What are the 10 fastest growing cities in the US?

Key takeaways

• The fastest-growing cities are concentrated in the Sun Belt, but they're not all affordable.
• Many booming cities offer a lower-cost alternative to nearby metropolitan areas.
• Insurance, property taxes and utility costs can have a major impact on affordability.

America's fastest-growing cities aren't necessarily the biggest.

While large metropolitan areas often dominate housing discussions, many of the places attracting the most new residents are smaller cities in Florida, Texas, Arizona, South Carolina and California.

To identify them, U.S. News & World Report analyzed U.S. Census Bureau population data for 859 cities and ranked places by net migration, or the rate at which they gained residents from 2020 to 2024.

Florida leads the top 10 with four cities, followed by Texas with three. The list includes retirement destinations, fast-growing suburbs and lower-cost alternatives to nearby metropolitan areas.

Source: U.S. News & World Report, 2026-2027 Fastest-Growing Places rankings

Wildwood (population 37,269) tops the list with a median home value of $438,468, median rent of $1,037 and median household income of $69,192. Its growth is closely tied to The Villages, the country's largest retirement community, which borders the city and drives steady inbound migration from retirees across the eastern U.S.

But retirees aren't the only newcomers. Denese Carty, senior vice president and East Coast divisional director at Churchill Mortgage, said Wildwood is also attracting families drawn to Central Florida's attractions as well as workers who support the area's healthcare, hospitality and service industries.

Despite its small size, Wildwood sits along Interstate 75 and the Florida Turnpike, roughly 55 miles northwest of Orlando. The city offers a slower pace of life than many Florida metropolitan areas, with access to golf, fishing and nature trails. Residents are also older than average, with a median age of about 64, according to Carty.

The local housing market has shifted as builders add inventory. Carty said homes in the area are staying on the market longer than a year ago, giving buyers more options while moderating price growth.

Hilton Head Island (population 47,365) has a median home value of $693,479, median rent of $1,421 and median household income of $103,517. Its 14-minute average commute is tied for the shortest on this list.

The South Carolina coastal destination has become a popular landing spot for retirees and remote workers relocating from higher-cost markets in the Northeast and Midwest. Beaches, golf courses and master-planned communities are major draws, while South Carolina's favorable tax treatment of Social Security benefits adds to its appeal for older residents.

Despite its popularity, Hilton Head remains relatively easy to navigate compared with many larger metro areas, with one of the shortest average commutes among the top 10 fastest-growing cities. Housing costs are well above the national average, but residents also tend to earn substantially more, with a median household income exceeding $100,000.

Buyers considering a move should be prepared for coastal ownership costs, including insurance premiums and maintenance expenses that often accompany waterfront and resort-area living. 

Leander (population 81,757) sits roughly 30 miles north of downtown Austin. The median home value is $495,712, median rent is $1,620 and median household income is $143,568, the second-highest on this list.

The city has become one of the fastest-growing communities in the Austin metropolitan area as buyers seek more space and newer homes at lower prices. Arman Javaherian, CEO and co-founder of Homa, an AI-powered homebuying platform and licensed brokerage, said affordability remains the biggest driver.

"A lot of buyers aren't leaving Austin because they don't like Austin," Javaherian said. "They're leaving because the monthly payment got too difficult to stomach."

Leander functions primarily as a bedroom community for Austin's tech and government workforce, with a commuter rail line connecting residents to downtown Austin. The city's family-friendly appeal has also helped fuel growth, with more than a quarter of residents under age 18.

Rapid population gains haven't eliminated buyers' leverage. Javaherian said the area's large supply of new construction gives house hunters more options and often creates opportunities for builder incentives, such as rate buydowns, closing cost credits and upgrades. Still, he advises buyers to look beyond the purchase price and factor in costs such as property taxes, homeowners association fees, insurance and commuting expenses.

Palm Desert (population 64,928) is located in California's Coachella Valley, with a median home value of $585,232, median rent of $1,624 and median household income of $89,269.

Long known as a retirement and second-home destination, Palm Desert attracts residents with its warm, dry climate, golf courses and access to outdoor recreation. The city sits just east of Palm Springs and has benefited from an influx of retirees, seasonal residents, and remote workers seeking a resort-style lifestyle without living directly on the California coast.

