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Industry Intel

50 up-and-coming cities attracting residents & investors in 2019

Robin Young
Robin Young | 30 min. read

Published on December 14, 2018

Wondering which real estate markets investors are watching in 2022? Read our latest post: 60 Up-and-Coming Real Estate Markets Where Rental Investors & Property Managers Can Grow in 2022

In the throes of the Great Recession and the subsequent recovery, large metropolises like New York City and San Francisco saw an influx of new residents. Mega-cities with strong economies were the first to rebound from the downturn, making them attractive to those seeking well-paying jobs and vibrant surroundings.

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Since 2016, however, a new migration trend has emerged: Residents in expensive, overheated primary markets have their eye on thriving secondary markets—and some are making the move to these small cities and satellite towns. Over the next 5 years, PwC projects that the populations of New York City, Chicago, and Los Angeles will grow at a rate of just 0.2%; while Phoenix, Charleston, and Boise will increase at the significantly faster rate of 1.6%. Much of the migration is from the coasts to the middle of the country, where job and population growth are booming, and a lower cost of living means that residents’ and investors’ dollars go significantly farther.

So, which secondary markets will attract residents’ interest in the year ahead—and how can investors and property managers stay a step ahead of this trend? We evaluated hundreds of cities across the country to form our list of 50 secondary markets to watch in 2019. We utilized a range of measures that reflect qualities that appeal to residents and investors, from growth in job opportunities and property values to cost of living indexes and rent-to-income ratios. The cities that we’ve selected are those that balance projected growth for investors with affordability for residents—a necessary combination for sustainable growth.

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Up-and-Coming Real Estate Markets to Watch in 2019

Tier I Cities

Atlanta, GA | Austin, TX | Boise, ID | Charlotte, NC
Clearwater, FL | Columbus, OH | Dallas, TX | Denver, CO
Fort Worth, TX | Las Vegas, NV | Nashville, TN | Orlando, FL
Phoenix, AZ | Sacramento, CA | Salt Lake City, UT | San Antonio, TX
San Diego, CA | San Jose, CA | St. Petersburg, FL | Tampa, FL

Compared to the rest of the country, the emerging real estate markets that we’ve named our best bets for growth in 2019 are:

  • Gaining residents twice as fast
  • Gaining jobs more than twice as fast
  • 4 years younger on average
  • Seeing home values grow 50% faster
  • Staying affordable for residents—the average cost of living index is on par with the national average
  • Seeing 20% faster rent growth than the rest of the country—enough to help property managers and owners turn a profit, but not enough to scare renters into moving or buying homes at a faster rate than usual
  • Located largely in the southern half of the country, particularly Florida and Texas

Atlanta, Georgia

Atlanta, Georgia | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Atlanta Real Estate Market Statistics

  • Metropolitan statistical area: Atlanta-Sandy Springs-Roswell, GA
  • Population: 486,290 – 38áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.3% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 33 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $53,843 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 1.0% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 98.7 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 22.1% (PwC – less than 30% is ideal)
  • Median 1-bedroom rent: $1029 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 1.5% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $224,100 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 9.7% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Atlanta Real Estate Market

Austin, Texas

Austin, Texas | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Austin Real Estate Market Statistics

  • Metropolitan statistical area: Austin-Round Rock, TX
  • Population: 950,715 – 11áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 2.3% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 32.7 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $66,697 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 2.0% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 95.6 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 19.4% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $1154 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 2.3% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $318,200 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 7.4% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Austin Real Estate Market

For more insights on the Austin rental market, check out our in-depth blog post on South Central Real Estate Market Trends!

Boise, Idaho

Boise, Idaho | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Boise Real Estate Market Statistics

  • Metropolitan statistical area: Boise City, ID
  • Population: 226,570 – 98áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.6% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 35.3 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $55,199 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 1.3% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 92.1 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 16.9% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $715 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 2.2% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $274,700 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 18.3% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Boise Real Estate Market

Charlotte, North Carolina

Charlotte, North Carolina | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Charlotte Real Estate Market Statistics

  • Metropolitan statistical area: Charlotte-Concord-Gastonia, NC-SC
  • Population: 859,035 – 17áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.5% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 34 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $61,017 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 1.3% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 92.9 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 20.6% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $961 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 1.4% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $245,000 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 5.1% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Charlotte Real Estate Market

Clearwater, Florida

Clearwater, Florida | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Clearwater Real Estate Market Statistics

  • Metropolitan statistical area: Tampa-St. Petersburg-Clearwater, FL
  • Population: 115,513 – 245áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • Median age: 44 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $41,844 (City Data, 2016 – U.S. median was $57,617)
  • Cost of living index: 96.4 (City Data, 2016 – U.S. average is 100)
  • Median 1-bedroom rent: $954 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 2.1% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $236,000 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 4.9% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Clearwater Real Estate Market

Columbus, Ohio

Columbus, Ohio | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Columbus Real Estate Market Statistics

  • Metropolitan statistical area: Columbus, OH
  • Population: 879,170 – 14áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 0.8% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 32.3 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $49,062 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 0.7% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 95.7 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 17.6% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $740 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 0.8% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $207,600 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 7.1% (NAR, Q3 2018 – U.S. median is 4.8%)
  • Multifamily property buy/hold/sell recommendations: 50% of investors say buy, 25% say hold, 25% say sell (PwC/ULI)

Expert Opinions on the Columbus Real Estate Market

Dallas, Texas

Dallas, Texas | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Dallas Real Estate Market Statistics

  • Metropolitan statistical area: Dallas-Fort Worth-Arlington, TX
  • Population: 1,341,075 – 9áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.7% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 32.7 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $47,243 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 1.4% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 94.1 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 21.2% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $894 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 0.6% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $262,100 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 5.3% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Dallas Real Estate Market

For more insights on the Dallas rental market, check out our in-depth blog post on South Central Real Estate Market Trends!

