🏆 The largest new development to secure permits last week was in Toluca Lake for the construction of a nearly 12,000-square-foot multifamily building at 4423 North Cartwright Avenue. Bondfield, LLC is behind the project, according to Urbanize LA. The $4 million project will have 13 apartments — two of which will be reserved for very low income residents — and will stand five stories tall.

Job Filing Number: 24010-10000-01413

📊 On the residential side, a wilfire rebuild project received permits for a 7,670-square-foot single-family home at 951 North Chautauqua Boulevard in Pacific Palisades. The two-story house is expected to cost $1.3 million to build and will include a fire-fighting sprinkler system.

Job Filing Number: 25010-10000-06330

Alterations

🏆 Del Rey had the top alteration project to score permits last week at 11819-11821 West Lindblade Street, where plans were filed for more than 15,000 square feet of work. The project involves converting an attached garage into an accessory dwelling unit and adding a second story to enlarge the existing single-family home.

Job Filing Number: 25014-20000-05447

📊 In Encino, a similar application for 6,484 square feet of alteration work at 4184-4186 North Hayvenhurst Drive received permits. The project includes a major remodel, changing the home from one to two stories and adding an ADU.

Job Filing Number: 24014-20000-05149

Demolitions

🏆 A demolition request received permits in Northridge, where plans were filed to knock down a 14,280-square-foot retail building at 8800 North Tampa Avenue, which previously operated as a Petco. It’s unclear what will happen with the property following the demolition.

Job Filing Number: 25019-20000-02152

📊 A demolition is on the way for a school building at 4533 North Laurel Canyon Boulevard in Studio City. The Campbell Hall School is in the midst of a multi-year redevelopment masterplan working with architecture giant Gensler. 

Job Filing Number: 25019-20000-04367

Every Friday, we round up the most popular, most read, most critical stories of the week to give you a quick catchup on the big headlines you might have missed in the hustle and bustle of the workweek. Here’s this week’s Top 5 as chosen by our readers.

P.S. Don’t miss The Download, our weekly column that breaks down one of the week’s top stories and equips you with what you’ll need to meet next Monday head-on.

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Compass didn’t create off-market selling, Compass International Holdings Chief Economist Mike Simonsen writes. It created the first innovative, structured alternative to something the industry was already doing.

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The best social media marketing, Jimmy Burgess writes, is coming from agents who have figured out how to create content that resonates with the people they actually want to serve.

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Star Compass agent and social media savant Andrew Jevin shares how agents can show up more authentically online.

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As MLSs expand and brokerages build their own exchanges, Howard Hanna CEO Hoby Hanna argues that the industry may be focusing on the wrong issue.

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Time is running out for MLSs to chart their own course and take back power from both Compass International Holdings and Zillow, coach Darryl Davis writes.

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🏆 The largest new development to secure permits last week was in Encino, where plans were filed to build a nearly 46,000-square-foot affordable housing complex at 11033 West Hartsook Street. The six-story project will feature 59 apartments and includes two levels of subterranean parking. It’s unclear who is behind the $9 million development.

Job Filing Number: 21010-20000-05610

📊 Logos Faith Development also obtained permits for a project in South Los Angeles where it plans to build a 33,300-square-foot multifamily complex at 708 West 85th Street. The four-story affordable housing project will house 62 units and is valued at $7.3 million. Logos partnered with St. Rest Friendship Church which owns the project site for the development. JZA Architecture will design the building.

Job Filing Numbers: 24010-10000-03424, 25030-10000-01563

📊 In Koreatown, plans to build a six-story, 16-unit apartment building at 110 North Mariposa Avenue received permits. The $3.7 million project will span 19,231 square feet and include a ground-floor garage. Based on a CEQA report, it appears that architecture and planning firm bBA Studios is behind the development, which will rise in the place of a previous two-unit residential structure.

Job Filing Number: 25010-10000-00657

Alterations

🏆Also in Koreatown, Jamison Properties received permits for more than 200,000 square feet of alteration work at 3424 West Wilshire Boulevard. The firm is planning to convert an existing 13-story commercial office building into 260 joint living and work quarters. Jamison obtained a $60-million loan for the project, The Real Deal previously reported.

Job Filing Number: 24016-10000-13194

📊 Over in Boyle Heights, the nonprofit A Community of Friends received permits to alter 47,033 square feet of space at 2201 East 1st Street. The $10 million project involves a major remodel to redevelop the current two-story, 62-unit SRO building into a four-story, 80-unit affordable housing complex.

