Home Blog

Why the Southeast is Possibly the Last Great Real Estate Gold Rush in America


This article is presented by Coastal Equity Group.

While headlines scream about cooling real estate markets from coast to coast, something remarkable is happening below the radar: The Southeast is quietly experiencing the last great real estate gold rush of our generation.

As California investors flee sky-high prices and New York landlords grapple with stagnating rents, money is flowing toward a region where the fundamentals are absolutely on fire. We’re talking about population growth that dwarfs national averages, corporate relocations reshaping entire metro areas, and rent appreciation that’s making early investors very, very wealthy.

But here’s the thing about gold rushes: They don’t last forever.

Three powerful forces are converging right now to create a rare window of opportunity in markets from Atlanta to Jacksonville, Charlotte to Tampa. Population migration from high-cost states is accelerating. Fortune 500 companies are moving operations south at an unprecedented pace. And rental demand is so strong that landlords are seeing double-digit rent increases year over year.

The challenge? Most investors outside the region are missing out entirely. They don’t understand the local market dynamics, can’t move fast enough to secure deals, and lack the connections to compete with seasoned Southeast operators.

If you’ve been watching this opportunity from the sidelines, wondering how to get in on the action, you’re not alone. The Southeast gold rush is real, but only for those who know how to mine it properly.

The Numbers Don’t Lie: The Southeast Population Boom

The data tells a story that’s impossible to ignore: The Southeast is experiencing the most dramatic population shift in modern American history.

According to U.S. Census data, the South added over 1.3 million residents in 2023 alone, while the Northeast lost population for the third consecutive year. 

But the real story is in the specifics. Florida gained more than 365,000 new residents, with Texas adding another 473,000. North Carolina, Tennessee, and Georgia each welcomed over 100,000 new arrivals.

Where are these people coming from? The migration patterns are crystal clear. High-tax, high-cost states like California, New York, New Jersey, and Illinois are hemorrhaging residents to Southeast destinations. We’re not talking about retirees seeking warm weather. Census data shows that prime working-age adults (25 to 44 years old) represent the largest migration segment, bringing household incomes averaging $75,000 to $125,000 annually.

Metro areas like Charlotte have seen 15% population growth over the past five years. Nashville’s population has exploded by over 20% since 2018. Jacksonville, Tampa, and Atlanta continue posting growth rates that double or triple the national average.

This isn’t just a temporary, pandemic-driven trend. The demographic shift represents a fundamental rebalancing of American population centers. And every new resident needs a place to live.

The housing market simply cannot keep pace. Despite aggressive construction schedules, inventory remains critically low across major Southeast markets. When you have 50,000 new residents arriving annually in metros like Raleigh-Durham and only 20,000 new housing units coming online, the math is simple: Demand massively outstrips supply, creating the perfect environment for sustained appreciation and rent growth.

For real estate investors, this population boom represents the foundation of every great investment thesis: More people needing more housing in markets with limited supply.

Corporate America’s Great Migration South

Follow the jobs, and you’ll find the next real estate gold mine. Corporate America is voting with its feet, and the Southeast is winning in a landslide.

Over the past five years, more than 300 major companies have relocated headquarters or significant operations to Southeast markets. We’re not talking about small start-ups seeking cheap office space. Fortune 500 giants are making permanent moves that reshape entire metropolitan economies.

Tesla’s massive Gigafactory in Austin created 20,000 direct jobs and an estimated 100,000 indirect positions. Microsoft opened major data centers across Virginia and Georgia, bringing thousands of high-paying tech positions. Financial powerhouse Charles Schwab moved its headquarters from San Francisco to Texas, relocating 2,000+ employees. Amazon continues expanding fulfillment and corporate operations throughout Florida, North Carolina, and Tennessee.

The driving forces are undeniable. Business-friendly regulatory environments, competitive tax structures, and operational cost savings of 30%-50% compared to traditional corporate hubs make the business case obvious. A company paying $80 per square foot for office space in Manhattan can secure premium facilities for $25 per square foot in Charlotte or Atlanta.

But here’s where it gets interesting for real estate investors: These aren’t just job relocations, they’re wealth relocations. When a tech company moves 500 six-figure earners from California to Nashville, those employees become instant rental market drivers. They need housing immediately, often paying premium rents while they get settled and explore buying options.

The employment numbers are staggering. Georgia added over 75,000 jobs in 2023. Texas led the nation with 350,000+ new positions. Florida’s employment growth consistently outpaces the national rate by 200%-300%.

Each new corporate arrival creates a multiplier effect. Direct employees need housing. Supporting businesses follow. Service industry jobs expand. And suddenly, you have entire submarkets experiencing sustained demand pressure that traditional residential supply cannot match.

Smart real estate investors aren’t just following population growth. They’re following the paychecks.

