Migration in the First Half of 2021

Dusty Rhodes • August 17, 2021

A year into the pandemic, Americans continue to move to suburbs and small cities


Our previous study indicated that suburbs and small cities were clearly the winners of migration during the first year of the pandemic. With one in three adults working remotely and schools offering virtual learning, people sought out bigger houses with bigger yards for their kids to play in and office space for them to work. But, where do people move a year into the pandemic? Are suburbs and small cities gaining even more movers? As companies look beyond the pandemic, many are deciding whether to bring employees back to offices or allow them to work remotely and move away permanently.


Thus, to better understand the latest migration trends, we updated our analysis conducted last December using the United States Postal Service® change-of-address data. The current analysis covers relocations across the United States during the period January through June of 2021.


Findings


Overall, fewer people moved in the first half of 2021 compared to a year earlier. That’s normal. Remember that when the pandemic hit our country last March, millions of people "panic-moved," leaving their homes in urban centers. Nevertheless, people are no longer rushing to relocate due to the pandemic as millions of Americans are already vaccinated. Moreover, the current study responds to the question of whether or not people are permanently leaving their city homes. According to the data, it seems that people continue to move away from urban centers while small towns and rural areas attract even more movers.


Small towns gain even more people

Net migration gains by urbanization level


Urban-rural differences in migration have always been analyzed, as they provide insight about potential population shifts across the country. Any evolving pattern of migratory behavior can have many policy implications for the country. There has been ample talk about people moving away from big cities and showing interest in less crowded areas. Indeed, even a year after the pandemic, people continue to move to small cities as many of them telework. The National Association of REALTORS® estimated the share of inbound moves by urbanization level.


To begin with, we are seeing that urban areas continue to lose people. A share of inbound moves lower than 50% translates to more people leaving than moving to the area for the specific period. According to the data, urban areas had more people moving out than in while the share of inbound moves fell even further in 2021 compared to a year earlier. Specifically, the share of inbound moves for urban areas was 48.5% in the first six months of 2021 compared to 48.6% during the same period a year earlier.


While more people are leaving urban areas, we are seeing that rural areas had the highest share of inbound moves in 2021 at 54.6% followed by micropolitan areas1 with a low commuting flow (53.8%) and small towns with a high commuting flow (53.2%). Meanwhile, micropolitan areas and small towns are gaining even more movers compared to a year earlier. Specifically, the share of inbound moves rose from 52.3% to 53.8% in micropolitan areas with low commuting flow; and, from 52.5% to 53.2% in small towns with high commuting flow. While home prices reach new record highs, affordability seems to be one of the primary motivations for this trend. A huge draw for these smaller towns is that the cost of housing consumes a much smaller chunk of people's salaries as they are able to find bigger homes for their families. See here how inbound compare to outbound moves by urbanization level:

Net migration gains by metropolitan level


After comparing inflows and outflows for each metropolitan area, we also identified the metro areas with the most migration gains in the first half of 2021. As the data shows, when people don’t move to more affordable areas, they choose to move to a home near the ocean or with a nice mountain view. For instance, Barnstable Town – one of the top vacation home areas - had 63% inbound moves although the median home price is $570,000. The same with the Portland metro area in Maine.

We also compared the inbound moves in the first half of 2021 with those of a year earlier. We actually are seeing that big cities such as New York, San Francisco, and Boston were among the areas with the most year-over-year inbound gains. Nevertheless, bear in mind that a year earlier people were fleeing from these big cities due to the pandemic. Thus, year-over-year comparisons of inbound moves may be a misleading indicator for migration trends due to the base effect as a relatively smaller number of people moved to these areas last year. Apparently, as many companies have already required their employees to go back to the office, more people are moving back to big cities.


We went one step further and analyzed where families, individuals and also businesses are moving in 2021. What did we find? As expected, families favor small cities versus individuals who are moving to urban centers.


