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Second Homes by Congressional Districts

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In 2023, the total number of second homes was 5.7 million, accounting for 4% of the total housing stock, according to NAHB estimates of the 2023 American Community Survey. Second homes have been in a steady decline over the past few years, from 7.15 million in 2020, to 6.5 million in 2022, dropping to 5.7 million in 2023.

The distribution of second homes across the U.S. reveals important geographic patterns, particularly when examined at the congressional district level. This analysis focuses on the number and the location of second homes qualified for or defined by the home mortgage interest deduction using the Census Bureau’s 2023 American community Survey (ACS). It does not account for homes held primarily for investment or business purposes.

Half of the nation’s second homes are concentrated in a small number of congressional districts, primarily in these states: Florida, California, New York, Texas, Michigan, North Caroline, Pennsylvania, and Arizona. Florida alone accounted for 15.8% of all second homes, with 16 out of its 28 congressional districts having more than 25,000 second homes each. Florida’s 19th Congressional District had the largest stock of second homes, with 123,853 units. In contrast, Wyoming’s At Large Congressional District had the smallest stock, with 17,623 second homes.

Analysis of congressional district data shows that second homes are not just concentrated in conventional coastal and resort areas. Second homes make up a significant portion of the housing stock in various districts across the country. Michigan’s 1st Congressional District had the highest share of second homes, with 24.5% of its housing stock qualified as second homes. Wisconsin’s 7th Congressional District had 82,755 second homes, almost 20% of its total housing stocks.

While some congressional districts have a higher percentage of second homes, many other congressional districts also show a notable prevalence of second homes. In 2023, 32 congressional districts in 17 states had at least 10% of housing units that were second homes. Of these congressional districts, 8 congressional districts were in Florida, 4 in New York, 3 in California, and 2 in Maine, Michigan, North Carolina, and 1 congressional district each in Arizona, Colorado, Hawaii, Maryland, Massachusetts, Minnesota, New Jersey, Pennsylvania, South Carolina, Vermont, Wisconsin.

NAHB estimates are based on the definition used for home mortgage interest deduction: a second home is a non-rental property that is not classified as taxpayer’s principal residence. Examples could be: (1) a home that used to be a primary residence due to a move or a period of simultaneous ownership of two homes due to a move; (2) a home under construction for which the eventual homeowner acts as the builder and obtains a construction loan (Treasury regulations permit up to 24 months of interest deductibility for such construction loans); or (3) a non-rental seasonal or vacation residence. However, homes under construction are not included in this analysis because the ACS does not collect data on units under construction.

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Patios Continue to Crowd Out Decks on New Homes

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While the share of new homes with patios continues to climb, the share with decks has hovered at a historic low of under 18%, according to NAHB tabulation of data from the HUD/Census Bureau Survey of Construction (SOC).

Every year from the re-design of the SOC in 2005 through 2018, over 22% of single-family homes started featured decks. After that, however, the share dropped significantly, reaching a low of 17.5% in 2021. Since then, the percentage has remained near that trough, at 17.7% in 2022 and 17.6% in 2023. Moreover, this has been occurring at the same time the share of new homes with patios was climbing to a record high 67.7%. In fact, the tendency of deck and patio percentages to move in opposite directions is evident throughout the 2005-2023 period. The correlation between the percentages over that span is -0.84, suggesting that patios on new homes have been functioning as a substitute for decks. When more new homes have patios, fewer have decks.

New homes with both a deck and patio do occur but are comparatively rare. Among single-family homes started in 2023, fewer than 6% featured both a deck and a patio.

Decks have been more common not only when but where patios are less common. For example, among single-family homes started in 2023, patios were least common (featured ion only 17% of the homes) in the New England Census Division, the same division where a high of 76% of the homes featured decks. At the other extreme, in the West South Central a divisional high 81% of new homes featured patios in 2023, and a divisional low of 3% featured decks. Across all nine divisions in 2023, the correlation between the percentages of new homes with decks and patios was -0.82.

