Single-Family vs. Multifamily: Which Housing Types Are Seeing the Biggest Growth?

The U.S. housing market is transforming, with shifting economic conditions, changing demographics, and evolving housing preferences influencing where and how people live. Rising home prices and interest rates have made homeownership less accessible, driving demand for more affordable alternatives like middle housing and apartment living.

According to the U.S. Census Bureau’s American Community Survey (ACS), the share of single-family housing has fluctuated in recent years, while multifamily construction has surged in response to affordability challenges. To better understand these changes, the research team at This Old House analyzed data from the U.S. Census Bureau to track the growth of different housing types from 2019 to 2023. For this analysis, we grouped structures into three categories: single-family residences (standalone housing units), middle housing (structures with up to nine units), and mid-to-large apartments (buildings with 10 or more units).

Housing growth varies widely across cities, with some metro areas prioritizing high-density developments and others continuing to expand single-family neighborhoods. By examining how each category has expanded or contracted over time, we identify which housing types are seeing the biggest growth and what this means for people looking to relocate. These trends highlight the importance of finding the right moving company for individuals and families relocating in search of housing that better suits their needs and budgets.

America’s Housing Landscape Is Changing—Is the American Dream Shifting, Too?

From 2019 to 2023, the total number of housing units in the U.S. grew by 3.6%, from 137,428,986 to 142,332,876. However, growth hasn’t been the same across all housing types.

While single-family homes (1-unit, detached)—long considered a cornerstone of the traditional American Dream—grew by 3.2%, apartment and multifamily units grew by 9.4%, nearly three times faster. Buildings with 20 or more units, like large apartment complexes, saw growth of 13.7%. Townhomes (1-unit attached) grew by 8.72%, almost matching the growth of mid-to-large apartment buildings.

For current and aspiring homeowners, this means a shift toward apartments and townhomes as more common options. As the supply of single-family homes struggles to keep up with demand, rising home prices and mortgage rates push the dream of owning a detached home further out of reach for many Americans. Jayme Walters, assistant professor at Utah State University, says:

“Millions of individuals and families across the U.S. are burdened with housing costs they are struggling to afford… People in precarious housing situations have an increased likelihood of anxiety, depression, sleep disturbances, hypertension, strained family relationships, intimate partner violence, and poor educational outcomes.”

As home sale prices continue to rise, many may face tough choices, such as skipping meals or medical appointments, to make rent or mortgage payments. Even apartments and townhomes, once seen as more affordable alternatives, have become increasingly expensive in many markets. These pressures highlight the need for better housing policies that support future homeowners and current residents.

City-Level Housing Trends: Where Different Home Types Are Booming

We looked at 149 of the most populous cities in the United States to determine how growth rates vary for housing types at the city level. The largest increases in middle housing (multifamily housing structures with up to 9 units) and mid-to-large-sized apartments significantly outpace even the largest increases in single-family housing units (1-unit detached).

The city with the largest increase in single-family homes is Enterprise, Nevada, with an increase of 30.2% from 2019 to 2023. However, Enterprise still saw twice as large an increase in middle housing over the same time frame (63%)—the largest increase in middle housing across all 149 most-populous cities we looked at. The largest increase in apartments (housing structures with 10+ units) was in Frisco, Texas, which saw a 57.2% increase in volume from 2019 to 2023.

As Sharon Haar, FAIA, NOMA, ACSA, Professor at the University of Michigan, explains: “There has been a decline in housing production relative to household formation over the last several decades… In recent years, the increased cost of material and land, combined with the lack of skilled construction labor, has exacerbated an already existing trend.”

What Housing Growth Trends Mean for Your Next Move

As housing growth trends evolve across the U.S., understanding these shifts can be pivotal when planning your next move. The growing popularity of middle housing, shifts in single-family home demand, and increase in apartment developments can influence where you choose to live.