Families moved to small cities


Nearly 30% of the inbound moves in small towns and micropolitan centers made by a family compared to 24% in metropolitan areas. Meanwhile, rural areas are attracting more families as the share of inbound moves rose to 22.8% in 2021 from 22.0% a year earlier.

At the local level, Florida seems to be the favorite destination for families, areas such as Naples, Cape Coral and Sarasota. Among the following metro areas, more than 30% of the inbound moves came from families. While 62% of homebuyers are married couples,2 this has many implications about the local real estate market. To put it simply, the following areas are expected to see an uptick of home sales as people typically buy a home when they start a family because they want to raise their kids in a stable and safe environment. The good news is that construction is picking up with most of these areas building more homes than in the last 20 years. For instance, in the Sarasota, FL metro area, they are currently issuing twice the single-family building permits that they issued on average in the last 20 years. In the Provo Orem, UT metro area the number of single-family building permits is 150% above the historical average. As a result, these areas are more affordable with great opportunities for families to purchase a home.

Individuals moved to large metropolitan areas


As the data shows, 70% of the inbound movers in urban centers were individuals, while fewer individuals moved to a smaller city in the first half of 2021 compared to the same period in 2020. The table below shows the share of inbound moves for individuals by urbanization level. We are seeing that their share dropped in every area which is smaller or with a lower commuting flow than an urban area. Thus, urban centers are still the most attractive areas for individuals.


At the local level, San Francisco, Denver, Seattle, and San Jose were some of the most popular destinations for individuals. In the following large metro areas, more than 70% of the inbound movers were individuals. As homebuyers need to spend more than $5,000 every month for their home loan in San Francisco and San Jose, families who are priced out from these markets are moving to more affordable areas.

Businesses moved away from urban centers



As people move to suburbs and small cities, businesses do too. After comparing inflows and outflows for businesses by urbanization level, we are seeing that urban centers experienced migration losses. This means that more businesses decided to move out from an urban center than to move in.


This urban-rural migration trend has undoubtedly had an impact on businesses across the country. Since a large number of office workers continue to telework and move away from urban centers, there is a significant decrease in traffic to downtown business areas. Restaurants and shops who serve downtown workers still report a decline in customers. As a result, many of these businesses decided to move away from downtowns and relocate to suburbs and rural areas. According to the data, the share of inbound moves of businesses was 47% in urban centers compared to 65% in small towns and rural areas. With both residents and businesses moving out of the urban areas, it seems that new business opportunities will present themselves in small and rural areas.

At the local level, we are seeing that most businesses moved to North Carolina, South Carolina, Ohio, Nebraska, Florida, Connecticut, and Tennessee. It seems that business owners decided to relocate to areas where there is a low cost of living and a corporate–friendly tax structure that could help them save money post-pandemic. In the meantime, for example, Charlotte, NC; Jacksonville, FL; and Riverside, CA are among the biggest financial centers across the country. As residents and businesses move to the following areas, expect local real estate activity to be even stronger this year.

While COVID-19 cases are currently rising due to the spread of Delta variant, people will likely continue to limit their social interactions, especially families with unvaccinated members. It would be very interesting to see how this urban-rural migration trend will evolve in the second half of 2021. Stay tuned.



1 According to the U.S. Census, each micropolitan statistical area must have at least one urban cluster of at least 10,000 but less than 50,000 population.

2 2021 Profile of Home Buyers and Sellers Survey, NAR


Source: National Association of Realtors


Dusty Rhodes Properties is the Best Realtor in Myrtle Beach! We do everything in our power to help you find the home of your dreams. With experience, expertise, and passion, we are the perfect partner for you in Myrtle Beach, South Carolina. We love what we do and it shows. With more than 22 years of experience in the field, we know our industry like the back of our hands. There’s no challenge too big or too small, and we dedicate our utmost energy to every project we take on. We search thousands of the active and new listings from Aynor, Carolina Forest, Conway, Garden City Beach, Longs, Loris, Murrells Inlet, Myrtle Beach, North Myrtle Beach, Pawleys Island, and Surfside Beach real estate listings to find the hottest deals just for you!

