• US home sales remained low due to high mortgage rates and home prices in 2024.
• Southeast cities like Charlotte and Knoxville saw high demand despite affordability issues.
• Analysts predict a potential rise in home sales in 2025, driven by lower mortgage rates.

Another tough year in the US housing market was anything but boring for those in popular cities.

Home sales were soft for a third straight year, the National Association of Realtors recently noted. Mortgage rates and home prices are down from peak levels, but affordability remains a major issue and has sidelined millions of would-be buyers, who are instead renting.

But sellers in hot markets still won big as buyers battled for scarce spots in coveted cities.

10 places movers flocked to in 2024

To determine this year's most popular US real-estate markets, Business Insider compiled and analyzed data from six sources about moving patterns, rents, rental market competitiveness, search interest from homebuyers, and home price growth history and projections.

Although there were some mixed signals, there were also some clear conclusions about which regions, states, and cities drew the most interest from buyers and renters.

A brief look at migration data from Atlas Van Lines may yield more questions than answers. The moving firm found that the places with the most inbound movers relative to those leaving were Arkansas; Rhode Island; North Carolina; Washington, DC; and Idaho. Also on the list of states with inbound rates of at least 55% are Maine, Connecticut, Washington, Alaska, Alabama, and New Mexico, which essentially covers all four corners of the US.

But while that moving data gives a solid big-picture overview, it doesn't provide insight into which individual markets were most popular. That was instead determined by other measures of demand, like how much prices for homes and apartments rose, or how tough they were to land.

This process was more of an art than a science, but the 10 cities that best fit those criteria within states with substantial positive inflows of movers were all east of the Mississippi River. Even more notable is that the Southeast region was home to eight of those 10 popular markets, which were spread across just three states: North Carolina, Kentucky, and Tennessee.

North Carolina was tied for second in the nation in mover inbound rate at 63%, due in part to four especially hot markets. Winston-Salem and nearby Greensboro saw their rents rise 6.7% and 5.3% this year, respectively, giving their rental market competitiveness scores a big boost. Meanwhile, two other major cities in the Tar Heel State — Charlotte and Durham — saw rents decline but were among the 20 most searched markets by homebuyers.

Those four North Carolina cities are set for high-single-digit or low-double-digit home price growth next year, per Realtor.com, and the NAR highlighted Charlotte as a top spot in 2025.

Neighboring Tennessee also had one of the nation's highest inbound rates at 62%. Knoxville was one of the more competitive smaller markets despite rent growth of just 1.5%, and it ranked 10th in the nation in homebuyers' searches. It's also on the NAR's list of standout markets next year. Meanwhile, Memphis saw 22.7% rent growth and is in line for 10.5% home price growth.

Kentucky's inbound rate of 56% was more modest. However, it had Lexington with 9.9% rent growth, a lofty rental market competitiveness score, and the eighth spot in buyers' searches, as well as Louisville, which Rent Cafe said was the top trending rental market of 2024.

Jonathan Miller, the cofounder of the real-estate firm Miller Samuel, told Business Insider that the Southeast market is popular because it's relatively warm and has ample housing inventory.

"It's a combination of the weather and housing affordability," Miller said in a recent interview.

The nation's capital represented the bordering Mid-Atlantic with a 63% mover inbound rate and a fifth-place ranking in homebuyers' searches, pushing prices up 10.2%. Washington, DC, was also one of the 30 most competitive rental markets, though supply kept price growth in check.

Rounding out the list was New Haven, Connecticut, which was arguably the hottest market. It was the fourth most competitive rental market this year, and its rent growth was easily the highest in the US in December at 35.7%. It also had 18.3% home price growth in November and is set for another 9.7% next year due to its Yale University ties and proximity to New York City.

What to expect in 2025

The US housing market has slowly thawed after it froze over as mortgage rates spiked. Some real-estate analysts expect sales to heat up in 2025, though others are more skeptical.