The Rent Growth Gold Mine

While landlords in expensive coastal markets watch their rent growth flatten or reverse, Southeast investors are experiencing the kind of appreciation that builds generational wealth.

The numbers are remarkable. According to Apartment List data, Southeast metros are posting rent growth rates that leave traditional powerhouse markets in the dust. Tampa led the nation with 24% year-over-year rent increases in 2023. Miami posted 18% growth. Charlotte, Nashville, and Atlanta all exceeded 15% annually.

Compare that to historically expensive markets that drove real estate investing for decades. San Francisco rents actually declined 3% last year. New York managed just 2% growth. Los Angeles struggled to 4%. The roles have completely reversed.

Jacksonville exemplifies the Southeast advantage. Five years ago, average rents hovered around $1,100 monthly. Today, comparable units command $1,650 to $1,800. That’s 50%+ appreciation in half a decade, while landlords in Manhattan celebrate modest single-digit increases.

The pricing power stems from fundamental supply-and-demand economics. In Charlotte, for every available rental unit, there are 4.2 qualified applicants. Nashville’s vacancy rates sit below 3%, creating bidding wars for quality properties. Tampa’s absorption rates consistently outpace new construction by 300%-400%.

Even more compelling is the trajectory. Markets like Raleigh-Durham and Chattanooga are still emerging from the initial growth phase. Average rents remain 40%-50% below comparable quality markets in expensive coastal cities, suggesting significant runway for continued appreciation.

The compounding effect is powerful. A property generating $2,000 monthly rent today, appreciating at 12% annually, produces $3,150 monthly rent in five years. That’s an additional $13,800 in annual income from a single unit.

Meanwhile, traditional high-rent markets face structural headwinds: rent control legislation, population outmigration, and oversupply from pandemic-era construction booms. The Southeast represents the inverse: growing demand, limited supply, and business-friendly policies that support continued rent growth.

Market Dynamics: Why Timing Matters Now

Every great investment opportunity has a window. For the Southeast, that window is open right now, but it won’t stay that way forever.

The current interest rate environment actually favors Southeast markets over expensive coastal alternatives. While higher borrowing costs have cooled bidding wars in San Francisco and New York, Southeast fundamentals are strong enough to absorb rate impacts. Cash flow-positive deals are still abundant in markets where similar returns disappeared years ago in traditional investment hubs.

Construction constraints are creating a supply bottleneck that benefits early investors. Permit approval times in major Southeast cities average 8 to 12 months, compared to 18 to 24 months in coastal markets. But even with faster approvals, construction costs have risen 30%-40% since 2020, making new development increasingly difficult to pencil profitably.

Perhaps most importantly, institutional competition remains manageable. While major investment funds have discovered Southeast markets, local and regional investors still have advantages. Large institutions move slowly, require perfect deals at scale, and often miss opportunities that agile individual investors can capture.

But that competitive landscape is shifting rapidly. Blackstone, Starwood Capital, and other mega-funds are actively acquiring Southeast portfolios. Each institutional entry raises asset prices and increases competition for quality deals.

The math is simple: Early investors capture the best opportunities. Those who entered Nashville five years ago bought at $150,000 per door. Today, comparable properties trade for $250,000+. The investors entering Jacksonville today at $180,000 per door will likely see $300,000 valuations in five years.

The Southeast gold rush won’t last forever. But it’s definitely not over yet.

The Outside Investor’s Dilemma

Reading about Southeast opportunities is one thing. Actually capitalizing on them from 1,000 miles away is entirely different.

Most investors outside the region face the same frustrating barriers. You can see the data, understand the fundamentals, and recognize the opportunity. But when it comes to execution, you’re operating blind in unfamiliar territory.

Local knowledge gaps kill deals before they start. Which Atlanta neighborhoods are genuinely appreciating versus those riding temporary waves? How do you evaluate Jacksonville submarkets when you’ve never driven the streets? What are the actual rental comps in Nashville’s emerging areas, beyond what online platforms suggest?

The speed requirements make it worse. Southeast markets move fast. Quality properties receive multiple offers within days. Investors with boots-on-the-ground relationships and preapproved financing win. Out-of-state buyers researching remotely and scrambling for last-minute funding consistently lose.

Regulatory complexity adds another layer of difficulty. Each Southeast state has different landlord-tenant laws, tax implications, and compliance requirements. What works in your home market might violate local regulations. Property management standards, eviction processes, and insurance requirements vary significantly across markets.

Then there’s the financing challenge. Local lenders understand regional markets and move faster on approvals. National banks often require extensive documentation for out-of-state investment properties, creating delays that cost deals. Hard money options exist, but rates and terms favor borrowers with established local relationships.

The result? Thousands of investors remain sidelined, watching Southeast opportunities from a distance. They understand the potential, but lack the local infrastructure to compete.

