Building Booms and Busts: Where Housing Construction Is Up, and Where It's Slowing Down

Lance Olive, the mayor of Apex, N.C., can remember when just a few thousand people lived in his city. But those days are long gone.

Today, his city of just over 50,000 outside of Raleigh now finds itself in the middle of a major construction boom. Last year, Apex issued construction permits for a record-high of more than 2,200 new housing units -- the highest per capita for any city of at least its size in the country.

It’s one of many mostly suburban cities adding new housing units at a rapid pace. To gauge where development is intensifying, Governing compiled the most recent residential construction permitting data reported to the Census Bureau for cities with populations exceeding 50,000. Overall, the numbers were similar to 2017 levels, with most still exceeding their historical averages.

The suburbs and exurbs in the hottest housing markets stand out with especially high permitting rates. In the Dallas-Fort Worth area, it’s the suburb of Frisco. East of Seattle, Redmond issued permits for 341 units per 10,000 population. Posting similar rates were Georgetown, Texas, just outside of Austin; and Buckeye, Ariz., near Phoenix.

This mirrors broader trends as Americans have increasingly migrated from urban to suburban areas.

For Apex, the steady expansion began decades ago. Then in 2015, Money magazine named the city the best place to live, leading even more people to move there.

“We have a desirable place to live, and we're watching the economy closely,” Mayor Olive says. “We’ve seen people come from pretty much everywhere.”

Along with a lot of families from the Northeast, the city has also welcomed many retirees relocating from Florida, know as “halfbacks.” Over the past two decades, the population of Apex has roughly tripled.

As in other places, though, all the development hasn’t come without growing pains.

The city hired additional housing staff to keep up with demand and to minimize a permitting backlog. Some builders, feeling pressure to move quickly, submit incomplete plans or request inspections before construction is complete. Olive says residents’ top concern has centered on all the additional traffic, so Apex officials are working with the state transportation department to widen and improve area roadways.

After Apex, the cities issuing permits for the most units per capita were Fort Myers, Fla., and Doral, Fla.

 