Denver, Colorado

Denver, Colorado | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Denver Real Estate Market Statistics

  • Metropolitan statistical area: Denver-Aurora-Lakewood, CO
  • Population: 704,621 – 19áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.3% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 34.4 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $61,105 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 1.2% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 112.2 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 21.6% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $1063 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 1.2% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $450,100 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 7.7% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Denver Real Estate Market

Fort Worth, Texas

Fort Worth, Texas | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Fort Worth Real Estate Market Statistics

  • Metropolitan statistical area: Dallas-Fort Worth-Arlington, TX
  • Population: 874,168 – 15áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.7% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 32.4 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $56,428 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 1.4% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 93.9 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 21.2% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $923 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 1.0% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $262,100 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 5.3% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Fort Worth Real Estate Market

For more insights on the Fort Worth rental market, check out our in-depth blog post on South Central Real Estate Market Trends!

Las Vegas, Nevada

Las Vegas, Nevada | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Las Vegas Real Estate Market Statistics

  • Metropolitan statistical area: Las Vegas-Henderson-Paradise, NV
  • Population: 641,676 – 28áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.4% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 38.1 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $51,115 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 1.7% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 96.4 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 22.4% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $927 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 3.6% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $294,600 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 12.6% (NAR, Q3 2018 – U.S. median is 4.8%)
  • Multifamily property buy/hold/sell recommendations: 59% of investors say buy, 21% say hold, 21% say sell (PwC/ULI)

Expert Opinions on the Las Vegas Real Estate Market

Nashville, Tennessee

Nashville, Tennessee | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Nashville Real Estate Market Statistics

  • Metropolitan statistical area: Nashville-Davidson-Murfreesboro-Franklin, TN
  • Population: 667,560 – 24áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.4% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 34 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $54,310 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 1.3% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 90 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 21.7% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $917 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: -0.2% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $262,600 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 12.1% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Nashville Real Estate Market

For more insights on the Nashville rental market, check out our in-depth blog post on South Central Real Estate Market Trends!

Orlando, Florida

Orlando, Florida | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Orlando Real Estate Market Statistics

  • Metropolitan statistical area: Orlando-Kissimmee-Sanford, FL
  • Population: 280,257 – 72nd largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.7% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 33.1 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $46,761 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 1.6% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 93.3 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 26.7% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $1063 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 4.4% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $266,000 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 7.3% (NAR, Q3 2018 – U.S. median is 4.8%)
  • Multifamily property buy/hold/sell recommendations: 58% of investors say buy, 24% say hold, 18% say sell (PwC/ULI)

Expert Opinions on the Orlando Real Estate Market

Phoenix, Arizona

Phoenix, Arizona | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Phoenix Real Estate Market Statistics

  • Metropolitan statistical area: Phoenix-Mesa-Scottsdale, AZ
  • Population: 1,626,078 – 3rd largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.6% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 33.4 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $52,062 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 1.6% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 93.7 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 20.2% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $846 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 3.0% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $272,700 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 9.6% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Phoenix Real Estate Market

Sacramento, California

Sacramento, California | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Sacramento Real Estate Market Statistics

  • Metropolitan statistical area: Sacramento-Roseville-Arden-Arcade, CA
  • Population: 501,901 – 35áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.3% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 34.7 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $55,187 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 1.3% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 100.4 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 23.4% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $955 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 1.8% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $370,000 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 5.7% (NAR, Q3 2018 – U.S. median is 4.8%)
  • Multifamily property buy/hold/sell recommendations: 58% of investors say buy, 27% say hold, 15% say sell (PwC/ULI)

Expert Opinions on the Sacramento Real Estate Market

Salt Lake City, Utah

Salt Lake City, Utah | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Salt Lake City Real Estate Market Statistics

  • Metropolitan statistical area: Salt Lake City, UT
  • Population: 200,544 – 116áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.4% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 32.7 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $56,994 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 1.4% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 92.4 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 17.2% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $860 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 1.6% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $322,300 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 9.4% (NAR, Q3 2018 – U.S. median is 4.8%)
  • Multifamily property buy/hold/sell recommendations: 61% of investors say buy, 29% say hold, 11% say sell (PwC/ULI)

Expert Opinions on the Salt Lake City Real Estate Market

San Antonio, Texas

San Antonio, Texas | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

San Antonio Real Estate Market Statistics

  • Metropolitan statistical area: San Antonio-New Braunfels, TX
  • Population: 1,511,946 – 7áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.7% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 33.5 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $49,268 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 1.3% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 87.5 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 19.3% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $845 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 1.5% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $231,800 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 5.0% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the San Antonio Real Estate Market

For more insights on the San Antonio rental market, check out our in-depth blog post on South Central Real Estate Market Trends!