Job Filing Number: 22014-10000-06157

The market has changed. Again.

The agents still winning right now are not necessarily the loudest, the biggest or the most visible online. They are the ones adapting fastest to a market that stopped rewarding chaos, vanity metrics and brute-force hustle.

Transaction volume remains historically low. Interest rates changed consumer psychology. Sellers are stuck in 2021 mentally, while buyers are negotiating like it is 2009. Everyone feels busier. Fewer people are actually productive.

Top producers have shifted how they operate. Not with flashy reinventions. With discipline.

7 things top agents are doing right now

1. They are getting smaller on purpose

For years, the industry glorified growth at all costs. Bigger teams. Bigger payrolls. Bigger office footprints. Bigger egos.

Then the market changed.

Now, many top-producing agents and teams are doing the opposite. They are trimming bloated operations, cutting low performers and protecting margins instead of chasing vanity headcount.

The difference is intentionality. Top agents are no longer acting reactively. They are building only around true leverage. 

2. They are saying no to bad business faster

Desperation has become visible in this market. And ironically, that creates an advantage for the agents at the top. They have the experience, confidence and discipline to say no when everyone else is saying yes out of fear.

The best agents are becoming ruthless about qualification. They are walking away from overpriced listings, unrealistic sellers and buyers with no urgency or direction. They understand that protecting time and reputation matters more than chasing every possible deal.

Recent coverage from USA Today on unrealistic seller expectations shows just how widespread the disconnect has become, while Fortune’s reporting on rising delistings further highlights the growing standoff between buyers and sellers.

3. They are treating operations like a luxury brand

Consumers won’t see your backend systems. But they absolutely feel the difference when they interact with an agent who operates at a higher level.

The agents pulling ahead right now are obsessing over the details most consumers never think about directly: response times, communication consistency, presentation quality, follow-up systems, transaction coordination and client experience.

That operational polish has become a real competitive advantage.

According to recent lead-response research from AgentZap, the average response time to an online lead is now more than 15 hours. In my experience, that is generous. In a market where consumers are already anxious and skeptical, delays like that create friction immediately.

The best agents are doing the opposite. They are tightening systems, refining communication and creating experiences that feel seamless from the very first interaction. Operational consistency and client experience continue separating top producers from everyone else.

4. They are rebuilding their referral networks

Top producers are not networking for appearances. They’re actually building relationships.

The best agents are spending less time chasing random internet leads and more time strengthening relationships with people closest to real estate decisions: estate attorneys, divorce attorneys, financial advisors, CPAs, builders and probate specialists.

In a slower market, trust matters more than reach.

Top producers understand that life transitions create transactions, and the professionals guiding those transitions often become the strongest long-term referral sources. But these relationships are not built through generic coffee meetings or transactional “keep me in mind” conversations.

They are built through consistency, value and relevance.

The smartest agents are co-hosting educational events, sharing market insights, creating resources for partners’ clients and becoming genuinely useful within their referral ecosystems. Strategies like those discussed in this industry conversation on probate and attorney partnerships are becoming increasingly valuable as relationship-driven business outperforms cold lead generation.

5. They are protecting their energy like inventory

There was a time when packed calendars looked impressive. Now it mostly looks inefficient.

The agents winning in this market are becoming ruthless about protecting their time, energy and attention. Fewer unnecessary meetings. Fewer reactive days controlled by notifications. Fewer “pick your brain” coffees that lead nowhere.

More intentional whitespace. Because burnout has become expensive.

Top producers are realizing that energy management matters just as much as time management. Many are now using aggressive time-blocking systems where revenue-producing activities, client service, strategy work and admin tasks all have clear boundaries.

The goal is not to work less. It is to waste less.

6. They are acting like media companies without calling themselves creators

Consumers can smell performative content now. Especially in real estate.

The agents gaining traction today are not necessarily the loudest online. They are the clearest. Instead of chasing trends and algorithm tricks, they are consistently documenting expertise, sharing market perspective and creating content that actually helps consumers make decisions.

Less performance. More authority.

The strongest agent brands in 2026 feel less like advertising and more like trusted media sources. Market insights. Neighborhood expertise. Real opinions. Clear guidance. Consumers are gravitating toward agents who sound informed, not just visible.

And importantly, the best agents are building consistency without turning themselves into full-time influencers. AI tools, streamlined content systems and repurposing strategies are helping them stay relevant without burning out.