Optimists are calling for the biggest jump since the pandemic boom. The National Association of Realtors sees home sales rising 7% to 12% in 2025, including an 11% jump for new units, while eXp Realty's CEO is calling for 10% growth caused by sliding mortgage rates and rising supply.

But Realtor.com's sales forecast is more tempered at 1.5%, as is Miller's call for a 3% increase. The veteran real-estate analyst said mortgage rates will likely stay above 6%, weighing on demand, plus supply is also limited. Even still, he's expecting a 4% to 5% jump in home prices.

"If mortgage rates unexpectedly fall below 6%, we can have a housing boom," Miller said. "It just doesn't appear that that's in the cards, but there's a lot of upside potential in transaction volume, despite higher mortgage rates."

Miller said that against that backdrop, buyers will continue to seek out affordable markets, which are often correlated with abundant inventory. That's why the Sun Belt region was so hot in 2024.

This year's most popular markets will likely be among the winners next year, in Miller's view. He didn't predict the next boom town but said surges into Texas and Florida have run their course. Those states were red-hot in the early 2020s, though each had level moving flows this year.

"It's not that those markets are less attractive," Miller said. "There's less intensity from inbound migration as millions of new residents get situated. The rate of growth is no longer surging."

However, it appears as if the exodus from large states with highly populated cities isn't over, as three of the five states with the most outbound movers were California, Illinois, and New York. Each of those states has relatively high taxes, and Miller has a hunch that some movers might try to preemptively move before the potential expiration of state and local tax deductions slated for the end of 2025.

• Housing market activity should rebound in the year ahead as mortgage rates fall.
• Buyers have been waiting for more affordable rates, as have sellers.
• Here are 16 cities set for double-digit property price growth, as forecasted by Realtor.com.

Homeowners and buyers may finally start making more deals in 2025, which could lift prices in some markets to unprecedented heights.

A years-long slump in home sales could end soon as mortgage rates fall below 6% and home inventory grows, Leo Pareja, the CEO of real-estate brokerage giant eXp Realty, said in a recent interview.

Pareja, who described his year-ahead housing market outlook as "cautiously optimistic," thinks home sales will rise 10% in 2025. That's far above Realtor.com's recent call for 1.5% sales growth due to a slight slide in mortgage rates.

If more homes come on the market and housing demand also rises, sales would certainly follow suit, though it's less clear what would happen to home prices. Realtor.com is predicting nationwide home prices climb to 3.7% — in line with the rate they've risen since 2012.

Realtor.com forecasted price and sales growth for the 100 largest US real-estate markets. Florida is home to nine of the 25 places expected to see the most price appreciation in 2025.

Below are the 16 metropolitan areas that are set for double-digit home price growth next year, based on Realtor.com's projections. The Sunshine State dominates the list with five names and a near miss with Jacksonville, which is seen rising 9.8%. Sales growth estimates are also listed.