Cities Building the Most

City	2018 Units Per 10K	2018 Units Permitted	Population
Apex, North Carolina	444.2	2,241	50,451
Fort Myers, Florida	347.4	2,777	79,943
Doral, Florida	345.5	2,112	61,130
Redmond, Washington	341.1	2,193	64,291
Georgetown, Texas	322.3	2,278	70,685
Buckeye, Arizona	320.5	2,194	68,453
Meridian, Idaho	314.3	3,141	99,926
Bonita Springs, Florida	274.7	1,541	56,088
Frisco, Texas	271.2	4,808	177,286
New Braunfels, Texas	244.0	1,931	79,152
Castle Rock, Colorado	240.7	1,499	62,276
Bowling Green, Kentucky	232.0	1,556	67,067
Lehi, Utah	213.8	1,341	62,712
Milpitas, California	202.7	1,583	78,106
Murfreesboro, Tennessee	201.7	2,750	136,372
McKinney, Texas	193.2	3,503	181,330
St. Cloud, Florida	187.2	960	51,282
Conroe, Texas	185.0	1,561	84,378
Bradenton, Florida	181.2	1,024	56,508
Goodyear, Arizona	166.8	1,332	79,858
Edinburg, Texas	159.8	1,443	90,280
South Jordan, Utah	159.4	1,131	70,954
Parker, Colorado	159.2	863	54,202
Brookhaven, Georgia	157.9	845	53,518
Greenville, South Carolina	156.0	1,064	68,219
Port St. Lucie, Florida	155.4	2,943	189,344
St. George, Utah	155.1	1,309	84,405
Grapevine, Texas	146.3	790	53,982
Ankeny, Iowa	142.6	890	62,416
Cape Coral, Florida	141.8	2,601	183,365
Austin, Texas	139.7	13,283	950,715
Commerce City, Colorado	135.7	759	55,923
Atlanta, Georgia	133.6	6,496	486,290
Reno, Nevada	130.0	3,234	248,853
Dublin, California	129.0	786	60,939
Mount Pleasant, South Carolina	127.3	1,103	86,668
Coeur d'Alene, Idaho	127.1	644	50,665
Champaign, Illinois	126.6	1,107	87,432
Henderson, Nevada	125.0	3,783	302,539
Franklin, Tennessee	124.6	976	78,321
Irvine, California	122.9	3,410	277,453
Rochester, Minnesota	122.3	1,415	115,733
Chapel Hill, North Carolina	119.9	718	59,862
Caldwell, Idaho	118.0	645	54,660
Nampa, Idaho	116.4	1,089	93,590
North Charleston, South Carolina	115.5	1,280	110,861
Broomfield, Colorado	114.9	785	68,341
Denton, Texas	113.9	1,552	136,268
Longmont, Colorado	113.1	1,067	94,341
Pflugerville, Texas	113.0	716	63,359
Bayonne, New Jersey	112.7	757	67,186
Sioux Falls, South Dakota	112.0	1,981	176,888
Denver, Colorado	111.8	7,878	704,621
Temple, Texas	111.3	829	74,503
Overland Park, Kansas	110.4	2,111	191,278
Sanford, Florida	110.1	653	59,317
Orlando, Florida	109.9	3,079	280,257
Seattle, Washington	109.3	7,918	724,745
St. Peters, Missouri	108.1	618	57,178
Menifee, California	107.7	976	90,595
Cedar Park, Texas	107.1	811	75,704
Fort Worth, Texas	106.5	9,310	874,168
Auburn, Alabama	106.0	678	63,973
Surprise, Arizona	105.5	1,415	134,085
Kissimmee, Florida	105.3	749	71,104
Palm Coast, Florida	105.1	909	86,516
Allen, Texas	104.7	1,054	100,685
Rowlett, Texas	102.8	646	62,868
Sarasota, Florida	102.3	583	56,994
Nashville, Tennessee	102.3	6,828	667,560
Richardson, Texas	101.6	1,187	116,783
Clovis, California	100.9	1,107	109,691
Folsom, California	100.6	785	78,038
Mansfield, Texas	100.5	693	68,928
Miami, Florida	99.8	4,625	463,347
Chino, California	99.2	891	89,797
Fargo, North Dakota	98.9	1,210	122,359
West Des Moines, Iowa	98.3	645	65,608
Lewisville, Texas	98.1	1,040	106,021
Warner Robins, Georgia	97.8	732	74,854
Woodbury, Minnesota	97.8	682	69,756
Bend, Oregon	97.1	918	94,520
Santa Rosa, California	97.1	1,701	175,269
Noblesville, Indiana	96.5	597	61,882
Tempe, Arizona	95.2	1,761	185,038
Apple Valley, Minnesota	95.0	498	52,435
Lakeville, Minnesota	94.7	604	63,748
Cary, North Carolina	94.2	1,562	165,904
Portland, Oregon	92.3	5,979	647,805
Jersey City, New Jersey	92.0	2,491	270,753
College Station, Texas	90.8	1,031	113,564
Oakland, California	90.7	3,856	425,195
Raleigh, North Carolina	90.6	4,211	464,758