That shift is reflected in a recent 2026 real estate marketing trend analysis, which points toward expertise-driven content outperforming generic promotion. Authority and trust are becoming far more valuable than attention alone.

7. They return calls, texts and emails right away

This sounds painfully obvious. That is exactly why it matters.

In a business flooded with automation, delayed responses and distracted professionals, responsiveness has become one of the strongest competitive advantages in real estate again.

Seventy-eight percent of buyers work with the first agent who responds. Yet the average response time across the industry is still shockingly slow. If the agent ever responds at all. The best agents are not letting opportunities sit overnight while they “circle back tomorrow.”

They respond immediately. Even if it is brief. Even if it is imperfect. Because responsiveness signals competence.

More importantly, it makes people feel important. And in a slower, trust-scarce market, that feeling matters more than most agents realize. The market no longer rewards pure hustle the way it once did.

It rewards discipline. Precision. Selectivity. Operational excellence.

In June, Inman goes deep on real estate teams: what it takes to join one, how to build a team worth joining, and yes, when it’s time to leave. During Teams Month, we’ll be drawing on the best team leaders in the country to bring you the insights, frameworks and hard-won lessons that don’t usually make it into the highlight reel.

Readers are leaders. It’s a phrase we’ve all heard before, but in real estate, it’s especially true. What we consume, whether it’s books, podcasts or audiobooks during our commute, shapes how we think, how we serve clients and, ultimately, how we grow our business.

Looking back at my own career, there were certain books that completely shifted my perspective. Some changed the way I approached clients. Others changed how I handled setbacks, built relationships or thought about scaling a business.

The reality is this: Great agents don’t just work on their business. They work on themselves. Here are seven books I believe every real estate agent should be reading or listening to right now.

7 books that should be on every real estate agent’s summer reading list

1. Unreasonable Hospitality

One of my favorite quotes from Will Guidara is: “When people feel seen, they will never forget you.”

That idea alone can transform a real estate business. Guidara built one of the most celebrated restaurants in the world not by focusing only on food, but also by creating unforgettable experiences for people. He understood that hospitality is what people remember. Real estate is no different.

Most agents focus on:

• Bedrooms
• Bathrooms
• Price points
• Neighborhoods

But the agents people rave about years later are usually the ones who made clients feel valued, understood and cared for. This book challenges agents to think differently about service and reminds us that memorable experiences create referrals, repeat business and long-term trust.

2. The Let Them Theory

Real estate can be emotional. Sometimes painfully emotional. A friend lists with another agent. A past client buys directly from a builder. Someone you thought would absolutely choose you to represent them suddenly disappears. Early in my career, I let those moments affect me too deeply. I would dwell on them for days or weeks, and that mindset would cost me momentum.

That’s why Mel Robbins’s message resonates so deeply: Let them.

Let people make their choices. Let people do what they are going to do. Let go of the emotional weight that slows you down. This book is really about emotional freedom. Because the agents who stay mentally focused on the people they are meant to serve will always outperform the agents distracted by disappointment.

3. The Science of Scaling

The Science of Scaling completely challenges the way most people think about growth. Most agents spend their careers trying to work harder, stay busier or optimize what they’re already doing. 

But this book really pushes the idea that true growth doesn’t come from simply doing more. It comes from building systems and models that can scale without requiring more of your personal time and energy every step of the way.

This book focuses on simplifying and eliminating the things in your business that will never truly scale. It emphasizes:

• Building systems that create leverage
• Creating repeatable processes
• Delegating more effectively
• Structuring your business for long-term growth
• Setting goals large enough that they force you to change your approach

For agents looking to scale a team, grow a personal brand or create more freedom and leverage in their business, this is a book that can absolutely change the way you think.

4. Exactly What to Say for Real Estate Agents

Words matter. In real estate, small shifts in language can completely change conversations, outcomes and confidence levels. That’s what makes this book so valuable.

Phil M. Jones, Chris Smith and Jimmy Mackin do an incredible job of breaking down practical responses agents can use in real-world situations. This is not a theory. It’s an application.

The book helps agents:

• Handle objections
• Ask better questions
• Build confidence
• Guide conversations
• Communicate value more effectively

The reality is that most clients are looking for certainty. The right language helps create it.

5. Spatula Success

This may be the most unexpected book on this list, but it’s one that left a major impression on me. Pete Blohme shares the story of building successful restaurants while emphasizing a simple principle: Small tools make big differences.