Recreation is a major draw, from hiking trails and golf resorts to nearby cultural events throughout the Coachella Valley. The trade-off is the desert climate: Summer temperatures regularly climb above 100 degrees, with peak days exceeding 110 degrees.

For buyers who can tolerate the heat, Palm Desert offers access to Southern California amenities at a lower price point than many coastal markets, though housing costs remain well above the national average.

Naples (population 24,386) is the second-smallest city on this list and the most expensive, with a median home value of $1,402,852, median rent of $1,873 and median household income of $151,728. Unlike many of the other fast-growing cities on this list, Naples is attracting affluent retirees, executives, and second-home buyers rather than households seeking affordability.

Jacqueline Salcines, a Florida real estate attorney, said lifestyle remains the biggest draw. Buyers are attracted to Naples' beaches, boating, golf, walkable downtown, dining scene and healthcare options, while Florida's lack of a state income tax continues to appeal to households relocating from higher-tax states.

Remote work has helped accelerate the trend by giving professionals greater flexibility to live farther from traditional business centers. Salcines said many buyers still view Naples as a relative value compared with luxury markets in California, New York and South Florida despite its high housing costs.

The city is known for its Gulf Coast beaches, upscale dining and low-density residential neighborhoods. While the market has become more balanced in recent years, demand in the luxury segment remains strong.

Mortgage lender Denese Carty said homes in Naples are spending longer on the market than they were during the pandemic-era housing boom, creating more opportunities for buyers. Even so, average home prices remain around $1.3 million, reinforcing Naples' reputation as one of Florida's premier luxury destinations.

Casa Grande (population 71,692) has a median home value of $336,146, median rent of $1,205 and median household income of $68,593, making it one of the more affordable cities on this list.

Located roughly halfway between Phoenix and Tucson along Interstate 10, Casa Grande has emerged as a lower-cost alternative for buyers who want access to two major job markets without paying big-city housing prices. The city has benefited from Arizona's population growth and a wave of new residential development aimed at buyers seeking more space and affordability.

Residents enjoy mild winters and easy access to outdoor recreation, though the desert climate comes with extremely hot summers that can push temperatures well above 100 degrees. Even so, Casa Grande continues to attract newcomers looking for a balance of affordability, job access and Sun Belt lifestyle.

Zephyrhills (population 22,236) has the lowest median home value on this list at $240,688, median rent of $1,071 and the lowest median household income at $53,340. It is one of the more affordable options in the broader Tampa Bay area.

Located about 30 miles northeast of downtown Tampa, the city serves as a lower-cost alternative for retirees and buyers priced out of Tampa, St. Petersburg and Clearwater. Its combination of relatively affordable housing and access to major employment centers has helped attract new residents even as home prices across Florida have risen.

The area is known for its natural springs, outdoor recreation, and a pace of life noticeably slower than that of the larger cities to its south. For buyers seeking a lower-cost entry point into the Tampa Bay region, Zephyrhills remains one of the most affordable markets among the nation's fastest-growing cities.

San Marcos (population 82,188) is a college town anchored by Texas State University. The median home value is $342,197, median rent is $1,235 and median household income is $55,780.

Located along the Interstate 35 corridor between Austin and San Antonio, San Marcos gives residents access to two of Texas' fastest-growing job markets while maintaining lower housing costs than either metro. That combination of affordability, location and a steady influx of students has helped fuel the city's growth.

The San Marcos River runs through the heart of the city and is a centerpiece of the community's outdoor culture, attracting residents and visitors for swimming, tubing and kayaking. With a mix of college-town energy, outdoor recreation and proximity to major employment centers, San Marcos appeals to both students and long-term residents looking for a more affordable alternative to Austin.

Conroe (population 116,374) is the largest city on this list. Located about 40 miles north of downtown Houston, it has a median home value of $323,622, median rent of $1,306 and median household income of $80,131.

The city has become a popular destination for buyers seeking more space and lower housing costs than they can find closer to Houston. Its location along Interstate 45 provides access to the region's jobs while offering a more suburban lifestyle and relatively affordable housing.

Lake Conroe is a major draw, giving residents easy access to boating, fishing and other outdoor recreation. The area has also added retail, healthcare and other amenities as its population has grown.

Despite its rapid expansion, the average commute remains manageable at 24 minutes, making Conroe an attractive option for workers in Houston's northern business corridors.