Nevertheless, decks remain relatively popular on new homes in some parts of the country. Following the 76% in New England at a distance, 42% of new homes featured decks in 2023 in both the Middle Atlantic and West North Central divisions.

More detail on new home deck construction is available from the Annual Builder Practices Survey (BPS) conducted by Home Innovation Research Labs.

Nationally, the 2024 BPS report (based on homes built in 2023) shows that the average size of a deck on a new single-family home is 284 square feet. Across Census divisions, the average size ranges from a low of 230 square feet in New England to a high of 382 square feet in the adjacent Middle Atlantic.

On a square foot basis, the BPS shows an evolving geographic split in the material builders use most often in deck construction. In the West North Central, South Atlantic, East South Central and West South Central divisions, treated wood remains the top choice. In the New England, Middle Atlantic, East North Central and Mountain divisions, composite material has moved ahead of treated wood; while in the Pacific Division, concrete edged out composite for the top spot. The Pacific is also the only division where redwood (a species that can be used outdoors without special pressure treatment) is relatively common in new home deck construction.

A previous post covered the characteristics of patios on single-family homes built in 2023.

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Manufactured Homes: Shipments, Prices, and Characteristics in 2023

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New manufactured homes saw a decline in shipments in 2023 compared to the previous year. According to the Manufactured Housing Survey (MHS), 89,169 manufactured homes were shipped in 2023, a decrease of 21% from the 112,882 homes shipped in 2022. The Census defines a manufactured home as a movable dwelling, 8 feet or more wide and 40 feet or more long, designed to be towed on its own chassis, with transportation gear integral to the unit when it leaves the factory, and without need of a permanent foundation. No building permit is required for a manufactured home.

Despite the 2023 decline, the ratio of shipments to new single-family site-built home construction starts remained consistent between 1 to 9 and 1 to 10. In 2023, that number was 1 to 10, meaning that for every new manufactured home shipped, 10 new single-family site-built homes started construction. Of the total 2023 shipments, 35.7% (31,830 homes) were either sold or leased, while 2022 saw 46,696 (49%) being sold or leased.

Regionally, the South continued to receive the majority of shipments at 66%. The Midwest followed with 14%, the West with 11%, and the Northeast with 6%. Texas remained the leading state for shipments, accounting for 15,073 homes, which represents 17% of the total. Altogether, the top ten states comprised over 60% of the shipment share, highlighting a concentrated market presence.

Breaking down the types of manufactured homes shipped, 45% were single-section units. These homes had an average sales price of $84,800 and an average area of 1,038 square feet, translating to a price of $81.70 per square foot. In contrast, 54% of the shipments were multi-section homes, with an average sales price of $154,100 and a larger area of 1,748 square feet, equating to $88.16 per square foot. When compared to new single-family site-built homes started in 2023, which had an average price of $165.94 per square foot (excluding land value), multi-section manufactured homes are approximately 1.9 times less expensive per square foot.

Out of the total homes shipped, 70% (59,950 homes) were placed at their final destinations. Among the placed homes, 21% were titled as real estate property, while the majority, 76%, were classified as personal property. Additionally, only 29% of the placed homes were situated within a manufactured housing community. Census doesn’t have an official definition of a manufactured housing community, but as an example of the industry’s term of art, Law Insider defines it as “any area where two or more manufactured home lots are leased specifically for the use of manufactured homes”.

Looking into other characteristics of placed manufactured homes, over half (57%) had concrete footings. Pressure-treated wood and monolithic-slab foundations comprised 12% each, and basement or crawl space foundations was 4%. For homes not placed on concrete or slab foundations, the most common type of pier is concrete block (77%) while the majority (84%) were secured using anchors and tie-down straps, and 11% utilizing anchors and alternative foundations.

