- These are achieved rents from signed leases on the homes we manage, not advertised asking prices, current as of October 2026.
- In Vancouver itself, the medians are $1,775 for a 2-bedroom, $2,450 for a 3-bedroom, $2,995 for a 4-bedroom, and $3,245 for a 5-bedroom.
- The middle half of our 3-bedroom leases sits between roughly $2,245 and $2,595, so a few hundred dollars of spread within one bedroom count is normal, not a pricing mistake.
- Median rent runs about $1.53 per square foot across our leases, with small homes above that line and large homes below it.
- Published market averages skew toward apartment asking prices; houses lease above them, which is why owners who price off a portal headline number often underprice.
Search for rent data in Vancouver, WA and nearly every number you find is an asking rent: the price a listing was advertised at, averaged mostly across apartment complexes. Useful context, but it is not what a tenant actually signs. This post publishes the other number, the one owners really want: what homes like yours actually lease for, drawn from the current signed leases across the single-family homes, townhomes, and small multifamily properties we manage in Vancouver and greater Clark County.
If you want the neighborhood-by-neighborhood picture, our guide to average rent in Vancouver by neighborhood covers that, and our Vancouver rental market overview tracks the broader asking-rent snapshot. This article is the lease-data companion to both.
Achieved Rent by Bedroom Count in Vancouver, WA
The table below shows the median monthly rent on current leases for homes inside Vancouver, plus the range where the middle half of those leases fall (the 25th to 75th percentile). We manage relatively few one-bedroom units, so we have left that row out rather than publish a thin number.
| Bedrooms | Median leased rent | Middle half of leases |
|---|---|---|
| 2 bedrooms | $1,775 | $1,495 to $1,945 |
| 3 bedrooms | $2,450 | $2,245 to $2,595 |
| 4 bedrooms | $2,995 | $2,750 to $3,295 |
| 5 bedrooms | $3,245 | $2,795 to $3,395 |
Medians of active signed leases on homes we manage inside Vancouver, WA as of October 2026. Mostly single-family homes, townhomes, duplexes, and small multifamily; large apartment complexes are not represented.
Across all of Clark County, the picture is close but not identical: the county-wide medians on our leases are $1,795 for a 2-bedroom, $2,495 for a 3-bedroom, $2,895 for a 4-bedroom, and $3,395 for a 5-bedroom. The lesson is that the city line matters less than the specific submarket: newer construction in Ridgefield or Camas can lease above both medians, while homes with longer commutes can lease below.
Asking Rent vs. Achieved Rent: Why the Numbers Differ
Compare the table above to the typical published snapshot and two gaps jump out. Published citywide averages put a 3-bedroom around $2,400 asking; our signed 3-bedroom leases land at a $2,450 median. The gaps come from three places:
- Mix. Portal averages are dominated by apartments. Single-family homes and townhomes, which make up most of the rental stock owners actually own, lease above apartment averages at every bedroom count.
- Negotiation and repricing. An asking price only becomes data when someone signs. Overpriced listings get reduced, and well-priced homes sometimes lease at full ask within days. Achieved rent captures where the market actually cleared.
- Condition. Averages flatten the difference between a dated home and a move-in-ready one. In our leases, that difference inside a single bedroom count is routinely $300 to $500 per month, which is exactly the spread you see in the middle-half columns above.
A bedroom count gives you the neighborhood of your rent. Condition, location, and timing decide the street address. The middle half of our 3-bedroom leases spans $350 a month, and that spread is the market working, not noise.
What Moves a Home Within Its Bedroom Band
When two 3-bedroom homes we manage lease $400 apart, the difference almost always traces to a short list:
- Square footage and layout. Median rent across our leases is about $1.53 per square foot, but it is not linear: compact homes run well above that rate and big homes run below it. A 1,200 sq ft 3-bedroom and a 2,200 sq ft 3-bedroom are different products.
- Garage, yard, and parking. A two-car garage and a fenced yard are the amenities Vancouver tenants pay for most reliably.
- School zone and micro-location. The same floor plan can lease meaningfully higher in Felida or Camas school boundaries than off a busy arterial.
- Updates that photograph well. Flooring, paint, and kitchen surfaces move rent more per dollar spent than almost anything else. Our guide to getting your rental ready covers the short list worth doing between tenants.
- Season. Homes listed in late spring and summer lease faster and closer to full ask than homes listed in late fall. The Clark County rent pricing guide walks through how we adjust for timing.
What Would Your Home Actually Lease For?
These medians frame the market, but your home has its own number. VPMG Property Management prices from signed-lease data like this, not portal averages. Get a free instant rental analysis, or call (360) 803-2002 and we will walk the comps with you.
How Owners Should Use These Numbers
Three practical takeaways from the lease data:
- Start from the median, adjust from the middle half. If your 3-bedroom is average in condition and location, $2,450 is the honest starting point. Move-in-ready with a garage in a strong school zone earns the top of the band; dated finishes or a tough location mean pricing toward the bottom leases faster and costs less than a vacant month.
- Do not price off a portal headline. Apartment-weighted asking averages run below what houses actually sign for. Owners who anchor on them leave rent on the table; owners who anchor on the single highest nearby listing sit vacant. A proper rental valuation uses leased comps, not wishes.
- Watch the per-foot sanity check. If your price works out far above $1.53 per square foot for a large home, or far below it for a small one, re-check the comps before publishing the listing.
And if you are still deciding whether to lease the home at all, our breakdown of renting versus selling in this market pairs well with these numbers.
Frequently Asked Questions
How much does a 3-bedroom house rent for in Vancouver, WA?
On the current signed leases across the homes we manage in Vancouver, WA, the median 3-bedroom rents for $2,450 per month as of October 2026, and the middle half of our 3-bedroom leases fall between roughly $2,245 and $2,595. Location, condition, garage space, and yard push individual homes above or below that band.
How much does a 4-bedroom house rent for in Vancouver, WA?
The median 4-bedroom home we manage in Vancouver, WA leases for $2,995 per month as of October 2026, with the middle half of leases between roughly $2,750 and $3,295. Larger, newer 4-bedroom homes in premium school zones can lease well above that range.
Why are these numbers different from the averages on listing sites?
Most published figures are asking rents, meaning advertised prices, and they are dominated by apartments in large complexes. Our numbers are achieved rents from signed leases, and the homes we manage are mostly single-family houses, townhomes, and small multifamily, which rent above apartment averages. Asking prices also get negotiated or reduced before signing, so the two measures rarely match.
What is the typical rent per square foot in Vancouver, WA?
Across the current leases on the homes we manage, the median is about $1.53 per square foot per month as of October 2026. Smaller homes run higher per square foot and large homes run lower, which is why a 2-bedroom and a 4-bedroom can both be priced correctly at very different per-foot rates.
Are rents higher inside Vancouver city limits or in the rest of Clark County?
The medians are close. Our county-wide 3-bedroom median is $2,495 versus $2,450 inside Vancouver itself, and the 4-bedroom medians flip the other way at $2,895 county-wide versus $2,995 in the city. Individual submarkets matter more than the city line: newer construction in Ridgefield or Camas can lease above both medians, while outlying areas with longer commutes can lease below.
Figures are medians of active signed leases on the homes VPMG Property Management manages in Vancouver and Clark County, WA as of October 2026. They describe our managed portfolio, not a scientific survey of the entire market, and individual homes will lease above or below them. This is general information, not financial advice or a quote for any specific property.
Written by Avenir Gedarevich, Washington State Designated Broker (WA Managing Broker License #24033559) at VPMG Property Management in Vancouver, WA.
