The cheapest neighborhoods in Washington, DC are River Terrace-Lily Ponds-Mayfair ($1,413), Congress Heights ($1,562.50), and Deanwood ($1,600), offering rents 30-42% below the city’s median rent of $2,417. These neighborhoods—concentrated primarily east of the Anacostia River—save renters between $817 and $1,004 monthly while maintaining Metro access and authentic DC character.
Strategic neighborhood selection transforms DC’s affordability. Choosing one of the value neighborhoods can save you $9,804 to $12,048 annually—enough to fully fund a Roth IRA or build substantial emergency savings.
DC’s most affordable neighborhoods
These 12 cities near Washington DC offer diverse options for renters at different price points and lifestyle priorities. All median rents reflect November 2025 data from Zumper’s internal analysis across all bedroom counts and rental unit types (studios, 1-bedrooms, 2-bedrooms, houses, condos, apartments) over a 30-day period to provide the most accurate neighborhood-level pricing.
| Neighborhood | Median Rent | Monthly Savings | % Below Median | Transit | Walk |
| River Terrace-Lily Ponds-Mayfair | $1,413 | $1,004 | 41.5% | 7 | 6 |
| Congress Heights | $1,562.50 | $854.50 | 35.4% | 7 | 6 |
| Deanwood | $1,600 | $817 | 33.8% | 7 | 6 |
| Randle Heights | $1,695 | $722 | 29.9% | 8 | 7 |
| Hillcrest-Fairfax Village | $1,850 | $567 | 23.5% | 7 | 6 |
| Marshall Heights-Lincoln Heights | $1,875 | $542 | 22.4% | 7 | 6 |
| Fort Dupont | $1,900 | $517 | 21.4% | 7 | 6 |
| Brightwood-Manor Park | $1,950 | $467 | 19.3% | 8 | 8 |
| Brookland | $1,961 | $456 | 18.9% | 8 | 8 |
| Mount Pleasant | $1,999 | $418 | 17.3% | 9 | 10 |
| Cleveland Park | $1,999 | $418 | 17.3% | 8 | 9 |
| Anacostia | $2,100 | $317 | 13.1% | 8 | 7 |
1. River Terrace-Lily Ponds-Mayfair — $1,413/month
River Terrace-Lily Ponds-Mayfair delivers DC’s lowest rents, saving you $1,004 monthly (42% below the citywide median). This residential neighborhood along the Anacostia River in Ward 7 offers a planned community feel with apartment complexes featuring fitness centers and controlled access. The area provides a quieter alternative to Northwest DC while maintaining Metro connectivity via the Minnesota Avenue station.
Transit access: 7/10 | Walkability: 6/10
Best for: Budget-focused renters who want maximum DC savings while maintaining Metro access and secure community living.
2. Congress Heights — $1,562.50/month
Congress Heights saves $854.50 monthly (35% below the median) with Metro access via the Green Line’s Congress Heights station. This historic Southeast DC neighborhood has seen recent development around the Metro station, with new retail and community spaces emerging. The area offers a mix of apartment buildings and residential streets with strong community ties.
Transit access: 7/10 | Walkability: 6/10
Best for: Metro-dependent renters seeking significant savings with direct Green Line access to Navy Yard, L’Enfant Plaza, and downtown.
3. Deanwood — $1,600/month
Deanwood offers $817 monthly savings (34% below the median) in a Northeast DC neighborhood known for Marvin Gaye Park and other green spaces. The Orange Line’s Deanwood station provides direct Metro access to downtown and Capitol Hill, while the residential character emphasizes single-family homes and garden-style apartments.
Transit access: 7/10 | Walkability: 6/10
Best for: Renters valuing outdoor space and park access who want substantial savings with Orange Line convenience.
4. Randle Heights — $1,695/month
Randle Heights saves $722 monthly (30% below the median) with the highest transit (8) and walk scores (7) among DC’s most affordable neighborhoods. Located in Southeast DC near the Anacostia River, the area provides access to Anacostia Park’s trails, skating pavilion, and waterfront recreation, plus proximity to the Minnesota Avenue Metro station.
Transit access: 8/10 | Walkability: 7/10
Best for: Active renters who want walkable amenities, outdoor recreation access, and strong transit without compromising affordability.
