The Most Vacant Cities in America: 2022 Data
🏚️ What are the most vacant cities in America? 🏚️ The three most vacant cities in the U.S. are all in Florida: Orlando, Miami, and Tampa. These cities are known for tourism and vacation homes, which means houses sit vacant for much of the year. |
Most Vacant Cities, Ranked | Overall Vacancy Trends | Vacancy and Cost of Living | Homeowner vs. Rental Vacancy Rates | Methodology | FAQ
More than 16 million housing units in the U.S. are vacant, bringing the overall vacancy rate to 11.6%. Vacancy is a hot topic right now because the decreasing rate is causing rent and home prices to rise.[1] These problems are compounded by low housing inventory in many areas and the increasing visibility of homelessness in major cities.[2][3]
Americans are looking for cities with affordable living solutions, but some areas have more options than others. We found that the majority of areas with high vacancies are located in tourist-centric regions that tend to have vacancies associated with unused seasonal homes. Four out of the seven cities with vacancy rates exceeding the national rate are in Florida.
In other regions, industrial decline, high unemployment, and economic depression cause high vacancy rates.
To find out where U.S. residents are experiencing the highest rates of vacancy, we analyzed data from the U.S. Census Bureau, the U.S. Department of Housing and Urban Development, Zillow, and the U.S. Bureau of Economic Analysis.
We ranked the 50 most-populous metros by the overall number of vacant housing units among homeowners and renters. We then compared their homeowner vacancy rates (HVR) and rental vacancy rates (RVR) to get a more nuanced picture of what housing options are available to residents in the studied cities. HVR and RVR both measure the proportion of homeowner and rental inventory which are vacant.
Most Vacant Cities Statistics 🏘
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Overall Vacancy Trends in America
To analyze vacancy trends, we examined 2020 U.S. Census data, the most recent and comprehensive data available. We found that the most vacant city is Orlando, Florida, with an overall vacancy rate of 15.3% and 160,952 vacant housing units. Orlando also has the highest rental (9.7%) and homeowner (3.1%) vacancy rates.
📉 The national vacancy rate is decreasing 📉 The percentage of vacant housing units decreased from 12.3% in 2011 to 11.6% in 2020. The rate is still 2.6 percentage points higher than the 9% recorded in 2000. |
The overall vacancy rate in the U.S. is 11.6%. Seven metros have an overall vacancy rate that exceeds that percentage:
- Orlando, Florida (15.27%)
- Miami (14.75%)
- Tampa, Florida (13.71%)
- Birmingham, Alabama (13.23%)
- New Orleans (13.1%)
- Riverside, California (12.13%)
- Jacksonville, Florida (11.87%)
These metros are in areas with a lot of vacation homes and short-term rentals, or they have been affected by significant natural disasters in recent memory. Natural disasters, for example, can lead to economic decline in affected areas that reverberate for years. The remaining 43 metros on our list all had an overall vacancy rate lower than the national average.