Rocklin, California	90.2	585	64,838
Midland, Texas	89.8	1,222	136,089
Carrollton, Texas	89.1	1,209	135,710
Bryan, Texas	87.5	735	84,021
Minneapolis, Minnesota	85.8	3,625	422,331
Peoria, Arizona	84.9	1,428	168,181
Grand Prairie, Texas	84.5	1,638	193,837
Lake Charles, Louisiana	84.4	651	77,117
Fremont, California	83.8	1,969	234,962
Kennewick, Washington	83.2	679	81,607
Fayetteville, Arkansas	82.2	701	85,257
Carmel, Indiana	82.1	757	92,198
Bellingham, Washington	80.6	718	89,045
Round Rock, Texas	79.9	988	123,678
Jacksonville, Florida	78.5	7,003	892,062
Lake Havasu City, Arizona	78.1	425	54,411
Camarillo, California	77.8	528	67,845
Loveland, Colorado	77.2	592	76,701
Fishers, Indiana	76.0	698	91,832
North Las Vegas, Nevada	75.7	1,840	242,975
Ontario, California	75.4	1,326	175,841
Flower Mound, Texas	75.0	575	76,681
Valdosta, Georgia	74.4	417	56,085
Gilbert, Arizona	73.8	1,789	242,354
Lawrence, Kansas	73.7	714	96,892
Tulare, California	73.0	466	63,855
Blue Springs, Missouri	72.6	399	54,945
Alpharetta, Georgia	72.2	475	65,799
Southaven, Mississippi	72.2	390	54,031
Aurora, Colorado	71.3	2,615	366,623
Maple Grove, Minnesota	70.4	500	71,066
Boulder, Colorado	69.7	747	107,125
Thornton, Colorado	69.4	951	136,978
Tigard, Oregon	69.2	368	53,148
Edina, Minnesota	69.1	359	51,958
Suffolk, Virginia	68.9	622	90,237
Pearland, Texas	68.2	818	119,940
Gilroy, California	67.8	391	57,664
Huntsville, Alabama	67.4	1,312	194,585
Lenexa, Kansas	67.2	360	53,553
Washington, District of Columbia	66.5	4,615	693,972
Manteca, California	66.1	524	79,268
Ames, Iowa	66.0	439	66,498
Sparks, Nevada	65.8	664	100,888
Oak Park, Illinois	65.6	343	52,261
Billings, Montana	65.5	718	109,642
Las Cruces, New Mexico	65.5	666	101,712
Fort Collins, Colorado	64.9	1,071	165,080
Shoreline, Washington	64.8	364	56,189
Chula Vista, California	64.7	1,751	270,471
Bellevue, Washington	64.0	924	144,444
Eden Prairie, Minnesota	63.5	409	64,400
Vancouver, Washington	63.4	1,114	175,673
Missoula, Montana	63.0	462	73,340
Rapid City, South Dakota	62.9	468	74,421
Lubbock, Texas	62.1	1,576	253,888
Omaha, Nebraska	61.8	2,887	466,893
Lake Elsinore, California	61.4	408	66,411
Palm Bay, Florida	61.3	684	111,657
Clarksville, Tennessee	61.2	938	153,205
Layton, Utah	61.0	468	76,691
Mountain View, California	60.8	495	81,438
West Jordan, Utah	60.4	688	113,905
Killeen, Texas	60.1	875	145,482
Dallas, Texas	60.0	8,047	1,341,075
Roseville, California	59.7	808	135,329
Odessa, Texas	59.2	692	116,861
Moreno Valley, California	59.2	1,226	207,226
Richland, Washington	58.9	331	56,243
San Francisco, California	58.6	5,178	884,363
Summerville, South Carolina	58.3	294	50,388
McAllen, Texas	57.9	826	142,696
Houston, Texas	57.2	13,237	2,312,717
Cheyenne, Wyoming	56.7	361	63,624
Carson City, Nevada	56.6	310	54,745
Madison, Wisconsin	56.5	1,443	255,214
Lee's Summit, Missouri	56.3	548	97,290
Medford, Oregon	55.8	456	81,780
West Palm Beach, Florida	55.7	614	110,222
Orem, Utah	55.7	545	97,839
Greenwood, Indiana	55.4	318	57,375
Spokane Valley, Washington	55.4	542	97,847
Santa Clara, California	55.2	702	127,134
Millcreek, Utah	55.2	332	60,192
Pinellas Park, Florida	54.7	289	52,854
Winston-Salem, North Carolina	54.6	1,335	244,605
Edmond, Oklahoma	53.0	487	91,950
Boston, Massachusetts	52.6	3,602	685,094
Chandler, Arizona	52.5	1,331	253,458
Brentwood, California	52.2	326	62,433
Flagstaff, Arizona	52.1	375	71,975
Missouri City, Texas	51.8	386	74,497
Sunnyvale, California	51.7	794	153,656
Lakewood, Washington	51.6	311	60,296
Des Plaines, Illinois	51.6	300	58,193
Sandy Springs, Georgia	51.2	546	106,739
