Where We’d Invest in Real Estate in 2026 (If We Could Buy Anywhere)

What It Covers

BiggerPockets hosts Dave Meyer, Ashley Kerr, and Henry Washington analyze nine rental property markets for 2026, evaluating median prices, rent-to-price ratios, job growth, and economic fundamentals to identify cash flow opportunities.

Key Questions Answered

• •Hattiesburg, Mississippi fundamentals: Median home price $192,000 with $1,500 monthly rent creates 0.76 rent-to-price ratio and 6% vacancy rate, enabling immediate cash flow from on-market purchases in landlord-friendly college town with healthcare employment base.
• •Hartford, Connecticut positioning: Median $320,000 homes with $2,000 rents between New York City and Boston offer Northeast cash flow potential through small multifamily properties, benefiting from insurance industry jobs and hybrid workers avoiding million-dollar metro prices.
• •Knoxville, Tennessee multifamily advantage: While citywide rent-to-price ratio sits at 0.60, small multifamily properties achieve 0.75 ratio at $300,000 median price, providing year-one cash flow with 1.1% population growth and University of Tennessee employment stability.
• •Market selection methodology: Prioritize rent-to-price ratios above 0.65, median home prices under $300,000, vacancy rates below 10%, and cities investing in downtown revitalization projects while tracking major employer expansions like FedEx logistics facilities or Panasonic battery plants.