The 50 Most-Populous Cities, Ranked by Vacancy
Rank | City | % Vacant | Total Housing Units | Total Occupied | Vacant Units | Homeowner Vacancy Rate | Rental Vacancy Rate |
- | United States | 11.6% | 138,432,751 | 122,354,219 | 16,078,532 | 1.4% | 5.8% |
1 | Orlando, FL | 15.27% | 1,054,209 | 893,257 | 160,952 | 3.1% | 9.7% |
2 | Miami, FL | 14.75% | 2,548,767 | 2,172,740 | 376,027 | 1.7% | 6.4% |
3 | Tampa, FL | 13.71% | 1,436,297 | 1,239,349 | 196,948 | 1.9% | 6.9% |
4 | Birmingham, AL | 13.23% | 487,435 | 422,926 | 64,509 | 1.4% | 8.1% |
5 | New Orleans, LA | 13.1% | 559,877 | 486,509 | 73,368 | 1.5% | 7.5% |
6 | Riverside, CA | 12.13% | 1,566,442 | 1,376,503 | 189,939 | 1.6% | 4.2% |
7 | Jacksonville, FL | 11.87% | 656,551 | 578,620 | 77,931 | 1.9% | 6.3% |
8 | Las Vegas, NV | 11.34% | 912,465 | 809,026 | 103,439 | 1.8% | 8% |
9 | Memphis, TN | 11.3% | 569,954 | 505,544 | 64,410 | 1.1% | 8% |
10 | Phoenix, AZ | 10.22% | 1,943,813 | 1,745,219 | 198,594 | 1.5% | 5% |
11 | Providence, RI | 9.96% | 705,332 | 635,095 | 70,237 | 1.2% | 4.7% |
12 | Pittsburgh, PA | 9.91% | 1,129,809 | 1,017,860 | 111,949 | 1.5% | 5.4% |
13 | St. Louis, MO | 9.86% | 1,262,226 | 1,137,735 | 124,491 | 1.6% | 6.2% |
14 | Detroit, MI | 9.66% | 1,910,964 | 1,726,401 | 184,563 | 1.4% | 4.8% |
15 | Cleveland, OH | 9.56% | 963,209 | 871,132 | 92,077 | 1.3% | 5.7% |
16 | Oklahoma City, OK | 9.54% | 578,343 | 523,154 | 55,189 | 1.5% | 7.8% |
17 | Louisville, KY | 9.17% | 547,307 | 497,106 | 50,201 | 1.3% | 6.7% |
18 | Virginia Beach, VA | 9.11% | 739,434 | 672,053 | 67,381 | 1.8% | 6.8% |
19 | Houston, TX | 9.02% | 2,646,682 | 2,407,993 | 238,689 | 1.4% | 8.5% |
20 | Indianapolis, IN | 8.99% | 868,045 | 790,050 | 77,995 | 1.2% | 6.6% |
21 | Buffalo, NY | 8.92% | 530,247 | 482,932 | 47,315 | 1.3% | 5% |
22 | New York, NY | 8.91% | 7,756,312 | 7,065,536 | 690,776 | 1.4% | 3.5% |
23 | Baltimore, MD | 8.76% | 1,164,762 | 1,062,780 | 101,982 | 1.4% | 6.4% |
24 | San Antonio, TX | 8.6% | 903,779 | 826,094 | 77,685 | 1.3% | 7.5% |
25 | Charlotte, NC | 8.18% | 1,062,398 | 975,476 | 86,922 | 1.1% | 6.4% |
26 | Kansas City, MO | 8.15% | 918,223 | 843,359 | 74,864 | 1.1% | 5% |
27 | Cincinnati, OH | 8.05% | 946,325 | 870,103 | 76,222 | 1% | 4.5% |
28 | Chicago, IL | 7.97% | 3,856,019 | 3,548,735 | 307,284 | 1.5% | 5.3% |
29 | Nashville, TN | 7.75% | 788,546 | 727,452 | 61,094 | 0.9% | 6.5% |
30 | Atlanta, GA | 7.66% | 2,330,974 | 2,152,319 | 178,655 | 1.5% | 6% |
31 | Hartford, CT | 7.61% | 516,829 | 477,495 | 39,334 | 1.2% | 5.3% |
32 | Sacramento, CA | 7.5% | 909,133 | 840,925 | 68,208 | 0.9% | 3.4% |
33 | Philadelphia, PA | 7.46% | 2,497,830 | 2,311,452 | 186,378 | 1.3% | 5.5% |