Lakewood, Colorado	51.1	792	154,958
Greeley, Colorado	51.0	538	105,448
Yuma, Arizona	51.0	487	95,502
Apopka, Florida	50.8	262	51,564
Salem, Oregon	50.7	861	169,798
Marysville, Washington	50.1	345	68,864
Eugene, Oregon	49.4	834	168,916
Homestead, Florida	49.1	343	69,907
Hendersonville, Tennessee	49.0	282	57,517
Mission, Texas	48.7	411	84,424
Tacoma, Washington	48.4	1,033	213,418
Chico, California	48.1	449	93,293
Oklahoma City, Oklahoma	48.1	3,097	643,648
Vista, California	47.8	485	101,568
Plymouth, Minnesota	47.7	374	78,395
Delano, California	47.6	253	53,138
Murrieta, California	47.3	536	113,326
Bossier City, Louisiana	47.0	322	68,554
Davis, California	47.0	324	68,986
Scottsdale, Arizona	46.7	1,167	249,950
Clearwater, Florida	46.5	537	115,513
Tampa, Florida	46.4	1,788	385,430
Sacramento, California	46.3	2,324	501,901
Joplin, Missouri	46.1	241	52,288
Idaho Falls, Idaho	45.7	279	61,076
Casa Grande, Arizona	45.4	252	55,477
Sammamish, Washington	45.4	293	64,548
Minnetonka, Minnesota	45.2	240	53,085
Pocatello, Idaho	44.8	247	55,193
Phoenix, Arizona	44.7	7,262	1,626,078
St. Charles, Missouri	44.4	312	70,329
Walnut Creek, California	44.3	309	69,773
Gastonia, North Carolina	44.3	339	76,593
Coon Rapids, Minnesota	44.2	277	62,656
Kansas City, Missouri	44.1	2,154	488,943
Waco, Texas	43.6	595	136,436
Visalia, California	43.4	577	133,010
Chesapeake, Virginia	42.9	1,031	240,397
Arvada, Colorado	42.7	507	118,807
Iowa City, Iowa	42.3	321	75,798
Grand Forks, North Dakota	42.1	240	57,056
Broken Arrow, Oklahoma	42.0	455	108,303
Columbus, Ohio	42.0	3,693	879,170
Bismarck, North Dakota	42.0	306	72,865
Albany, Oregon	41.9	224	53,503
Tyler, Texas	41.6	437	104,991
Owensboro, Kentucky	41.6	247	59,404
Woodland, California	41.5	249	60,012
Johnson City, Tennessee	41.1	273	66,391
Grand Rapids, Michigan	40.9	814	198,829
Los Angeles, California	40.7	16,299	3,999,759
Elk Grove, California	40.3	693	171,844
Lakeland, Florida	40.3	435	108,054
Blaine, Minnesota	40.1	259	64,557
Logan, Utah	39.7	203	51,115
Arlington, Texas	39.5	1,566	396,394
Provo, Utah	38.9	457	117,335
Naperville, Illinois	38.7	572	147,682
Hoboken, New Jersey	38.6	213	55,131
Ocala, Florida	38.6	228	59,110
St. Petersburg, Florida	38.1	1,003	263,255
Corvallis, Oregon	37.4	217	57,961
Pasadena, California	36.7	524	142,647
Chattanooga, Tennessee	36.5	654	179,139
Eau Claire, Wisconsin	36.5	250	68,587
Collierville, Tennessee	36.4	183	50,286
Galveston, Texas	36.2	183	50,497
O'Fallon, Missouri	36.2	317	87,597
Boynton Beach, Florida	36.2	281	77,702
Indio, California	36.0	323	89,793
Columbia, South Carolina	35.8	477	133,114
Dothan, Alabama	35.8	244	68,202
Cedar Rapids, Iowa	35.7	472	132,228
Kokomo, Indiana	35.6	206	57,836
Euless, Texas	35.5	196	55,174
Corona, California	35.5	596	167,836
Pembroke Pines, Florida	35.3	602	170,712
Livermore, California	35.2	318	90,295
New Haven, Connecticut	35.1	460	131,014
Richmond, California	35.1	386	110,040
Nashua, New Hampshire	35.0	309	88,341
Smyrna, Georgia	34.9	198	56,685
Hillsboro, Oregon	34.6	370	106,894
Pharr, Texas	34.3	273	79,487
Rock Hill, South Carolina	34.2	250	73,068
La Crosse, Wisconsin	34.0	176	51,834
Marietta, Georgia	33.3	203	61,048
North Richland Hills, Texas	33.2	234	70,441
San Antonio, Texas	33.2	5,017	1,511,946
Norman, Oklahoma	33.1	407	122,843
Moore, Oklahoma	33.0	203	61,523
Amarillo, Texas	32.8	656	199,826
Shawnee, Kansas	32.8	215	65,513
Santa Fe, New Mexico	32.6	273	83,776
Knoxville, Tennessee	32.5	609	187,347
El Paso, Texas	32.3	2,209	683,577
Port Orange, Florida	32.1	203	63,203
San Diego, California	31.4	4,452	1,419,516