San Diego, California

San Diego, California | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

San Diego Real Estate Market Statistics

  • Metropolitan statistical area: San Diego-Carlsbad, CA
  • Population: 1,419,516 – 8áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 0.8% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 34.6 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $71,481 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 0.9% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 138 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 28.4% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $1566 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 0.9% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $650,000 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 7.1% (NAR, Q3 2018 – U.S. median is 4.8%)
  • Multifamily property buy/hold/sell recommendations: 52% of investors say buy, 39% say hold, 9% say sell (PwC/ULI)

Expert Opinions on the San Diego Real Estate Market

San Jose, California

San Jose, California | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

San Jose Real Estate Market Statistics

  • Metropolitan statistical area: San Jose-Sunnyvale-Santa Clara, CA
  • Population: 1,035,317 – 10áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.0% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 36.3 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $101,940 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 1.0% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 151.2 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 26.0% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $2102 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 2.7% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $1,300,000 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 11.6% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the San Jose Real Estate Market

St. Petersburg, Florida

St. Petersburg, Florida | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

St. Petersburg Real Estate Market Statistics

  • Metropolitan statistical area: Tampa-St. Petersburg-Clearwater, FL
  • Population: 263,255 – 79áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.1% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 42.7 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $51,474 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 1.1% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 95.9 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 25.1% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $948 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 1.7% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $236,000 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 4.9% (NAR, Q3 2018 – U.S. median is 4.8%)
  • Multifamily property buy/hold/sell recommendations: 53% of investors say buy, 27% say hold, 20% say sell (PwC/ULI)

Expert Opinions on the St. Petersburg Real Estate Market

Tampa, Florida

Tampa, Florida | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Tampa Real Estate Market Statistics

  • Metropolitan statistical area: Tampa-St. Petersburg-Clearwater, FL
  • Population: 385,430 – 52nd largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.1% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 36.2 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $50,405 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 1.1% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 96.3 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 25.1% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $1011 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 2.6% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $236,000 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 4.9% (NAR, Q3 2018 – U.S. median is 4.8%)
  • Multifamily property buy/hold/sell recommendations: 53% of investors say buy, 27% say hold, 20% say sell (PwC/ULI)

Expert Opinions on the Tampa Real Estate Market

Up-and-Coming Real Estate Markets to Watch in 2019

Tier II Cities

Anaheim, CA | Arlington, TX | Charleston, SC | Cincinnati, OH
Colorado Springs, CO | Detroit, MI | Durham, NC | Fort Lauderdale, FL
Grand Rapids, MI | Henderson, NV | Houston, TX | Indianapolis, IN
Jacksonville, FL | Kansas City, MO | Long Beach, CA | Louisville, KY
Madison, WI | Miami, FL | Minneapolis, MN | Oakland, CA
Pittsburgh, PA | Portland, OR | Raleigh, NC | Reno, NV | Richmond, VA
Riverside, CA | Scottsdale, AZ | Seattle, WA

Tier II cities are slightly less proven than Tier I cities, but they show highly promising signs of growth for the year ahead. These emerging real estate markets may present an excellent opportunity for investors and homebuyers to get in on the ground floor of next year’s Tier I picks.

In comparison with the rest of the U.S., the cities that we’ve named up-and-coming markets to watch in 2019 are:

  • Growing 41% faster than the rest of the country—slower than Tier I cities, but still ahead of the rest of the U.S.
  • 4 years younger than the rest of the U.S.—the same as Tier I cities
  • Gaining jobs 50% faster than the rest of the country—slower than Tier I cities, but still ahead of the rest of the U.S.
  • Seeing home prices grow 20% faster than the rest of the country
  • Staying affordable for residents—the average cost of living index is on par with the national average
  • Seeing 7% slower rent growth than the national average and 22% slower than Tier I cities, but rents will grow faster as these markets become more established
  • Located in the Great Lakes, Pacific Coast, South Atlantic, and Southwestern regions of the country

Anaheim, California

Anaheim, California | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Anaheim Real Estate Market Statistics

  • Metropolitan statistical area: Los Angeles-Long Beach-Anaheim, CA
  • Population: 352,497 – 55áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • Median age: 34.1 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $64,464 (City Data, 2016 – U.S. median was $57,617)
  • Cost of living index: 129.3 (City Data, 2016 – U.S. average is 100)
  • Median 1-bedroom rent: $1651 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 2.2% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $628,900 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 5.7% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Anaheim Real Estate Market

Arlington, Texas

Arlington, Texas | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Arlington Real Estate Market Statistics

  • Metropolitan statistical area: Dallas-Fort Worth-Arlington, TX
  • Population: 396,394 – 48áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • Median age: 32.4 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $54,272 (City Data, 2016 – U.S. median was $57,617)
  • Cost of living index: 93.8 (City Data, 2016 – U.S. average is 100)
  • Median 1-bedroom rent: $990 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 2.8% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $262,100 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 5.3% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Arlington Real Estate Market

For more insights on the Arlington rental market, check out our in-depth blog post on South Central Real Estate Market Trends!

Charleston, South Carolina

Charleston, South Carolina | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Charleston Real Estate Market Statistics

  • Metropolitan statistical area: Charleston-North Charleston, SC
  • Population: 134,875 – 201st largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.6% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 35.7 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $61,467 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 1.5% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 94.5 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 22.4% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $942 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 2.3% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $286,300 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 7.2% (NAR, Q3 2018 – U.S. median is 4.8%)
  • Multifamily property buy/hold/sell recommendations: 48% of investors say buy, 31% say hold, 20% say sell (PwC/ULI)

Expert Opinions on the Charleston Real Estate Market

Cincinnati, Ohio

Cincinnati, Ohio | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Cincinnati Real Estate Market Statistics

  • Metropolitan statistical area: Cincinnati, OH-KY-IN
  • Population: 301,301 – 66áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 0.3% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 32.2 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $38,539 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 0.2% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 90.2 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 16.7% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $641 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 1.0% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $179,100 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 5.9% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Cincinnati Real Estate Market