Bonita Springs (population 63,597) sits on the Gulf Coast between Naples and Fort Myers. The median home value is $518,813, median rent is $1,716 and median household income is $95,589.

The city offers many of the same draws as neighboring Naples — beaches, boating, golf and warm weather — but at a lower price point. That combination has helped attract retirees, remote workers and families seeking a coastal lifestyle without the luxury-market price tag found farther south.

Bonita Springs balances resort-style amenities with a quieter residential feel. Its location also gives residents easy access to the jobs, shopping and healthcare options in both Naples and Fort Myers.

While housing costs remain well above the national average, Bonita Springs continues to appeal to buyers seeking Gulf Coast living at a bit more value than some of Florida's pricier beach markets.

Fast-growing cities can offer more housing choices, new amenities and strong job growth. But rapid population gains can also put pressure on home prices, traffic and local infrastructure. Before making a move, consider these factors.

An affordable home doesn't always mean an affordable lifestyle. A lower purchase price may come with a longer commute, higher transportation costs or limited access to services and amenities. Consider where you'll work, how often you'll commute and what your day-to-day expenses could look like before deciding a city is a bargain.

Javaherian puts it directly: "Don't just fall in love with the square footage and how much space you can get. Run the full monthly cost and look hard at the tax rate. Compare builder incentives against resale homes. Drive the commute at rush hour. And ask what the area will feel like in three to five years, not just what it looks like today."

Population growth can quickly absorb available inventory, especially in markets where new construction isn't keeping pace. Current listings, months of supply and planned housing developments can provide a clearer picture of market conditions than home prices alone.

In some fast-growing markets, however, new construction is actually outpacing demand. Carty reports that Wildwood's average days on market jumped from about two months to nearly eight months in a single year, driven by a large influx of new-build inventory. Javaherian notes a similar pattern in Leander, where buyers can compare resale listings against builder inventory and use builder incentives as leverage in negotiations.

Housing costs extend beyond the mortgage payment. In some fast-growing Sun Belt markets, homeowners may face higher insurance premiums, utility bills or property taxes. Understanding those expenses upfront can help you compare cities more accurately and avoid surprises after you move.

Salcines warns that growth itself can raise these costs.

"Growth increases insurance costs, construction costs, property taxes and the cost of everyday services. Naples is still beautiful, but buyers need to understand that paradise has carrying costs."

She recommends buyers evaluate insurance availability, flood zone designation, elevation, homeowners association rules, special assessments, new-construction warranties, rental restrictions and homestead considerations before committing.

"In fast-growing Florida markets, the most expensive mistake is assuming the closing is just paperwork."

Dewayne Carpenter, a real estate agent with Compass, echoes that advice across fast-growing Florida markets.

"Before buying, it's important to understand insurance costs, flood zones, homeowners association requirements, commute times and the lifestyle each community offers. Choosing the right location is often just as important as choosing the right home."

Carpenter adds that while growth can strain traffic and infrastructure, it also drives investment in roads, hospitals, schools, and recreation, strengthening communities over time.

Net migration measures whether more people are moving into a city than leaving it. U.S. News uses population growth driven by migration as a key factor in its fastest-growing places rankings.

Based on median home value, Zephyrhills, Florida, is the least expensive city among the top 10 fastest-growing places. But affordability isn't just about home prices. Buyers should also consider local wages, taxes, insurance costs and other living expenses.

It can, but not always. When more people move into an area, housing demand often increases. Whether prices rise significantly depends on how quickly builders can add new homes and whether there is enough inventory to meet demand.

Wildwood offers a good example. Despite its rapid growth, home values increased only modestly over the past year as a wave of new construction added supply and gave buyers more options. When builders can keep pace with demand, population growth doesn't necessarily translate into sharp price increases.

Yes. Several cities on this list have attracted new residents because they offer lower housing costs than nearby major metropolitan areas. Leander, Conroe, Casa Grande and Zephyrhills all provide access to larger employment centers while maintaining home prices below those found in nearby major markets.

Look beyond population growth. Consider home prices, local job opportunities, commute times, schools, taxes, insurance costs and overall quality of life.

As Javaherian said, "Run the full monthly cost and look hard at the tax rate. Compare builder incentives against resale homes. Drive the commute at rush hour. And ask what the area will feel like in three to five years, not just what it looks like today."

A city's growth rate is only one factor in deciding whether it's a good fit.

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