34 | Raleigh, NC | 7.44% | 548,432 | 507,613 | 40,819 | 0.8% | 5.7% |
35 | Columbus, OH | 7.34% | 869,406 | 805,628 | 63,778 | 1% | 4.8% |
36 | Dallas, TX | 7.28% | 2,821,032 | 2,615,579 | 205,453 | 1.1% | 7.6% |
37 | Richmond, VA | 7.25% | 526,129 | 488,001 | 38,128 | 1.1% | 4.9% |
38 | Austin, TX | 7.04% | 856,586 | 796,315 | 60,271 | 1.1% | 5.8% |
39 | San Diego, CA | 6.98% | 1,215,528 | 1,130,703 | 84,825 | 0.9% | 3.8% |
40 | Milwaukee, WI | 6.82% | 680,891 | 634,436 | 46,455 | 1% | 5.4% |
41 | Los Angeles, CA | 6.19% | 4,661,034 | 4,372,505 | 288,529 | 1% | 3.7% |
42 | Boston, MA | 6.06% | 1,972,346 | 1,852,755 | 119,591 | 0.8% | 3% |
43 | San Francisco, CA | 6% | 1,810,522 | 1,701,865 | 108,657 | 0.7% | 3.7% |
44 | Washington, DC | 5.75% | 2,381,231 | 2,244,311 | 136,920 | 1% | 4.9% |
45 | Seattle, WA | 5.43% | 1,617,780 | 1,529,875 | 87,905 | 0.9% | 3.6% |
46 | Salt Lake City, UT | 5.31% | 427,135 | 404,471 | 22,664 | 0.7% | 5.6% |
47 | Denver, CO | 5.11% | 1,156,748 | 1,097,674 | 59,074 | 0.7% | 4.5% |
48 | San Jose, CA | 5% | 688,111 | 653,703 | 34,408 | 0.5% | 4.2% |
49 | Portland, OR | 4.94% | 1,007,774 | 957,977 | 49,797 | 0.9% | 3.6% |
50 | Minneapolis, MN | 4.55% | 1,456,697 | 1,390,448 | 66,249 | 0.6% | 3.6% |
Homeowner and Rental Vacancy Rates by Metro
The U.S. rental vacancy rate (5.8%) is 314% higher than the homeowner vacancy rate (1.4%). This is not surprising considering the U.S. housing market has been a seller's market since 2020, and demand for homes is high.
Considering there is also a housing shortage in some areas, it makes sense that homes would be more occupied than rentals. A housing shortage doesn't just mean there's low inventory. It could also suggest that there's an overall lack of affordable housing in the area, which can be caused by a variety of factors.[4]
Twenty metros have rental vacancy rates that exceed the U.S. rate of 5.8% for rentals. Fourteen metros have homeowner vacancy rates that exceed the U.S. rate of 1.4%.
It's important to compare homeowner vacancy rates with rental vacancy rates because they can affect different residents in different ways. For example, in cities where it's expensive to purchase a home, a low rental vacancy rate could be disastrous for residents needing affordable housing. On the other hand, a high rental vacancy rate could suggest a metro is experiencing economic decline and losing residents to other cities.
Homeowner and rental vacancy rates are important to separate because, in some areas, it may be more financially sound to buy versus rent. With increasing home prices, many potential buyers are priced out of the market and are opting to rent for the foreseeable future. In areas with expensive home prices, vacancy rates may be higher.
