The 15 Most Promising US Cities In 2024

When considering cities with great potential, one may expect a list of the usual suspects – large, bustling cities in places like New York and California. But we’ve seen a change happen in local housing markets, economies and migration patterns as a result of the pandemic. Along with an increase in migration to places with more space and higher quality of life, many Americans are moving to markets with high appreciation, but still-affordable prices.

While medium-sized metros across America have held the title of “the most promising cities” in recent years – and still do – the regions where these cities are most prevalent have changed. In years past, cities in Western states, especially Idaho, Oregon and Utah, took up the majority of our top 15 list. However, in 2024, all but one of the cities on this list are in the Midwest or Northeast region of the United States – and there were no cities from the west.

Finding The Most Promising U.S. Cities In 2024 

What makes a city promising? It could mean many things to many different people. However, one important factor is the ability for its inhabitants to thrive – whether that’s in real estate, work, health or any other areas of life they wish to succeed. Rocket Homes^SM teamed up with BestPlaces.net to curate this list, taking many of these life goals into consideration. 

The researchers at BestPlaces.net used the following metrics to determine the rankings for the most promising cities in America in 2024:

• One-year home appreciation
• Net migration in 2022
• Job growth
• Unemployment rate
• Salary growth
• Small business growth
• High-tech GDP growth
• Amenities
• Culture
• Walkability
• Recreation
• Violent crime rate
• Property crime rate 

Any cities with a violent crime rate higher than 55% of the country were removed from the rankings. 

1. Ames, Iowa

• Population: 97,117
• Net migration in 2022: 0.54%
• One-year home appreciation: 7.8% 

Ames is home to Iowa State University, an institution recognized for excellence in science, technology and innovation. It may come as no surprise to learn that the metro area ranks in the top 15% of the country for high-tech GDP growth. Along with tech, the city is a medical hub for surrounding

2. Burlington, Vermont

• Population: 648,252
• Net migration in 2020: 0.94%
• 1-year home appreciation: 31.7%

With an unemployment rate of just 2.5% – less than half the national average – Provo has a better employment rate than 99% of the country. This may be due, in part, to the tech companies moving into the area, which has seen 54% growth in high-tech GDP. Provo’s metro area has been called “Silicon Slopes,” comparing the new tech epicenter to Silicon Valley, with the added benefit of nearby ski resorts like Sundance and Deer Valley.

3. Portland, Maine

• Population: 538,500
• Net migration in 2022: 2.17%
• One-year home appreciation: 2.8%

Named one of the least stressed cities in America, Portland ranks high in quality of life due, in part, to its number of things to do and low crime. The metro area ranks in the top 5% of the country for its abundance of amenities and in the top 1% for its low violent crime rate. Portland is the only city on the list to have been consistently featured as a promising city every year and has even jumped from #15 last year to #3 for 2024. It’s also listed as the number one best place to live on the East Coast in 2023 – 2024 by U.S. News & World Report.

4. Ithaca, New York

• Population: 102,180
• Net migration in 2022: 0.40%
• One-year home appreciation: 2.3%

Small business owners and supporters may find success in Ithaca, which ranks in the top 1% of the country for small business growth. At almost 5%, the metro area has the highest growth of any on our list. And with the help of Local First Ithaca, residents can learn more about supporting local business and the economic, social and environmental benefits of doing so.

5. Iowa City, Iowa

•  Population: 173,105
• Net migration in 2022: 0.97%
• One-year home appreciation: 9.5%

With a one-year home appreciation of 9.5%, Iowa City has a higher home appreciation than 99% of the country. But just because homes are appreciating doesn’t mean home buyers can’t get a deal. According to the July 2023 Rocket Homes trends report, many Iowa City homes are still under $300,000 – with the median sold price of $294,950.

6. Appleton, Wisconsin

• Population: 237,974
• Net migration in 2022: 0.29%
• One-year home appreciation: 4.3%

Along with finding safety from most natural disasters, Appleton home buyers will likely find job security. Only 1.8% of local job seekers are unable to find work – an unemployment rate that is better than 97% of the country. Nature also has a chance to thrive in the city – as it’s recognized by Tree City USA, Bee City USA and Bird City Wisconsin for its work in creating and conserving these various habitats.

7. Charlottesville, Virginia

• Population: 235,763
• Net migration in 2022: 1.03%
• One-year home appreciation: 2.6%

From May 2022 to April 2023, Charlottesville saw 4.49% job growth – more than any other city on our list and higher than 97% of the country. Of course, Charlottesville isn’t all work and no play. The city features orchards, farmers markets, a championship golf course and more than 40 vineyards. Current residents also share something in common with a few of the country’s founding fathers. The city was once home to presidents Thomas Jefferson, James Monroe and James Madison.