One of the examples he uses is how he uses a pan to make the special sauce that makes his sandwiches so unique. He recognized that when he placed the pan in the sink to be washed, there was still a little sauce remaining in the pan. But with the use of his spatula, a basic tool, small amounts of product made a huge difference over time. That idea translates perfectly to real estate.

Most agents already have more opportunities around them than they realize. The question is: Are they maximizing them?

• Are you following up effectively?
• Are you staying in touch with past clients?
• Are you nurturing leads consistently?
• Are you creating opportunities from the relationships you already have?

This inspirational book is a reminder that small improvements, repeated consistently, create massive results over time.

6. Super Fans

One of the biggest mistakes agents make is trying to appeal to everyone. Pat Flynn takes the opposite approach. Instead of going wide, he teaches the importance of going deep. This book outlines how to move someone from casual observer to loyal advocate.

In today’s world of social media, video and personal branding, this matters more than ever. The agents building the strongest businesses are often the ones creating communities, not just audiences.

Superfans become:

• Referral sources
• Repeat clients
• Advocates
• Amplifiers of your brand

And that kind of loyalty compounds over time. This is a book for agents looking to build their businesses based on referrals and repeat customers.

7. People Buy You

One of my favorite concepts from Jeb Blount is this: People buy you before they buy what you sell.

We’ve all heard the phrase: “Real estate is a know, like and trust business.” That’s still true. Before clients trust your process, your marketing or your expertise, they have to trust you.

This book breaks down the psychology behind:

• Trust
• Connection
• Influence
• Authenticity

And in a world increasingly driven by technology and AI, human connection matters more than ever. The agents who win long-term are usually not the agents who know the most. They’re the agents people trust the most.

The bottom line

The books we consume shape the businesses we build. Some books improve your tactics. Some improve your mindset. Some improve your leadership. Some improve how you treat people. But all of them have the potential to move your business forward.

Whether you’re listening on Audible during your commute, reading on vacation or learning while on a morning walk, investing in yourself is always one of the highest-return activities you can do. Because readers really are leaders, and the agents who never stop learning are usually the ones who never stop growing.

May marks Inman’s seventh annual Agent Appreciation Month. Look for profiles of top producers, opinions on the current state of the industry and tangible takeaways you can implement in your career today. Plus, the prestigious Future Leaders of Real Estate Awards return.

🏆 The largest new development to receive permits last week was in Woodland Hills, where plans were filed to build a 275,710-square-foot multifamily affordable housing project at 6745 North Independence Avenue. The $50.5 million project will feature 395 apartments and stand six stories tall. The developer behind the project was not disclosed.

Job Filing Number: 25010-10000-03258

📊 A multifamily and self storage combo project appears to be coming to fruition, as the city issued permits for the construction of a roughly 106,500-square-foot household goods storage building at 3200 North Figueroa Street in Cypress Park. In 2022, Hong Kong firm Gaw Capital announced plans to build a 160-unit apartment complex, alongside a six-story storage facility at the site.

Job Filing Number: 21010-10000-05406

📊 In North Hollywood, plans to build a seven-story, 84-unit apartment complex at 5553 North Elmer Avenue are moving forward after securing permits. The $16.3 million project will span nearly 61,700 square feet and include affordable housing units.

Job Filing Number: 24010-10000-00990

Alterations

🏆 A Sylmar project received the largest alteration in terms of square footage last week at 13147-13149 North Telfair Avenue, where plans were filed to undertake a combined 591,227 square feet of alteration work on a warehouse structure. The work involves removing mezzanine and office elements, along with revisions to floor plans and the building shell.

Job Filing Numbers: 22010-20005-00615, 22010-20004-00609

Demolitions

🏆 The largest demolition request by valuation was filed in Pacoima. Permits were issued to knock down a detached carport at 13774 West Daventry Street to make way for a new accessory dwelling unit. The demolition is estimated to cost $25,000.

Job Filing Number: 24019-20000-02049

📊 In Westchester, the city issued several permits for the demolition of two existing residential structures, each with three units, located at 9030 and 9038 S Reading Avenue, along with their respective detached garages. In 2024, Thomas Beadel submitted plans to construct a five-story building with 77 one- and two-bedroom apartments at the site. 