Gresham, Oregon	31.3	348	111,053
Las Vegas, Nevada	30.7	1,973	641,676
Fort Smith, Arkansas	30.6	269	88,037
Pompano Beach, Florida	30.4	336	110,473
Deerfield Beach, Florida	30.2	243	80,571
Hesperia, California	29.8	283	94,859
Rancho Cordova, California	29.5	217	73,563
Chino Hills, California	29.2	235	80,374
South San Francisco, California	29.2	197	67,429
Greensboro, North Carolina	29.2	846	290,222
West Sacramento, California	28.6	153	53,512
Springdale, Arkansas	28.5	227	79,599
Bellevue, Nebraska	28.3	151	53,424
Lake Forest, California	28.1	237	84,293
Olympia, Washington	28.1	145	51,609
Plantation, Florida	28.0	263	93,909
Avondale, Arizona	27.6	232	84,025
Frederick, Maryland	27.4	196	71,408
San Jose, California	27.4	2,836	1,035,317
Savannah, Georgia	27.2	399	146,444
Madera, California	27.2	178	65,508
Santee, California	27.0	157	58,113
Fairfield, California	27.0	314	116,266
Weymouth Town, Massachusetts	27.0	153	56,664
Abilene, Texas	26.8	327	121,885
Deltona, Florida	26.7	242	90,746
San Marcos, California	26.6	256	96,198
Indianapolis, Indiana	26.5	2,286	863,002
Taylorsville, Utah	26.3	158	59,992
Des Moines, Iowa	26.3	571	217,521
Melbourne, Florida	26.2	215	82,011
San Angelo, Texas	26.2	262	100,119
DeSoto, Texas	26.1	140	53,568
El Monte, California	25.7	298	116,109
Yorba Linda, California	25.6	175	68,229
Springfield, Missouri	25.6	429	167,376
Renton, Washington	25.5	259	101,379
Springfield, Illinois	25.5	293	114,868
Burnsville, Minnesota	25.4	156	61,439
Baltimore, Maryland	25.3	1,547	611,648
Longview, Texas	25.0	204	81,522
Johns Creek, Georgia	25.0	211	84,350
Plano, Texas	24.9	712	286,143
Encinitas, California	24.8	157	63,184
Margate, Florida	24.8	145	58,430
Richmond, Virginia	24.8	563	227,032
Novi, Michigan	24.6	147	59,715
Yakima, Washington	24.6	230	93,667
Palm Desert, California	24.4	129	52,932
Norfolk, Virginia	24.4	596	244,703
New York, New York	24.2	20,910	8,622,698
Cincinnati, Ohio	24.2	730	301,301
Centennial, Colorado	24.0	265	110,250
High Point, North Carolina	24.0	268	111,513
Sandy, Utah	23.9	230	96,145
Everett, Washington	23.8	262	110,079
Beaumont, Texas	23.8	283	119,114
Little Rock, Arkansas	23.7	470	198,606
Springfield, Oregon	23.6	147	62,353
Fontana, California	23.5	498	211,815
Pensacola, Florida	23.2	122	52,590
Chicago, Illinois	23.0	6,258	2,716,450
Jackson, Tennessee	22.9	153	66,847
Irving, Texas	22.9	550	240,373
Carlsbad, California	22.6	261	115,330
Roswell, Georgia	22.0	209	94,786
Vacaville, California	22.0	220	100,032
Hollywood, Florida	21.7	334	153,627
San Ramon, California	21.7	165	75,931
Columbia, Missouri	21.6	263	121,717
Leesburg, Virginia	21.6	117	54,215
St. Louis, Missouri	21.4	661	308,626
Elyria, Ohio	21.3	115	53,883
Oceanside, California	21.3	375	176,193
Elizabeth, New Jersey	21.1	275	130,215
Newark, New Jersey	20.9	597	285,154
Somerville, Massachusetts	20.9	170	81,360
Riverside, California	20.6	674	327,728
Santa Clarita, California	20.5	433	210,888
North Little Rock, Arkansas	20.5	135	65,911
Rochester, New York	20.4	424	208,046
Paterson, New Jersey	20.3	302	148,678
Sterling Heights, Michigan	20.3	269	132,631
Tulsa, Oklahoma	20.3	814	401,800
Council Bluffs, Iowa	19.7	123	62,316
St. Paul, Minnesota	19.5	597	306,621
Kentwood, Michigan	19.3	100	51,747
Joliet, Illinois	19.2	285	148,462
Garland, Texas	19.2	456	238,002
Pomona, California	19.1	292	152,939
Gulfport, Mississippi	19.1	137	71,822
Fort Lauderdale, Florida	18.8	339	180,072
Pittsburg, California	18.7	135	72,141
Grand Island, Nebraska	18.5	95	51,390
Jupiter, Florida	18.2	118	64,976
White Plains, New York	18.1	107	59,047