Colorado Springs, Colorado

Colorado Springs, CO | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Colorado Springs Real Estate Market Statistics

  • Metropolitan statistical area: Colorado Springs, CO
  • Population: 464,474 – 42nd largest U.S. city (Wikipedia – 2017 estimate)
  • Median age: 34.6 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $60,308 (City Data, 2016 – U.S. median was $57,617)
  • Cost of living index: 97.6 (City Data, 2016 – U.S. average is 100)
  • Median 1-bedroom rent: $956 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 1.2% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $315,700 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 11.2% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Colorado Springs Real Estate Market

Detroit, Michigan

Detroit, Michigan | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Detroit Real Estate Market Statistics

  • Metropolitan statistical area: Detroit-Warren-Dearborn, MI
  • Population: 673,104 – 23rd largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 0% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 34 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $28,099 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 0% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 87.1 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 20.1% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $686 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 0.8% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Multifamily property buy/hold/sell recommendations: 55% of investors say buy, 30% say hold, 15% say sell (PwC/ULI)

Expert Opinions on the Detroit Real Estate Market

For more insights on the Detroit rental market, check out our in-depth blog post on Great Lakes Real Estate Market Trends!

Durham, North Carolina

Durham, North Carolina | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Durham Real Estate Market Statistics

  • Metropolitan statistical area: Durham-Chapel Hill, NC
  • Population: 267,743 – 77áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.5% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 33.3 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $52,208 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 1.2% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 94 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 20.5% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $920 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 0.9% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $282,200 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 7.6% (NAR, Q3 2018 – U.S. median is 4.8%)
  • Multifamily property buy/hold/sell recommendations: 50% of investors say buy, 30% say hold, 20% say sell (PwC/ULI)

Expert Opinions on the Durham Real Estate Market

Fort Lauderdale, Florida

Fort Lauderdale, Florida | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Fort Lauderdale Real Estate Market Statistics

  • Metropolitan statistical area: Miami-Fort Lauderdale-West Palm Beach, FL
  • Population: 180,072 – 138áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.1% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 40.1 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $52,813 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 1.2% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 118.3 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 32.3% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $1143 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 0.2% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $355,000 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 4.4% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Fort Lauderdale Real Estate Market

Grand Rapids, Michigan

Grand Rapids, Michigan | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Grand Rapids Real Estate Market Statistics

  • Metropolitan statistical area: Grand Rapids-Wyoming, MI
  • Population: 198,829 – 119áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • Median age: 31.1 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $45,795 (City Data, 2016 – U.S. median was $57,617)
  • Cost of living index: 86 (City Data, 2016 – U.S. average is 100)
  • Median 1-bedroom rent: $760 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 0.8% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $199,500 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 9.4% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Grand Rapids Real Estate Market

For more insights on the Grand Rapids rental market, check out our in-depth blog post on Great Lakes Real Estate Market Trends!

Henderson, Nevada

Henderson, Nevada | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Henderson Real Estate Market Statistics

  • Metropolitan statistical area: Las Vegas-Henderson-Paradise, NV
  • Population: 302,539 – 64áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • Median age: 42.6 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $68,191 (City Data, 2016 – U.S. median was $57,617)
  • Cost of living index: 97.3 (City Data, 2016 – U.S. average is 100)
  • Median 1-bedroom rent: $1080 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 3.2% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $294,600 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 12.6% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Henderson Real Estate Market

Houston, Texas

Houston, Texas | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Houston Real Estate Market Statistics

  • Metropolitan statistical area: Houston-The Woodlands-Sugar Land, TX
  • Population: 2,312,717 – 4áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.7% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 33 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $47,793 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 1.6% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 94 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 20.2% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $838 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 1.8% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $240,200 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 2.7% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Houston Real Estate Market

For more insights on the Houston rental market, check out our in-depth blog post on South Central Real Estate Market Trends!

Indianapolis, Indiana

Indianapolis, Indiana | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Indianapolis Real Estate Market Statistics

  • Metropolitan statistical area: Indianapolis-Carmel-Anderson, IN
  • Population: 863,002 – 16áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.0% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 34.1 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $44,615 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 0.9% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 88.3 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 17.2% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $691 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 1.1% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $188,900 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 8.8% (NAR, Q3 2018 – U.S. median is 4.8%)
  • Multifamily property buy/hold/sell recommendations: 50% of investors say buy, 40% say hold, 10% say sell (PwC/ULI)

Expert Opinions on the Indianapolis Real Estate Market

Jacksonville, Florida

Jacksonville, Florida | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Jacksonville Real Estate Market Statistics

  • Metropolitan statistical area: Jacksonville, FL
  • Population: 892,062 – 12áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.3% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 35.7 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $51,298 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 1.3% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 88.3 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 19.9% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $881 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 2.7% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $247,500 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 6.7% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Jacksonville Real Estate Market

Kansas City, Missouri

Kansas City, Missouri | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Kansas City Real Estate Market Statistics

  • Metropolitan statistical area: Kansas City, MO-KS
  • Population: 488,943 – 37áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 0.8% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 35.3 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $51,235 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 0.8% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 87 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 17.0% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $737 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 0.8% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $204,900 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 3.6% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Kansas City Real Estate Market

Long Beach, California

Long Beach, California | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Long Beach Real Estate Market Statistics

  • Metropolitan statistical area: Los Angeles-Long Beach-Anaheim, CA
  • Population: 469,450 – 39áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • Median age: 33.6 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $60,075 (City Data, 2016 – U.S. median was $57,617)
  • Cost of living index: 138.4 (City Data, 2016 – U.S. average is 100)
  • Median 1-bedroom rent: $1382 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 1.0% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $628,900 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 5.7% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Long Beach Real Estate Market