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In Home Improvement

Before and After: 4 Respectfully Redone Kitchens in Period Homes

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Copper Sky Design + RemodelSave Photo
After: Using a shared Houzz ideabook for style inspiration, Dupes and the homeowners landed on an elevated cottage look with character, which historic homes are known for. Freshness abounds, with an icy blue island, a patterned marble mosaic tile backsplash and cabinetry that mixes maple-stained white oak, painted white wood and glass.

Dupes also preserved and replicated some of the original millwork and added more personality with details such as an ogee edge on the island’s marble-look quartz countertop. The kitchen gained some space as well, after a full bathroom behind the wall on the left became a powder room.

Perimeter cabinetry and pantry paint: Pure White, Sherwin-Williams; island base paint: Mt. Rainier Gray, Benjamin Moore; tile: Eveningstar mosaic (accent), Seaport in Arctic White (field) and Thassos marble pencil liner in white (trim), TileBar

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In Research & Trends

Parking Garages for New Homes 2023

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In 2023, 66% of newly completed single-family homes featured two-car garages, according to NAHB’s analysis of the Census’s Survey of Construction data. This was the most common parking option across all Census divisions.

By Census division, South Atlantic had the highest share of two-car garages at 72%. Three or more car garages were most popular in the West North Central division (38%), while one-car garages were most frequent in the Middle Atlantic division (22%).”Other” parking options, including carports and off-street parking, were most common in the East South Central division (17%).

Nationwide, the share of new homes with three or more car garages was 17% in 2023. Three or more car garages have been trending downward since the peak of 24% in 2015, decreasing 2% from 2022.  One-car garages were present in 8% of new homes, another 2% possessed a carport, and 8% did not have any garage or carport.

As home size increased, the share of homes with one-car garages or “other” parking options decreased. For homes under 1,200 square feet, “other” parking options were most common (72%). As home sizes go over 5,000 square feet, this share drops to just 2%. One-car garages were most common in homes between 1,200 and 1,599 square feet (18%), while only 1% of homes over 5,000 square feet had this feature.

Two-car garages were most prevalent in homes between 1,600 and 1,999 square feet (72%), with the largest share at 81% for homes between 2,000 and 2,399 square feet. For homes between 2,400-2,999 square feet, the two-car garage share fell to 77%. Two-car garages were also the most popular options for homes 3,000-4,999 square feet as well with a smaller share at 58%. Three-car garages were rare in smaller homes (3% for those under 1,200 square feet) but became the most common option (65%) for homes over 5,000 square feet.

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Over Two-Thirds of New Homes in 2023 Feature Porches

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Porches continue to rank as the most common outdoor feature on new homes, according to NAHB tabulation of the latest data from the Survey of Construction (SOC, conducted by the U.S. Census Bureau with partial funding from HUD). Of the roughly 950,000 single-family homes started in 2023, the SOC data show that 67.7% were built with porches. This is four full percentage points higher than the 63.7% reported for patios, and marks the first time the share of new homes with porches has surpassed two-thirds since the re-design of the SOC in 2005.

Traditionally, porches on new homes have been most common in the four states that make up the East South Central Census division. That was true again in 2023, although by the narrowest of margins. While 81% of new homes in the East South Central had porches in 2023, that was only a single percentage point higher than the 80% recorded in the Pacific Division. The share was also over 70% in four other divisions: the Mountain (77%), South Atlantic (74%), East North Central (73%) and New England (72%). Once again, the division with the smallest share of poches on new homes was the West South Central (42%). After some significant changes between 2021 and 2022, the 2023 divisional percentages were not drastically different from the ones reported for 2022 in last year’s post.

Detail about the characteristics of porches on new homes is available from the Builder Practices Survey (BPS), conducted annually by Home Innovation Research Labs. Among other things, the 2024 BPS report (based on homes built in 2023) shows that porches continue to be most common on the front of new single-family homes, rather than on the side or rear. When on the front, porches average approximately 100 square feet of floor area, compared to 140 square feet for a side or rear porch, and 200 square feet for a screened-in porch.

