Beyond Headlines: The Truth of Regional Housing Markets

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Published On: May 19th, 2025

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National housing statistics are pretty useless when it comes to identifying local pockets of opportunity for foreigners looking for USA property investments.

While house prices in Texas and Florida neighborhoods are crashing, we’re seeing prices continue to rise steadily in suburbs across the Northeast and Midwest. Unfortunately, broad market statistics make headlines, but the valuable data lies in local market nuance.

Take Cleveland. Year-on-year house prices are up over 10% in April 2025. Meanwhile, Florida and Texas markets are struggling. But Cleveland itself is diverse – some neighborhoods are booming while others stagnate.

This stark contrast reveals why foreign investors need local intelligence beyond national trends.

The Data Gets You to the Front Door

When evaluating potential acquisitions for my own portfolio and for our overseas clients, I focus on hyper-local metrics within a 1-3 mile radius of properties.

Population changes over the preceding 12 months tell me if people are moving in or out. Vacancy rates indicate neighborhood stability. Conversations with property managers reveal how long quality rentals stay on the market and application volumes per listing.

We use CoreLogic data to assess neighborhoods at the zip code and street level. But data only gets you to the front door. To get inside, you need local market expertise.

Building Your Local Intelligence Network

I’ve been an active investor for nearly ten years, building relationships with quality operators who deliver on their word (and many that haven’t).

Local realtors, investors, contractors, and property managers provide critical intelligence that no spreadsheet can capture.

Most foreign investors only see headlines and assume all house prices follow national trends. This misconception creates both risk and opportunity.

Understanding regional and local variance is the key to identifying, quantifying, and measuring opportunities that others miss.

Case Study: Florida vs. Kansas City

Related: How to Get a Foreign National Mortgage Without a Visa or SSN
Recently, a UK-based investor wanted to buy in Florida. His assumption seemed logical – Florida is well-known with strong tourism, Disney, and retiree migration.

But our local intelligence painted a different picture. The Florida market is struggling with rising property taxes, HOA fees, insurance costs, and high interest rates driving a housing recession.

We redirected him to Kansas City, securing a solid turnkey property in an emerging neighborhood. The property produces strong monthly cashflow with excellent long-term equity potential as demand drives pricing.

Data from Redfin confirms Kansas City has emerged as one of the most resilient housing markets nationwide, with its regional Housing Market Index score rising by three to four points year-over-year through January 2025 while the national average declined.

Remote Due Diligence That Works

Assessing properties remotely requires systematic processes.

Our local team members conduct physical walkthroughs before we list properties, providing eyes-on feedback with photos and videos. We review renovation scopes of work and commission independent home inspections, sewer scopes, and appraisals before closing.

This methodical approach allows us to evaluate properties with confidence despite being thousands of miles away.

Time-In Beats Timing

I speak with many investors who sit on the sidelines when they see negative market data. Anyone who did that over the past five years has left significant money on the table.

Real estate rewards time-in, not timing. We focus on acquiring quality assets that pay for themselves regardless of market cycles.

This requires planning for sufficient reserves. Many investors analyze net operating income and cap rates but fail to account for vacancies, maintenance, and especially capital expenditures.

Over a 10-year ownership period, you’ll replace expensive items and experience vacancies. We advise treating real estate like an asset, not an ATM. Let cash reserves build and use them strategically to improve properties, cover unexpected expenses, and pay down mortgages early.

Run your portfolio this way, and you’ll be in a much stronger financial position a decade from now.

Focused Diversification

Diversification is valuable for risk management, but so is focusing on what you know best. I’m active in 4-5 markets, which is more than enough for anyone.

At day’s end, a quality team matters more than anything. Bad operators ruin good investments, while good operators can salvage challenging ones. I invest where I have the best people, and the deals take care of themselves.

For foreign investors who can’t frequently visit the U.S., the biggest mistake is relying on broad data. Real estate varies street by street, making a trusted team with local expertise essential.

While national statistics might suggest modest overall growth, markets in the Northeast and Midwest are “bucking overall national trends, remaining unbothered by slower job growth, elevated interest rates, and ongoing affordability concerns,” according to CoreLogic’s March 2025 report.

This demonstrates why local expertise trumps national headlines every time.

The truth about the best U.S. housing markets isn’t found in national averages or media narratives. It’s discovered through hyper-local analysis and strong relationships with boots-on-the-ground experts who understand neighborhood dynamics.

For foreign investors, this approach transforms what seems like an impossible remote investment process into a systematic, reliable method for building wealth through U.S. real estate.

FREE DOWNLOAD: 10 Costly Mistakes Foreigners Make Buying U.S. Real Estate

David Garner General Manager

U.S. Real Estate Turnkey Rental Property Mortgages for Non-Residents and Foreign Nationals

David Garner has over 120+ personal property acquisitions in the U.S. real estate market as a Non-Resident Alien Foreign National, bringing extensive practical experience to his insights on the U.S. real estate market. He specializes in guiding international investors through the complexities of the U.S. real estate market, focusing on building wealth through profitable rental property investments. His deep understanding of the market, combined with his client-centric approach, makes him a trusted advisor for global investors seeking to establish and grow their U.S. real estate portfolio. Learn more about David