Chad Frederick, Ph.D., MUEP, urban geography and sustainable planning expert at Grand Valley State University, says, “The central barrier to implementing middle housing is society’s assumed association between ‘urban’ and ‘unpleasantness.’ If cities recognized the desirability of walkable urban areas, zoning laws could shift to support more housing options.” With this in mind, here is some advice to consider as you plan your move, especially if you’re working with long-distance moving companies to coordinate your relocation:

• Research the housing market in your target city: Understand the general market conditions, such as demand and whether it’s a buyer’s or seller’s market.
• Consider housing type availability based on your needs: Check which housing types (single-family, multifamily, apartments) align with your needs and are most prevalent in the area.
• Pay attention to housing affordability trends: Keep track of price fluctuations to help you decide whether to rent or buy.
• Check for zoning and development trends: Zoning laws can impact what type of housing is being built. Cities with flexible zoning may offer more options for diverse housing types.
• Look at infrastructure and neighborhood development: Up-and-coming neighborhoods with improved infrastructure may offer long-term value and livability.
• Be aware of market competition and timing: Housing markets can be competitive, so understanding timing is key to securing the right property when you need it.
• Weigh renting versus buying based on growth trends: In areas with significant housing growth, renting might be a more viable option until the market stabilizes.
• Factor in future resale or investment potential: Consider whether the area is likely to see continued growth, increasing the value of your investment if you’re aiming to buy.

Expert Insights: Is a Multifamily Home the Right Choice for Your Family?

The issue of housing affordability remains a challenge for many families and individuals in the U.S., especially as the demand for middle-income housing intensifies. Rising inequality, stagnant wages, and increasing housing costs have led to a significant gap between income levels and homeownership opportunities, particularly for middle-income households.

Haar notes, “Zoning laws, which favor the building of single-family homes and larger lot sizes, make it difficult to provide a greater assortment of housing types.” This issue is compounded by the financial stress of housing instability, which often leads to insecurity in other areas of life. Anaid Yerena, Ph.D., says, “Housing instability brings financial stress, anxiety, and health risks.”

In response to these challenges, experts argue that the development of missing middle housing—such as duplexes, triplexes, and fourplexes—plays a critical role in addressing the housing crisis. Azza Kamal emphasizes that this type of housing “can stabilize prices and reduce the affordability gap” by increasing supply and offering more diverse, affordable options. This shift in housing design and zoning laws can ultimately provide more equitable access to homeownership, a vital step toward ensuring housing security for all Americans.

Ask An Expert

How are zoning laws impacting urban development and housing affordability?

Azza Kamal

Associate Teaching Professor of Sustainable Planning and Urban Design
University of Colorado, Boulder

Tony J. Hernandez

Adjunct Faculty at the Graduate Schools of Social Work
University of Denver

Chad Frederick, Ph.D.

Associate Professor of Urban Geography and Sustainable Planning
Grand Valley State University

“Critically impactful. Zoning regulations in the U.S. are obstructive to the expansion of affordable housing supply at a much-needed fast pace. With approximately 75% of the residential land use all over the country restricted to single-family zoning, there is high competition on the available land for development, specifically land that meets the federal program requirements for constructing affordable or mixed-income development. As a result, the high cost impacted the units’ affordability and challenged the feasibility of integrating more affordable units with the market rate units in the mixed-income development.”

“Historically, zoning laws favored single-family units and related families (married couples) living together. Now, there is a big effort to modify zoning laws to make it legal for non-related couples to live together without fear of violation of zoning laws. Further, enabling Adjacent Dwelling Units (ADUs), sometimes called mother-in-law units, to be built on property of a single-family unit. The goal is to increase the density of units in a traditional single-family unit neighborhood and increase the number of multifamily units that were once not allowed and thereby reduce the cost of housing.”

“Zoning laws are outdated. They were conceived in an era when production was unhealthy: living next to a factory or power plant was noxious and deadly. The seemingly logical response was to separate production from residences. Unfortunately, they separated commercial activity from residences as well. This made living close to commerce illegal. But now, with new, cleaner technologies being available, commerce and even many types of production are not noxious and deadly, so there is no real reason to keep them separated. Most people prefer to travel for shorter periods of time and even walk for many errands. The outdated zoning paradigm prevents that, and that, in turn, makes walkable neighborhoods scarce and therefore expensive given increased demand for such areas.”