Louisville, Kentucky

Louisville, Kentucky | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Louisville Real Estate Market Statistics

  • Metropolitan statistical area: Louisville-Jefferson County, KY-IN
  • Population: 621,349 – 29áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 0.6% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 35.8 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $38,005 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 0.4% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 94.5 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 17.4% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $665 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 0.1% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $184,800 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 5.2% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Louisville Real Estate Market

Madison, Wisconsin

Madison, Wisconsin | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Madison Real Estate Market Statistics

  • Metropolitan statistical area: Madison, WI
  • Population: 255,214 – 82nd largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 0.8% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 31.2 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $61,284 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 0.9% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 98.2 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 13.0% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $829 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 1.4% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $286,700 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 4.8% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Madison Real Estate Market

For more insights on the Madison rental market, check out our in-depth blog post on Great Lakes Real Estate Market Trends!

Miami, Florida

Miami, Florida | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Miami Real Estate Market Statistics

  • Metropolitan statistical area: Miami-Fort Lauderdale-West Palm Beach, FL
  • Population: 463,347 – 43rd largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 0.9% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 40.6 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $34,091 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 0.8% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 115.3 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 38.5% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $1076 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 0.8% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $355,000 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 4.4% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Miami Real Estate Market

Minneapolis, Minnesota

Minneapolis, Minnesota | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Minneapolis Real Estate Market Statistics

  • Metropolitan statistical area: Minneapolis-St. Paul-Bloomington, MN-WI
  • Population: 422,331 – 46áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 0.8% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 32 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $56,255 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 0.7% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 114.5 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 20.5% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $904 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 0.6% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $274,500 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 6.5% (NAR, Q3 2018 – U.S. median is 4.8%)
  • Multifamily property buy/hold/sell recommendations: 72% of investors say buy, 12% say hold, 16% say sell (PwC/ULI)

Expert Opinions on the Minneapolis Real Estate Market

For more insights on the Minneapolis rental market, check out our in-depth blog post on Great Lakes Real Estate Market Trends!

Oakland, California

Oakland, California | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Oakland Real Estate Market Statistics

  • Metropolitan statistical area: San Francisco-Oakland-Hayward, CA
  • Population: 425,195 – 45áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.0% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 36.5 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $68,060 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 0.9% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 150.8 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 27.3% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $1791 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 1.9% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $989,000 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 9.9% (NAR, Q3 2018 – U.S. median is 4.8%)
  • Multifamily property buy/hold/sell recommendations: 50% of investors say buy, 40% say hold, 10% say sell (PwC/ULI)

Expert Opinions on the Oakland Real Estate Market

Pittsburgh, Pennsylvania

Pittsburgh, Pennsylvania | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Pittsburgh Real Estate Market Statistics

  • Metropolitan statistical area: Pittsburgh, PA
  • Population: 302,407 – 65áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: -0.1% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 33.5 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $44,707 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 0% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 95.7 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 22.0% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $732 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 1.1% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Multifamily property buy/hold/sell recommendations: 50% of investors say buy, 27% say hold, 23% say sell (PwC/ULI)

Expert Opinions on the Pittsburgh Real Estate Market

Portland, Oregon

Portland, Oregon | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Portland Real Estate Market Statistics

  • Metropolitan statistical area: Portland-Vancouver-Hillsboro, OR-WA
  • Population: 647,805 – 26áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.2% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 36.7 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $62,127 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 1.1% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 108 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 22.3% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $1129 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: -1.1% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $399,300 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 2.5% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Portland Real Estate Market

Raleigh, North Carolina

Raleigh, North Carolina | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Raleigh Real Estate Market Statistics

  • Metropolitan statistical area: Raleigh-Cary, NC
  • Population: 464,758 – 41st largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.5% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 33.8 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $64,456 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 1.2% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 95.4 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 20.5% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $985 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 1.6% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $399,300 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 2.5% (NAR, Q3 2018 – U.S. median is 4.8%)
  • Multifamily property buy/hold/sell recommendations: 50% of investors say buy, 30% say hold, 20% say sell (PwC/ULI)

Expert Opinions on the Raleigh Real Estate Market

Reno, Nevada

Reno, Nevada | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Reno Real Estate Market Statistics

  • Metropolitan statistical area: Reno, NV
  • Population: 248,853 – 86áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • Median age: 35.4 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $51,313 (City Data, 2016 – U.S. median was $57,617)
  • Cost of living index: 97.6 (City Data, 2016 – U.S. average is 100)
  • Median 1-bedroom rent: $894 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 2.2% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $385,800 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 8.4% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Reno Real Estate Market

Richmond, Virginia

Richmond, Virginia | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Richmond Real Estate Market Statistics

  • Metropolitan statistical area: Richmond, VA
  • Population: 227,032 – 97áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 0.8% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 33.4 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $42,373 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 0.7% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 94.8 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 18.0% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $891 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 2.6% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $268,000 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 3.5% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Richmond Real Estate Market

Riverside, California

Riverside, California | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Riverside Real Estate Market Statistics

  • Metropolitan statistical area: Riverside-San Bernardino-Ontario, CA
  • Population: 327,728 – 58áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.6% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 31.8 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $63,548 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 1.6% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 118.9 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 26.4% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $1064 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 3.0% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $362,500 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 6.6% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Riverside Real Estate Market

Scottsdale, Arizona

Scottsdale, Arizona | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Scottsdale Real Estate Market Statistics