Metros With Homeowner Vacancy Rates Above the National Average
Of the 50 most-populous metros, these 14 cities have the highest homeowner vacancy rates:
Rank | City | Homeowner Vacancy Rate | Rental Vacancy Rate |
- | United States | 1.4% | 5.8% |
1 | Orlando, FL | 3.1% | 9.7% |
2 | Tampa, FL | 1.9% | 6.9% |
3 | Jacksonville, FL | 1.9% | 6.3% |
4 | Las Vegas, NV | 1.8% | 8% |
5 | Virginia Beach, VA | 1.8% | 6.8% |
6 | Miami, FL | 1.7% | 6.4% |
7 | St. Louis, MO | 1.6% | 6.2% |
8 | Riverside, CA | 1.6% | 4.2% |
9 | Oklahoma City, OK | 1.5% | 7.8% |
10 | New Orleans, LA | 1.5% | 7.5% |
11 | Atlanta, GA | 1.5% | 6% |
12 | Pittsburgh, PA | 1.5% | 5.4% |
13 | Chicago, IL | 1.5% | 5.3% |
14 | Phoenix, AZ | 1.5% | 5% |
In metros where homes are more affordable to purchase, the rental vacancy rate may be higher. This may also be the case in tourist areas where seasonal rentals are common. Some studies even suggest that short-term rentals contribute to housing crises in metros where they are common.[5]
Metros With Rental Vacancy Rates Above the National Average
Of the 50 most-populous metros, these 20 cities have the highest rental vacancy rates:
Rank | City | Rental Vacancy Rate | Homeowner Vacancy Rate |
- | United States | 5.8% | 1.4% |
1 | Orlando, FL | 9.7% | 3.1% |
2 | Houston, TX | 8.5% | 1.4% |
3 | Birmingham, AL | 8.1% | 1.4% |
4 | Las Vegas, NV | 8% | 1.8% |
5 | Memphis, TN | 8% | 1.1% |
6 | Oklahoma City, OK | 7.8% | 1.5% |
7 | Dallas, TX | 7.6% | 1.1% |
8 | San Antonio, TX | 7.5% | 1.3% |
9 | New Orleans, LA | 7.5% | 1.5% |
10 | Tampa, FL | 6.9% | 1.9% |
11 | Virginia Beach, VA | 6.8% | 1.8% |
12 | Louisville, KY | 6.7% | 1.3% |
13 | Indianapolis, IN | 6.6% | 1.2% |
14 | Nashville, TN | 6.5% | 0.9% |
15 | Miami, FL | 6.4% | 1.7% |
16 | Baltimore, MD | 6.4% | 1.4% |
17 | Charlotte, NC | 6.4% | 1.1% |
18 | Jacksonville, FL | 6.3% | 1.9% |
19 | St. Louis, MO | 6.2% | 1.6% |
20 | Atlanta, GA | 6% | 1.5% |
Vacancies, Cost of Living, and Home Values
Vacancy rates should be analyzed by what's causing them, which can differ by location. In some areas, high vacancy rates correlate with a high cost of living. That, in turn, could raise the homelessness rate as home and rent prices outpace income.
Ultimately, the average rental vacancy rate is slightly higher in cities where home ownership costs haven't grown from 2000 to 2020. However, the cost of living is higher in metros where home values have increased over this time period.
An interesting case is the least vacant city, Minneapolis, which has an overall vacancy rate of 4.6%, yet its rental prices aren't increasing at the same rate as other cities across the country. Typically, low vacancy rates lead to higher prices, but it's important to be mindful of outliers such as Minneapolis because they can be great options for those who are open to moving to a more affordable area.[6]
Below, we use regional price parities to measure the cost of living alongside typical home values to see how the overall cost of living in an area can impact its vacancy rates.
Vacancy Rates vs. Cost of Living
Table is ordered from highest % increase in typical home value to lowest.
City | Regional Price Parity Score | Homeowner Vacancy Rate | Rental Vacancy Rate | Overall Vacancy Rate | % Increase in Typical Home Values (2000-2020) |
