Each year, millions of Americans pack up and relocate in search of a better quality of life, and the 2025 PODS Moving Trends Report sheds light on where they’re coming from and why. According to this year’s data, a clear pattern has emerged: people are eager to leave high cost, high density metropolitan areas, especially in California and the Northeast. For the fourth year in a row, Los Angeles tops the list of cities people are most eager to move away from. The San Francisco Bay Area is close behind, followed by Miami, Long Island, Chicago, and Boston. These cities have consistently seen net population losses over the past several years.
Where Are People Eagerly Moving From?
Why are people leaving? Rising costs of living are one of the biggest factors. In cities like San Francisco, Los Angeles, and New York, residents are struggling with sky-high rents, housing prices, insurance premiums, and everyday expenses. Add to that increasing congestion, long commutes, and, in some cases, declining quality of life, and it’s no surprise that people are opting for less expensive, more spacious alternatives. The flexibility of remote and hybrid work is also fueling this trend, allowing people to prioritize affordability and lifestyle over proximity to urban job centers.
Interestingly, many of the cities with the highest outbound moves were once considered highly desirable. However, the combination of economic pressure and shifting work habits has changed what people value in a place to live. Residents are now more focused on space, cost, and community—driving them out of expensive urban hubs and into more affordable, mid-sized metros.
- Los Angeles, CA (1st in 2024)
- Northern California (San Francisco area) (2nd in 2024)
- South Florida (Miami area) (3rd in 2024)
- Long Island, NY (Serving parts of NYC) (4th in 2024)
- San Diego, CA (8th in 2024)
- Central Jersey, NJ (6th in 2024)
- Chicago, IL (7th in 2024)
- Boston, MA (13th in 2024)
- Hudson Valley, NY (10th in 2024)
- Denver, CO (12th in 2024)
- Santa Barbara, CA (11th in 2024)
- Seattle, WA (Not ranked in 2024)
- Stockton-Modesto, CA (9th in 2024)
- Washington, DC (Not ranked in 2024)
- Hartford, CT (15th in 2024)
- Tampa Bay, FL (Not ranked in 2024)
- Fresno, CA (17th in 2024)
- Austin, TX (5th in 2024)
- Bakersfield, CA (18th in 2024)
- Philadelphia, PA (Not ranked in 2024)
Source: https://www.pods.com/blog/moving-trends
What Does This Mean for Real Estate Investors?
For real estate investors, these trends point to a major opportunity to align investment strategy with population movement. The places people are leaving may not be ideal for new purchases, but the places they’re heading to are ripe with potential. The 2025 PODS report shows that cities in the Southeast and Sun Belt regions are gaining the most new residents. North and South Carolina, Tennessee, Georgia, Texas, and Alabama dominate the list of top inbound states.
Cities like Myrtle Beach, Wilmington, Raleigh, Charlotte, and Greenville-Spartanburg are seeing significant growth. In fact, North Carolina alone is home to five of the top 20 move-in destinations. Nashville, Knoxville, and Dallas-Fort Worth are also emerging as popular choices, with the latter making its debut in the top five. These cities combine affordable housing with job opportunities, lifestyle amenities, and warmer climates—making them highly attractive to movers from more expensive regions.
For investors, this migration offers a chance to capitalize on growing demand for housing in these areas. The influx of residents is driving up rental demand, making single-family rentals (SFRs), multifamily developments, and new home construction particularly attractive asset classes. Investors who act quickly in these high-growth markets can benefit from rising property values, low vacancy rates, and solid long-term appreciation.
However, it’s important to approach hot markets with caution. Some regions are experiencing rapid price increases, and local infrastructure may be struggling to keep pace with population growth. There are also risks tied to climate, especially in coastal regions like Myrtle Beach, where hurricanes are a concern. Smart investors will balance opportunity with risk, focusing on cities with strong economic foundations, manageable climate exposure, and thoughtful urban planning.
Where should you put your investment dollars? A better question might be, where is the market low? If people are leaving these cities, then you’re sure to find motivated sellers, and able to find great investment opportunities.