Job Filing Numbers: 25019-10000-02244, 25019-10000-02242, 25019-10000-02241, 25019-10000-02240

Forget the Sunbelt sprint and the high-flying Western metros—at least for a while. If you’re looking for where housing dollars will stretch furthest and deliver strong returns in the near future, the answer is surprisingly stable and regional. Based on analysis from Realtor.com, the Top 10 Housing Markets Poised for Strong Sales and Price Rise in 2026 are overwhelmingly concentrated in the Northeast and Midwest, led by value hubs like Hartford, CT, and Rochester, NY, where chronic low inventory meets a surge of affordability-seeking buyers from expensive East Coast cities.

Top 10 Housing Markets Set to Deliver High ROI in 2026

I’ve spent years watching housing cycles, and what I see in the 2026 forecast isn’t a speculative bubble; it’s a correction to value. As the national housing market steadies, we’re seeing a clear pivot toward stability and affordability. High interest rates have completely changed the buyer’s mindset, shifting focus from “the next big hotspot” to “where can I actually afford a nice home?”

This data, which ranked 100 large metro areas by their expected combined growth in sales volume and price appreciation, reveals an important truth: the suburbs near major expensive cities, and reliable mid-sized industrial centers, are now holding the cards. For sellers and existing homeowners in these areas, 2026 looks exceptionally strong. For buyers, the competition will be fierce, but the entry price remains relatively attractive.

The Great Value Migration: Why the Northeast and Midwest Reign Supreme

When analyzing market forecasts, I always look for common threads that explain accelerated demand, and in this list, the pattern shouts affordability.

The national median home price sits around $415,000, according to late-2025 data. But look at the average median list price across these Top 10 markets: a solid $383,970. That crucial difference is the magnet drawing buyers away from major metropolitan areas like New York, Boston, and Washington D.C., where a starter home can cost twice as much.

I call these “refuge markets.” They offer a perfect mix: relative affordability without sacrificing quality of life or access to jobs. Buyers priced out of their current areas or looking to gain more space for their money are zeroing in.

Evidence of this migration is powerful. Before rates skyrocketed in 2022, only about 31% of listing views in these markets came from out-of-state shoppers. Once affordability became the dominant concern for the American homebuyer, that flipped dramatically. By mid-2023, out-of-state shopping exceeded 47% in these areas. While that intense peak has cooled slightly, the interest remains elevated, making it clear that these value hubs are now firmly on the national housing map.

The 2026 Power Ranking: Where Combined Gains Will Be Highest

The forecast by Realtor.com calculates a “Combined Growth” rate based on projected existing-home sale counts year-over-year and existing-home median sale price year-over-year for 2026. This metric gives us the most insightful picture of market dynamism.

The results show a clear dominance by Northeastern markets, demonstrating the powerful effect of feeder cities like Boston and New York driving buyers toward closer, more affordable options.

Rank	Metro Name	Region	2026 Sales Growth Y/Y	2026 Price Growth Y/Y	2026 Combined Growth
1	Hartford-West Hartford-East Hartford, Conn.*	Northeast	7.6%	9.5%	17.1%
2	Rochester, N.Y.	Northeast	5.3%	10.3%	15.5%
3	Worcester, Mass.-Conn.	Northeast	12.6%	2.4%	15.0%
4	Toledo, Ohio	Midwest	-1.2%	13.1%	11.9%
5	Providence-Warwick, R.I.-Mass.	Northeast	7.1%	4.1%	11.2%
6	Richmond, Va.	South	3.6%	6.9%	10.6%
7	Grand Rapids-Wyoming, Mich	Midwest	6.9%	3.7%	10.6%
8	Milwaukee-Waukesha-West Allis, Wis.	Midwest	3.5%	7.0%	10.5%
9	New Haven-Milford, Conn.	Northeast	2.3%	7.7%	10.0%
10	Pittsburgh, Pa.	Northeast	4.0%	5.7%	9.7%

My personal take on this list is that places like Hartford and Rochester have reached a tipping point. They spent years being overlooked, but when the cost differential between them and nearby hubs like Boston became unsustainable for everyday workers, the dam broke. Now, inventory can’t keep up with the influx of strong demand, leading to accelerated price gains.

It’s also important to point out Toledo, Ohio, sitting at #4. While its sales are expected to slightly decline, its price growth projection is massive at 13.1%. This tells me that the price point is so incredibly low (median list price near $199,900) that even minor competition dramatically boosts the percentage appreciation. Toledo is a pure affordability play.

The Inventory Crisis: Gasoline on the Price Fire

What turns hot demand into rapid price growth? Scarce supply.