Success in Southeast real estate isn’t just about finding good deals. It’s about having the right local partnerships to close them quickly and manage them properly.

Your Southeast Success Partner: Coastal Equity Group

Here’s the truth about Southeast real estate success: Local expertise isn’t optional. It’s absolutely nonnegotiable.

While other lenders treat Southeast markets like distant opportunities to dabble in, Coastal Equity Group has built its entire business around one simple premise: Hyperlocal market knowledge, combined with lightning-fast execution, creates unstoppable investor advantages.

Coastal Equity Group doesn’t just lend in Southeast markets. They live them. Their team maintains boots-on-the-ground relationships across Florida, Georgia, the Carolinas, Tennessee, and beyond. They know which Tampa submarkets are experiencing genuine gentrification versus temporary speculation. They understand Nashville’s employment corridors and how corporate relocations impact specific neighborhoods. When you partner with Coastal Equity Group, you’re not getting generic market analysis. You’re accessing insider intelligence.

The lending advantage is equally compelling. While national banks require 45 to 60 days to close Southeast investment properties, Coastal Equity Group regularly delivers financing in 10 to 15 business days. Their underwriters understand regional market dynamics, property values, and rental potential. They don’t need extensive explanations about why Jacksonville rent growth justifies current purchase prices—they’re watching it happen in real time.

Speed kills in Southeast real estate. The difference between a funded deal and a lost opportunity often comes down to financing certainty and closing timeline. Coastal Equity Group’s regional focus means they’ve streamlined processes specifically for Southeast transactions. Preapproval letters carry weight because local agents and sellers know Coastal Equity Group closes deals.

Beyond financing, their network opens doors that remain closed to outside investors: property management referrals, contractor relationships, market intelligence, and exit strategy guidance. When you work with Coastal Equity Group, you’re not just getting a loan. You’re accessing a complete Southeast real estate ecosystem.

The Southeast gold rush is happening right now. But only investors with the right local partnerships will strike it rich.

The Time to Act Is Now

The Southeast gold rush isn’t a future opportunity. It’s happening right now, while you’re reading this.

Every month you wait, property values climb higher. Every quarter that passes, institutional investors claim more market share. And every year of delay means watching from the sidelines as early adopters build serious wealth in markets that still offer genuine opportunity.

The investors who will look back on this period as their breakthrough moment are the ones taking action today. They’re the ones partnering with lenders who understand Southeast markets, who can move at the speed these opportunities require, and who bring the local relationships that turn potential deals into profitable realities.

If you’re serious about capitalizing on the Southeast opportunity, you need serious partners who can help you compete and win. Connect with Coastal Equity Group today and discover how their regional expertise and fast financing can unlock your Southeast real estate success.

The gold rush won’t wait. Neither should you.

Red Rocks Credit Union guts its tech stack, switches core


Red Rocks Credit Union is undergoing a digital facelift with a new core and AI implementation.  “We’ve spent the last several years really refreshing our brand identity,” Chief Executive Darius Wise told Bank Automation News, during a discussion on the bank’s three-year focus on creating a frictionless digital experience. “We gutted our tech stack over […]



The Top 20 Companies That Hire for Work-From-Anywhere Jobs


Molfar / Shutterstock.com

Workers are placing greater value on location flexibility, with a recent FlexJobs survey finding over half (58%) of people would accept a pay cut in exchange for the option to work remotely from anywhere. FlexJobs defines a “work-from-anywhere (WFA) job” as any fully remote role that is free of location requirements and allows the worker to perform their job from anywhere in the world. Here…

From Chord Music Partners’ $2 billion+ raise to UMG’s Drake lawsuit drama… it’s MBW’s weekly round-up


Welcome to Music Business Worldwide’s Weekly Round-up – where we make sure you caught the five biggest stories to hit our headlines over the past seven days. MBW’s Round-up is exclusively supported by BMI, a global leader in performing rights management, dedicated to supporting songwriters, composers and publishers and championing the value of music.


This week, Chord Music Partners secured over $2 billion in investable capital with another $1 billion+ expected, marking a major milestone for the UMG-backed music rights investment vehicle.

Meanwhile, Universal Music Group CEO Sir Lucian Grainge fired back at Drake’s defamation lawsuit, calling the rapper’s claims “ridiculous” and “groundless” while confirming Universal’s massive investments in Drake’s career.

Elsewhere, Kobalt inked a direct licensing deal with Spotify in the US, joining Universal and Warner in bypassing the controversial audiobook ‘bundling’ payment structure.

Also this week, Tencent Music revealed its ‘Super VIP’ subscriber tier has reached 15 million users, driving significant revenue growth in China’s streaming market.