1. Phoenix, Arizona

2025 price growth estimate: 13.2%

2025 sales growth estimate: 12.2%

Source: Realtor.com

2. Colorado Springs, Colorado

2025 price growth estimate: 12.7%

2025 sales growth estimate: 27.1%

Source: Realtor.com

3. Tucson, Arizona

2025 price growth estimate: 12.4%

2025 sales growth estimate: 12.5%

Source: Realtor.com

4. Boise City, Idaho

2025 price growth estimate: 12.3%

2025 sales growth estimate: 2%

Source: Realtor.com

5. Las Vegas, Nevada

2025 price growth estimate: 12.3%

2025 sales growth estimate: 5.5%

Source: Realtor.com

6. Orlando, Florida

2025 price growth estimate: 12.1%

2025 sales growth estimate: 15.2%

Source: Realtor.com

7. Ogden, Utah

2025 price growth estimate: 11.8%

2025 sales growth estimate: 2.2%

Source: Realtor.com

8. Tampa, Florida

2025 price growth estimate: 11.8%

2025 sales growth estimate: 9.1%

Source: Realtor.com

9. Deltona/Daytona Beach, Florida

2025 price growth estimate: 11.5%

2025 sales growth estimate: 7.2%

Source: Realtor.com

10. Memphis, Tennessee

2025 price growth estimate: 10.5%

2025 sales growth estimate: 8.3%

Source: Realtor.com

11. Sarasota, Florida

2025 price growth estimate: 10.4%

2025 sales growth estimate: 3.2%

Source: Realtor.com

12. Lakeland, Florida

2025 price growth estimate: 10.3%

2025 sales growth estimate: 10.6%

Source: Realtor.com

13. Atlanta, Georgia

2025 price growth estimate: 10.2%

2025 sales growth estimate: 15.1%

Source: Realtor.com

14. Austin, Texas

2025 price growth estimate: 10.2%

2025 sales growth estimate: 14.5%

Source: Realtor.com

15. Durham, North Carolina

2025 price growth estimate: 10.1%

2025 sales growth estimate: 14.1%

Source: Realtor.com

16. San Antonio, Texas

2025 price growth estimate: 10%

2025 sales growth estimate: 6.7%

Source: Realtor.com

• Realtor.com just unveiled its 2025 housing market outlook.
• Home values should rise slightly next year as property sales pick up due to lower mortgage rates.
• However, rent should stay in check due to a massive influx of apartment inventory.

Property owners, prospective buyers, renters, and landlords should expect more of the same in the new year — for the most part.

Home sales and the cost of buying or renting won't be much different in 2025, Realtor.com said in its housing forecast published on December 4. The firm's researchers see sales inching 1.5% higher while home prices climb 3.7% — in line with the rate they've risen since 2012 — and rent stays roughly flat at -0.1%. Mortgage rates should also slide slightly, though they'll stay north of 6%.

Those modestly positive projections are based on what Realtor.com expects to be a healthy economic backdrop typified by lower interest rates and steady growth. The Federal Reserve will likely cut rates in December and then a few more times in the first half of the year, the firm said.

Even more vital is that no one, other than a few contrarians, is calling for an economic downturn. Barring a serious shock, home prices should stay elevated and continue to climb modestly, though they're well off their post-pandemic peak.

"Prices are going to keep rising because we're not going to have a recession," said Ralph McLaughlin, a senior economist at Realtor.com, in an interview with Business Insider ahead of the report's release. "If you look at the times that home prices fall, it's typically only when there's a recession, and only when people are forced to sell."

In addition, it's unclear how President-elect Donald Trump's policies will affect the US housing market, though stock market strategists generally agree that tax cuts and deregulation will boost business confidence. McLaughlin thinks that may have a trickle-down effect for homebuyers.

"If you're talking about the resale market, the existing homes market, it's hard not to become optimistic about just the broader economy, because of things like tax cuts and other benefits to households that might put more money in their pocket at the end of the day," McLaughlin said. He added: "That might encourage them to go out and either buy a home, if they don't currently own one — or grade up to a house maybe they've been waiting to over the last few years."

High on supply

While that backdrop mostly represents business-as-usual, next year's housing market may be marked by a significant development: sizable increases in home and apartment supply.

A long-running home shortage is finally easing, as Realtor.com predicts that 2025 will be the first "balanced" housing market in nine years, meaning neither buyers nor sellers will have disproportionate leverage. That's thanks to an 11.7% jump in existing home inventory and a 13.8% surge in single-family home starts.

Home listings have been on the rise recently in most of the 50 largest US real-estate markets, which defies what Realtor.com had thought would be a big drop in inventory this year. However, there's still a shortfall of 3.7 million homes in the US, Freddie Mac estimates.

Continued supply improvements mean there should be 4.1 months of homes available in 2025, up from 3.7 months now, Realtor.com said. The National Association of Realtors, a competing firm, reported last month that there's already 4.2 months' supply of existing homes available.