The single biggest factor turbocharging prices in these top metros is the chronic, crippling lack of inventory. The Northeast and Midwest are not known for rapid, sprawling new construction—a topic I will dig into shortly—meaning they rely heavily on existing stock.

Many of these markets are selling homes at less than half the volume they did before the pandemic era began. Consider Hartford, CT: its available active listings in November 2025 were still a staggering 74% below pre-pandemic figures. New Haven and Worcester show similar constraints.

If you are a buyer, this means bidding wars are the norm. If you are a homeowner, this translates directly into soaring home equity.

Here is the compelling comparison: nationally, active listings are only about 11.7% below pre-pandemic levels. The average gap across these 10 markets is a massive 46.1% deficit. This is a powerful indicator that the low supply environment is not easing up in these areas, ensuring competition remains high and prices continue to climb well into 2026.

New Construction Can’t Catch Up

My rule of thumb for market health is simple: new construction eases price pressure. The data provided by Realtor.com confirms that the chronic supply issues in the Northeast and Midwest stem directly from a decade-long failure to build enough homes, especially compared to the rapid growth seen in the South and West.

In 9 out of these 10 top markets, new construction makes up a smaller share of listings than the national average (which is 16.7%). When new homes do arrive, they often command a shocking price premium.

Metro Name	New-Construction Share of Listings	New-Construction vs. Existing-Home Price Premium
Hartford, CT	8.2%	69.6%
Rochester, NY	6.8%	137.0%
Toledo, OH	9.9%	120.7%
Pittsburgh, PA	6.5%	99.4%
USA Average	16.7%	10.2%

Look at Rochester, NY. The price premium for a new build compared to an existing house is 137%! Nationally, that premium is only 10.2%. This stark contrast shows that builders simply aren’t filling the supply gap in these areas, forcing strong demand for existing homes, which in turn fuels the price growth we expect in 2026.

As a real estate insider, I look at these figures and see a guarantee of price appreciation. If new supply cannot materialize quickly or affordably, the older, established homes become instant targets for buyers desperate to secure a property.

Financial Fortress: Strong Buyers and Low Lock-in

One often overlooked measure of a market’s resilience is the financial health of its buyers. And here, the Top 10 markets shine. They are attracting highly qualified buyers and also benefit from a phenomenon known as “below-average mortgage lock-in.”

Qualified Buyers Keep Transactions Flowing

When I examine the mortgage data for primary residence loans in 2025, the buyers in these top 10 markets show superior financial profiles compared to the rest of the country:

• Average FICO Score: 742 (vs. 737 nationally)
• Average Down Payment: 15.7% (vs. 14.6% nationally)
• Conforming Loan Share: 74.2% (vs. 57.9% nationally)

These statistics indicate that buyers in Hartford, Grand Rapids, and Milwaukee (which boasts an average FICO of 749) are financially sound, relying on low-risk, standardized financing. This is key: these markets are fundamentally stable. They aren’t being propped up by risky lending; they are being driven by financially secure individuals and families seeking better value.

Lower Mortgage Lock-in Fuels Mobility

Mortgage lock-in happens when homeowners with ultra-low, 3% interest rates refuse to sell because buying a new home would mean trading up to a 6% or 7% rate, nearly doubling their monthly payment difference.

In many parts of the country, current homeowners are effectively trapped. But in markets like Rochester, Toledo, and Pittsburgh, this gap is much smaller. In Pittsburgh, PA, a new buyer would face a principal and interest payment only 32.5% higher than the typical existing mortgage holder. Compare this to the national average, where the payment gap is 73.2%.

This smaller gap matters tremendously. It means homeowners in these key markets have lower financial barriers to selling and moving within the metro area.

• Rochester, NY: 56.4% difference
• Toledo, OH: 43.9% difference
• Pittsburgh, PA: 32.5% difference

What this tells me: Coupled with the fact that these areas also have a high share of owners who own their homes outright (no mortgage to lock them down!), the market can sustain higher transaction volumes. This combination of strong buyer profiles and greater seller mobility is exactly why these markets are expected to see the strongest combined gains in 2026.

The Maturity Factor: Older Homes, Stable Households

The final piece of the puzzle connecting inventory constraint to price growth lies in the age of the populations and the housing stock itself.

Markets that top this list reflect long-established communities. The homes are older, and the residents are older, too.

• The median resident age in most of these top metros is well into the 50s. Pittsburgh leads the pack with a median age of 57.
• The national median age? Only 40.

This matters because older households, often empty-nesters or retired individuals, move less frequently. They possess a large share of the housing stock and are more likely to age in place.

Take Pittsburgh again: a stunning 20.8% of homeowners have lived in their homes since 1989 or earlier. They are immune to economic fluctuations and less incentivized to move. When demand floods in from nearby high-cost cities, looking for fresh inventory, they find nearly none, sending prices up dramatically for the few homes that do hit the market.

Living in History: Older Housing Stock

The stability extends to the homes themselves. The housing stock in these cities dates primarily from the mid-century or earlier, reflecting the deep history of the Northeast and industrial Midwest.

Metro Name	Median Year Home Built
Pittsburgh, PA	1960
Providence-Warwick, RI-MA	1962
New Haven, CT	1964
Hartford, CT	1967
USA Average	1981

These older homes contribute to the low supply issue but also represent the core value proposition: they are often well-built, situated on established lots, and offer architectural character that newer suburbs lack. While buyers might face higher maintenance costs associated with older systems, the lower initial purchase price often compensates for this, especially for those moving from the sky-high prices of Boston or NYC.

The smaller size of many of these residences (Toledo and Pittsburgh homes are significantly smaller than the national median of 1,834 sq. ft.) acts as another brake on supply. Moving to a smaller, existing home in Hartford is vastly more affordable than buying new, expansive construction somewhere else, further guaranteeing sustained high demand for these tight-knit inventories.

Conclusion: Looking Ahead to 2026

The forecast for the Top 10 Housing Markets Poised for Strong Sales and Price Rise in 2026 is clear: the focus is shifting decisively toward stability, value, and chronic undersupply.

I anticipate that 2026 won’t be a year of explosive, headline-grabbing booms, but rather a quiet, consistent appreciation driven by relentless affordability issues elsewhere. For investors, these regional hubs—especially those with strong commuter links to major coastal cities, like Hartford and Providence—offer excellent long-term security. For average buyers, prepare for a competitive but ultimately rewarding search for homes that offer genuine, sustainable value. The migration to the Northeast and Midwest is accelerating, and the supply simply isn’t ready for it.

For those looking to expand their real estate portfolios beyond their home state in 2026, the smartest moves are increasingly pointing towards dynamic, growing metro areas in the Sun Belt and Midwest, especially those experiencing significant job creation and population influx. While the national housing market might see a pause, smart investors can still find promising opportunities for rental income and long-term value growth in these targeted locations.

Top Markets for Out-of-State Real Estate Investing in 2026

As someone who’s spent years diving deep into the real estate world and helping people make smart investment choices, I’m always on the lookout for where the real action is happening. Picking the right market, especially when you don’t live there, can feel like a huge puzzle. But trust me, with a little insight and focus, you can make some incredibly rewarding investments. Looking ahead to 2026, certain cities are really standing out, offering a blend of growth, affordability, and solid rental demand that’s hard to ignore. Let’s break down which markets are truly worth your attention.

The Big Players: Cities Leading the Charge

When I talk about the “top tier” markets for out-of-state investing in 2026, I’m usually seeing a few names consistently pop up in major industry reports. These aren’t just random picks; they’re based on concrete factors like job growth, how many people are moving in, and how much building is happening.

• Dallas-Fort Worth, Texas: This metroplex has earned the top spot for real estate prospects once again, and for good reason. It’s a powerhouse when it comes to new development and home construction. We’re seeing huge companies relocating here, bringing thousands of jobs with them, and that directly fuels housing demand. For an investor, this means a steady stream of potential renters and a good chance of your property value increasing over time. I’ve seen firsthand how strong job markets translate into a healthy rental market.
• Nashville, Tennessee: This vibrant city has made a strong comeback, landing back in the top 10. What’s exciting about Nashville is its diverse economy. It’s not just country music anymore; think healthcare, technology, and manufacturing. This variety makes it more resilient and attracts a broad range of residents, all of whom need a place to live. The population growth here is undeniable, creating a fertile ground for rental investments.
• Miami, Florida: Miami continues its reign as a top contender, and it’s no surprise. Located in the booming South Atlantic region, it’s a magnet for both domestic and international buyers and renters. The lifestyle, the job opportunities, and the sheer appeal of the Sunshine State keep people flocking here. While it might be a pricier market, the demand and appreciation potential are often worth the investment.
• Phoenix, Arizona: Phoenix remains a consistent favorite, particularly for those looking at the tech sector and a growing retiree population. It’s a place where people want to move and stay. The steady demand for rentals, combined with a strong job market, makes it a reliable choice for out-of-state investors. I’ve always felt Phoenix offers a good balance of growth and a desirable lifestyle that appeals to a wide demographic.
• Jersey City, New Jersey: This market has seen a dramatic surge in its ranking, moving up to the number two spot. Situated right across the river from New York City, Jersey City is benefiting immensely from the overflow of demand and job growth from its mega-neighbor. It offers a slightly more affordable entry point than Manhattan but still provides access to a massive economic engine. The rental demand here is absolutely intense.