On a square foot basis, builders continue to use concrete more than any other material in new-home porches—except in New England, where composite (a blend of usually recycled wood fibers and plastic) is most common, and treated wood, PVC or other plastics, cedar, and natural stone are each used more than concrete.

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First-Time Buyer Share for New Homes is Slipping

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On average, 40% of builders’ single-family home sales so far in 2024 have been made to first-time home buyers, according to the most recent NAHB/Wells Fargo Housing Market Index survey (HMI).  That share has doubled since 2016, when only 19% of builders’ sales went to first-time buyers.

Our limited time-series on this topic in the HMI survey indicates that first-time home buyers purchased an increasing share of new homes between 2016 and 2021, when the proportion rose from 19% to 43%.  Unfortunately, the series has a two-year hiatus (2019 and 2020) when no data are available.

Since 2021, however, growth in the new home first-time buyer share has stopped.  After holding steady at 43% in 2022, the share has lost ground in each of the past two years, slipping to 42% in 2023 and then to 40% in 2024.

More granular analysis shows there is a direct correlation between the first-time buyer share and builder size.  In other words, the larger the builder, the more likely it is for a higher share of its sales to go to people buying a home for the first time. 

To be more precise, builders with 1 to 5 single-family starts a year reported that only about 18% of their sales so far in 2024 have gone to first-time buyers.  That average increases to 21% among builders with 6 to 24 starts, to 34% among those with 25 to 99 starts, and reaches 44% among builders who start at least 100 homes a year.

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Bedrooms in New Single-Family Homes in 2023

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In 2023, the most common number of bedrooms in newly-built single-family homes continued to be three at a 45.7% share.  This share is up almost three percentage points from 42.8% in 2022. The second highest share was single-family homes with four bedrooms at 33.1%, followed by homes with two bedrooms or less at 11.5% and then homes with five or more bedrooms at 9.7%.

As shown above, the share of single-family homes started with three bedrooms rose to its highest level since 2019. While this share rose, the second most frequently built number of bedrooms (four) fell to 33.1%, the lowest share for such homes since 2012. At the same time, the share of new single-family homes with 2 bedrooms or less reached its highest level since 2012. The share of homes with five bedrooms or more has remained fairly stagnant at around 10% over the past ten years.

Regions

Across U.S. Census divisions, the share of new single-family homes with four or more bedrooms features distinct variations. The share ranged from a low of 22.0% in the New England division to the highest share of 47.9% in the West South Central division. Coinciding with the fall in the share of new single-family homes with 4 bedrooms or more nationally, there are no divisions that have a share above 50%. In 2022, the data featured the South Atlantic (51.7%), Pacific (51.4%) and West South Central (50.6%) all with above 50% shares.

Purpose of Construction

The number of bedrooms in the home greatly varied in 2023 depending on a new single-family home’s purpose of construction (built-for-sale, contractor-built, owner-built, built-for-rent). Most of this variation comes from the two-bedroom or less homes and four-bedrooms homes. For example, the share of new single-family homes with two bedrooms or less ranges from 5.7% of homes built-for-sale to 38.4% of homes built-for-rent. Meanwhile, three-bedroom homes and five or more bedroom homes display relatively little change across purpose of construction, as shown in the chart below.   

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New Homes Built with Private Wells and Individual Septic Systems in 2023

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Shares of new single-family homes built with private wells and individual septic systems decreased in 2023, compared with the previous year. NAHB tabulation of data from the Survey of Construction (SOC) indicates approximately 9% of new single-family homes started in 2023 were served by individual wells and 17% had private septic systems. There are large variations for these shares across the nine Census divisions with the corresponding shares reaching 26% and 38% in New England – the highest occurrence rates in the nation.