8. Bangor, Maine

• Population: 152,148
• Net migration in 2022: 1.94%
• One-year home appreciation: 6.1%

Bangor area homes saw a 6.1% growth in home value over the last 12 months – a better one-year appreciation than properties in 85% of the country. While home prices are going up, the cost of living is staying relatively manageable – 16% lower than the national average. That helps make the affordable area one of the best places to live on a household income of $65,000.

9. State College, Pennsylvania

• Population: 162,385
• Net migration in 2022: 0.29%
• One-year home appreciation: 5.1%

Also known as “Happy Valley,” State College has plenty offerings that make residents smile – from D1 university sporting events and a bustling main street to national parks and some of the best fall foliage views in the country. The metro area also has some of the lowest crime in the country, ranking in the top 5% regarding both property and violent crime rates.

10. Richmond, Virginia

• Population: 1,315,600
• Net migration in 2022: 1.68%
• One-year home appreciation: 5.7%

Ranking in the top 15% of the country for cultural offerings, Richmond is steeped in history and is one of the only big cities on our list. It’s where Patrick Henry uttered the famous words, “Give me liberty or give me death!”, and where Civil War cannons blasted on the Malvern Hill Battlefield. Residents live among some of the most important sites of America’s transformation and growth, including the Jackson Ward District, a national historic landmark that’s considered the birthplace of Black entrepreneurship.

11. Atlantic City, New Jersey

• Population: 263,670
• Net migration in 2022: 0.80%
• One-year home appreciation: 6.1%

It may be known by many for its beaches, boardwalk and casinos, but Atlantic City is also a hub for aviation technology thanks to the William J. Hughes Technical Center. The 5,000-square-foot center serves the United States National Airspace System (NAS) in researching, engineering and testing cutting-edge aviation technology. It’s also a likely contributor to the area’s overall high-tech GDP growth, which ranks in the top 20% of the country.

12. Albany, New York

• Population: 880,381
• Net migration in 2022: 0.67%
• One-year home appreciation: 5.3%

New York’s state capital has more recreation opportunities than 90% of the country – and residents can enjoy them on land, in the water or underground year-round. The metro area includes sand dunes, rock formations filled with fossils, waterfalls, bike and hike trails, rivers, canals and lakes and even caverns, where adventurers can explore the caves by foot and boat.

13. College Station, Texas

• Population: 264,728
• Net migration in 2022: 2.44%
• One-year home appreciation: 4.6%

College Station ranks in the top 5% of the country for job growth from May 2022 to April 2023, seeing almost 4% growth in available jobs. As the home of Texas A&M University, some of College Station’s leading employers are in the education, government, biotechnology and health care industries.  

14. Norwich, Connecticut

• Population: 265,206
• Net migration in 2022: 0.32%
• One-year home appreciation: 4.5%

Norwich saw an annual salary growth of 20.94% from 2019 to 2022, ranking it in the top 3% of the country for that category. A bump in salary can be extra nice for Norwich residents as the cost of living is just below the national average (5%) and the median sold price is $219,333.

15. Winchester, Virginia

• Population: 140,566
• Net migration in 2022: 2.70%
• One-year home appreciation: 1.3%

In 2022, the city had a net migration almost 3%, a higher number of new residents moving in than 82% of the country. Tucked inside the Shenandoah Valley, surrounded by orchards, the “Apple Capital” offers several amenities to new and longstanding residents alike. Winchester is a charming town with a 45-block historic downtown, 250-year-old marketplace and several annual events, including Oktoberfest, outdoor movie nights and the popular annual Shenandoah Apple Blossom Festival. All these events can be enjoyed with a sense of security as the metro area has a lower crime rate than 93% of the country.

Methodology: Ranking The Most Promising Cities Of 2024

To determine the most promising cities of 2024, Rocket Homes and Best Places analyzed 383 metropolitan areas, which are home to over 85% of all U.S. residents. Metro areas include one or more major core cities and the surrounding counties that contribute to the area's economy. As such, using metro areas as the basis for our study includes not only the primary cities but the surrounding suburbs as well.

By analyzing statistics in 13 key measures, insight was given into each area’s home price appreciation, high-tech and small business growth, job market and salary growth, plus each metro’s amenities, cultural and recreational opportunities and crime rate. Rocket Homes and BestPlaces.net chose metrics that are as current and detailed as possible to discover the places that are likely to surge ahead in 2024, while still providing great livability, desirability and reasonable affordability. 

For scoring and comparison, each data metric was normalized and transformed to a common range of 0-100 points. Weights were then applied to each metric to reflect its importance in the study and, from there, the weighted scores for each metric were summed and sorted to generate the final rankings and find the best cities.

Other statistics were used in this study, but not included in the ranking. Therefore, they were not weighted. These stats include: