The rising trend of new construction is changing the landscape of American cities, with a notable shift in the median year that homes were built, driven by population growth and migration patterns.

In 2023, over 500,000 new apartment units were completed across the United States, as reported by RentCafe. This surge in construction has contributed to a significant trend: the median year homes were built in many cities has advanced. According to PropertyShark, a report analyzing U.S. Census Bureau data from cities and towns with populations of at least 25,000, nearly 86% of cities saw an increase in the median build year of their homes between 2013 and 2023.

In 2013, the median home in the U.S. was built in 1976. By 2023, that median had shifted to 1980, marking a four-year increase in the typical home’s age. The rise in new construction has been fueled by several factors, including housing shortages, population growth, and migration trends, particularly toward larger cities and Sunbelt states.

Some cities have experienced the most dramatic shifts. Williston, North Dakota, and Farmers Branch, Texas (a Dallas suburb), both saw a 25-year change in their median build years. Williston, in particular, saw its population increase by over 50%, with the number of homes nearly doubling due to an oil boom in the late 2000s, attracting billions in new investments.

In addition to these two cities, several locations in New York and New Jersey also experienced significant changes in their median build years. Towns in New York’s Hudson Valley and Finger Lakes regions, such as Middletown, Monsey, and Ithaca, showed notable increases. Meanwhile, Jersey City and Hoboken in New Jersey—both satellite cities of New York City—also saw the median build year advance by 18 and 19 years, respectively.

The Impact of Migration and Population Growth

The trend of rising construction is not just about new developments but also reflects deeper migration patterns. Many Americans have moved from northern and midwestern states to the southern and western regions, where cities like Atlanta, Seattle, Greenville, and Fort Mill have experienced significant increases in housing stock. As people flock to these areas for job opportunities and more affordable living, the housing market has raced to keep up.

According to PropertyShark’s analysis, cities in the Sunbelt states, such as Texas, Tennessee, and South Carolina, have seen marked improvements in the median build year of their homes. These areas continue to grow rapidly, spurred by booming industries like tech, energy, and manufacturing. The changes in median build years are a direct result of these dynamic population shifts.

Cities with the Greatest Changes in Median Build Year (2013-2023)

The following cities saw the greatest shifts in the median year homes were built, reflecting an ongoing trend of rapid development and population growth:

• Williston, N.D.: 25-year increase (1976 to 2001)
• Farmers Branch, Texas: 25-year increase (1975 to 2000)
• Middletown, N.Y.: 23-year increase (1972 to 1995)
• Monsey, N.Y.: 23-year increase (1970 to 1993)
• Ithaca, N.Y.: 20-year increase (1983 to 2003)
• Hoboken, N.J.: 19-year increase (1985 to 2004)
• Jersey City, N.J.: 18-year increase (1985 to 2003)

In addition to these cities, many others in the Southern U.S. experienced similarly rapid changes, including Gallatin, Tenn. (16-year increase), College Park, Md. (16-year increase), and Fort Mill, S.C. (16-year increase).

The Rise of Suburban and Urban Development

Interestingly, while larger cities such as New York and Los Angeles continue to experience growth, many of the most significant advances in construction have taken place in suburban areas. For instance, Farmers Branch, a suburban area of Dallas, saw a remarkable 25-year shift in the median home build year, highlighting the importance of suburban expansion as an alternative to urban sprawl. Suburbs are increasingly seen as an attractive option for families and individuals seeking larger homes and more space, but still within reach of major urban centers.

In contrast, cities in the Sunbelt like Atlanta, Greenville, and Fort Mill have also experienced growth due to the combination of economic opportunities and more affordable housing options, further driving the demand for new homes and apartments.

The Future of Urban Growth

This continued construction boom will likely have a lasting impact on the character and structure of American cities. As new housing and apartment units are added to the inventory, older neighborhoods may begin to undergo revitalization, leading to more mixed-use communities and improved infrastructure. Cities that previously experienced stagnation or population decline may see a resurgence, while those with continued population influxes may need to focus on sustainable growth and urban planning.

While the overall trend of increasing home construction points toward growth, there are also challenges to consider. Local governments will need to find ways to ensure that housing is both affordable and accessible for everyone, balancing the pressures of development with the need to preserve the character and affordability of existing neighborhoods.

Conclusion

New construction is playing a pivotal role in shaping the future of American cities, with a marked increase in the median build year for homes across the country. This trend is driven by population growth, migration, and efforts to meet the demand for housing in both urban and suburban areas. As more Americans move to growing cities and regions, the next decade of construction will be crucial in defining the evolution of these rapidly expanding urban landscapes.

• Cities like Williston, N.D., and Farmers Branch, Texas, have seen explosive growth due to economic booms, demonstrating the need for increased housing to accommodate sudden population surges.
• Suburban areas like Hoboken and Jersey City in New Jersey are evolving rapidly, challenging the traditional idea that large cities are the only places experiencing significant construction growth.
• As cities grow, the need for sustainable, affordable housing remains a critical issue, with developers and policymakers needing to balance rapid growth with long-term livability.

These changing dynamics signal a new era for American cities, where continued construction and urban planning will determine how the nation adapts to demographic shifts and future growth.

Originally reported by Matt Yan in Newyork Times.