5. Hillcrest-Fairfax Village — $1,850/month
Hillcrest-Fairfax Village offers $567 monthly savings (23% below the median) in a quiet residential Southeast DC community characterized by single-family homes, townhouses, and low-rise apartment buildings. The neighborhood sits on higher elevation with tree-lined streets and a suburban feel within city limits. Strong year-over-year growth of 13.85% shows increasing demand.
Transit access: 7/10 | Walkability: 6/10
Best for: Families and renters seeking a suburban atmosphere within DC limits with quiet streets and residential character.
6. Marshall Heights-Lincoln Heights — $1,875/month
Marshall Heights-Lincoln Heights saves $542 monthly (22% below the median) in a family-friendly Southeast DC neighborhood with strong community connections and local schools. The area features a mix of apartment communities and residential streets, with improving retail options along Benning Road. Positive 4.17% year-over-year growth signals neighborhood stability.
Transit access: 7/10 | Walkability: 6/10
Best for: Families and long-term renters who want a stable community atmosphere with practical amenities at accessible prices.
7. Fort Dupont — $1,900/month
Fort Dupont delivers $517 monthly savings (21% below the median) with immediate access to Fort Dupont Park—one of DC’s largest green spaces (376 acres), featuring hiking trails, the summer theatre, recreation facilities, and year-round programming. The Southeast DC neighborhood provides a nature-focused lifestyle within the city.
Transit access: 7/10 | Walkability: 6/10
Best for: Nature enthusiasts and outdoor lovers who want extensive parkland access while maintaining city connectivity.
8. Brightwood-Manor Park — $1,950/month
Brightwood-Manor Park saves $467 monthly (19% below the median) with strong walkability (8) and transit access (8) rivaling more expensive neighborhoods. This Northwest DC area features tree-lined residential streets, local shops and restaurants along Georgia Avenue, and a strong sense of community. The neighborhood offers a more established feel than many affordable DC areas.
Transit access: 8/10 | Walkability: 8/10
Best for: Renters who want walkable neighborhood amenities, solid transit access, and Northwest DC character at below-median pricing.
9. Brookland — $1,961/month
Brookland, near the Brookland-CUA Red Line Metro station in Northeast DC, offers $456 monthly savings (19% below the median). Home to Catholic University, the Basilica of the National Shrine of the Immaculate Conception, and the developing Arts Walk at Monroe Street Market, the area blends academic energy with residential calm and an emerging Arts scene. Strong year-over-year growth of 6% reflects rising appeal.
Transit access: 8/10 | Walkability: 8/10
Best for: Students, academics, young professionals, and renters who want Red Line access with cultural institutions and neighborhood development.
10. Mount Pleasant — $1,999/month
Mount Pleasant delivers DC’s best walkability (perfect 10) among affordable neighborhoods while saving $418 monthly (17% below the median). This diverse Northwest DC neighborhood features the bustling Mount Pleasant Street corridor lined with international restaurants, independent cafes, bookstores, and local shops. The area’s multicultural character and strong community activism create vibrant street life.
Transit access: 9/10 | Walkability: 10/10
Best for: Renters who refuse to compromise on walkability and neighborhood vibrancy while staying below median rent.
11. Cleveland Park — $1,999/month
Cleveland Park saves $418 monthly (17% below the median) in an established Northwest DC neighborhood known for early 20th-century architecture, tree-lined streets, and the historic Uptown Theater. The Cleveland Park Metro station on the Red Line provides direct access to downtown, while Connecticut Avenue offers shopping and dining. The National Zoo sits within walking distance.
Transit access: 8/10 | Walkability: 9/10
Best for: Renters seeking established Northwest neighborhood charm with historic character, cultural amenities, and strong Red Line access.
12. Anacostia — $2,100/month
Anacostia offers $317 monthly savings (13% below the median) in a historic Southeast DC neighborhood undergoing significant transformation and investment. The Anacostia Metro station on the Green Line provides direct downtown access, while new development including the 11th Street Bridge Park project promises to bring additional amenities. The area’s rich African American history and emerging Arts scene add cultural depth. Positive year-over-year growth of 5% shows steady appreciation.
Transit access: 8/10 | Walkability: 7/10
Best for: Renters who want to be part of a transforming neighborhood with strong Metro access, development momentum, and cultural significance.
What Income Do You Need to Rent in Washington, DC?