Lorain, Ohio	18.0	115	63,841
Cathedral City, California	18.0	98	54,596
Plainfield, New Jersey	17.9	92	51,327
Hayward, California	17.9	287	160,500
Normal, Illinois	17.5	95	54,284
La Mesa, California	17.5	105	60,021
Methuen Town, Massachusetts	17.3	87	50,259
Virginia Beach, Virginia	17.3	779	450,435
Redondo Beach, California	17.2	117	67,908
Gardena, California	17.1	103	60,224
Lynchburg, Virginia	17.0	138	80,995
San Clemente, California	16.9	110	65,267
Rochester Hills, Michigan	16.8	125	74,205
Casper, Wyoming	16.8	97	57,814
Flint, Michigan	16.7	161	96,448
Carson, California	16.5	153	92,735
Palo Alto, California	16.4	110	67,178
Harrisonburg, Virginia	16.2	88	54,215
Anaheim, California	16.2	571	352,497
Westminster, Colorado	16.1	182	112,812
Berkeley, California	15.9	195	122,324
Sugar Land, Texas	15.9	141	88,485
San Buenaventura (Ventura), California	15.6	173	110,790
Brooklyn Park, Minnesota	15.4	124	80,581
West Valley City, Utah	15.3	209	136,170
Arcadia, California	15.3	90	58,799
Shreveport, Louisiana	15.2	291	192,036
Baton Rouge, Louisiana	15.1	340	225,374
Colton, California	15.0	82	54,828
Danbury, Connecticut	14.8	126	85,246
Westminster, California	14.5	133	91,564
Portsmouth, Virginia	14.5	137	94,572
Costa Mesa, California	14.4	164	113,825
Escondido, California	14.3	218	151,969
Porterville, California	13.9	82	59,145
Boca Raton, Florida	13.9	136	98,150
Hoffman Estates, Illinois	13.8	71	51,567
Bartlett, Tennessee	13.7	81	59,102
Janesville, Wisconsin	13.7	88	64,359
Rockville, Maryland	13.5	92	68,401
Manhattan, Kansas	13.1	72	54,832
Haverhill, Massachusetts	13.0	83	63,639
Miramar, Florida	13.0	183	140,328
Independence, Missouri	12.9	151	117,306
Redlands, California	12.9	92	71,554
Beaverton, Oregon	12.8	125	97,514
Rialto, California	12.6	130	103,562
Montgomery, Alabama	12.1	241	199,518
Arlington Heights, Illinois	11.8	89	75,634
Dubuque, Iowa	11.7	68	58,276
Portland, Maine	11.7	78	66,882
Kansas City, Kansas	11.6	178	152,938
Hialeah, Florida	11.6	278	239,673
New Britain, Connecticut	11.6	84	72,710
Terre Haute, Indiana	11.5	70	60,774
Fayetteville, North Carolina	11.5	241	209,889
Union City, California	11.4	86	75,343
Redding, California	11.2	103	91,794
Novato, California	11.1	62	55,980
Great Falls, Montana	11.0	65	58,876
Hamilton, Ohio	11.0	68	62,092
Delray Beach, Florida	10.9	75	68,749
Antioch, California	10.8	121	111,674
Apple Valley, California	10.8	79	73,077
Decatur, Alabama	10.7	58	54,405
Cupertino, California	10.5	64	60,777
Stockton, California	10.4	324	310,496
Rancho Cucamonga, California	10.4	185	177,452
Ann Arbor, Michigan	10.4	126	121,477
Salinas, California	10.3	163	157,596
Baldwin Park, California	10.3	79	76,402
El Cajon, California	9.7	101	103,894
Camden, New Jersey	9.7	72	74,532
Bloomington, Illinois	9.6	75	77,934
Green Bay, Wisconsin	9.6	101	105,116
Lancaster, California	9.5	153	160,316
Glendora, California	9.5	50	52,445
Stamford, Connecticut	9.5	124	130,824
Kenner, Louisiana	9.3	63	67,451
Aliso Viejo, California	9.3	48	51,671
Largo, Florida	9.2	78	84,754
Port Arthur, Texas	8.8	49	55,498
Syracuse, New York	8.8	126	143,396
Enid, Oklahoma	8.6	43	50,122
Pasadena, Texas	8.4	129	153,520
Appleton, Wisconsin	8.3	62	74,653
Wellington, Florida	8.0	52	64,848
Burien, Washington	7.9	41	51,671
San Mateo, California	7.9	83	104,748
Temecula, California	7.9	90	114,327
Garden Grove, California	7.9	137	174,226
Ogden, Utah	7.8	68	87,031
Warwick, Rhode Island	7.8	63	80,871
Glendale, Arizona	7.7	191	246,709
Hemet, California	7.4	63	85,160
Milwaukee, Wisconsin	7.4	439	595,351
Glendale, California	7.1	144	203,054
Auburn, Washington	7.1	57	80,776
