rental market:
- Maui is the most expensive island for renters, led by South and West Maui.
- Oahu holds most of the state’s rental inventory and the widest price range.
- Hawaii Island offers the lowest rents, especially around Hilo and Puna.
- Kauai has the thinnest supply, with few listings and slow turnover.
HUD Fair Market Rents by island
The U.S. Department of Housing and Urban Development publishes Fair Market Rents (FMRs) every year for each county in Hawaii. They set payment standards for Housing Choice Vouchers. They also serve as a neutral, survey-based benchmark that individual landlords cannot inflate.
An FMR is the 40th percentile of gross rent for standard-quality units recently rented in the area. Gross rent means contract rent plus tenant-paid utilities other than phone, cable and internet. In practice, four in ten recent movers paid less than the FMR and six in ten paid more.
| FMR area | Studio | 1-bedroom | 2-bedroom | 3-bedroom |
|---|---|---|---|---|
| Urban Honolulu (Oahu) | $1,975 | $2,150 | $2,800 | $3,875 |
| Kahului-Wailuku-Lahaina (Maui) | $1,900 | $2,100 | $2,700 | $3,650 |
| Hawaii County (Hawaii Island) | $1,375 | $1,500 | $1,925 | $2,625 |
| Kauai County | $1,700 | $1,850 | $2,400 | $3,300 |
These are approximate FY2026 values rounded to the nearest $25. HUD’s FY2027 schedule takes effect on October 1, 2026, and annual changes for Hawaii areas have usually been in the mid-single digits. Voucher holders should confirm the exact payment standard with their county housing agency.
Why FMR and asking rent do not match
Because FMRs include utilities, they can sit above the listed rent for the same unit. An Oahu one-bedroom advertised at $2,100 with tenant-paid electricity could easily cost $2,300 a month in total once a power bill is added.
FMRs also lag. HUD builds them from American Community Survey data that is two to three years old, then trends it forward. In a fast-moving market like post-fire Maui, the FMR can trail real listings by several hundred dollars for months at a time.
Current median asking rents by island
Public listing data across 2026 points to the following typical medians for unfurnished, 12-month leases. The ranges run from older walk-ups or rural units at the low end to newer or beach-adjacent units at the high end.
| Island | Studio | 1-bedroom | 2-bedroom | 3-bedroom |
|---|---|---|---|---|
| Oahu | $1,750 ($1,400–$2,200) | $2,100 ($1,750–$2,800) | $2,850 ($2,300–$3,800) | $3,800 ($3,100–$5,000) |
| Maui | $1,800 ($1,500–$2,300) | $2,350 ($1,900–$3,100) | $3,200 ($2,600–$4,300) | $4,300 ($3,500–$6,000) |
| Hawaii Island | $1,250 ($950–$1,600) | $1,550 ($1,200–$2,000) | $2,100 ($1,600–$2,800) | $2,700 ($2,000–$3,600) |
| Kauai | $1,700 ($1,400–$2,100) | $2,200 ($1,800–$2,800) | $2,900 ($2,400–$3,700) | $3,700 ($3,000–$4,800) |
These are approximate figures compiled from public listings, not an official series. They will differ from any single portal’s published average, which often mixes furnished and short-term units into the same bucket.
Oahu
Oahu’s cheapest studios cluster in older Honolulu walk-ups in Makiki, McCully-Moiliili and parts of Kalihi, where $1,400 to $1,700 is common. New high-rises in Kakaako push one-bedrooms to $2,600 and above, often with parking billed separately at $100 to $200 a month.
Family-size rentals are mostly on the west and windward sides. Three-bedroom houses in Ewa Beach, Kapolei and Mililani typically list between $3,600 and $4,200. Kailua and Kaneohe cost $400 to $800 more than comparable West Oahu homes. Waianae and the North Shore offer lower prices with long commutes.
Maui
Maui has the highest medians at every size above a studio. Kihei and Wailea in South Maui draw the steepest asking rents, with two-bedroom condos commonly listed at $3,300 to $4,300. Kahului and Wailuku, the island’s working center, run roughly $300 to $500 cheaper for similar units.
Upcountry towns such as Pukalani, Makawao and Kula offer more single-family houses, but inventory is thin and three-bedrooms rarely list under $3,800. The site’s analysis of the cost of living on Maui after the fire breaks down the rest of the budget, from groceries to hidden taxes.
Hawaii Island
Hawaii Island is the clear value option. On the east side, Hilo one-bedrooms often list between $1,200 and $1,600. Two-bedroom houses in Puna can rent for well under $2,000. Those lower prices come with longer drives, heavy rainfall and, on some properties, rain-catchment water systems.
