Podcast Summary: BiggerPockets Real Estate Podcast

Episode Title: Where We’d Invest in Real Estate in 2026 (If We Could Buy Anywhere)
Date: January 16, 2026
Host: Dave Meyer (BiggerPockets Head of Real Estate)
Guests: Ashley Care (Host, Real Estate Rookie Show), Henry Washington

Episode Overview

In this always-popular annual edition, Dave Meyer and guests reveal where they’d invest in U.S. real estate in 2026, sharing not just city names but the underlying fundamentals that make these markets stand out. Each host brings their top three market picks, explaining why each city deserves investor attention in today’s shifting landscape. The conversation balances affordability, cash flow, risk, economic growth, and population trends—offering a toolkit on market evaluation as much as a "top nine" city list.

Key Discussion Points & Insights

The Importance of Market Selection (00:05–01:14)

Dave Meyer: Emphasizes that “deciding where to invest is arguably the single biggest choice to make as an investor” (00:09).
Market conditions are diverging widely across regions—knowing how to spot opportunity is critical in 2026.

Format & Ground Rules (01:34–01:51)

Each host presents three markets, with rationale focused on cash flow, affordability, job growth, and overall "investor-friendliness".

Round One: Market Picks

1. Hattiesburg, Mississippi

Presented by: Henry Washington
Timestamps: 01:51–05:19
Why It Stands Out:

Cash Flow Potential: Median home price $192k, median rent ~$1,500, for a 0.76 rent-to-price ratio.
Job Growth: Anchored by University and Healthcare Systems. New employers like FedEx and Rouses Markets are arriving.
Landlord-friendly state; low development means no overbuilding risk.
Memorable Quote:
- “It’s what you’d call like a base hit or a double market. You’ve got great jobs, you’ve got growth in the economy, you’ve got low vacancy and you can buy properties that cash flow.” (04:47 - Henry)

2. Ocala, Florida

Presented by: Ashley Care
Timestamps: 05:24–09:00
Why It Stands Out:

Central Location: Shielded from coastal weather/insurance issues, easy airport access.
Growth: Population up 10% since 2020; major sports complex underway.
Affordability: Median home value $267k, rents $1,300–$1,700.
Net Migration: 3.3 people moving in for every 1 person leaving.
Memorable Quotes:
- “It is home of the World Equestrian Center... a big part was because of the affordability, the rent prices you can get, but also that there’s so much new development going on there.” (05:37 - Ashley)
- “I actually think there are great markets in Florida and this happens to be one of them.” (06:49 - Dave)

3. Hartford, Connecticut

Presented by: Dave Meyer
Timestamps: 09:07–11:52
Why It Stands Out:

Strategic Location: Between NYC and Boston, but far more affordable ($320k median sale, ~$2,000 rents).
Strong Economy: Insurance industry hub, satellite offices, hybrid workers.
Underbuilt: Not much new development—supports long-term appreciation.
Landlord Laws: “Not as landlord friendly as the South, but not as tenant-friendly as New York...somewhere in the middle” (11:55 - Henry).
Memorable Quote:
- “It’s totally underbuilt, like a lot of the northeast. There’s just not a lot of development going on.” (10:55 - Dave)

Round Two: Market Picks

4. Fredericksburg, Texas

Presented by: Ashley Care
Timestamps: 16:35–18:36
Why It Stands Out:

Short-Term Rental Play: $514k median home, but STRs average $254/night, ~$45–50k annual revenue, 48% occupancy.
Tourism/Events: Festivals, wineries, growing culinary interest, downtown appeal.
Hotel Development Coming: Waldorf Astoria breaking ground—“Starbucks model” of following major investments.
Risks: Not viable as a long-term rental; operator experience needed.
Memorable Quote:
- “This would be for a short term rental. This would work. Long term rental. No.” (18:21 - Ashley)

5. Knoxville, Tennessee

Presented by: Dave Meyer
Timestamps: 18:53–21:22
Why It Stands Out:

Affordability: $300k prices, $1,800 rents; higher STR returns in small multifamily (0.75 rent/price ratio).
Economic Strength: University of Tennessee, Dollywood, and steady population/unemployment stats.
Flexibility: College/healthcare hub with access to STR and multifamily operations.
Fun Fact: Birthplace of Mountain Dew.
Memorable Quotes:
- “It has a lot of upside too. Like, it's solid today and might become a growth market in the future. And so to me, that's like kind of the perfect experience.” (21:04 - Dave)