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Here’s Where To Start if You’re Selling and Buying at the Same Time

By Dusty Rhodes • August 3, 2026
If you’re a homeowner getting ready to move , one question usually comes first: should you buy your next home before you sell, or sell your current house before you start looking? There’s no single right answer. The best call depends on your finances, your local market, and your timeline. And a trusted agent can help you weigh all of it. But in a lot of cases these days, selling first puts you in the stronger spot. The Advantages of Selling First Selling is usually the trickier half of a move today, so getting it done first clears your biggest hurdle. And that’s especially true right now , because there are more homes for sale than there are buyers, which means houses are taking longer to sell than they did a year or two ago. So how does leading with your sale pay off? Let’s start with the money. 1. You Won’t Get Stuck Paying Two Mortgages Buy before you sell, and you could end up carrying two mortgages at once. And especially since houses are staying on the market longer these days, that overlap may drag on for more time than you’d planned. And if unexpected repairs come up, it could get even more expensive. Selling first takes that risk off the table, so you’re not multitasking homeownership. As Ramsey Solutions puts it: “It’s best to sell your old home before buying a new one to avoid unnecessary risks and possible headaches.“ 2. You Can Use Your Equity To Fuel Your Move This is always true, but one of the biggest perks of selling first is that you’ll know exactly how much money you’re walking away with. And one of the big figures that matters in that conversation is how much equity you have in your current place. Equity is basically your house’s value minus what you still owe on your mortgage. And it adds up fast. According to Realtor.com , homeowners who’ve been in their home for 5 years have about $180,000 in equity on average. And those who’ve had their home for 6-10 years? They have over $340,000. After you sell, you can use that money to cover your down payment or even buy your next home in cash. And knowing that profit up front helps you plan your next move. 3. Your Offer Will Be Hard To Pass Up When your house is already sold, you don’t have to make your offer contingent on that sale. In a market where buyers are taking their time, that’s exactly what a seller wants to see. Picture it from the seller’s side. If their house has been sitting for a while, they’ll gravitate toward the offer most likely to close without a snag. That can also give you room to ask for a little more, like repairs, since a motivated seller would rather keep things moving than lose you and wait for another offer to come in. Your agent can help you make the most of your upper hand in that scenario. Is There a Catch? Selling first has its tradeoffs too, and it helps to see the pros and cons side by side before you decide. Here’s a quick breakdown based on information from Zillow (see visual below) : 

7 Reasons to Use Real Estate Drone Photography for Your Listing

By Dusty Rhodes • July 26, 2026
Online listing photos often shape a buyer’s first impression of a home. They want to understand the home’s setting, the size of the lot, and what makes the property unique before deciding whether it’s worth a visit. That’s one reason real estate drone photography has become a popular addition to many listings. That said, aerial photography isn’t a must-have for every home. Whether you’re selling a home in Houston, TX or listing a rental in Asheville, NC , knowing when to use this style of professional photography can help highlight the features that matter most to buyers. Here are seven situations where real estate drone photography can make a listing more compelling. Key takeaways: Best for homes where the setting is part of the selling point. Shows lot size, layout, and nearby amenities at a glance. Helps buyers visualize features that aren’t visible from the ground. Less valuable for standard homes on small lots. Should be performed by a licensed drone operator following local regulations. 1. The property sits on a large lot or acreage Large properties are difficult to capture from the ground. Aerial photos show the property’s full footprint and help buyers appreciate how much land they’re getting. Bradley Harkey, owner at LuxRE Photos , says drone photography is especially valuable for homes with room to grow. “Drone photography can really be essential when you are selling a home with a lot of land. A view from above can showcase the potential even when it’s not exactly obvious from the ground.” He says buyers often struggle to picture what an undeveloped yard could become. “Oftentimes an unprepped backyard can just look like a bunch of weeds to a potential buyer, but when seen from above, you can visualize where that pool can go, or that basketball hoop, or that go-kart track you always wanted as a kid. Some homes have so much potential, but it’s hard to see between the weeds.” Whether it’s acreage, an equestrian property , or simply a spacious backyard, aerial images help buyers see the property’s potential. 2. The home has waterfront views or scenic surroundings Some of a home’s best features aren’t visible from the front yard. Waterfront access, mountain views, wooded privacy, and distinctive architecture all benefit from an elevated perspective. Doug Smith, principal and founder of Houzpics LLC , explains, “Aerial photography is especially valuable for waterfront or estates with large, feature-rich lots, multi-story architecture, and homes with scenic surroundings. Aerial images help buyers understand the property’s layout and highlight features that traditional ground-level photos may not fully capture.” Rather than focusing only on the home, aerial photography showcases the entire setting.

Psychology says people who keep going back to the beach aren’t just relaxing, they may be restoring something deeper

By Dusty Rhodes • July 21, 2026
Some people enjoy the beach. Others seem drawn to it. They choose beach vacations over city breaks. They find excuses to visit the coast whenever they can. They feel calmer the moment they hear waves crashing or catch sight of the ocean on the horizon. Friends and family may joke that they're "obsessed" with the beach, but psychology suggests there may be more happening beneath the surface. For many people, a love of the beach is not simply about sunshine, swimming, or beautiful views. Research suggests that coastal environments may provide something the modern brain desperately needs: a chance to recover from constant mental demands. Attention Restoration Theory may explain the attraction to the beach One of the most influential explanations comes from Attention Restoration Theory, developed by environmental psychologists Rachel Kaplan and Stephen Kaplan. The theory suggests that everyday life requires large amounts of what researchers call directed attention. This is the mental effort people use to focus during meetings, answer emails, ignore distractions, make decisions, navigate traffic, and manage responsibilities. Over time, directed attention becomes fatigued. Natural environments appear to affect the brain differently. The Kaplans proposed that nature creates a state known as soft fascination. Instead of demanding concentration, environments such as beaches gently hold attention without effort. As a result, the brain gets an opportunity to recover from mental fatigue . For frequent beachgoers, this may help explain why a few hours by the ocean often feels more restorative than an entire day spent indoors. Research on blue spaces supports the idea Psychologists and public health researchers often use the term blue spaces to describe environments that contain visible water, including oceans, lakes, rivers, and coastlines. Over the past decade, a growing body of research has linked blue-space exposure to improved psychological well-being . A 2020 research, Blue space, health and well-being: A narrative overview and synthesis of potential benefits, led by environmental psychologist Mathew White has found that people who spend more time near coastal environments often report better mental health and higher life satisfaction. The authors propose that water environments may improve mental health through several connected pathways: Increased physical activity (people walk, swim, or move more near water) Psychological restoration (reduced mental fatigue and stress) Social interaction (waterfronts often encourage gathering and recreation) Environmental effects such as improved air quality and aesthetic satisfaction Importantly, the review also highlights that blue spaces share similarities with green spaces (like parks and forests), but water environments may have unique psychological effects due to their sensory characteristics and emotional associations. Why the ocean feels different from other environments Many people report feeling calmer almost immediately when they arrive at the beach. Psychologists believe part of the reason may be the unique combination of sensory experiences. The sound of waves is rhythmic and predictable. The horizon creates a sense of openness. The movement of water captures attention without overwhelming it. Unlike social media feeds, traffic, news alerts, and crowded urban environments, the beach provides relatively low levels of cognitive demand. In simple terms, the ocean gives the brain less work to do. That reduction in mental effort may help explain why people often describe feeling lighter, calmer, or more clear-headed after spending time near the water. Place Attachment Theory says beaches can become part of identity For some people, the connection goes beyond relaxation. Psychologists study a concept known as place attachment, which refers to the emotional bond people develop with specific locations. Certain places become connected to family memories, childhood experiences, important life events, or feelings of belonging. Over time, the beach may become more than a destination. It becomes part of a person's identity. This may explain why some individuals return to the same stretch of coastline year after year, even when countless other travel options are available.