Just 20% of rentals in New York City are affordable for teachers – among the lowest shares in the nation
For many teachers, finding a place to live that doesn’t break the bank can be nearly impossible, as rising costs of living and meager wage increases strain budgets. This is especially true in New York City, where just 20.4% of rentals are affordable to teachers – down from 35.5% in 2019.
Nationwide, 47.9% of rentals are affordable to teachers – up from 40.7% last year but much lower than 2019, when 58% of rentals were affordable.
These figures underscore how much rents have outpaced wages, especially since the pandemic. This effect is beginning to wear off, though, as rent prices stabilize.
But why are so few New York rentals affordable to teachers? Let’s find out.
Why are New York rentals unaffordable for teachers?
New York is so unaffordable for teachers largely because housing costs are so high.
The median rent in New York is $3,047, up 3.2% from 2023 and nearly twice the nationwide median of $1,647. Asking rents have risen quickly in the past few years, as demand has strained a limited supply. Rents have increased by 17% since 2020, pricing out many residents. In fact, across the city (not exclusive to teachers), rents have increased seven-times faster than wages, and the median income is now about half of what’s required to afford the typical rental. New York has seen exceptionally large cost of living increases.
The median wage for New York City teachers has been rising quickly, too. For the 2023-24 school year, the typical teacher took home $95,320, a $12,000 increase from 2019. Additionally, the United Federation of Teachers recently agreed to a $6.4 billion contract meant to offset the rising inflation and cost of living. The contract includes multiple 3-3.5% pay raises through 2027. Starting salaries will increase to $72,350.
Still, 80% of NYC rentals are not affordable for teachers.
Interestingly, even though it’s expensive, New York is more affordable for teachers than its neighbor Boston. This is because the median salary for NYC teachers is $10,000 higher.
What’s happening with teacher affordability nationwide?
Nationally, teacher salary growth has actually outpaced rent price growth. The average public school teacher salary in 2023-2024 is ~$72,000, up 3.1% from the year prior, while median asking rents increased just 0.4% over the same time period. Rent growth is slowing or reversing in some parts of the country due to an increase in apartment supply.
Still, many teachers are struggling to find affordable rentals. Rent growth has slowed but remains just $53 below its 2022 record high, and teacher salaries have not kept pace with recent historic inflation. In fact, teacher salaries are actually 5% lower than a decade ago when adjusted for inflation. The combination of high rent prices, persistent inflation, and modest wage increases has resulted in record-low affordability.
However, in metros where teachers are paid more, affordability is often slightly better. An exception is in places with exceptionally expensive rentals, like New York and San Jose. These metros have among the lowest number of rentals affordable to teachers, even though median wages top $100,000.
Where do we go from here?
Homeownership remains out of reach for many educators, who, unlike many modern workers, don’t have the flexibility to work remotely from somewhere more affordable. Unfortunately, rentals are also quite expensive in many cities.
A few ways to help increase the amount of housing affordable to teachers include building affordable housing near schools, increasing pay, and allowing collective bargaining.
10 Least Affordable Metros for Teachers Looking to Rent
| Metro | Average share of rentals affordable to teachers* | YoY change in share of affordable rentals (ppts)* | Median asking rent | YoY change in median asking rent | Median teacher salary | YoY change in median teacher salary |
| Miami, FL | 0.2% | +0.1 ppts | $2,430 | -3.2% | $53,297 | -11.9% |
| Orlando, FL | 6.7% | +3.6 ppts | $1,772 | -4.4% | $51,611 | +4.1% |
| San Jose, CA | 9.8% | +1.7 ppts | $3,302 | +0.8% | $100,805 | +4.7% |
| Boston, MA | 15.7% | +8.0 ppts | $2,833 | +5.1% | $84,444 | +4.8% |
| New York, NY | 20.4% | +1.9 ppts | $3,047 | +3.2% | $95,320 | +8.6% |
| Denver, CO | 26.7% | +6.2 ppts | $1,827 | -0.3% | $65,204 | +6.4% |
| Nashville, TN | 31.4% | +20.7 ppts | $1,549 | -4.8% | $56,987 | +10.8% |
| San Diego, CA | 34.6% | +33.0 ppts | $2,699 | -12.7% | $96,594 | +15.5% |
| Phoenix, AZ | 36.4% | +13.3 ppts | $1,528 | -4.4% | $57,288 | +7.4% |
| Los Angeles, CA | 37.7% | +11.3 ppts | $2,772 | -4.4% | $96,766 | +5.0% |
Table sorted by average share of rentals affordable to teachers, from low to high
*Within commuting distance of school
Methodology
According to a Redfin analysis of local median teacher salaries and rental listings in commuting distance of public and private PreK-12 schools across 33 major U.S. metropolitan areas, as of August 2024. Rental data only covers apartments listed on Rent. and Redfin.
School location data came from GreatSchools. The 20-minute rush hour commute time was determined for each school using the WalkScore Travel Time API.
Annual teacher wage data came from the U.S. Bureau of Labor Statistics’s Occupational Employment and Wage Statistics program and covers the 2022-2023 school year, unless otherwise noted.
A listing is considered “affordable” if the monthly payment was estimated to be no more than 30% of the metro area’s median monthly teacher income.