Hitting the Sweet Spot: Emerging & High-Yield Opportunities

Sometimes, the biggest returns aren’t necessarily in the flashiest, most expensive markets. For investors who are laser-focused on cash flow – meaning the rental income you get after expenses – there are some fantastic secondary markets that are really shining. These are places where your money can work harder for you.

• Indianapolis, Indiana: Zillow actually named Indy the #1 buyer-friendly market for 2026, and I can see why. It offers a welcoming entry point for investors with more affordable property prices. Beyond just affordability, it has a stable rental market that can provide consistent income. It’s one of those markets that quietly delivers solid performance.
• Columbus, Ohio: This Ohio capital is buzzing with potential. Reports suggest that rental yields in Columbus could range between a very attractive 9% and 11%. That’s a significant return that can really boost your portfolio’s income. The city is growing, attracting businesses and residents, which is a great recipe for rental success.
• Kansas City, Missouri: Kansas City hits a sweet spot for many out-of-state investors, especially those looking for turnkey properties. It offers a great combination of affordability and strong rental demand. This means you can often buy a property at a reasonable price and find tenants relatively quickly, leading to consistent cash flow. It’s a solid, reliable market.
• Pittsburgh and Cleveland, Ohio: These former industrial hubs have reinvented themselves and are now considered prime markets for investors seeking cash. We’re seeing cash-on-cash returns often exceeding 8% on both residential and commercial properties. These cities have affordable assets, and as they continue to attract new industries and residents, rental demand is on the rise. They represent a great opportunity to get in early.

Beyond Traditional Homes: Strategic Sector Focus

In 2026, I’m also seeing a significant shift in investment strategies. Savvy investors are looking beyond just single-family homes and apartments and are targeting specialized asset classes that have significant supply constraints. This means less competition and potentially higher returns.

• Senior Housing: This is a sector poised for massive growth. We’re entering a golden age for senior living, as the first wave of baby boomers starts turning 80 in 2026. This demographic shift will lead to unprecedented demand and, consequently, very high occupancy rates for senior housing facilities. It’s a market driven by a clear demographic trend, which is always a strong indicator for investment.
• Data Centers: With the explosion of artificial intelligence and cloud computing, the demand for data centers is through the roof. These facilities are essential for the digital world we live in. The national vacancy rates are incredibly low, often below 2%, creating a highly favorable environment for investors in this specialized niche.
• Self-Storage: Self-storage isn’t just about stashing old furniture anymore. It’s evolving rapidly, with new concepts like “storage condos” emerging. This niche offers a unique investment opportunity that can appeal to individuals looking for something beyond traditional real estate. As people downsize or accumulate more belongings, the need for storage continues to grow.

Navigating the Waters: Key Risks and Policy Shifts

Of course, no investment is without its risks, and it’s crucial to be aware of potential policy changes that could impact the market.

• Potential Ban on Institutional SFR: There’s talk about the government possibly banning large institutions from buying single-family rental homes. The idea is to reduce competition for first-time homebuyers. While this sounds like a big deal, the reality is that institutional investors currently own a relatively small percentage of single-family rentals (some reports say only 1-3%). So, while it’s something to watch, its actual impact on the broader market might be limited.
• The Bifurcated Office Market: This is a really interesting trend. We’re seeing a clear divide in the office building market. High-quality, modern “trophy” buildings are doing well and recovering, but older, lower-quality buildings are struggling. Investment and recovery in this sector are becoming very selective. It’s a clear case of “flight to quality.”
• Interest Rate Uncertainty: Even with some interest rate cuts we saw at the end of 2025, the cost of borrowing money remains a major concern for most people in the real estate industry. This uncertainty can affect buyer demand and development projects, so it’s something to keep a close eye on as you plan your investments.

Ultimately, investing out of state in 2026 requires a strategic approach. By focusing on markets with strong fundamentals, considering specialized asset classes, and staying informed about policy changes, you can position yourself for success and build a robust, income-generating real estate portfolio.