United States | 100 | 1.4% | 5.8% | 11.6% | 98.4% |
Los Angeles, CA | 111.895 | 1% | 3.7% | 6.2% | 190.5% |
San Francisco, CA | 117.369 | 0.7% | 3.7% | 6.0% | 176.3% |
Riverside, CA | 103.713 | 1.6% | 4.2% | 12.1% | 171.8% |
San Diego, CA | 113.393 | 0.9% | 3.8% | 7.0% | 157.8% |
Seattle, WA | 111.951 | 0.9% | 3.6% | 5.4% | 157.0% |
Portland, OR | 105.671 | 0.9% | 3.6% | 4.9% | 149.7% |
Miami, FL | 109.983 | 1.7% | 6.4% | 14.8% | 146.2% |
Sacramento, CA | 106.098 | 0.9% | 3.4% | 7.5% | 144.2% |
San Jose, CA | 112.122 | 0.5% | 4.2% | 5.0% | 142.3% |
Tampa, FL | 99.101 | 1.9% | 6.9% | 13.7% | 127.5% |
Washington, DC | 111.532 | 1% | 4.9% | 5.8% | 127.3% |
Salt Lake City, UT | 97.72 | 0.7% | 5.6% | 5.3% | 125.1% |
Phoenix, AZ | 102.558 | 1.5% | 5% | 10.2% | 117.9% |
Denver, CO | 107.292 | 0.7% | 4.5% | 5.1% | 115.3% |
Providence, RI | 101.236 | 1.2% | 4.7% | 10.0% | 112.8% |
Virginia Beach, VA | 96.184 | 1.8% | 6.8% | 9.1% | 110.7% |
Nashville, TN | 96.98 | 0.9% | 6.5% | 7.8% | 109.0% |
Orlando, FL | 98.662 | 3.1% | 9.7% | 15.3% | 106.2% |
Dallas, TX | 105.062 | 1.1% | 7.6% | 7.3% | 105.5% |
Buffalo, NY | 95.697 | 1.3% | 5% | 8.9% | 105.4% |
New York, NY | 115.475 | 1.4% | 3.5% | 8.9% | 103.4% |
Austin, TX | 101.798 | 1.1% | 5.8% | 7.0% | 102.1% |
Philadelphia, PA | 102.254 | 1.3% | 5.5% | 7.5% | 101.7% |
Jacksonville, FL | 96.318 | 1.9% | 6.3% | 11.9% | 101.1% |
Boston, MA | 110.218 | 0.8% | 3% | 6.1% | 100.3% |
Richmond, VA | 95.439 | 1.1% | 4.9% | 7.3% | 97.4% |
Baltimore, MD | 105.41 | 1.4% | 6.4% | 8.8% | 97.3% |
San Antonio, TX | 97.918 | 1.3% | 7.5% | 8.6% | 94.3% |
Pittsburgh, PA | 95.685 | 1.5% | 5.4% | 9.9% | 93.3% |
Indianapolis, IN | 94.705 | 1.2% | 6.6% | 9.0% | 85.9% |
Kansas City, MO | 94.702 | 1.1% | 5% | 8.2% | 85.4% |
Minneapolis, MN | 103.189 | 0.6% | 3.6% | 4.6% | 83.5% |
Houston, TX | 100.075 | 1.4% | 8.5% | 9.0% | 83.1% |
Las Vegas, NV | 97.164 | 1.8% | 8% | 11.3% | 81.6% |
Oklahoma City, OK | 93.768 | 1.5% | 7.8% | 9.5% | 81.4% |
Milwaukee, WI | 95.933 | 1% | 5.4% | 6.8% | 74.1% |
New Orleans, LA | 96.859 | 1.5% | 7.5% | 13.1% | 73.2% |
Charlotte, NC | 94.581 | 1.1% | 6.4% | 8.2% | 71.8% |
Columbus, OH | 94.23 | 1% | 4.8% | 7.3% | 70.2% |
Louisville, KY | 91.91 | 1.3% | 6.7% | 9.2% | 70.1% |
Raleigh, NC | 95.664 | 0.8% | 5.7% | 7.4% | 67.1% |
St. Louis, MO | 95.71 | 1.6% | 6.2% | 9.9% | 62.4% |
Atlanta, GA | 98.157 | 1.5% | 6% | 7.7% | 62.1% |
Cincinnati, OH | 93.476 | 1% | 4.5% | 8.1% | 55.5% |
Birmingham, AL | 92.646 | 1.4% | 8.1% | 13.2% | 54.7% |
Hartford, CT | 102.882 | 1.2% | 5.3% | 7.6% | 51.3% |
Chicago, IL | 104.846 | 1.5% | 5.3% | 8.0% | 41.5% |
Memphis, TN | 92.719 | 1.1% | 8% | 11.3% | 39.3% |
Cleveland, OH | 93.003 | 1.3% | 5.7% | 9.6% | 31.5% |
Detroit, MI | 97.09 | 1.4% | 4.8% | 9.7% | 31.1% |
Metros With Increases in Home Values Above the National Average
From 2000 to 2020, 25 of the 50 most-populous U.S. cities experienced increases in home values that exceeded the overall U.S. increase of 98.4%. Metros with home value increases above 98.4% have an average price parity score of 105.2, meaning the average price level in those metros exceeded the overall national price level (100).