Huntington Beach, California	7.0	142	201,874
Alexandria, Virginia	7.0	112	160,035
Newport News, Virginia	6.9	124	179,388
Coral Gables, Florida	6.8	35	51,095
Federal Way, Washington	6.7	65	96,690
Davenport, Iowa	6.6	68	102,320
Mobile, Alabama	6.6	126	190,265
Brockton, Massachusetts	6.6	63	95,672
Bellflower, California	6.6	51	77,772
Paramount, California	6.6	36	54,909
Topeka, Kansas	6.5	82	126,587
Bristol, Connecticut	6.5	39	60,223
Eagan, Minnesota	6.5	43	66,627
Livonia, Michigan	6.2	58	94,105
Warren, Michigan	6.1	82	135,022
Aurora, Illinois	6.0	121	200,965
Evansville, Indiana	6.0	71	118,930
Fullerton, California	5.7	80	140,392
Oshkosh, Wisconsin	5.6	37	66,665
Oxnard, California	5.5	115	210,037
Peabody, Massachusetts	5.5	29	52,987
Diamond Bar, California	5.5	31	56,665
La Habra, California	5.3	33	62,466
Newton, Massachusetts	5.3	47	88,994
Weston, Florida	5.2	37	70,944
Union City, New Jersey	5.1	36	70,387
New Bedford, Massachusetts	4.9	47	95,120
Orland Park, Illinois	4.9	29	58,765
Mesquite, Texas	4.9	70	143,949
Tinley Park, Illinois	4.8	27	56,668
Lowell, Massachusetts	4.5	50	111,346
Erie, Pennsylvania	4.4	43	97,369
Long Beach, California	4.3	201	469,450
Lawton, Oklahoma	4.3	40	93,714
Rockford, Illinois	4.2	62	147,051
St. Clair Shores, Michigan	4.2	25	59,635
Vallejo, California	4.2	51	122,105
Palmdale, California	4.1	65	157,519
Wheaton, Illinois	4.1	22	53,373
Buena Park, California	4.1	34	83,015
Muncie, Indiana	4.1	28	68,625
Alhambra, California	4.0	34	85,396
San Bernardino, California	4.0	86	216,995
Lakewood, California	4.0	32	80,967
Wyoming, Michigan	4.0	30	75,938
Alameda, California	3.9	31	79,177
Medford, Massachusetts	3.8	22	57,797
Springfield, Ohio	3.7	22	59,208
Bridgeport, Connecticut	3.7	54	146,579
Miami Beach, Florida	3.4	31	92,307
Gaithersburg, Maryland	3.3	23	68,710
Kenosha, Wisconsin	3.3	33	99,877
Monterey Park, California	3.3	20	61,044
Norwalk, Connecticut	3.3	29	89,005
Farmington Hills, Michigan	3.2	26	81,050
Jacksonville, North Carolina	3.2	23	72,447
Dearborn, Michigan	3.1	29	94,491
Torrance, California	3.0	44	146,758
Daly City, California	3.0	32	107,074
South Gate, California	2.9	28	95,430
Bolingbrook, Illinois	2.9	22	75,201
Poway, California	2.8	14	50,041
Peoria, Illinois	2.7	31	112,883
Coconut Creek, Florida	2.6	16	61,010
Detroit, Michigan	2.5	170	673,104
Coral Springs, Florida	2.5	33	133,037
Trenton, New Jersey	2.4	20	84,964
Skokie, Illinois	2.2	14	63,978
Berwyn, Illinois	2.2	12	55,550
Orange, California	2.1	30	140,560
Pawtucket, Rhode Island	2.1	15	72,001
Southfield, Michigan	2.0	15	73,208
Waukegan, Illinois	1.9	17	87,729
Whittier, California	1.8	16	86,838
Waterbury, Connecticut	1.8	20	108,629
Fountain Valley, California	1.8	10	56,313
Mission Viejo, California	1.7	16	96,016
Burbank, California	1.6	17	104,834
Evanston, Illinois	1.6	12	74,756
Palatine, Illinois	1.6	11	68,644
Lakewood, Ohio	1.6	8	50,249
Concord, California	1.5	20	129,783
Miami Gardens, Florida	1.4	16	113,750
Jackson, Mississippi	1.3	21	166,965
Norwalk, California	1.0	11	106,084
West Covina, California	0.8	9	107,598
Bloomington, Minnesota	0.8	7	85,866
Mount Prospect, Illinois	0.7	4	53,930
Oak Lawn, Illinois	0.7	4	56,087
Pontiac, Michigan	0.7	4	59,792
Racine, Wisconsin	0.6	5	77,542
Parma, Ohio	0.6	5	79,167
Schaumburg, Illinois	0.5	4	74,184
Schenectady, New York	0.3	2	65,625
San Leandro, California	0.2	2	90,553
Huntington Park, California	0.2	1	58,822
Decatur, Illinois	0.1	1	72,174
Providence, Rhode Island	0.1	2	180,393
Cerritos, California	0.0	0	51,020
Hempstead, New York	0.0	0	55,806
Sunrise, Florida	0.0	0	94,323