6. Morgantown, West Virginia

Presented by: Henry Washington
Timestamps: 21:22–24:36
Why It Stands Out:

Cash Flow: Median price $237k, rents $1,552, 0.65 rent-to-price, 6% vacancy.
University and Healthcare Anchor: West Virginia University, major medical employers.
Reinvestment: City and university expanding, developing transportation and facilities; growing jobs and population.
Durable Mid-Tier Market: “Just a boring fundamental market...we don't need the place to be sexy…” (24:36 - Henry).
Memorable Quotes:
- “We're not looking to invest in sexy places. We're looking to invest in places that make money.” (24:36 - Henry)

Round Three: Market Picks

7. Kansas City, Missouri

Presented by: Dave Meyer
Timestamps: 28:30–31:50
Why It Stands Out:

Logistics & Infrastructure: Central US, railway and highway hub.
Affordability: Median home price $280k, rents ~$1,500.
Gov’t & Corporate Investment: Panasonic battery plant, Garmin expansion.
Food Culture: “Kansas City has more barbecue restaurants per capita than any other city in the world.” (29:32 - Dave)
Rent Not Burdened: Strong tenant base; room for future rent growth.

8. Peoria, Illinois

Presented by: Henry Washington
Timestamps: 31:54–34:34
Why It Stands Out:

Super Affordable: $167k median home price, $1,260 median rent (0.75 ratio).
Large Metro: 400k+ MSA; big enough to reduce risk of tenant issues.
Stable Employers: OSF Healthcare, Caterpillar, continued revitalization projects.
Memorable Quotes:
- “Some of these numbers are pretty sexy, honestly.” (34:34 - Henry)

9. Winston Salem, North Carolina

Presented by: Ashley Care
Timestamps: 36:10–38:20
Why It Stands Out:

Affordable Growth: $250k–$280k homes, $1,600 rents; strong job and development pipeline.
Economic Anchors: Wake Forest, innovation quarter, Hanes.
In-Migration: Major private/public development and low corporate taxes.
Sister City: Close to similarly sized Greensboro for additional upside.
Memorable Quotes:
- “In the last five years, there’s been $2.6 billion in investment... right now...$11B in planned development that would lead to 18,000 potential jobs.” (37:23 - Ashley)

Closing Thoughts & Hosts’ Personal Top Picks

Hosts stress the importance of understanding HOW to evaluate markets, not just copying others’ lists.
Dave: “...the key thing here is to learn the variables and the data that you should be thinking about because then going out to get it is pretty easy. You can look this stuff up...” (39:22)
If they could buy anywhere out of today’s nine picks:
- Henry: Hartford, Connecticut (40:06)
- Ashley: Peoria, Illinois (40:07)
- Dave: Knoxville, Tennessee (40:10)
Explanation for these choices includes long-term upside, market density, and mix of stability with future growth potential.

Notable Quotes & Memorable Moments

Henry: “We're not looking to invest in sexy places. We're looking to invest in places that make money.” (24:36)
Dave: “It’s totally underbuilt... you probably have some legs behind you on that.” (10:55)
Ashley: “...for every one person that leaves Ocala, 3.3 come into it.” (08:42)
Henry: “If a big city like Chicago scares you... you can go out to a less industrial city and you can still find great numbers.” (33:50)
Dave: “I like to invest places I like to go eat. And so Kansas City is very high on that list.” (30:53)

Timestamps for Key Segments

Best Markets for 2026 & Format: 00:05–01:51
Round 1 Picks: 01:51–11:52
Round 2 Picks: 16:35–24:36
Round 3 Picks: 28:30–38:20
Personal Top Picks & Market Analysis Framework: 39:22–41:16

Final Takeaways

There’s no single “best” market for all investors—success comes from understanding local fundamentals, matching them to your strategy, and committing to learning the specifics.
Focus on affordability, employment anchors, population trends, and value-add opportunity.
"Sexy" markets aren’t always the best; often, the unglamorous, overlooked regions offer the most robust returns.

For more market stats, guides, and future "best market" episodes, visit BiggerPockets.com.

Podcast Summary: BiggerPockets Real Estate Podcast

Episode Overview

Key Discussion Points & Insights

The Importance of Market Selection (00:05–01:14)

Dave Meyer: Emphasizes that “deciding where to invest is arguably the single biggest choice to make as an investor” (00:09).
Market conditions are diverging widely across regions—knowing how to spot opportunity is critical in 2026.

