Hagerstown, MD metro area
The Hagerstown metro area, officially Hagerstown-Martinsburg, MD-WV, is home to 315,280 people, up 4.8% since 2021. In 2025 its typical household earned $82,478, below the U.S. median of $84,780, and the median rent was $1,287 a month.
Compare Hagerstown with another metro ↗ See the national rent report ↗
What it takes to live here
Rent and home prices measured against what local households earn.
To keep rent at the common guideline of 30% of income, a household would need about $51,500 a year to afford the median rent in the Hagerstown area (U.S.: $62,300). In practice, the typical renter here spends 26.6% of household income on rent, the 349th highest share of 393 metro areas, and 42% of renter households pay 30% or more (U.S.: 52%).
For buyers, the median home value of $323,600 is 3.9 times the median household income, compared with 4.4 times nationally.
How it has changed
Change since 2021 compared with the whole United States.
Since 2021, rent in the Hagerstown area has risen +25.8% while household income changed +22.4%. Rents have outpaced incomes, so renting has become less affordable.
| 2021 | 2024 | 2025 | Change since 2021 | |
|---|---|---|---|---|
| Median household income | $67,372 | $80,901 | $82,478 | +22.4% |
| Median rent | $1,023 | $1,122 | $1,287 | +25.8% |
| Median home value | $231,500 | $298,400 | $323,600 | +39.8% |
| Population | 300,820 | 312,992 | 315,280 | +4.8% |
Who lives and works here
Education, jobs and commuting compared with the national picture.
| Hagerstown | United States | |
|---|---|---|
| Median age | 41.3 | 39.5 |
| Adults 25+ with a bachelor’s degree or higher | 24.5% | 37.4% |
| Unemployment rate | 5.5% | 4.9% |
| Poverty rate | 9.7% | 11.8% |
| Workers who work from home | 10.2% | 12.9% |
| Average one-way commute | 30.6 min | 27.4 min |
| Households that rent | 27% | 35% |
Where Hagerstown ranks
Position among all 393 U.S. metropolitan areas with 2025 1-year data.
| Measure | Rank among 393 U.S. metro areas |
|---|---|
| Median household income | 137th highest |
| Median rent | 190th highest |
| Median home value | 170th highest |
| Rent as share of income | 349th highest |
| Population | 169th largest |
| Population growth since 2021 | 101st fastest |
Similar-sized metro areas
The metros closest in population, side by side.
| Metro area | Income | Rent | Home value | Rent / income |
|---|---|---|---|---|
| Hagerstown, MD | $82,478 | $1,287 | $323,600 | 26.6% |
| Roanoke, VA | $75,277 | $1,163 | $302,200 | 30.0% |
| Kingsport, TN | $62,121 | $862 | $244,600 | 26.0% |
| Crestview, FL | $86,076 | $1,684 | $368,300 | 32.3% |
| Sioux Falls, SD | $86,761 | $1,213 | $334,200 | 28.7% |
| Waco, TX | $68,311 | $1,303 | $267,000 | 33.6% |
| Kennewick, WA | $93,363 | $1,485 | $436,900 | 31.6% |
Hagerstown at a glance
What salary do you need to live in Hagerstown?+
To pay the 2025 median rent of $1,287 a month while spending no more than 30% of income on rent, a household needs about $51,500 a year. The median household income in the Hagerstown metro area is $82,478.
How much is rent in Hagerstown?+
The median gross rent (rent plus utilities) in the Hagerstown metro area was $1,287 a month in 2025, according to the Census Bureau, compared with $1,557 nationally. It has changed +25.8% since 2021.
Is Hagerstown affordable?+
Renters in the Hagerstown area spend a median 26.6% of income on rent (U.S. 30.9%), and the median home costs 3.9 times the median income (U.S. 4.4). By both measures it is more affordable than the national average.
What is the median household income in Hagerstown?+
$82,478 in 2025, +22.4% since 2021. That ranks 137th of 393 U.S. metro areas.
Source: U.S. Census Bureau, American Community Survey 2025 1-year estimates (released September 2026), with 2024 and 2021 for trends. Figures are survey estimates with margins of error; small differences between metros may not be meaningful. Metro areas use the official Metropolitan Statistical Area boundaries. Compiled and analyzed by Metro Research. Methodology.