Why Millionaire Renters Have More Than Tripled Since 2020
More of America’s highest-income households are choosing not to turn their purchasing power into homeownership in a rental market that offers them more flexibility, mobility, and choice.
The number of U.S. households earning at least $1 million a year while renting the home they live in rose 229% between 2020 and 2024, climbing to about 18,400 households, according to a new RentCafe analysis of U.S. Census Bureau data.
“Standard measures treat renting as a fallback for people who can’t buy. Here, the top of the income distribution may increasingly be renting by choice,” explains Realtor.com® senior economist Hannah Jones.
Millionaire homeowner households also grew rapidly over the same period, rising 193%. Renters still make up only a small share of $1 million-income households, but their share rose from 8% to just under 9%, according to Jones.
The timing makes even that modest shift notable. The period included both the ultralow mortgage rates and homebuying boom early in the COVID-19 pandemic and the steep run-up in home prices and borrowing costs that followed.
If any group had the purchasing power to navigate those swings, households earning seven figures did—and yet renting still gained ground among them. The question, then, is why.
Lifestyles of the rich and mobile
Some of the dramatic growth comes down to math, according to Jones.
“Part of the gap is a base effect, since renters started from far fewer households, it is possible to see more growth,” she explains.
The total number of households earning at least $1 million nearly tripled, from about 70,000 to 208,000, and owners accounted for the overwhelming majority of that increase. In absolute terms, renter households grew by roughly 12,800, compared with about 125,000 additional millionaire homeowners.
Jones also notes that the $1 million threshold is nominal rather than adjusted for inflation, meaning some of the growth reflects more households crossing a fixed income benchmark over time.
Even so, the math still doesn’t explain why high earners might find renting attractive in the first place.
On that front, the occupational makeup of millionaire renters offers some clues. RentCafe’s data says many work as chief executives, technology professionals, and financial managers—high-paying careers that can come with greater geographic mobility.
And renting gives them something ownership doesn’t: the ability to easily move.
About 21.6% of people living in renter-occupied households changed residences in 2024, compared with 6.2% of those living in owner-occupied households, according to U.S. Census Bureau data. Renters were also roughly three times as likely to have moved from another state.
That mobility can carry economic value of its own. A 2024 study in the American Economic Journal: Economic Policy found that better-educated workers were more likely to accept long-distance job offers and relocate following local economic shocks, widening the pool of potential job matches available to them.
RentCafe says this dynamic is particularly visible in Houston, where affluent newcomers—including executives, professional athletes, and entertainers—often rent after relocating before deciding whether to buy.
Homeowners, meanwhile, are getting hit with more incentives to stay put. Federal Reserve researchers estimate that mortgage rate lock-in explained 44% of the decline in mortgage-borrower mobility from 2021 to 2022.
The rate cycle also helps explain why millionaire renting survived a period that initially seemed tailor-made for buying.
“The rate environment worked both for and against these households,” Jones says. Ultralow rates made borrowing cheap early in the period, but inventory was scarce.
“By the time inventory started to recover, both prices and rates were higher, making buying less attractive,” she adds.
Renting no longer means trading down
It’s an important point, because even at very high incomes, buying is never just a question of qualifying for a mortgage.
Jones points to the opportunity cost of tying up capital in a home, alongside taxes, childcare, and other costs of living. And those pressures are hitting younger households particularly hard.
Homeownership rates fell in 2024 among households under age 45 while holding steady for older-age groups, according to Harvard’s Joint Center for Housing Studies. The typical first-time buyer is now 40 years old, a record, and first-time buyers account for just 21% of purchases.
It’s a generational divide that extends to the top of the income distribution: Nearly half of millionaire renter households are millennials, according to RentCafe.
And they’re renting in a market that offers far more alternatives to ownership than it once did.
About 86.3% of apartments completed in the first quarter of 2024 were Class A units—the industry’s higher-end tier of newer rental buildings with premium locations, amenities, and rents—according to Moody’s CRE data cited by Fannie Mae.
The options extend beyond apartments, too. Homes built specifically to remain rentals accounted for about 8% of single-family housing starts over the four quarters ending in the second quarter of 2024, nearly three times their historical average share of 2.7%, according to an National Association of Home Builders analysis of U.S. Census Bureau data.
Where millionaire renting is taking off
The places where millionaire renting is most concentrated offer a dramatic illustration of its advantages.
Nearly 74% of millionaire renter households live in just eight metros: New York City, San Francisco, Los Angeles, San Jose, CA, Miami, Washington, DC, Boston, and Seattle.
New York City alone accounts for roughly 4 in 10 millionaire renter households nationwide. New York City, San Francisco, and Los Angeles together account for about 58%.
Some of that concentration simply reflects where the country’s highest earners already live. But Jones says those markets also share characteristics that can change the rent vs. buy calculation.
“New York, San Francisco, Los Angeles, and San Jose combine high-wage industries with very high price-to-rent ratios, limited supply, and large luxury rental stock,” Jones says. “In those markets, renting a premium unit can cost far less than buying a comparable one, and renting allows households to hold on to liquid capital as well as flexibility.”
New York City is the clearest example of scale, with 7,296 millionaire renter households. But its dominance also underscores the basic economics of the trend: The places where wealthy households have the greatest purchasing power can also be places where exercising that power through homeownership requires an enormous commitment of capital.
The San Francisco Bay Area shows what renters may get in exchange for avoiding that commitment.
San Francisco had 1,863 millionaire renter households in 2024, up from 499 in 2020, while San Jose had 895, up from 284.
At the same time, high-paying AI jobs are drawing workers to the region. Realtor.com data shows asking rents rose 6% year over year in San Jose and 4.8% in San Francisco in September.
That demand is being met by more high-end rental options. In the city of San Jose, luxury apartments under construction equal 4.6% of existing apartment inventory, compared with a 1.8% average across cities tracked by CoStar.
It’s a dramatic example of why mobility can carry such a premium for high earners. Workers can move toward a rapidly changing center of job and wealth creation without first making a long-term bet on one of the country’s most expensive housing markets. And a deepening luxury rental market means they can do so without necessarily sacrificing housing quality.
But there’s yet another route to the same outcome.
Millionaire renter households in Miami rose from 51 to 538, while luxury apartments under construction in the city equal 6% of existing inventory. Rather than a concentrated job boom alone, Miami combines affluent in-migration with expensive ownership and a growing stock of rentals built for households able to pay premium prices.
The markets are different, but that is precisely what makes the pattern revealing. Millionaire renting is not dependent on one local economic story. It appears where high-income households have both a reason to preserve optionality and a rental market sophisticated enough to make doing so attractive.
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