Cities that have seen the largest growth in housing over the last decade

The state of the U.S. housing market has been one of the dominant economic stories since the start of the COVID-19 pandemic. The market saw unprecedented price growth over the last 2 years, and rapidly rising housing costs have been one of the major contributing factors in the historic run of inflation experienced in the U.S. economy over the last year. Now, with interest rates rising and low- and middle-income households increasingly priced out of the market, a slowdown in the housing market could portend a recession later this year or in 2023.

Record low interest rates, strong savings rates and wage growth, and shifting consumer preferences for housing were among the conditions that spurred high demand for residential real estate over the last 2 years. But the increase in demand only exacerbated larger challenges with housing supply that predated the pandemic. According to a 2021 report from federal mortgage backer Freddie Mac, the U.S. is short nearly 4 million housing units based on the country’s population and housing needs.

One reason for the shortage in supply is significant underinvestment in new housing since the housing bubble burst in the mid-2000s. Seasonally adjusted spending on residential construction peaked above $1 trillion in inflation-adjusted dollars early in 2006, but the bottom fell out of the housing market shortly after, and spending plummeted by more than two-thirds as the Great Recession took hold. In the ensuing recovery, residential construction spending was slow to rebound but grew gradually from 2012 to 2018, before falling again amid interest rate hikes. It was not until the recent housing frenzy that residential construction began to accelerate. Spending has increased by more than 33% since the pandemic began in March 2020, and today residential construction spending is approaching peaks last seen in the housing bubble.

And during this period of slow growth in housing, the U.S. continued to grow in population. From 2010 to 2020, the U.S. added residents at a faster rate than it added housing units, leaving a larger number of people to compete for a limited amount of housing stock. But in 2021 and 2022, the percent change in housing units since 2010 has topped the growth in population, which could bring some relief to the market’s recent supply challenges in the near future.

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But despite recent encouraging signs in housing investment, much of the country must catch up to meet the overall need for housing. From 2010 to 2020, 20 states added population at a faster rate than they added housing, a fact that was true even among most of the states that added housing the fastest. Of the top 10 states for housing growth over the last decade, only North Dakota, South Dakota, and Delaware added housing faster than they added residents.

At the metro level, a number of fast-growing cities are rapidly adding housing stock to meet growing demand. Booming metros like Nashville, Austin, and Charlotte are among the top U.S. cities for housing growth over the last decade as they contend with an influx of new residents.

Here are the U.S. metropolitan areas that have seen the largest growth in housing over the last decade.

Large metros that have seen the largest growth in housing over the last decade

15. Phoenix-Mesa-Chandler, AZ

Percentage change in housing units (2010 – 2020): +11.4%
Total change in housing units (2010 – 2020): +198,147
Total housing units (2020): 1,943,813
Total housing units (2010): 1,745,666
Percentage change in population (2010 – 2020): +19.1%
Percentage of housing units that are owner occupied (2020): 64.4%

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14. San Antonio-New Braunfels, TX

Percentage change in housing units (2010 – 2020): +11.5%
Total change in housing units (2010 – 2020): +93,324
Total housing units (2020): 903,779
Total housing units (2010): 810,455
Percentage change in population (2010 – 2020):+22.0%
Percentage of housing units that are owner occupied (2020): 62.8%

13. New Orleans-Metairie, LA

Percentage change in housing units (2010 – 2020): +11.6%
Total change in housing units (2010 – 2020): +58,112
Total housing units (2020): 559,877
Total housing units (2010): 501,765
Percentage change in population (2010 – 2020): +15.1%
Percentage of housing units that are owner occupied (2020): 63.7%

12. Jacksonville, FL

Percentage change in housing units (2010 – 2020): +11.8%
Total change in housing units (2010 – 2020): +69,065
Total housing units (2020): 656,551
Total housing units (2010): 587,486
Percentage change in population (2010 – 2020): +16.3%
Percentage of housing units that are owner occupied (2020): 65.3%

11. Las Vegas-Henderson-Paradise, NV

Percentage change in housing units (2010 – 2020): +12.3%
Total change in housing units (2010 – 2020): +99,625
Total housing units (2020): 912,465
Total housing units (2010): 812,840
Percentage change in population (2010 – 2020): +17.6%
Percentage of housing units that are owner occupied (2020): 54.8%