Format & Ground Rules (01:34–01:51)

Each host presents three markets, with rationale focused on cash flow, affordability, job growth, and overall "investor-friendliness".

Round One: Market Picks

1. Hattiesburg, Mississippi

Presented by: Henry Washington
Timestamps: 01:51–05:19
Why It Stands Out:

Cash Flow Potential: Median home price $192k, median rent ~$1,500, for a 0.76 rent-to-price ratio.
Job Growth: Anchored by University and Healthcare Systems. New employers like FedEx and Rouses Markets are arriving.
Landlord-friendly state; low development means no overbuilding risk.
Memorable Quote:
- “It’s what you’d call like a base hit or a double market. You’ve got great jobs, you’ve got growth in the economy, you’ve got low vacancy and you can buy properties that cash flow.” (04:47 - Henry)

2. Ocala, Florida

Presented by: Ashley Care
Timestamps: 05:24–09:00
Why It Stands Out:

Central Location: Shielded from coastal weather/insurance issues, easy airport access.
Growth: Population up 10% since 2020; major sports complex underway.
Affordability: Median home value $267k, rents $1,300–$1,700.
Net Migration: 3.3 people moving in for every 1 person leaving.
Memorable Quotes:
- “It is home of the World Equestrian Center... a big part was because of the affordability, the rent prices you can get, but also that there’s so much new development going on there.” (05:37 - Ashley)
- “I actually think there are great markets in Florida and this happens to be one of them.” (06:49 - Dave)

3. Hartford, Connecticut

Presented by: Dave Meyer
Timestamps: 09:07–11:52
Why It Stands Out:

Strategic Location: Between NYC and Boston, but far more affordable ($320k median sale, ~$2,000 rents).
Strong Economy: Insurance industry hub, satellite offices, hybrid workers.
Underbuilt: Not much new development—supports long-term appreciation.
Landlord Laws: “Not as landlord friendly as the South, but not as tenant-friendly as New York...somewhere in the middle” (11:55 - Henry).
Memorable Quote:
- “It’s totally underbuilt, like a lot of the northeast. There’s just not a lot of development going on.” (10:55 - Dave)

Round Two: Market Picks

4. Fredericksburg, Texas

Presented by: Ashley Care
Timestamps: 16:35–18:36
Why It Stands Out:

Short-Term Rental Play: $514k median home, but STRs average $254/night, ~$45–50k annual revenue, 48% occupancy.
Tourism/Events: Festivals, wineries, growing culinary interest, downtown appeal.
Hotel Development Coming: Waldorf Astoria breaking ground—“Starbucks model” of following major investments.
Risks: Not viable as a long-term rental; operator experience needed.
Memorable Quote:
- “This would be for a short term rental. This would work. Long term rental. No.” (18:21 - Ashley)

5. Knoxville, Tennessee

Presented by: Dave Meyer
Timestamps: 18:53–21:22
Why It Stands Out:

Affordability: $300k prices, $1,800 rents; higher STR returns in small multifamily (0.75 rent/price ratio).
Economic Strength: University of Tennessee, Dollywood, and steady population/unemployment stats.
Flexibility: College/healthcare hub with access to STR and multifamily operations.
Fun Fact: Birthplace of Mountain Dew.
Memorable Quotes:
- “It has a lot of upside too. Like, it's solid today and might become a growth market in the future. And so to me, that's like kind of the perfect experience.” (21:04 - Dave)

6. Morgantown, West Virginia

Presented by: Henry Washington
Timestamps: 21:22–24:36
Why It Stands Out:

Cash Flow: Median price $237k, rents $1,552, 0.65 rent-to-price, 6% vacancy.
University and Healthcare Anchor: West Virginia University, major medical employers.
Reinvestment: City and university expanding, developing transportation and facilities; growing jobs and population.
Durable Mid-Tier Market: “Just a boring fundamental market...we don't need the place to be sexy…” (24:36 - Henry).
Memorable Quotes:
- “We're not looking to invest in sexy places. We're looking to invest in places that make money.” (24:36 - Henry)

Round Three: Market Picks

7. Kansas City, Missouri

Presented by: Dave Meyer
Timestamps: 28:30–31:50
Why It Stands Out:

Logistics & Infrastructure: Central US, railway and highway hub.
Affordability: Median home price $280k, rents ~$1,500.
Gov’t & Corporate Investment: Panasonic battery plant, Garmin expansion.
Food Culture: “Kansas City has more barbecue restaurants per capita than any other city in the world.” (29:32 - Dave)
Rent Not Burdened: Strong tenant base; room for future rent growth.