  • Metropolitan statistical area: Phoenix-Mesa-Scottsdale, AZ
  • Population: 249,950 – 85áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • Median age: 48.5 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $81,381 (City Data, 2016 – U.S. median was $57,617)
  • Cost of living index: 97.2 (City Data, 2016 – U.S. average is 100)
  • Median 1-bedroom rent: $1048 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: 3.2% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $272,700 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 9.6% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Scottsdale Real Estate Market

Seattle, Washington

Seattle, Washington | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Seattle Real Estate Market Statistics

  • Metropolitan statistical area: Seattle-Tacoma-Bellevue, WA
  • Population: 724,745 – 18áµ—Ê° largest U.S. city (Wikipedia – 2017 estimate)
  • 5-year projected population growth: 1.1% (PwC, 2018 – U.S. average is 0.7%)
  • Median age: 35.5 years old (City Data, 2016 – U.S. median is 38)
  • Median household income: $83,476 (City Data, 2016 – U.S. median was $57,617)
  • 5-year projected employment growth: 0.9% (PwC, 2018 – U.S. average is 0.6%)
  • Cost of living index: 121.6 (City Data, 2016 – U.S. average is 100)
  • Rent-to-household-income ratio: 24.8% (PwC, 2018 – less than 30% is ideal)
  • Median 1-bedroom rent: $1337 (Rentonomics, 2018 – U.S. median is $743)
  • Year-over-year rent growth: -1.3% (Rentonomics, 2018 – U.S. average is 1.5%)
  • Median single-family home sale price: $502,800 (NAR, Q3 2018 – U.S. median is $266,900)
  • Year-over-year home sale price growth: 5.1% (NAR, Q3 2018 – U.S. median is 4.8%)

Expert Opinions on the Seattle Real Estate Market

How Do These Cities Compare to the Rest of the U.S.?

San Diego, California | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Population Growth

Altogether, nearly 28.7 million people call the 50 cities on our list ‘home,’ representing less than 10% of the U.S. population. However, over the next 5 years, the emerging real estate markets on our list are projected to grow 69% faster than the country overall thanks to their increasing appeal to residents and businesses alike.

Fastest-Growing Cities on Our List

These emerging real estate markets are projected to attract the largest number of new residents in the years ahead. While population growth will increase at an average rate of 0.7% across the U.S. in the next 5 years, the cities on our list are projected to grow at an average rate of 1.2%. Interestingly, the 5 cities experiencing the most rapid population growth are all located in Texas, the fastest-growing state in the country.

  1. Austin, TX – 2.3% projected growth over the next 5 years
  2. Houston, TX; San Antonio, TX; Dallas, TX; Fort Worth, TX & Orlando, FL – 1.7%
  3. Riverside, CA; Charleston, SC; Phoenix, AZ & Boise, ID – 1.6%
  4. Raleigh, NC; Charlotte, NC & Durham, NC – 1.5%
  5. Las Vegas, NV; Nashville, TN & Salt Lake City, UT – 1.4%
  6. Denver, CO; Atlanta, GA; Sacramento, CA & Jacksonville, FL – 1.3%
  7. Portland, OR – 1.2%
  8. Seattle, WA; Fort Lauderdale, FL; Tampa, FL & St. Petersburg, FL – 1.1%
  9. San Jose, CA; Oakland, CA & Indianapolis, IN – 1.0%
  10. Miami, FL – 0.9%

Population growth projections drawn from PwC/ULI

Largest Cities on Our List

How can some of the nation’s largest cities be considered up-and-coming markets? Many people are surprised to find out that there are only 6 primary markets in real estate: New York City; Boston; Washington, D.C.; Chicago; San Francisco; and Los Angeles. These cities are not necessarily the largest in the country; however, they have a commanding presence in the U.S. real estate market in terms of the volume of real estate transactions and their influence on the economy. As a result, some secondary markets have larger populations than primary markets—for example, Boston (a primary market with less than 700,000 residents) and Houston (a secondary market with 2.3 million residents).

The large cities on our list balance powerhouse economies with a more affordable cost of living than primary markets, making them highly attractive to both prospective residents and investors. For instance, Houston—the fourth-largest U.S. city—has a cost of living index of 94: 6 points cheaper than the national average, and over 70 points cheaper than New York, the largest U.S. city.

  1. Houston, TX – 2,312,717 residents (4ᵗʰ largest U.S. city)
  2. Phoenix, AZ – 1,626,078 (5ᵗʰ largest U.S. city)
  3. San Antonio, TX – 1,511,946 (7ᵗʰ largest U.S. city)
  4. San Diego, CA – 1,419,516 (8ᵗʰ largest U.S. city)
  5. Dallas, TX – 1,341,075 (9ᵗʰ largest U.S. city)
  6. San Jose, CA – 1,035,317 (10ᵗʰ largest U.S. city)
  7. Austin, TX – 950,715 (11ᵗʰ largest U.S. city)
  8. Jacksonville, FL – 892,062 (12ᵗʰ largest U.S. city)
  9. Columbus, OH – 879,170 (14ᵗʰ largest U.S. city)
  10. Fort Worth, TX – 874,168 (15ᵗʰ largest U.S. city)

Population data drawn from Wikipedia

Smallest Cities on Our List

In stark contrast to the cities on our list with millions of residents are those with just-barely-six-digit populations. In spite of their size, however, small cities with thriving economies can be very appealing to prospective residents with their balance of employment growth, an affordable cost of living, and small-town charm—and they can offer strong rent growth and property values to investors as well.

