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United States

UNITED STATES ------------------------------------------618[FEATURE]

The Boom and Fall of the Real Estate Market in the Sunny Cities of the U.S.

Lessons From a Real Estate Boom Driven by Remote Migration

By Jazmin Agudelo for Ruta Pantera on 10/30/2025 8:11:46 AM

Between 2021 and 2022, the warm and sunny regions of the United States experienced an unprecedented real estate boom. Cities like Austin, Tampa, Phoenix, and Atlanta attracted thousands of remote buyers, driven by hybrid work and the search for more affordable lifestyles. Properties received multiple offers and sold above the listing price in a matter of days. However, starting in 2023, the market began to cool with rising mortgage rates and the normalization of migration. Catalyst of internal migration The COVID-19 pandemic redefined residential priorities. With the rise of remote work, millions of Americans left expensive metropolises like New York and San Francisco in favor of destinations with mild climates and lower costs of living. According to the U.S. Census Bureau (2022), between April 2020 and July 2021, more than 7.5 million people moved to Sun Belt states, with Texas, Florida, and Arizona leading net gains. Austin recorded a 3% annual population increase in 2021, the highest among major cities (U.S. Census Bureau, 2023). Tampa and Phoenix saw similar inflows, while Atlanta consolidated its role as a logistics hub. Companies like Tesla and Oracle relocated headquarters to Texas, attracting tech talent (Florida, 2022). This confluence of factors created explosive demand that far exceeded the housing supply.
Skyrocketing prices and lightning-fast sales In 2021, the median home price in Austin rose 42% year-over-year, reaching $540,000 (Redfin, 2022). Phoenix experienced a 32% increase, Tampa 28%, and Atlanta 25% (National Association of Realtors [NAR], 2022). Properties spent an average of 18 days on the market, compared to 45 days pre-pandemic. The phenomenon of “blind offers” became widespread: buyers bid without inspections, waiving contingencies and paying up to 20% above the listing price (Zillow Research, 2022). Institutional investors like BlackRock and Invitation Homes acquired thousands of single-family units for rental, exacerbating the shortage (Molinsky & Airgood-Obrycki, 2022). In Phoenix, 28% of purchases in 2021 were in cash, a historic record (CoreLogic, 2022). Structural factors behind the boom Limited supply was key. Residential construction had stagnated since the 2008 crisis, with an accumulated deficit of 3.8 million units by 2021 (Freddie Mac, 2021). Strict local zoning regulations—such as density limits in Austin and Tampa—restricted new developments. Additionally, the disrupted global supply chain raised material costs by 35% (Associated General Contractors of America, 2022). Historically low mortgage rates (2.65% for 30 years in January 2021) facilitated borrowing (Federal Reserve Economic Data [FRED], 2023). Federal fiscal stimulus—direct checks and eviction moratoriums—injected liquidity into consumption. Finally, the “Zoom effect” allowed high-income professionals to maintain metropolitan salaries while living in secondary markets (Gupta et al., 2022). Socioeconomic impacts The boom benefited sellers and builders but displaced long-term residents. In Atlanta, the median rent increased 31% between 2020 and 2022, outpacing wage growth (Apartment List, 2023). Black and Hispanic communities in gentrified neighborhoods faced eviction rates 40% higher (Eviction Lab, 2023). Price inflation eroded affordability: in Tampa, a median family needed 45% of its income for a mortgage, compared to the recommended 28% (Urban Institute, 2023). Public schools in fast-growing districts like Phoenix dealt with overcrowded classrooms and teacher shortages (Arizona Department of Education, 2023). The 2023 shift: cooling and correction Starting in March 2022, the Federal Reserve began aggressive rate hikes to combat inflation. By June 2023, the 30-year mortgage rate exceeded 7% (FRED, 2023). Sales fell 23% year-over-year in the Sun Belt (NAR, 2023). In Austin, available housing inventory tripled, from 0.8 to 2.5 months of supply. Prices began to stabilize: Phoenix recorded a 4% nominal drop in the third quarter of 2023, though still 45% above pre-pandemic levels (Case-Shiller Home Price Index, 2023). Atlanta and Tampa showed monthly increases below 1%, signaling the end of exponential growth. Strategies for buyers in the new landscape The current market favors negotiation. Experts recommend: Monitor mortgage rates: Lock in fixed rates at the first sign of stabilization (Mortgage Bankers Association, 2023). Prioritize inspections: Avoid risky contingencies; 85% of properties sold above price in 2021 had hidden defects (American Society of Home Inspectors, 2023). Explore secondary markets: Cities like San Antonio or Jacksonville offer more moderate growth with similar potential (Realtor.com, 2023). Consider rent-to-own: Mitigate risks while building equity (National Rental Home Council, 2023). For investors, the focus should be on multifamily properties in areas with corporate rental shortages. The “build-to-rent” model is gaining traction: planned communities of single-family homes for lease (John Burns Real Estate Consulting, 2023). Future outlook Analysts project stabilization through 2025, with annual price increases of 3–5% in the Sun Belt (Moody***s Analytics, 2023). Residential construction is rebounding: permits in Texas rose 18% in 2023 (U.S. Department of Housing and Urban Development, 2023). However, challenges remain: climate change (hurricanes in Florida, droughts in Arizona) and remote work regulations could modulate migration flows. The 2021–2022 boom demonstrated the Sun Belt’s resilience but also its vulnerabilities. Cities that invest in infrastructure, affordable housing, and sustainable urban planning will capture long-term benefits. For buyers, the lesson is clear: in cyclical markets, patience and information are the best investments.

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