Americans are on the move. According to recent data, nearly one in five house hunters is looking to relocate to another part of the country. And while St. Patrick’s Day might have some chasing some luck, the majority are buyers willing to cross state lines in pursuit of affordability, opportunity, and lifestyle changes. |
Homeowners may be relocating, but brokers are working on stopping their agents from doing the same. Effective brokers are focusing on developing agents and building office cultures to keep agents engaged and supported. Keep reading to learn more about relocating buyers, developing agents, office-to-residential conversions, and a Wyoming ranch on the market. |
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Here's what you need to know today: |
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In late 2025, signs of an office rebound raised questions about whether the wave of office-to-housing conversions would slow. Now, this year, investors’ conversion strategies are becoming more selective, but they are not slowing down. Prime office buildings in top locations are increasingly being modernized and repositioned for tenants, while older or underutilized buildings – especially in secondary markets – are still being transformed into housing where the numbers make sense.
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In downtown Oklahoma City, developers are proposing to convert two historic buildings, the Cotton Exchange and Robinson Renaissance, into more than 200 apartment units. The projects rely partly on tax-increment financing incentives and reflect a broader effort by cities to activate downtown districts by adding residential density. Conversions like these are becoming a practical way to repurpose outdated office stock while simultaneously addressing housing demand.
Conversions are becoming more targeted, not fading away. For investors, the takeaway is not that every office building is a conversion opportunity. Markets with aging office inventory, strong housing demand, and supportive local incentives are where these projects are the most effective. These projects turn an empty office building into a money maker, rather than a distressed asset.
What investors are prioritizing now: |
- Areas with housing demand: Urban cores where cities want to increase residential density are attracting attention, especially where housing shortages overlap with revitalization efforts.
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Cities offering incentives: Tax increment financing, zoning flexibility, and expedited approvals are becoming key factors in making conversions financially viable.
- Conversion-ready buildings: Investors are prioritizing older buildings with layouts that can realistically be converted to residential units. Look for buildings with abundant natural light and narrower floor depths.
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🏙 Identify cities encouraging conversions 🏢 Review older office buildings in your target markets 👷 Connect with local contractors to discuss feasibility and timelines |
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Will we see an increase in office-to-residential conversions this year? |
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| Do you think investors will continue shifting capital away from Florida? |
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The moving trucks are back on the road and racking up mileage. According to a new Redfin analysis, 18.8% of house hunters searched for homes outside their metro areas in the fourth quarter of 2025, up from 17.9% a year earlier and significantly higher than five years ago. This shift reflects a housing market slowly regaining mobility as mortgage rates have eased and more listings have come online. This trend is fueled by the large population of remote workers who have the flexibility to relocate for affordability, lifestyle, or tax advantages, while keeping their jobs.
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The migration map still looks familiar: people are leaving expensive coastal job hubs like Los Angeles, New York City, and the Bay Area, while more affordable markets are attracting inbound demand. Sacramento and Las Vegas topped the list of relocation destinations, followed by several Florida metros, including Cape Coral, Sarasota, Miami, and Orlando. There is a notable change from the pandemic-era relocation trends – while Florida still attracts the most relocating buyers overall, inflows have slowed considerably compared to the 2021-2022 boom.
The broader pattern remains consistent: buyers are trading up from high-cost metros to more affordable and lifestyle-focused markets. States like Florida, South Carolina, Arizona, Nevada, and Tennessee continue to pull in the most inbound migration, while California, New York, and Illinois see the largest outflows. For agents, migration trends are more than just population shifts – they signal where future housing demand, pricing pressure, and investment activity are likely to concentrate next.
What this means for agents: |
✈️ Become a relocation expert: Out-of-state or area buyers rely heavily on local expertise. Agents need to position themselves as relocation experts and provide buyers with relocation guides and neighborhood breakdowns. Understand all local neighborhoods, taxes, schools, and lifestyle differences. As a bonus, offer virtual tours to capture buyers who are waiting to relocate once they find the perfect home.
🤝 Cross-market referrals are extremely valuable: With more buyers relocating between metros, agent referral networks matter more than ever. Build relationships with agents in common origin cities to create a steady pipeline of incoming clients.
📸 High-quality listing visuals: With more buyers relocating across the country, many are purchasing homes sight unseen. Professional photography, video walkthroughs, floor plans, and 3D tours are no longer optional – they’re essential tools buyers rely on to evaluate a property remotely.
