Multifamily rents increased modestly month over month in March for the first time since last summer, according to a report from Yardi Matrix released April 8. However, rent growth in most of Yardi’s top 30 metros remained negative on a year-over-year basis.

Entering the critical spring leasing season, U.S. multifamily advertised rents rose $5 MOM, or 0.3%, in March to $1,750, according to the Santa Barbara, California-based commercial real estate research firm. Lifestyle rents increased 0.3% MOM, while renter-by-necessity rents grew 0.2% for the month.

“Rents typically begin accelerating in March, ahead of peak summer moving activity,” per Yardi’s report. “So this month’s short-term rent gains, which were broadly distributed across markets, suggest early signs of seasonal momentum.”

Rent growth held at 0.1% YOY, marking the weakest March growth on Yardi’s record going back to 2012. By comparison, rents grew an average of 3.6% in March between 2012 and 2019. In the first quarter of 2026, rents rose $4, or 0.2%, from the previous quarter — a positive but weaker-than-normal Q1 performance.

“The continued weakness is not entirely unsurprising, as an ongoing supply glut—particularly across Sun Belt markets—combined with reduced immigration and slower job growth, has created persistent headwinds,” according to Yardi. “Conflict with Iran has introduced an additional drag on economic activity, posing downside risks to growth while adding renewed pressure on inflation.”

The war has shifted expectations toward a prolonged “higher-for-longer” interest rate environment as the Federal Reserve remains focused on containing inflation, according to Yardi. If the conflict persists, elevated energy prices could place additional pressure on household formation and disproportionately impact lower-income households, further limiting renters’ ability to absorb rising housing costs.

Gateway and Midwest markets recorded the highest rent growth in March, led by New York City (4.5% YOY), San Francisco (3.9%), Chicago (3.4%), the Twin Cities (2.5%) and the Kansas City area (2.3%). Rent growth remained negative in high-supply metros, led by Austin, Texas (-4.1% YOY), Denver (-3.5%), Tampa, Florida (-3.4%), Phoenix (-3.2%) and Orlando, Florida (-1.8%).

Meanwhile, advertised rents in single-family build-to-rent properties rose $5 nationally MOM in March to $2,202 — the segment’s best performance since last spring. However, the SFR industry faces federal legislation that could chill the sector: A measure in the 21st Century ROAD to Housing Act would force major operators to sell their built-to-rent single-family homes after seven years.

Operators in many markets reported spotty demand in recent months, according to Yardi. The national occupancy rate held at 94.3% in February but declined 0.4% YOY. Only two markets — Atlanta and San Francisco — posted gains, with both seeing a 0.2% YOY uptick, while all others declined. The largest drops were in Tampa (-1.1%), Washington, D.C., and Houston (both -0.9%).

Other disrupting trends include changing demographics and the K-shaped economy, per Yardi. Consumer spending growth is concentrated in the upper third of the income distribution, while lower-income households are struggling with inflation and social spending cuts. Meanwhile, population growth is stagnating due to reduced immigration and a steadily declining birthrate. 

Indeed, stricter immigration policy is lowering demand for apartments, while economic uncertainty is leading many residents to stay in rentals and delay buying a home, according to recent research from Irvine, California-based John Burns Research and Consulting.

“All of these issues will have a disparate impact on demand for commercial properties depending on property segment and region, making it crucial for market players to strategize accordingly,” according to Yardi.