Rental inventory is also on the rise, as real-estate site Zumper found that the supply of new apartments in the US hit its highest level in five decades this summer.

That dynamic should cause rent growth to stall, McLaughlin said. Home prices likely won't suffer a similar fate, in his view, because single-family supply will come online slower.

"What we've seen over the past couple years is a large uptick in new multi-family construction, and they tend to be released all at once," McLaughlin said. "And so it can have very sharp and especially isolated impacts on rents — in particular — in urban areas where they are built."

With more options, renters won't be forced to endure the abnormally large rent hikes that became more common during and after the pandemic.

Landlords might also struggle to raise rent substantially in a strong economy with lower mortgage rates since renters could walk away from bidding wars and look at houses instead.

"When incomes grow enough in the rental segment, those renters tend to convert over to owners," McLaughlin said. "They typically won't use their incomes to bid up rents more — they'll just go and, if they can afford it, they'll go buy a house."

McLaughlin continued: "So those that continue to stay renting, landlords don't have the ability necessarily to raise rents at the rates that price growth plays out in most markets."

Still, inventory increases likely won't translate to meaningful discounts on homes or rental units. Prices almost always rise over time along with the population size and money supply, so while apartments may be easier to find, those pining for pre-pandemic prices could be disappointed — even in an otherwise solid year.

• Small-business optimism may rise after Trump's election win, potentially boosting hiring intentions.
• Optimism surged post-2016 election, with small businesses planning to hire more employees.
• Improved labor market conditions could enhance consumer sentiment and boost wages.

Welcome to the vibe-spansion.

Yes, that's a portmanteau of vibes and expansion, and it's the upbeat version of its better-known cousin, the vibecession.

The term vibecession, a play on the word recession coined by content creator Kyla Scanlon, has been used to describe how people have felt about the economy for the last few years. While the National Bureau of Economic Research hasn't declared an official recession during that time, as there's been no significant decline in employment and consumer spending, inflation and a floundering job market have left consumers feeling downcast about the economy.

That could be about to shift.

That's because the optimism of small-business owners, and their intentions to hire more employees, are probably set to rise after Donald Trump's win in the presidential election earlier this month, with the president-elect promising to cut taxes and regulations.

"Small business owners lean Republican," said Oliver Allen, a senior US economist at Pantheon Macroeconomics, in a November 12 note.

Numbers from the National Federation of Independent Businesses' November survey aren't in yet, but the 2016 election period saw a substantial shift in small-business optimism. Even with higher interest rates and a slightly slowing economy, one would expect some sort of positive jolt to outlooks, experts say.

"After Donald Trump was elected the 45th President in November 2016, the National Federation of Independent Businesses (NFIB) small business optimism index skyrocketed. It was truly a reflection of 'animal spirits' coming to life and this behavior is likely to be repeated," Goldman Sachs' Chief US Equity Strategist David Kostin wrote in a November 18 client note. "We expect an improving small business operating environment will boost the sentiment and spending of SMBs in 2025 and lift the earnings and valuation of stocks with revenues tied to that spending."

Admir Kolaj, an economist at TD Economics, agrees.

"Although the economy is on different footing now and facing a different set of challenges, we anticipate we're likely to see an improved mood among small business owners to cap off the year," he said in a November 12 note.

NFIB data shows that optimism bleeds through to concrete actions. Hiring intentions also jumped after the 2016 election, and they have tracked closely with actual job openings.

Of course, job openings had already been on the rise in the years leading up to 2016, while they are falling today. But the expected jump in optimism, and the presumptive knock-on effect in hiring intentions, could turn that around.

With inflation having cooled off and interest rates starting to fall, more job opportunities flooding the market could be what consumers need to feel better about the economy.

When there are more jobs available, the labor market becomes more employee-friendly, and workers are able to command higher wages. Higher pay could help consumers feel like they're finally able to get ahead, assuming it doesn't fuel higher inflation again with many of the pandemic supply chain hurdles now out of the way.