8. Peoria, Illinois

Presented by: Henry Washington
Timestamps: 31:54–34:34
Why It Stands Out:

Super Affordable: $167k median home price, $1,260 median rent (0.75 ratio).
Large Metro: 400k+ MSA; big enough to reduce risk of tenant issues.
Stable Employers: OSF Healthcare, Caterpillar, continued revitalization projects.
Memorable Quotes:
- “Some of these numbers are pretty sexy, honestly.” (34:34 - Henry)

9. Winston Salem, North Carolina

Presented by: Ashley Care
Timestamps: 36:10–38:20
Why It Stands Out:

Affordable Growth: $250k–$280k homes, $1,600 rents; strong job and development pipeline.
Economic Anchors: Wake Forest, innovation quarter, Hanes.
In-Migration: Major private/public development and low corporate taxes.
Sister City: Close to similarly sized Greensboro for additional upside.
Memorable Quotes:
- “In the last five years, there’s been $2.6 billion in investment... right now...$11B in planned development that would lead to 18,000 potential jobs.” (37:23 - Ashley)

Closing Thoughts & Hosts’ Personal Top Picks

Hosts stress the importance of understanding HOW to evaluate markets, not just copying others’ lists.
Dave: “...the key thing here is to learn the variables and the data that you should be thinking about because then going out to get it is pretty easy. You can look this stuff up...” (39:22)
If they could buy anywhere out of today’s nine picks:
- Henry: Hartford, Connecticut (40:06)
- Ashley: Peoria, Illinois (40:07)
- Dave: Knoxville, Tennessee (40:10)
Explanation for these choices includes long-term upside, market density, and mix of stability with future growth potential.

Notable Quotes & Memorable Moments

Henry: “We're not looking to invest in sexy places. We're looking to invest in places that make money.” (24:36)
Dave: “It’s totally underbuilt... you probably have some legs behind you on that.” (10:55)
Ashley: “...for every one person that leaves Ocala, 3.3 come into it.” (08:42)
Henry: “If a big city like Chicago scares you... you can go out to a less industrial city and you can still find great numbers.” (33:50)
Dave: “I like to invest places I like to go eat. And so Kansas City is very high on that list.” (30:53)

Timestamps for Key Segments

Best Markets for 2026 & Format: 00:05–01:51
Round 1 Picks: 01:51–11:52
Round 2 Picks: 16:35–24:36
Round 3 Picks: 28:30–38:20
Personal Top Picks & Market Analysis Framework: 39:22–41:16

Final Takeaways

There’s no single “best” market for all investors—success comes from understanding local fundamentals, matching them to your strategy, and committing to learning the specifics.
Focus on affordability, employment anchors, population trends, and value-add opportunity.
"Sexy" markets aren’t always the best; often, the unglamorous, overlooked regions offer the most robust returns.

For more market stats, guides, and future "best market" episodes, visit BiggerPockets.com.

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

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Summary

Podcast Summary: BiggerPockets Real Estate Podcast

Episode Overview

Key Discussion Points & Insights

The Importance of Market Selection (00:05–01:14)

Format & Ground Rules (01:34–01:51)

Round One: Market Picks

1. Hattiesburg, Mississippi

2. Ocala, Florida

3. Hartford, Connecticut

Round Two: Market Picks

4. Fredericksburg, Texas

5. Knoxville, Tennessee

6. Morgantown, West Virginia

Round Three: Market Picks

7. Kansas City, Missouri

8. Peoria, Illinois

9. Winston Salem, North Carolina

Closing Thoughts & Hosts’ Personal Top Picks

Notable Quotes & Memorable Moments

Timestamps for Key Segments

Final Takeaways

Summary

Podcast Summary: BiggerPockets Real Estate Podcast

Episode Overview

Key Discussion Points & Insights

The Importance of Market Selection (00:05–01:14)

Format & Ground Rules (01:34–01:51)

Round One: Market Picks

1. Hattiesburg, Mississippi

2. Ocala, Florida

3. Hartford, Connecticut

Round Two: Market Picks

4. Fredericksburg, Texas

5. Knoxville, Tennessee

6. Morgantown, West Virginia

Round Three: Market Picks

7. Kansas City, Missouri

8. Peoria, Illinois

9. Winston Salem, North Carolina

Closing Thoughts & Hosts’ Personal Top Picks

Notable Quotes & Memorable Moments

Timestamps for Key Segments

Final Takeaways