10. Seattle-Tacoma-Bellevue, WA

Percentage change in housing units (2010 – 2020): +12.6%
Total change in housing units (2010 – 2020): +180,631
Total housing units (2020): 1,617,780
Total housing units (2010): 1,437,149
Percentage change in population (2010 – 2020): +17.1%
Percentage of housing units that are owner occupied (2020): 60.2%

9. Orlando-Kissimmee-Sanford, FL

Percentage change in housing units (2010 – 2020): +14.9%
Total change in housing units (2010 – 2020): +136,735
Total housing units (2020): 1,054,209
Total housing units (2010): 917,474
Percentage change in population (2010 – 2020): +22.9%
Percentage of housing units that are owner occupied (2020): 61.9%

8. Dallas-Fort Worth-Arlington, TX

Percentage change in housing units (2010 – 2020): +15.9%
Total change in housing units (2010 – 2020): +386,035
Total housing units (2020): 2,821,032
Total housing units (2010): 2,434,997
Percentage change in population (2010 – 2020): +21.1%
Percentage of housing units that are owner occupied (2020): 59.7%

7. Indianapolis-Carmel-Anderson, IN

Percentage change in housing units (2010 – 2020): +16.0%
Total change in housing units (2010 – 2020): +119,871
Total housing units (2020): 868,045
Total housing units (2010): 748,174
Percentage change in population (2010 – 2020): +19.4%
Percentage of housing units that are owner occupied (2020): 65.7%

6. Houston-The Woodlands-Sugar Land, TX

Percentage change in housing units (2010 – 2020): +18.7%
Total change in housing units (2010 – 2020): +417,514
Total housing units (2020): 2,646,682
Total housing units (2010): 2,229,168
Percentage change in population (2010 – 2020): +22.2%
Percentage of housing units that are owner occupied (2020): 60.9%

5. Nashville-Davidson–Murfreesboro–Franklin, TN

Percentage change in housing units (2010 – 2020): +20.8%
Total change in housing units (2010 – 2020): +135,944
Total housing units (2020): 788,546
Total housing units (2010): 652,602
Percentage change in population (2010 – 2020): +23.5%
Percentage of housing units that are owner occupied (2020): 65.6%

4. Raleigh-Cary, NC

Percentage change in housing units (2010 – 2020): +22.8%
Total change in housing units (2010 – 2020): +101,934
Total housing units (2020): 548,432
Total housing units (2010): 446,498
Percentage change in population (2010 – 2020): +27.4%
Percentage of housing units that are owner occupied (2020): 65.8%

3. Austin-Round Rock-Georgetown, TX

Percentage change in housing units (2010 – 2020): +26.7%
Total change in housing units (2010 – 2020): +180,417
Total housing units (2020): 856,586
Total housing units (2010): 676,169
Percentage change in population (2010 – 2020): +33.6%
Percentage of housing units that are owner occupied (2020): 58.6%

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2. Grand Rapids-Kentwood, MI

Percentage change in housing units (2010 – 2020): +30.8%
Total change in housing units (2010 – 2020): +99,183
Total housing units (2020): 421,432
Total housing units (2010): 322,249
Percentage change in population (2010 – 2020): +38.5%
Percentage of housing units that are owner occupied (2020): 73.4%

1. Charlotte-Concord-Gastonia, NC-SC

Percentage change in housing units (2010 – 2020): +48.7%
Total change in housing units (2010 – 2020): +347,800
Total housing units (2020): 1,062,398
Total housing units (2010): 714,598
Percentage change in population (2010 – 2020): +53.8%
Percentage of housing units that are owner occupied (2020): 66.0%

Detailed findings and methodology

The data used in this analysis is from the U.S. Census Bureau’s American Community Survey (2020). To determine the locations that have seen the largest growth in housing over the last decade, researchers at Stessa calculated the percentage change in housing units from 2010 to 2020. In the event of a tie, the location with the greater total change in housing units was ranked higher. To improve relevance, only metropolitan areas with at least 100,000 residents were included. Additionally, metros were grouped into cohorts based on population size: small (100,000 to 349,999), midsize (350,000 to 999,999), and large (1,000,000 or more).

*Stessa is a financial technology company, not a bank. Banking services are provided by Blue Ridge Bank, N.A., member FDIC.

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