Workers will also feel less trapped in their current jobs when openings are more abundant, according to Daniel Zhao, lead economist at Glassdoor. About two-thirds of workers feel "stuck," he said. With openings falling since 2022, the number of quits has dropped dramatically.

"Once the job market heats up again, that will open a relief valve to release the bottled up pressure, by giving workers the option to quit in favor of better options on the market," Zhao wrote in a November 19 report. "For the time being, employers may be benefiting from unusually low turnover rates, but they shouldn't be complacent—a wave of revenge quitting is on the horizon."

The turnaround may not be easy. Unemployment has been trending upward, and the tough credit environment for small businesses may mean that continues. Uncertainty stemming from Trump's tariff proposals could also hamper hiring and business investment.

But the idea that a rosier outlook from small-business owners could boost labor conditions is plausible. The past data is there to support it. Whether the post-election bump in optimism will be enough to spark a hiring spree and improve consumers' attitudes this time around will become evident in the months ahead.

The vibe-spansion could be upon us.

• Nouriel Roubini thinks higher inflation and slower growth are coming on the back of Trump's policies.
• He pointed to Trump's plans to levy steep tariffs and deport millions, which could stoke price growth.
• The pace of inflation could nearly double to 5% in the coming years, Roubini speculated.

Trump's policies are raising the risk for a handful of troubling economic consequences, according to one of Wall Street's most pessimistic forecasters.

Nouriel Roubini — also known as "Dr. Doom" for his bombastic and frequently bearish takes on the economy — said he believes some of Trump's policies could raise prices and slow growth in the US. That could involve inflation rising as high as 5% in the coming years,

he said speaking to Bloomberg on Wednesday, about double the current pace of price growth in the US.

Roubini said interest rates could also rise due to Trump's economic agenda. He predicted that long-end bond yields, which partly reflect interest rate expectations in the economy, could reach as high as 8%.

"Some of the economic policies may lead to higher economic growth," Roubini said, pointing to Trump's push to loosen regulation and slash the corporate tax rate. "But unfortunately, many of the other policies have the implication of higher inflation and lower economic growth."

Roubini pointed in particular to Trump's tariff plan, with the president-elect vowing to levy steep tariffs on goods from Mexico, Canada, and China, and a 10%-20% blanket tariff on most US imports. Experts have said the cost of tariffs could be passed onto buyers, with some businesses already floating future price increases.

Trump has also promised to slash corporate taxes and eliminate taxes in other areas, such as income from tips, overtime, and Social Security benefits. Roubini suggested that could spell trouble given the overarching picture of the US debt, as debt is inherently inflationary.

Trump's agenda could raise the national debt by as much as $15.5 trillion from 2026 through 2035, according to an analysis from the Committee for Responsible Federal Budget.

Trump's plan to carry out mass deportations could also impact the outlook for inflation and growth, Roubini noted, given that immigration has bolstered the workforce and helped tame inflation.

"So definitely mass deportation is stagflationary," he added.

Roubini has repeatedly warned that Trump's second term in office could raise the risk of stagflation, a scenario involving stubborn prices, sluggish economic growth, and steep unemployment. Some analysts describe the situation as even worse than a recession due to the chaos that unfolded the last time the US was in the midst of a stagflationary crisis.

Other forecasters have also warned of the potential for higher inflation in Trump's second term. Deutsche Bank analysts floated a potential inflation increase in 2025, adding it was possible the Fed may not lower interest rates to keep high prices in check.

Trump, though, has repeatedly disputed the idea that his policies are inflationary and said he would lower prices for Americans. He enacted tariffs in his first term as president without a significant inflation increase, but experts say that his policies this time around are far more wide-reaching, explaining the difference in inflation forecasts.

