Quick answer: The typical American homeowner now stays in the same house for about 12 years before selling — nearly double the 6.5-year average from 2005. Meanwhile, only around 11% of all Americans (owners and renters combined) change addresses in a given year, the lowest annual moving rate the U.S. has seen since records began in 1948.
Homeownership tenure and the way often Americans move have changed dramatically over the past two decades. High mortgage rates, an aging population, and a tight housing supply have all pushed people to “stay put” longer than any generation before them. Below is a complete breakdown of the numbers, what’s driving the trend, and what it means if you’re thinking about buying, selling, or moving.
Key Statistics At A Glance
| Metric | Figure |
|---|---|
| Median homeowner tenure (2025) | ~12 years |
| Median homeowner tenure (2020, all-time peak) | 13.4 years |
| Median homeowner tenure (2005) | 6.5 years |
| Annual national mover rate (2024) | ~11% |
| Annual mover rate (1948, first year tracked) | ~20% |
| Longest average tenure by metro | Los Angeles, CA — 20 years |
| Shortest average tenure by metro | Louisville, KY & Las Vegas, NV |
| Average number of times an American moves in a lifetime | ~11.7 |
The Big Picture: Americans Are Moving Less Than Ever
Americans have historically been some of the most mobile people in the world, but that reputation no longer matches reality. Data from the U.S. Census Bureau shows the national “mover rate” — the share of the population living at a different address than one year earlier — has been on a steady decline for over 70 years. It sat near 20% in the late 1940s and has fallen to roughly 11% today, meaning fewer than 1 in 9 Americans move in a typical year.
Homeowners are an even bigger part of that story. According to Redfin’s analysis of county sales records, the median length of time a homeowner keeps their house before selling hit 12 years in 2025 — the longest stretch since 2022, and nearly double what it was 20 years ago.
How Homeowner Tenure Has Changed Over Time
- 2005: ~6.5 years
- 2016 (pre-pandemic high): ~8.5 years
- 2020 (all-time peak): 13.4 years
- 2024: 11.8 years
- 2025: 12 years
Tenure rose sharply after the 2008 financial crisis, dipped briefly during the pandemic-era buying frenzy of 2021–2022 when low rates and remote work triggered a wave of relocations, and has since climbed back up as high mortgage rates and elevated home prices discourage people from selling.
Why Are Americans Staying In Their Homes Longer?
A handful of overlapping factors explain the trend:
1. The “mortgage rate lock-in” effect. Millions of homeowners refinanced or bought at mortgage rates below 4% between 2012 and 2021. Selling now would mean trading that rate for one that’s often two to three times higher, so many owners choose to stay rather than take on a much larger monthly payment.
2. An aging population choosing to “age in place.” Baby boomers and older Gen Xers increasingly prefer to stay in the homes they’ve built equity in rather than downsize or relocate. Many own their homes outright, removing the financial pressure to sell.
3. Tight, expensive housing supply. With fewer homes available and prices still historically high in most metros, the cost and hassle of trading up outweighs the benefits for many owners.
4. State and local tax incentives. In states like California, property tax rules (such as Proposition 13) reward long-term ownership by keeping tax bills low relative to a home’s current market value — a major reason cities like Los Angeles and San Jose post the longest tenures in the country.
5. Fewer life-stage moves. Older Americans are less likely to relocate for a new job, a growing family, or a first home purchase — all common reasons younger people move.
Homeowner Tenure By Metro Area
Where you live has a big effect on how long you’re likely to stay put. Tenure tends to be longest in expensive coastal metros with strong tax incentives to stay, and shortest in more affordable, fast-growing metros where trading up is easier.
Longest average homeowner tenure:
- Los Angeles, CA — 20 years
- San Jose, CA — ~18.7 years
- Cleveland, OH — ~17.8 years
- Providence, RI — ~17.4 years
- San Francisco, CA — ~16.5 years
Shortest average homeowner tenure:
- Louisville, KY
- Las Vegas, NV
Generally, the more affordable a metro is, the more often residents buy, sell, and move — because trading homes is less financially disruptive.
Renters vs. Homeowners: Who Moves More?
Renters move far more frequently than homeowners. Census data has consistently shown that the mover rate among people in owner-occupied housing is only around 5%, compared to roughly 20–25% for renters. That gap makes sense: renting comes with shorter lease terms, lower switching costs, and fewer transaction expenses than buying and selling a home.
What This Means If You’re Buying, Selling, or Moving
- Buyers: Longer homeowner tenure means fewer homes hit the market each year, which keeps inventory tight and prices elevated — especially for “starter homes” that would otherwise turn over to first-time buyers.
- Sellers: If you’ve owned your home for 10+ years, you’re now firmly in line with the national average, not an outlier. You’ve also likely built significant equity given how much home values have risen since the mid-2010s.
- Renters weighing a purchase: Because the average American now stays in a home for over a decade, it’s worth being confident about a neighborhood, school district, and commute before buying — you’re statistically more likely to be there for the long haul.
Frequently Asked Questions
How many years does the average American live in one home? The median U.S. homeowner stays in their home for about 12 years as of 2025, according to Redfin’s analysis of county sales records.
What percentage of Americans move each year? Roughly 11% of Americans change addresses in a given year, based on U.S. Census Bureau data — the lowest annual rate since the survey began in 1948.
How many times does the average person move in their lifetime? Various industry estimates put the average American at about 11.7 moves over a lifetime, though this number is trending down as overall mobility declines.
Why do people in Los Angeles stay in their homes so long? California’s property tax structure keeps taxes low relative to a home’s current value as long as the owner doesn’t sell, giving Los Angeles and other California metros some of the longest average homeowner tenures in the country — around 20 years in LA.
Is homeowner tenure increasing or decreasing right now? It’s increasing. After peaking at 13.4 years in 2020 and dipping slightly through 2024, tenure ticked back up to 12 years in 2025 as high mortgage rates continue to discourage homeowners from selling.
Summary
The typical American homeowner now stays in their house for about 12 years — nearly double the 6.5-year average from 2005 — as high mortgage rates, tight housing supply, and an aging population all encourage people to stay put longer than ever. At the same time, only around 11% of Americans move in a given year, the lowest rate since the Census Bureau started tracking it in 1948. Whether you’ve been in your home for a decade and are ready to cash in on your equity, or you’re a renter finally ready to buy knowing you’ll likely stay put for years to come, timing and local market knowledge matter more than ever. If you’re thinking about buying or selling a home in South Florida, reach out to Natasha at Live South Florida Realty, Inc. — she can walk you through current market conditions in your neighborhood and help you make a confident, well-timed move.