Nationally, 9% of new single-family homes started in 2023 were served by individual wells, with the majority relying on public water systems, which include community or shared supplies. In New England, where the median lot size is almost 3 times larger than the national average, 26% of new homes used private wells. Private wells were also common in the East North Central division, where nearly 22% of new homes had them. The Middle Atlantic division had the third-highest share at 14%. These divisions, along with the South Atlantic division (13%), surpassed the national average of 9%. Conversely, individual wells were rare in the East South Central and West South Central divisions, accounting for only a 1% share.

For sewage disposal, 82% of new homes were connected to public sewers (including community or shared sewage/septic systems) in 2023, and 17% utilized individual septic systems. The share of individual septic system decreased from 18% in 2022 to 17% in 2023.

The use of individual septic systems varied by division. In New England, 38% of new homes had private septic systems, while the East South Central, South Atlantic, and East North Central divisions reported 30%, 25%, and 23% shares, respectively. These shares, including the Middle Atlantic (18%), were above the national average of 17%. Shares were below average in the Mountain (10%), West North Central (10%), Pacific (8%), and West South Central (6%) divisions.

Compared to the previous year, the proportion of new single-family homes with individual septic systems fell in five out of nine divisions. Notably, New England saw a decrease from 46% in 2022 to 38% in 2023. Meanwhile, the Pacific, Middle Atlantic, South Atlantic, and East South Central divisions experienced slight increases, ranging from 1% to 2%.

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The Nation’s Stock of Second Homes

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 In 2022, the total count of second homes was 6.5 million representing 4.6% of the total housing stock, according to NAHB estimates. This reflects a decline from 2020, when the number of second homes stood at 7.15 million.

As of 2022, the state with the largest stock of second homes was Florida (1 million), accounting for 15.3% of all second homes. Wyoming had the smallest stock with approximately 16,320 second homes, . Half of the nation’s second homes can be found in these seven states – Florida, California, New York, Texas, Michigan, North Carolina, Arizona, and Pennsylvania.

In-depth analysis of the county level data shows that the concentration of second homes is not simply restricted to conventional locations like beachfront areas. There were 807 counties spread over 50 states where second homes accounted for at least 10% of the local housing stock. Only Washington D.C. was the exception, reporting a second home share of 1.8%. Across the nation 314 counties, 10% of all counties in the U.S., had at least 20% of housing units that were made up of second homes.

Counties where at least half of their housing stock is second homes were widely spread over in 14 states.  Of these counties, four were in Wisconsin, four in Colorado, two in Michigan, Minnesota, Utah, California, Massachusetts, and Pennsylvania, and one county each in Alaska, Idaho, Maryland, Missouri, New Jersey, and New York, These national patterns are mapped below.

Counties with more than 25,000 second homes are mostly located in or near metropolitan areas.  The top 10 counties with the most second homes account for around 11.2% of second home stocks, most of which were in Arizona, Florida, California, Massachusetts, and New York. Of the top 10 counties regarding absolute numbers of second homes, only three counties (Lee County, Florida, Barnstable County, Massachusetts, and Collier County, Florida) had more than 20% of their housing stock in second homes.

In terms of methodology, this analysis focuses on the number and location of second homes that would be qualified for the home mortgage interest deduction by individuals using the Census Bureau’s 2022 American Community Survey (ACS). It does not account for homes held primarily for investment or business purposes.

NAHB estimates are based on the definition used for home mortgage interest deduction: a second home is a non-rental property that is not classified as taxpayer’s principal residence. Examples could be: (1) a home that used to be a primary residence due to a move or a period of simultaneous ownership of two homes due to a move; (2) a home under construction for which the eventual homeowner acts as the builder and obtains a construction loan (Treasury regulations permit up to 24 months of interest deductibility for such construction loans); or (3) a non-rental seasonal or vacation residence. However, homes under construction are not included in this analysis because the ACS does not collect data on units under construction.

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