The average vacancy rate across those metros (8.35%) is lower than the national vacancy rate as well as the rate in cities where home values increased less than 98.4%. This likely means those cities experienced strong demand for housing, which drove up home and rental prices alongside the overall cost of living.
Metros With Increases in Home Values Below the National Average
The other 25 cities didn't see home value increases that exceeded 98.4%. The average rental vacancy rate in these metros is 6.2% — 20.5% higher than the average rental vacancy rate for the other 25 metros (5.1%).
The average homeowner vacancy rate for these metros (1.3%) is 2.6% higher than the average homeowner vacancy rate for the other 25 metros (1.2%). This possibly means that demand is lower in these cities, which may have prevented steep increases in housing costs.
The average regional price parity score for these metros is 96.7, just below the U.S. score of 100, meaning that the average price level in these metros falls right below the national standard. As a result, the cost of living in these metros is lower than in the other 25 metros.
National Housing and Rental Vacancy Trends Over Time
Since 1965, the rental vacancy rate has decreased by 32%, while the homeowner vacancy rate has decreased by 53%. The decrease in the homeowner vacancy rate is 66% higher than the decrease in the rental vacancy rate.
From 2019 to 2022 (pre-pandemic to present), the national rental vacancy rate decreased by 17.1%, and the homeowner vacancy rate decreased by 42.8%. What's more in the years since the pandemic began (2020 to 2022), they decreased by 12.1% and 27%, respectively.
In general, most metro areas saw vacancy rates decrease between 2010 and 2020. For many, this caused higher home and rental prices, which are increasing further due to pandemic-related supply chain and construction issues. As vacancy rates continue to drop, housing and its associated costs will remain a hot topic.
The Biden administration has addressed increasing housing costs as well as decreasing inventory in many areas. It has introduced plans, which attempt to address these concerns so the country can avoid a more devastating housing crisis.[7]
How these policies affect the housing and rental markets in the near future remains to be seen. For now, residents must search for more equitable housing options or cities with higher vacancy rates and affordability.
Methodology
National housing and rental vacancy rates across time are retrieved from the U.S. Census Bureau's Census' Current Population Survey/Housing Vacancy Survey. Metro-level vacancy rates, median household income, and population estimates are retrieved from the U.S. Census Bureau's American Community Survey 2020 5-year Estimates. For changes in typical home values across time, we use the Zillow Home Value Index.
We also use 2020 regional price parity data, provided by the Bureau of Economic Analysis, which indexes overall prices of consumer goods to a national index of 100 and offers a comparative score for each metro. Regional price parities measure the differences in price levels across states and metropolitan areas for a given year and are expressed as a percentage of the overall national price level.
The Street. "Housing Nightmare Continues, as Rent Soars and Home Prices Rise." Page(s) 1. Accessed June 15, 2022. Updated May 19, 2022.
U.S. News & World Report. "Understanding Housing Inventory and What It Means for You." Page(s) 1. Accessed June 15, 2022. Updated April 28, 2022.
City Journal. "Ending Homelessness?." Page(s) 1. Accessed June 15, 2022. Updated September 24, 2021.
Forbes. "There Is No Easy Fix For The Affordable Housing Crisis." Page(s) 1. Accessed June 16, 2022. Updated September 7, 2021.
Granicus. "Are Short-Term Vacation Rentals Contributing to the Housing Crisis?." Page(s) 1. Accessed June 16, 2022. Updated March 12, 2018.
streets.mn. "Minneapolis Rents Drop, Bucking National Trends." Page(s) 1. Accessed June 15, 2022. Updated May 6, 2022.
The White House. "President Biden Announces New Actions to Ease the Burden of Housing Costs." Page(s) 1. Accessed June 16, 2022. Updated May 16, 2022.
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