Ask An Expert

How does missing middle housing contribute to more equitable access to homeownership?

Azza Kamal

Associate Teaching Professor of Sustainable Planning and Urban Design
University of Colorado, Boulder

Tony J. Hernandez

Adjunct Faculty at the Graduate Schools of Social Work
University of Denver

“There is scarcity of land use to support the construction of middle units (such as accessory dwellings, townhomes, duplexes, and fourplexes). If land use (and zoning regulations) reform was enacted by cities—and supported by their respective states—missing middle units would supply the market with various unit sizes and finance options. This would enrich the market with units for middle-income and low-income households, which will ensure building equity through homeownership. Yet, we also need to keep in mind that further reform in land prices needs to be on the agenda for any policy reforms to ensure that lands available for development are in neighborhoods with amenities and near transit; otherwise, we’re dealing only with one piece of the puzzle.”

“The challenge with assisting middle housing people is to take resources away from the lower income renter and buyer. However, assisting middle-income folks contributes to the retired homeowners selling their homes to new middle-income buyers, enabling the circle of homeownership to occur.”

Ask An Expert

Why is there a demand for middle-income housing?

Azza Kamal

Associate Teaching Professor of Sustainable Planning and Urban Design
University of Colorado, Boulder

Anaid Yerena, Ph.D.

Associate Professor
University of Washington Tacoma

Chad Frederick, Ph.D.

Associate Professor of Urban Geography and Sustainable Planning
Grand Valley State University

“The gap of inequality is widening because of the mismatch between income and housing cost. We are seeing, year after year, a burden on the ability of middle-income families to buy a home. States, cities, and a few housing nonprofits started to offer housing assistance in the form of down payment loans or grants due to the market-driven prices, high interest rate, and rising median home prices in most of the U.S. metro areas.”

“The growing demand for middle-income housing is critical due to the widening affordability gap, making it increasingly difficult for many individuals and families to find affordable housing. Historically, the middle class symbolized financial stability, where people could afford housing, healthcare, and education while maintaining a comfortable lifestyle. However, with rising housing costs, the middle class is squeezed between subsidized rentals and high-end homes, leaving few affordable options. Stagnant wages exacerbate this issue, and access to affordable housing is key to economic security. As middle-income earners compete for cheaper units, rents rise, and availability decreases for low-income households, further stressing the housing supply. Addressing this gap is essential for a more equitable society.”

“The U.S. has been focused on building single-family detached homes in the suburbs for 75 years. In the 1950s, when this model was advanced, the U.S. was more homogenous with regards to family size and composition, and this model of housing was complementary to that dominant familial organization. However, since then, the U.S. family size and composition have diversified. These new families, with their smaller overall size, do not need large and expensive single-family homes in the suburbs. Furthermore, contrary to the assumption that social media and electronic communication technology militate against the desire to interact with other people, newer generations realize that social media is not an effective substitute for human interaction: Humans generally enjoy seeing other people and love to be seen. They like novelty and spontaneity. These younger generations, therefore, enjoy being in urban environments where they can more easily interact with others and be interacted with.”

Full Data

Methodology

For this analysis, we grouped housing structures into three distinct categories based on the number of housing units per structure:

• Single-family residence: Structures containing a single housing unit
• Middle housing: Structures with 1 unit attached and up to 9 housing units
• Mid-to-large apartments: Structures with 10 or more housing units

After categorizing the housing types, we used data from the American Community Survey (ACS) to calculate the number of housing structures in each category across the U.S. and examine their growth over time. Our analysis covers data from 2019 to 2023.

Questions about our study? Please contact the author here.

Fair Use Policy

We encourage journalists and reporters to share our findings on housing stock trends by city. If you choose to do so, please link back to our original story to give us proper credit for our research.