The west side costs more. Kailua-Kona, Waikoloa and Waimea one-bedrooms usually list $300 to $600 above similar units in Hilo, reflecting drier weather and the resort job base. Households comparing the two coasts can review rainfall and vog patterns across Hawaii Island before committing to a lease.
Kauai
Kauai’s market is small enough that a handful of listings can move the median. Lihue and Kapaa, where most year-round residents live, offer the broadest mix of apartments and houses. Poipu and Princeville units are mostly furnished condos, and long-term leases there often start $400 to $700 above Lihue.
The West Side, including Waimea and Kekaha, has lower rents but few units and a 30- to 45-minute drive to Lihue. The site’s overview of Kauai’s main areas from Poipu to Princeville describes each area, and those areas line up closely with the island’s rental markets.
How the post-fire Maui market pushes rents up
The August 8, 2023, wildfires destroyed more than 2,200 structures in Lahaina, most of them homes. Thousands of households, many of them long-term renters, lost housing overnight on an island that already had one of the tightest rental markets in the state.
Displaced families, insurance-funded relocations and the FEMA direct lease program all competed for the same small pool of long-term units. Honolulu Civil Beat reported that some West and South Maui listings jumped by several hundred dollars to more than $1,000 a month in the fall of 2023.
Emergency rules and their aftermath
For a period, the governor’s emergency proclamations restricted rent increases on Maui and encouraged owners to move vacation rentals into long-term leases. Those measures slowed the spike but did not reverse it. As FEMA’s temporary housing mission wound down in early 2026, displaced households and newcomers again competed for open-market units.
The result is a two-speed market. Rents in Wailuku and Kahului rose sharply and have since leveled off. West Maui supply remains thin because rebuilding permits, debris removal and utility restoration move block by block. New arrivals targeting Lahaina or Kaanapali should expect few available units through at least 2027.
The vacation rental phase-out
In December 2024, Maui County enacted Bill 9, which phases out transient vacation rentals in apartment-zoned districts. The deadline is July 1, 2028, for West Maui and January 1, 2029, for the rest of the island. County estimates put the affected stock at roughly 6,000 to 7,000 units.
If even a fraction of those condos convert to long-term leases, Maui could see meaningful new rental supply. Some owners are expected to sell rather than rent long-term, and legal challenges could shift the timeline. Renters should treat the effect as possible rather than certain.
How military BAH demand shapes Oahu rents
Oahu has one of the country’s densest concentrations of U.S. military personnel. Its bases include Joint Base Pearl Harbor-Hickam, Schofield Barracks, Marine Corps Base Hawaii at Kaneohe Bay and Camp H.M. Smith. Service members and their families account for a significant share of island rental demand.
The Basic Allowance for Housing (BAH) is a tax-free monthly payment that covers off-base housing. The Defense Department sets Honolulu County rates from local rent surveys, so BAH tracks the market. Landlords know what each rank receives, which creates a floor under asking rents near bases.
| Pay grade | Approx. monthly BAH (with dependents) | Rental typically targeted | Typical asking rent |
|---|---|---|---|
| E-4 | $3,450 | 2-bedroom condo or townhouse | $2,850–$3,300 |
| E-6 | $3,950 | 3-bedroom townhouse | $3,600–$4,000 |
| O-3 | $4,450 | 3-bedroom single-family house | $4,000–$4,600 |
| O-5 | $4,900 | 4-bedroom house, Kailua or Ewa | $4,600–$5,200 |
BAH values are approximate 2026 figures for Honolulu County, rounded to the nearest $50. Exact amounts depend on rank, dependency status and duty ZIP code. They should be confirmed with the Defense Travel Management Office calculator.
What BAH means for civilian renters
Civilian households compete most directly with military families for three-bedroom rentals near Ewa, Kapolei, Mililani, Wahiawa and Kaneohe. A civilian earning a local median wage may find that a landlord prefers an applicant with a guaranteed housing allowance and a predictable two- to three-year tour.
Timing matters. Permanent change of station (PCS) moves peak from May through August, when competition for family houses near bases is fiercest. Civilians who can search between October and February often face fewer rival applicants and more room to negotiate.
Rules on short stays also affect Oahu’s supply. Since 2022, Bill 41’s 90-day minimum for most Oahu rentals has pushed some units into the long-term pool. It has also made it harder for newcomers to fill a gap with a one-month furnished stay.
Security deposits, pet rent and move-in costs
Hawaii’s Residential Landlord-Tenant Code, Chapter 521 of the Hawaii Revised Statutes, sets the core rules. A landlord may collect a security deposit of no more than one month’s rent. The landlord must return it, minus itemized deductions, within 14 days after the tenancy ends.
Pet deposits and pet rent
State law allows a separate pet deposit of up to one additional month’s rent for tenants with pets, excluding assistance animals. Many landlords instead charge a flat pet deposit of $300 to $750. Monthly pet rent of $25 to $75 per animal is common, particularly in managed buildings.
Pet-friendly rentals are scarce. Many condominium associations limit pets by size or number, and many single-family owners ban them outright. Households bringing a dog or cat must also follow rabies import rules set by the Hawaii Department of Agriculture’s Animal Quarantine Station, which have their own fees and lead times.
General excise tax on rent
Landlords owe Hawaii’s general excise tax on rental income: 4% statewide plus a 0.5% county surcharge on every island. Some leases pass this through as a separate line item, which adds roughly $95 to $100 a month to a $2,100 rent. The Hawaii Department of Taxation publishes the rates.
| Cash due at signing (1-bedroom) | Oahu | Maui | Hawaii Island | Kauai |
|---|---|---|---|---|
| First month’s rent | $2,100 | $2,350 | $1,550 | $2,200 |
| Security deposit (1 month) | $2,100 | $2,350 | $1,550 | $2,200 |
| Typical pet deposit | $500 | $500 | $500 | $500 |
| Application fees (2 adults) | $100 | $100 | $100 | $100 |
| Utility setup and deposits | $150 | $150 | $150 | $150 |
| Total cash at signing | $4,950 | $5,450 | $3,850 | $5,150 |
The table assumes two adults with one pet on a 12-month lease starting on the first of the month. Prorated rent or a separate parking deposit would raise the total.
Move-in cash is only part of the relocation bill. Shipping a car from the West Coast through Matson or Pasha Hawaii commonly costs $1,500 to $2,500. Household goods add thousands more depending on volume.
The 30%-of-income rule and how landlords screen
The 30% rule comes from HUD’s definition of housing cost burden. A household spending more than 30% of gross income on rent and utilities is considered cost-burdened. Many Hawaii landlords use a simpler test that requires gross monthly income of at least three times rent, which works out to about 33%.
The math is simple. To find the annual income needed under the 30% rule, multiply monthly rent by 40. Under the three-times rule, multiply by 36. A $2,100 one-bedroom requires $84,000 under the first test and $75,600 under the second.
What else landlords check
- Credit score, often 650 or higher for professionally managed buildings.
- Recent pay stubs, an offer letter or two years of tax returns.
- Prior landlord references covering at least 12 to 24 months.
- Photo ID and a background check for every adult occupant.
- Proof of savings when income is remote or self-employed.
Screening issues specific to newcomers
Mainland applicants face two recurring obstacles. Many owners prefer to meet tenants in person and may pass over applicants who cannot view a unit. Some are also wary of remote-work income that is not tied to a Hawaii employer.
Applicants can offset both with an employer letter confirming remote status, a live video walkthrough of the unit, and bank statements showing three to six months of rent in reserve. Rental scams are common in Hawaii’s tight market, so no deposit should be wired for a unit that has not been verified.
Cost burden is widespread. Census estimates show roughly half of Hawaii renter households spending 30% or more of income on housing, one of the highest shares among U.S. states.
Income needed to qualify at each rent tier
The table below applies both screening tests to the median asking rents shown earlier. It gives the gross annual household income a landlord would expect to see for each island and unit size.
| Island and unit | Median asking rent | Income at 30% rule | Income at 3x rent |
|---|---|---|---|
| Oahu studio | $1,750 | $70,000 | $63,000 |
| Oahu 1-bedroom | $2,100 | $84,000 | $75,600 |
| Oahu 2-bedroom | $2,850 | $114,000 | $102,600 |
| Oahu 3-bedroom | $3,800 | $152,000 | $136,800 |
| Maui studio | $1,800 | $72,000 | $64,800 |
| Maui 1-bedroom | $2,350 | $94,000 | $84,600 |
| Maui 2-bedroom | $3,200 | $128,000 | $115,200 |
| Maui 3-bedroom | $4,300 | $172,000 | $154,800 |
| Hawaii Island studio | $1,250 | $50,000 | $45,000 |
| Hawaii Island 1-bedroom | $1,550 | $62,000 | $55,800 |
| Hawaii Island 2-bedroom | $2,100 | $84,000 | $75,600 |
| Hawaii Island 3-bedroom | $2,700 | $108,000 | $97,200 |
| Kauai studio | $1,700 | $68,000 | $61,200 |
| Kauai 1-bedroom | $2,200 | $88,000 | $79,200 |
| Kauai 2-bedroom | $2,900 | $116,000 | $104,400 |
| Kauai 3-bedroom | $3,700 | $148,000 | $133,200 |
For context, the census puts Hawaii’s median household income at roughly $98,000. At that level a household passes the 30% test for a median one-bedroom on every island, but for a median two-bedroom only on Hawaii Island. No island’s median three-bedroom passes the test for incomes below $108,000.