  1. Clearwater, FL – 115,513 residents (245ᵗʰ largest U.S. city)
  2. Charleston, SC – 134,875 (201st largest U.S. city)
  3. Fort Lauderdale, FL – 180,072 (138ᵗʰ largest U.S. city)
  4. Grand Rapids, MI – 198,829 (119ᵗʰ largest U.S. city)
  5. Salt Lake City, UT – 200,544 (116ᵗʰ largest U.S. city)
  6. Boise, ID – 226,570 (98ᵗʰ largest U.S. city)
  7. Richmond, VA – 227,032 (97ᵗʰ largest U.S. city)
  8. Reno, NV – 248,853 (86ᵗʰ largest U.S. city)
  9. Scottsdale, AZ – 249,950 (85ᵗʰ largest U.S. city)
  10. Madison, WI – 255,214 (82nd largest U.S. city)

Population data drawn from Wikipedia

San Diego, California | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Workforce Growth

Largest Employment Growth

Over the next 5 years, PwC projects that employment will grow by an average of 0.6% annually across the U.S.—but in the up-and-coming markets on our list, employment is projected to increase 82% faster. Strong job growth and employment rates will help these secondary markets to draw new residents to the area from primary markets like New York City and Chicago, where annual employment is projected to fall below the national rate of growth in 2019 and beyond.

  1. Austin, TX – 2.0% projected annual employment growth
  2. Las Vegas, NV – 1.7%
  3. Phoenix, AZ; Riverside, CA; Houston, TX & Orlando, FL – 1.6%
  4. Charleston, SC – 1.5%
  5. Dallas, TX; Fort Worth, TX & Salt Lake City, UT – 1.4%
  6. San Antonio, TX; Jacksonville, FL; Charlotte, NC; Nashville, TN; Sacramento, CA & Boise, ID – 1.3%
  7. Denver, CO; Raleigh, NC; Durham, NC & Fort Lauderdale, FL – 1.2%
  8. Portland, OR; Tampa, FL & St. Petersburg, FL – 1.1%
  9. San Jose, CA & Atlanta, GA – 1.0%
  10. San Diego, CA; Indianapolis, IN; Seattle, WA; Oakland, CA & Madison, WI – 0.9%

Employment growth projections drawn from PwC/ULI

Highest-Income Cities on Our List

The median income in the U.S. is currently $57,617; while the median income in the cities on our list was slightly lower at $54,058. This is a reflection of the fact that salaries tend to increase in proportion to a city’s cost of living, which is certainly the case in expensive tech hubs like San Jose and Seattle. However, in up-and-coming real estate markets like Scottsdale, AZ and Henderson, NV, salaries can outpace the cost of living, attracting residents from more expensive cities.

  1. San Jose, CA – median household income of $101,940
  2. Seattle, WA – $83,476
  3. Scottsdale, AZ – $81,381
  4. San Diego, CA – $71,481
  5. Henderson, NV – $68,191
  6. Oakland, CA – $68,060
  7. Austin, TX – $66,697
  8. Anaheim, CA – $64,464
  9. Raleigh, NC – $64,456
  10. Riverside, CA – $63,548

Household income data drawn from City-Data.com

Youngest Cities on Our List

The younger a city’s median age, the more workers and families are present in the population, which helps to keep the local economy thriving over time. The median age in the U.S. is 37.8, while the median age on our list was 34 years old.

  1. Grand Rapids, MI – median age of 31.1 years old
  2. Madison, WI – 31.2
  3. Riverside, CA – 31.8
  4. Minneapolis, MN – 32.0
  5. Cincinnati, OH – 32.2
  6. Columbus, OH – 32.3
  7. Fort Worth, TX & Arlington, TX – 32.4
  8. Austin, TX; Salt Lake City, UT & Dallas, TX – 32.7
  9. Atlanta, GA & Houston, TX – 33
  10. Orlando, FL – 33.1

Age data drawn from City-Data.com

Nashville, Tennessee | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Housing Affordability & Price Growth

Lowest Cost of Living

A city’s cost of living index is a relative value that shows how far a resident’s dollar goes. The average cost of living in the U.S. is 100, so a value of 99.9 or below means that a city is more affordable than average, and vice-versa. The median cost of living index in the cities on our list was 95.7, meaning that more than half of the list is more affordable than the U.S. overall. In comparison, New York City has a cost of living index of 164.6—making more affordable secondary markets an appealing option for residents tired of their income being stretched too thin.

  1. Grand Rapids, MI – 86
  2. Kansas City, MO – 87
  3. Detroit, MI – 87.1
  4. San Antonio, TX – 87.5
  5. Indianapolis, IN & Jacksonville, FL – 88.3
  6. Nashville, TN – 90
  7. Cincinnati, OH – 90.2
  8. Boise, ID – 92.1
  9. Salt Lake City, UT – 92.4
  10. Charlotte, NC – 92.9

Cost of living data drawn from City-Data.com

Lowest Home Prices

The mean home price in the U.S. is $266,900; meaning that it’s cheaper to buy a home in the following cities than it is in much of the country. This presents great opportunities for investors and homebuyers alike to pick up properties for affordable prices in fast-growing real estate markets.

