2025 Report: Americans Leaving Big Cities at Unprecedented Rates Despite Post-Pandemic Recovery

Essential Insights

• Recent Census findings confirm that people are still moving out of the largest U.S. metro areas more frequently than pre-pandemic times.
• Goldman Sachs analysts highlight that from 2019 to 2023, major urban centers saw slower population growth compared to previous years.
• Remote work remains a decisive factor, enabling individuals to choose homes away from traditional office hubs.
• Suburban and less urban counties have experienced faster home price increases, reflecting a preference for larger living spaces outside dense cities.

As remote work continues to reshape American lifestyles, a persistent migration trend away from America's biggest cities remains evident, revealed in a 2024 analysis of Census data by Goldman Sachs experts.

Counties encompassing metro areas with populations exceeding one million people have experienced population growth rates about 1% lower than pre-pandemic levels between 2019 and mid-2023.

Before the pandemic, these areas had a modest average domestic outflow of roughly 200,000 residents annually. However, this number surged dramatically during the pandemic years, with approximately 750,000, 650,000, and 550,000 people leaving these cities in 2021, 2022, and 2023 respectively.

Simultaneously, suburban regions and smaller urban counties have seen a notable acceleration in housing price growth, partly driven by increased demand for spacious homes as Americans seek more room and comfort away from crowded city centers.

Remote Work's Enduring Influence

Remote work's rise during the pandemic empowered millions to relocate from costly urban hubs to more affordable, spacious living environments. Despite easing pandemic restrictions, this migration trend has not reversed as many anticipated.

While remote workers peaked at nearly 50% of the workforce during the pandemic, current figures remain steady at around 20-25%, vastly exceeding the pre-pandemic rate of 2-3%.

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