Ways households close the gap
- Adding a creditworthy co-signer or guarantor to the application.
- Renting an ohana, or accessory unit, on a single-family lot.
- Choosing a cheaper area such as Hilo, Wailuku or Waipahu.
- Sharing a larger house with roommates on a single lease.
- Showing savings reserves to make up for income below the threshold.
Utilities and other monthly costs on top of rent
Rent is only the base. Hawaii’s electricity prices are the highest in the nation, with average residential rates above 40 cents per kilowatt-hour according to the U.S. Energy Information Administration. Neighbor-island rates generally run higher than Oahu’s.
A one-bedroom using 500 kWh a month typically pays $200 to $240 for power. A three-bedroom house running air conditioning through August and September can use 900 kWh or more, pushing the bill past $400.
Water, sewer and trash are often included in condo rents but billed separately for houses, adding $100 to $200 a month. Home internet runs $60 to $90. Groceries cost well above mainland prices, and the site’s grocery price comparison by island shows how the gap varies.
House renters on Oahu should also ask about wastewater. Properties still on cesspools face state-mandated conversion, and owners may pass upgrade costs through at renewal. The Oahu cesspool conversion timeline explains which areas face the earliest deadlines.
Finding a rental from the mainland
- Set a budget using the 30% and three-times tests above.
- Pick two or three target neighborhoods based on commute and budget.
- Book a furnished stay as a base while searching in person.
- Tour units in person or by live video before paying anything.
- Have application documents ready to submit within 24 hours.
- Sign a 12-month lease and schedule utilities before move-in.
Good units rent quickly, often within one to two weeks on Oahu and within days in Kihei or Lihue. Households weighing Oahu against Maui on budget and pace or Oahu against Kauai can use the rent gaps in this article to help decide.
Scouting more than one island is practical because short flights between islands are frequent. The site’s inter-island travel guide covers fares and schedules for fitting viewings on several islands into one trip.
Rent trends to watch through 2027
- HUD’s FY2027 Fair Market Rents, effective October 1, 2026.
- Maui Bill 9 conversions ahead of the 2028 and 2029 deadlines.
- The pace of West Maui rebuilding and new Lahaina permits.
- New Oahu high-rises finished in Kakaako and along the rail line.
- Rent readings in the BLS consumer price index for Urban Honolulu.
Local outlets such as the Honolulu Star-Advertiser and Hawaii News Now track these developments. County offices, including the City and County of Honolulu and the County of Hawaii, post affordable-rental waitlists and program updates.
Frequently asked questions
What is the average rent in Hawaii for a one-bedroom apartment?
Typical asking rent for a one-bedroom runs from about $1,550 on Hawaii Island to $2,350 on Maui, with Oahu near $2,100 and Kauai near $2,200. The census statewide median gross rent of roughly $1,900 is lower because it includes older leases.
Which Hawaiian island has the cheapest rent?
Hawaii Island, often called the Big Island, has the lowest rents at every unit size. Hilo and Puna are the least expensive areas, with one-bedrooms commonly listed between $1,200 and $1,600. The Kona side typically runs $300 to $600 higher.
How much income is needed to rent in Hawaii?
Under the 30% rule, multiply monthly rent by 40 to get the required annual income. A median Oahu one-bedroom at $2,100 needs about $84,000, and a median Maui three-bedroom at $4,300 needs about $172,000. Landlords using a three-times-rent test require about 10% less.
How much can a Hawaii landlord charge for a security deposit?
Hawaii law caps the security deposit at one month’s rent. A landlord may also collect a separate pet deposit of up to one month’s rent for non-assistance animals. The deposit must be returned, with any itemized deductions, within 14 days after the tenancy ends.
Are rents on Maui still higher because of the Lahaina fire?
Yes. The August 2023 fires removed thousands of homes from a market that was already tight, and demand from displaced households pushed up rents across the island. Wailuku and Kahului rents have leveled off, but West Maui still has few units while rebuilding continues.
Does military BAH raise rent on Oahu?
BAH does not set rents directly, but it props them up. The housing allowance is based on local rent surveys, and the amount for each rank is public. Landlords near bases often price family homes close to BAH levels, especially during the May through August moving season.
Should newcomers rent furnished or unfurnished at first?
Many relocating households book a furnished stay first, then sign an unfurnished 12-month lease after touring neighborhoods. On most of Oahu that stay must be at least 90 days. Furnished long-term units typically cost $200 to $500 more per month but avoid shipping furniture from the mainland.
