U-Haul Migration Data Signals Where Smart Investors Are Positioning
America Is Moving South—The Data Confirms It
Where Americans Are Moving—and What That Means for Real Estate in 2026
Every year, we hear opinions about where the housing market is headed. But every so often, real data cuts through the noise.
The 2025 U-Haul Growth Index, published heading into 2026, does exactly that.
Texas is back on top as the No. 1 growth state. Florida holds strong at No. 2. California ranks dead last—for the sixth consecutive year.
As long-term real estate investors, this matters more than headlines, interest rates, or short-term market sentiment. Because people moving = demand forming. And demand is the foundation of cash flow, rent growth, and appreciation.
We’ve spent years investing across Alabama, Florida, and the Southeast, and what we’re seeing on the ground in 2026 aligns perfectly with what this data confirms: migration patterns are shaping the next decade of opportunity.
What the 2025 U-Haul Growth Index Actually Measures
Unlike surveys or projections, the U-Haul Growth Index is based on real behavior.
Over 2.5 million one-way moves annually
Customers physically relocating between states
Tracked across 24,000+ U-Haul locations in the U.S. and Canada
States are ranked by net inbound vs. outbound moves, not population size or media buzz.
This makes it one of the most practical migration indicators available—especially for real estate investors planning ahead in 2026.
The 2025 Rankings Driving 2026 Strategy
Top Growth States (Net Inbound Migration)
Texas
Florida
North Carolina
Tennessee
South Carolina
Washington
Arizona
Idaho
Alabama
Georgia
Eight of the top ten states are in the South, with six in the Southeast.
Bottom of the List (Net Outbound Migration)
California (50th)
Illinois
New Jersey
New York
Massachusetts
California alone posted the largest net loss of movers for the sixth straight year.
Texas and Florida: The Standout Signals
Let’s zoom in.
Texas
50.7% of all U-Haul traffic was inbound
Inbound moves grew 3% year over year
Ranked No. 1 seven of the last ten years
Texas continues to attract:
Job growth
Corporate relocations
Families seeking affordability and space
From a real estate lens, that translates to durable rental demand and long-term absorption.
Florida
50.6% inbound traffic
Inbound moves up 2% year over year
Never ranked below 4th since tracking began in 2015
Florida isn’t just a retirement story anymore. In 2026, we’re seeing:
Working professionals
Remote employees
Military families
Small business owners
All competing for housing—especially rentals.
Why Migration Matters More Than Short-Term Market Cycles
Interest rates fluctuate. Markets cool and heat up. But people moving is structural.
When people move:
They rent first
They establish roots
They create sustained housing demand
This is why migration trends tend to lead real estate performance, not follow it.
From our own experience investing in 20–50 unit multifamily properties, we’ve seen:
Higher occupancy stability
Faster lease-ups
Stronger rent resilience during market slowdowns
A single well-positioned acquisition in a growth market often outperforms multiple deals in stagnant areas.
Alabama: The Quiet Winner Investors Overlook
One state we continue to watch closely in 2026 is Alabama, ranked No. 9.
Why?
Lower acquisition costs
Strong inbound migration
Growing metros like Huntsville, Birmingham, and Mobile
Expanding defense, aerospace, and manufacturing jobs
In several Alabama submarkets, rent growth approached high single digits through 2025, driven largely by population inflow—not speculation.
This is the type of environment where cash flow and appreciation work together, rather than fighting each other.
Is This About Politics? Not Really.
You’ll often hear this framed as “blue-to-red state migration.”
But the data—and lived experience—tell a simpler story.
People move because of:
Jobs and income opportunity
Cost of living
Taxes
Family and lifestyle
Housing affordability
Yes, seven of the top ten growth states currently have Republican governors, and nine of the bottom ten have Democrat governors. But for most movers, the decision is practical—not ideological.
As investors, we don’t need to debate politics. We need to follow the demand.
What This Means for Investors in 2026
If you’re serious about building long-term wealth through real estate, the takeaway is clear:
Markets with inbound migration create margin for error.
They provide:
A deeper tenant pool
Stronger rent support
More resilient valuations
In 2026, we’re prioritizing:
Growth states over “hot” cities
Fundamentals over hype
Cash flow backed by population movement
Because one well-timed deal in the right market can change everything.
A Quiet Next Step
We’re actively analyzing migration-backed markets heading into the rest of 2026—looking at where demand is forming before pricing fully reflects it.
If you’re curious how these trends apply to your situation, portfolio, or next move, there’s value in seeing the full picture before the window narrows. Let’s chat: https://calendly.com/johnnylynum/discovery