"Trump will once again cut taxes and unleash American energy to lower prices on groceries and other goods when we send him back to the White House," Taylor Rogers, a spokesperson from the Republican National Committee, previously told BI.

• Trump's plans to deport millions of immigrants could exacerbate America's demographic challenges.
• The US birth rate has been falling, which economists say could hobble the labor market and economic growth.
• Trump's plan could result in an older population and fewer workers, economists told BI.

Donald Trump's plan for a sweeping immigration crackdown involving mass deportations has been described as potentially inflationary, but economists say it could exacerbate another problem America faces: an aging population.

Immigration was thought to be one solution to Americans having fewer kids, and reversing the trend could result in a larger population of older people and lead to a smaller workforce, economists have said.

Demographic shifts are likely to be greater if immigration is significantly curtailed, Alan Berube, a senior fellow at the Brookings Institution, said.

During his campaign, the President-elect promised to deport unauthorized migrants, of which there are around 11 million in the US, according to the Center for Migration Studies. Trump also promised to ban refugees from some countries and reinstate travel bans he implemented in his first term, which could restrict immigration flows.

If immigration were to fall to "low" levels—which the Brookings Institution defines as 350,000-600,000 net migrants per year—the US population could drop by 4% by the end of the century, Berube said, citing a 2023 Brookings projection. If the US were to completely close its borders, the population could drop 32% by 2100.

Berube told BI that the effects of the immigration policy Trump ultimately pursues in his term would likely fall between those two estimates. He added that this could create issues for the rest of the population, which will need to support a larger cohort of older people.

In the group's low immigration scenario, America's 65-and-older population would make up 57% of the working-age population by the end of the century, up from 28% in 2022.

"The US workforce right now is aging more rapidly than at any point in our country's history," Berube said. "Even as our population ages, if we cut off the supply of immigrant labor, the challenges that go along with an aging population and an aging workforce are going to get much more serious."

Trump and the Republican party have said that the goal of deportations would be, in part, to drive down the cost of healthcare, housing, and education for Americans.

"The American people re-elected President Trump by a resounding margin giving him a mandate to implement the promises he made on the campaign trail. He will deliver," Karoline Leavitt, a spokesperson for Trump's camp, told BI in an email when asked about the potential impacts of Trump's immigration policy.

Economic challenges

Fewer people coming into the US would likely be a headwind to growth, given that the birth rate has been trending down for decades. The general fertility rate hit a record low in 2023, with just under 55 births for every 1,000 women between the ages of 15 and 44, according to the Centers for Disease Control and Prevention.

Berube said immigration is thought of as a band-aid to demographic problems since immigrants tend to be younger, which offsets the aging population. Immigrants also tend to work at higher rates, supplementing the job market.

The US had around 8.3 million unauthorized immigrant workers in 2022, according to data from the Pew Research Center.

Certain sectors are particularly at risk of labor shortages in the event of fewer migrant workers, according to José Torres, a senior economist at Interactive Brokers.

Sectors with a high proportion of undocumented immigrant workers, like construction and agriculture, could see the number of workers fall. Those industries are already facing steep labor shortages, with construction in particular facing a shortage of 200,000-400,000 workers each year.

While Trump's pro-market policies will offset some of the economic impact, Torres thinks GDP could fall by half a percentage point once Trump implements his immigration crackdown.

"When you have immigrant flows, that's growth positive. That lifts your GDP in the short run because you have all these folks that are coming in. They're coming for economic opportunity, they're working really hard," Torres told BI. "So that's going to be a headwind to the labor market overall," he said of deportations.

Todd Buccholz, a former White House economist during the George H.W. Bush Administration, thinks Trump's immigration policies will have a mild economic impact, partly because he doubts immigration will fall over the long term.

"I think it's important that the country recognize the aging of the population, the lower fertility rate," Buccholz said. "If you say, no one else is coming in, the gate is locked and no one else can play … we're going to be shrinking and have more senior citizens and fewer people to support them. I think that raises real issues," he added.