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If you’ve ever watched Yellowstone and imagined owning your own slice of wide-open Western land, I have the listing for you. Located near Buffalo, Wyoming, the Lazy TT Ranch offers a classic Western lifestyle on 43+ acres of fenced pastureland. Listed for $699,999, the ranch home features three bedrooms, two-bathrooms, a spacious kitchen, a wood-burning stove, and an outdoor patio with gorgeous mountain views.
The property was designed with equestrian use in mind. There are two fenced pastures, a loading shed, and a barn stocked with hay. While the home feels remote its only 15 minutes from town. Property listings like the Lazy TT Ranch highlight a broader shift in the US housing market. As affordability pressures and remote work flexibility reshape where people live, many buyers are looking beyond cities in search of space, privacy, and lifestyle-driven properties. |
Rural areas across the Mountain West, including Wyoming, Montana, and Idaho, have seen rising demand from buyers relocating from metropolitan areas who want access to land, outdoor recreation, and a quieter pace of life. When it comes to marketing properties like this, the key is selling the lifestyle. Buyers coming from urban markets are often less familiar with rural living, so listing descriptions should emphasize the experience the property offers: mountain views, horseback riding, gardening, wildlife, and the ability to create a self-sufficient lifestyle.
It is extremely important to have strong aerial photography to highlight the open land, natural scenery, and overall location, helping buyers visualize the transition from city life to ranch living. If you are seeing a large population of buyers coming from specific metros, it can be helpful to consider creating targeted digital marketing campaigns toward metro-area buyers. When marketing a home like this, it's important to highlight the amount of land offered, infrastructure such as wells, the property’s recreational opportunities, and, most importantly, proximity to town.
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No two people are alike. The same applies to agents; no two agents are motivated the same way, and successful brokers know it. Strong brokerage leadership today isn’t about applying one management style across the board. It’s about brokers adapting their approaches to match the needs, goals, and personalities of the agents in their office.
Successful brokerages are intentionally building cultures that keep agents engaged and supported. This includes creating reasons for agents to spend time in the office. Whether you are offering meaningful training, collaborative masterminds, or peer-led learning. A ‘lunch and learn’ always got me to show up to brokerage meetings, I mean, who can say no to free food? When agents see real business value in showing up, whether through market insights, skill-building sessions, or sharing strategies that are working, the office becomes a hub for growth instead of just a workspace.
Adaptability goes beyond meetings. The brokers who retain top agents are the ones who maintain consistent communication, build genuine relationships, and tailor support to each agent’s stage in the business cycle. Newer agents may need transaction coaching, more seasoned agents may be looking for marketing guidance, while others could simply be looking for accountability. It’s a broker's job to identify what their agents need and provide it. Leadership isn’t about treating every agent the same; it’s about giving each agent the support that helps them perform at their best.
What’s working right now: |
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One-on-one check-ins: Schedule recurring check-ins with agents in which you review production goals, identify gaps in their pipeline, and offer targeted support. Allow your agents to use this time to advocate for what they need from you to become a stronger agent.
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Weekly broker updates: Provide your agents with market insights, upcoming opportunities, and coaching tips through an in-person meeting, preferably, but if needed, through a phone call or video. Consistent communication keeps agents engaged and reminds them that leadership is accessible and invested in their success.
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Peer-led trainings: Invite your top-producing agents to lead training sessions. Have them walk through a recent deal, a successful marketing strategy, or their process for generating listings. Allow your agents to ask questions and learn directly from the expert.
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👽 Area 51-themed rental hits the market: Homes.com showcases a Utah UFO-themed getaway featuring a spaceship game room, a cryogenics lab, and secret passageways listed for $1.48 million.
📈 Existing-home sales tick up: NAR reports existing-home sales rose 1.7% in February as lower mortgage rates and slower price growth improved affordability and drew more buyers back into the market.
🏗️ Tax proposal aims to boost housing supply: USA Today highlights a new proposed bill that would let developers immediately deduct up to $150k per unit in construction costs, though some experts believe the tax break may do little to meaningfully reduce the US housing shortage. |
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Sophia Doyle is a staff writer at The Close and a licensed New Jersey real estate agent with hands-on experience in residential real estate. Sophia brings real-world insight into today’s housing market, combining on-the-ground agent experience with a strong background in communications. She understands the full transaction lifecycle, from lead generation and client relationships to marketing strategy and deal execution. Through her writing, Sophia delivers clear, practical guidance to help agents navigate an evolving industry with confidence and creativity.
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