Data shown for cities with populations exceeding 50,000. See data note.
SOURCE: Governing calculations of U.S. Census Bureau Building Permits Survey data for December 2018

Among larger cities -- those with populations of at least 300,000 -- Austin’s rate last year topped all others, followed closely by Atlanta and Reno, Nev.

Generally speaking, it’s the southern cities and parts of the West Coast where growth remains the strongest. This, of course, mirrors broader national trends as these same regions are adding jobs and population at a faster pace than other parts of the country.

One Sun Belt city that’s experienced exponential growth for the past few years is Frisco, Texas. Its per capita rate last year was the highest of any city with a population over 100,000. The area continues to lure major employers in a range of industries, including Keurig Dr. Pepper, which announced last month that it plans to move its Texas headquarters there.

John Lettelleir, the city’s development services director, estimated that about 65 percent to 70 percent of the city has now been developed or has plans for development. To encourage more density, the city no longer allows for garden-style apartment zoning, instead favoring mixed-use development.

While the bulk of the largest construction growth is taking place in the Sun Belt and the West, there are exceptions.

Ankeny, Iowa, a fast-growing city of 62,000 outside of Des Moines, issued permits for about 900 units, most of them single-family residences. Rochester, Minn., with a population of 116,000, reported permits for more than 1,400 new units. Several college towns, including Bowling Green, Ky., and Champaign, Ill., also recorded strong gains in multi-unit housing.

By comparison, Sunrise, Fla., a city of about 95,000 bordering the Everglades, and Cerritos, Calf., didn’t issue a single residential construction permit last year. Cities with the lowest permitting rates tend to be either suburbs like these that are fairly built out or economically depressed areas of the Midwest. A few such cities have routinely issued permits for fewer than a dozen new units a year.

Much more than housing demand dictates the amount of construction activity taking place.

Some cities are left with little room to develop, while those in Texas and other lower-density areas maintain plenty of available land. But that doesn’t mean that cities can’t build up: Even San Francisco has been ramping up permitting in recent years, recording about 5,200 new units last year. 

In other jurisdictions, local zoning ordinances and political opposition effectively hinder development year after year. It’s an issue that’s been the subject of much debate in California, where the state is pressuring cities to comply with a housing supply law. Gov. Gavin Newsom’s administration recently sued the city of Huntington Beach for failure to meet requirements, sending a message to 46 other cities that it considers out of compliance.

“I don’t intend to file suit against all 47, but I’m not going to preside over neglect and denial,” Newsom said in his State of the State address last month.

Many of the California cities the state has singled out for noncompliance issued relatively few permits last year. Huntington Park, Calif., has approved just one new unit over the past two years. Paramount, a similar-sized city of about 55,000, issued permits for 36 units last year and only 13 the year before, Census data show.

 

How 2018 Construction Rates Compare Over Time

In about 62 percent of the cities reviewed, 2018 permitting totals exceeded their averages over the prior 10-year period. All of the largest cities over a half million exceeded their averages with the exceptions of Detroit, El Paso and Milwaukee. (Some others, however, don’t report data to the Census Bureau.) 

 

 

Many of the cities with the strongest gains relative to their historical averages are found in California, with particularly sharp growth continuing in the San Francisco Bay Area. For the second consecutive year, Oakland issued permits for about 3,900 units -- approximately four times the city’s annual average. Nearby Fremont similarly reported nearly 2,000 units after generally permitting fewer than 500 annually in recent years. Smaller cities, including San Ramon and Richmond, also reported totals far above their averages. Elsewhere, Moreno Valley and Santa Rosa, Calif., saw their permitting totals spike last year. 

Nationally, 135 of the 582 cities over 50,000 reviewed recorded numbers of permitted units that more than doubled their historical averages.

 

City Permitting Data

 

 

About the data: All data refer to numbers of units permitted for individual local jurisdictions (the Census Bureau publishes separate data covering metro areas.) Most cities voluntarily report permitting data to the Census Bureau on a monthly basis. Some, though, do not provide any data or only report data for a few months, such as New Orleans and Pittsburgh. The Census Bureau imputes totals for these cities based on prior trends. This report excludes cities reporting fewer than 10 months of permitting data for 2018. Totals reflect December 2018 end-of-year data, subject to revision with the release of the Census Bureau’s annual permitting data.