Using the 30% budgeting guideline (your rent should be no more than 30% of your pre-tax income), these are the estimated incomes needed for select DC neighborhoods:
- River Terrace ($1,413): $56,520 annual income
- Congress Heights ($1,563): $62,520 annual income
- Deanwood ($1,600): $64,000 annual income
- Mount Pleasant ($1,999): $79,960 annual income
- Anacostia ($2,100): $84,000 annual income
DC’s median rent of $2,417 requires approximately $96,680 in annual rent. While the city’s median household income of $106,287 suggests affordability, individual renters and younger households typically earn far less. These affordable neighborhoods let renters earning $56,000-85,000 live comfortably while building savings.
Whether or not you make this income, the Zumper Rent Calculator can help you figure out exactly how much rent you can afford monthly based on your personal limitations, and help you find housing in your price range.
Why These DC Neighborhoods Are Affordable
DC’s affordable neighborhoods share characteristics creating value without sacrificing livability:
Location patterns: Most sit east of the Anacostia River or in northern DC. Metro access keeps commutes manageable at 20-40 minutes to downtown.
Strong fundamentals: Transit scores of 7-9 and walk scores of 6-10 provide Metro stations, bus routes, and bikeable streets.
Community character: Established neighborhoods with authentic character, local businesses, and community parks.
Development momentum: Several neighborhoods show positive growth—Brookland +6% YoY, Anacostia +5% YoY, Hillcrest +13.85% YoY—indicating investment.
Browse Washington DC apartments for rent to see current listings.
Tips for Renting in DC’s Most Affordable Neighborhoods
- Prioritize Metro access: Congress Heights, Deanwood, Brookland, and Cleveland Park offer direct Metro stations.
- Calculate total transportation costs: Living near Metro can save money compared to expensive neighborhoods that require cars or rideshares.
- Time your search strategically: December-February brings less competition and more negotiating power.
- Explore rising neighborhoods early: Areas like Brookland (+6% YoY) and Hillcrest (+13.85% YoY) are appreciating.
- Don’t overlook amenities: Many affordable neighborhoods offer in-unit laundry and hardwood floors.
- Visit during different times: Walk neighborhoods during commute hours, evenings, and weekends.
Frequently Asked Questions About Cheap DC Neighborhoods
What is the cheapest neighborhood in Washington DC?
With a median rent of $1,413—$1,004 below the citywide median and 42% cheaper than typical DC housing, River Terrace-Lily Ponds-Mayfair is the cheapest neighborhood. This residential area offers transit access, fitness centers, and controlled-access buildings.
Where is rent cheapest in Washington DC?
Rent is cheapest east of the Anacostia River. The top three areas are River Terrace ($1,413), Congress Heights ($1,562.50), and Deanwood ($1,600), saving $817- $1,004 per month while maintaining Metro access.
What are the most affordable neighborhoods in Washington DC?
The most affordable neighborhoods that balance price and accessibility are Congress Heights ($1,562.50, Green Line), Deanwood ($1,600, Orange Line), Mount Pleasant ($1,999, perfect walkability), and Brookland ($1,961, Red Line), offering 17-35% savings and transit access.
Where can you live cheaply in Washington DC?
You can live cheaply in eastern neighborhoods like River Terrace, Congress Heights, Deanwood, and Randle Heights ($1,413-$1,695), saving $722-$1,004 monthly. Northern neighborhoods like Brightwood-Manor Park ($1,950) and Brookland ($1,961) provide savings with stronger walkability.
What neighborhoods are under $1,700 in Washington DC?
Four neighborhoods offer rents under $1,700: River Terrace ($1,413), Congress Heights ($1,562.50), Deanwood ($1,600), and Randle Heights ($1,695), saving 30-42% versus the city’s median rent.
What’s the cheapest area to rent near downtown Washington DC?
Mount Pleasant ($1,999) offers the best downtown proximity and affordability with perfect walkability (10/10), excellent transit (9/10), and 17% savings. For lower rent, Congress Heights ($1,562.50) and Anacostia ($2,100) offer Green Line stations.
Are DC’s affordable neighborhoods safe?
Safety varies by block and building. Focus on well-lit areas near Metro stations and buildings with controlled access. Many affordable DC neighborhoods are family-friendly and have strong community connections.
How much can you save by choosing an affordable DC neighborhood?
Choosing DC’s most affordable neighborhoods saves $5,004 to $12,048 annually. River Terrace saves $12,048/year, Congress Heights saves $10,254/year, and Deanwood saves $9,804/year.
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