  1. Cincinnati, OH – $179,100
  2. Louisville, KY – $184,800
  3. Indianapolis, IN – $188,900
  4. Grand Rapids, MI – $199,500
  5. Kansas City, MO – $204,900
  6. Columbus, OH – $207,600
  7. Atlanta, GA – $224,100
  8. San Antonio, TX – $231,800
  9. Tampa/St. Petersburg/Clearwater, FL – $236,000
  10. Houston, TX – $240,200

Home price data drawn from the National Association of REALTORS®

Most Home Price Growth

Across the U.S., home prices grew at a median rate of 4.8% over the last year. Meanwhile, in the cities on our list, home prices grew 23% faster at a rate of 6.6%. Emerging real estate markets with low entry-level costs and high home price growth—such as Grand Rapids, MI and Indianapolis, IN—present great opportunities for homebuyers and investors alike.

  1. Boise, ID – 18.3% year-over-year price growth
  2. Las Vegas & Henderson, NV – 12.6%
  3. Nashville, TN – 12.1%
  4. San Jose, CA – 11.6%
  5. Colorado Springs, CO – 11.2%
  6. Oakland, CA – 9.9%
  7. Atlanta, GA – 9.7%
  8. Phoenix & Scottsdale, AZ – 9.6%
  9. Grand Rapids, MI & Salt Lake City, UT – 9.4%
  10. Indianapolis, IN – 8.8%

Home price growth data drawn from the National Association of REALTORS®

Lowest Rent-to-Income Ratio

The ideal rent-to-income ratio for U.S. households is less than 30%. When households spend more than 30% of their income on housing, they’re considered ‘cost-burdened.’ The average rent-to-income ratio in the cities on our list was 21.9%, making renting both affordable and attractive for residents.

  1. Madison, WI – 13.0% rent-to-income ratio
  2. Cincinnati, OH – 16.7%
  3. Boise, ID – 16.9%
  4. Kansas City, MO – 17.0%
  5. Salt Lake City, UT & Indianapolis, IN – 17.2%
  6. Louisville, KY – 17.4%
  7. Columbus, OH – 17.6%
  8. Richmond, VA – 18.0%
  9. San Antonio, TX – 19.3%
  10. Austin, TX – 19.4%

Household rent-to-income data drawn from PwC/ULI

Most Expensive Rents

As of October 2018, the median rent for a 1-bedroom apartment in the U.S. was $743, while the median rent in the cities on our list was 27% higher at $945. This reflects the fact that the cost of living and property values are higher in cities with thriving economies than in more rural areas; but as long as the cost of living is in proportion with renters’ salaries, higher rents don’t necessarily mean that a city is less affordable. We weren’t surprised to see that the top 5 most expensive cities for renters are located in California, where the cost of living is generally inflated compared with the rest of the country; but it’s clear that rents have recently risen in tech hubs like Seattle and Austin, too.

  1. San Jose, CA – median monthly rent of $2102 for a 1-bedroom apartment
  2. Oakland, CA – $1791
  3. Anaheim, CA – $1651
  4. San Diego, CA – $1566
  5. Long Beach, CA – $1382
  6. Seattle, WA – $1337
  7. Austin, TX – $1154
  8. Fort Lauderdale, FL – $1143
  9. Portland, OR – $1129
  10. Henderson, NV – $1080

Rent data drawn from Rentonomics

Least Expensive Rents

The least expensive rents for a 1-bedroom in the U.S. are located in middle-of-the-country markets, of which 8 cities on our list were more affordable than the national average. This reflects the lower cost of living and property values in this region in comparison with more expensive coastal markets, helping to keep renting attractive even when buying a home is an affordable option for many residents.

  1. Cincinnati, OH – median monthly rent of $641 for a 1-bedroom apartment
  2. Louisville, KY – $665
  3. Detroit, MI – $686
  4. Indianapolis, IN – $691
  5. Boise, ID – $715
  6. Pittsburgh, PA – $732
  7. Kansas City, MO – $737
  8. Columbus, OH – $740
  9. Grand Rapids, MI – $760
  10. Madison, WI – $829

Rent data drawn from Rentonomics

Most Year-Over-Year Rent Growth

Rents grew by 1.5% across the U.S. over the last year, while the average rent growth in cities on our list was slightly higher at 1.6%. Slow and steady growth presents an opportunity for property managers and owners to invest in properties with the potential to turn a profit—without scaring renters into moving or buying a home of their own.

  1. Orlando, FL – 4.4% year-over-year rent growth
  2. Las Vegas, NV – 3.6%
  3. Henderson, NV & Scottsdale, AZ – 3.2%
  4. Riverside, CA – 3.0%
  5. Arlington, TX – 2.8%
  6. Jacksonville, FL & San Jose, CA – 2.7%
  7. Richmond, VA & Tampa, FL – 2.6%
  8. Charleston, SC & Austin, TX – 2.3%
  9. Boise, ID; Reno, NV & Anaheim, CA – 2.2%
  10. Clearwater, FL – 2.1%

Rent growth data drawn from Rentonomics

Charlotte, North Carolina | 50 Up-and-Coming Real Estate Markets to Watch in 2019 | Buildium

Are there any up-and-coming real estate markets whose growth you’re keeping an eye on in 2019? How do you plan on growing your business in the new year? We look forward to hearing your thoughts in the comments!

If you liked this post, you won’t want to miss our predictions for the real estate market: Which Unfolding Trends Will Shape the Rental Market in 2019?
Which 50 cities are residents & investors eyeing in 2019? Find out on the #BuildiumBlog now! Click To Tweet Read more on Industry Intel
Robin Young

As Buildium’s Senior Researcher, Robin leverages her background in social science research and interest in real estate economics to identify trends in the rental market. She combines intensive market research with insights gleaned from surveys of property managers, renters, and rental owners to examine topics like shifting renter demographics, the housing affordability crisis, and the transformation of property management during the pandemic. She's best known as the author of the annual State of the Property Management Industry Report.

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