Here are some of the biggest headlines from the past few days…


1. EXCLUSIVE: CHORD MUSIC PARTNERS RAISES $2 BILLION+ IN INVESTABLE CAPITAL… WITH ANOTHER $1 BILLION+ ON THE WAY

Chord Music Partners has raised over $2 billion in investable capital via a funding round due to close in October, with sources expecting an additional $1 billion to $2 billion before completion. The round has been fueled by equity investments from family offices and pension funds across Europe and the US, with Universal Music Group maintaining its ~26% share through an incremental €30 million investment.

Searchlight Capital Partners has been confirmed as a new investor. MBW understands that Searchlight has contributed $400 million to Chord in equity investment.

Chord has been “deliberately quiet” about deals over the past year, though nine-figure agreements have leaked including a Morgan Wallen acquisition reportedly worth north of $200 million. The company’s portfolio includes music from The Weeknd, Lorde, David Guetta, and other major artists, with publishing rights administered through UMPG and recorded music through Virgin Music Group… (MBW)


2. UMG’S SIR LUCIAN GRAINGE REFUTES ‘RIDICULOUS’ CLAIMS IN DRAKE LAWSUIT, CONFIRMS UNIVERSAL BOUGHT STAR’S RECORDED MUSIC AND PUBLISHING CATALOGS

Universal Music Group CEO Sir Lucian Grainge has filed a sworn declaration pushing back against Drake’s attempts to force him to provide documents in the rapper’s defamation lawsuit. Grainge describes the artist’s claims in that suit as “farcical” and “groundless.”

In the declaration, filed on August 14 in the US District Court for the Southern District of New York and obtained by MBW, Grainge states that he “had never heard the recording ‘Not Like Us,’ nor ever saw the corresponding cover art or music video, until after they were released by Interscope Records.”

Adds Grainge: “Whilst, as part of my role, I certainly have financial oversight of and responsibility for UMG’s global businesses, the proposition that I was involved in, much less responsible for, reviewing and approving the content of ‘Not Like Us’, its cover art or music video, or for determining or directing the promotion of those materials, is groundless and indeed ridiculous…”… (MBW)


3. KOBALT INKS DIRECT LICENSING DEAL WITH SPOTIFY IN THE US

Spotify and Kobalt have signed a direct, multi-year licensing agreement covering the United States. The agreement marks Spotify’s latest direct deal with a prominent music publisher and moves its agreement with Kobalt beyond the traditional CRB model in the US.

This means that Kobalt’s direct deal supersedes the audiobook ‘bundling‘ payment structure that, starting in March last year, saw Spotify dramatically cut the rate of mechanical royalties paid to publishers and songwriters in the US.

Since then, Universal Music Publishing Group and Warner Chappell Music have signed direct licensing deals with Spotify that override the CRB bundling discount. Sony Music Publishing is the largest outstanding player on SPOT’s list of potential direct licensing deals. MBW understands that Spotify is currently in discussions with the company about a new deal.

Kobalt claims to be the world’s largest independent music publisher, serving over 1 million songs across 10 global offices… (MBW)


4. TENCENT MUSIC NOW HAS 15 MILLION ‘SUPER VIP’ SUBSCRIBERS

Tencent Music Entertainment revealed its premium ‘Super VIP’ tier has reached 15 million subscribers, representing 12% of the company’s total 124.4 million paying music users and driving significant revenue growth in Q2 2025. The milestone represents strong growth from 10 million SVIP subscribers reported in Q3 2024, with users paying approximately RMB 40 ($5.58) monthly compared to the standard RMB 8 ($1.12) subscription.

TME’s music subscription revenues reached RMB 4.38 billion ($611 million) in Q2, representing 17.1% YoY growth, while monthly ARPPU increased 9.3% YoY to RMB 11.7 ($1.63). The SVIP tier offers premium sound quality, exclusive digital albums, priority concert ticket access, and collectible ‘star card’ series with artists like JC-T, Silence Wang, and aespa.

Despite total monthly active users declining 3.2% YoY to 553 million, TME’s focus on premium monetization through SVIP memberships has driven overall profitability. The company’s total revenues reached RMB 8.44 billion ($1.18 billion) in Q2, up 17.9% YoY, with music operations now accounting for 81% of total quarterly revenues compared to 76% in the same period last year… (MBW)


5. WARNER MUSIC GROUP JUST WROTE DOWN THE VALUE OF EMP BY $70M. IS A SALE ON THE CARDS?

Warner Music Group may be preparing to sell EMP Merchandising, the European rock and metal merchandise e-retailer it acquired for USD $180 million in 2018.

That’s according to clues in WMG’s latest earnings press release and quarterly SEC filing, spotted by MBW.

The quarterly filing, covering the three months ended June 30, 2025, reveals a USD $70 million pre-tax impairment charge on “long-lived assets associated with certain of [WMG’s] non-core e-tailer operations” – following what Warner describes as a “triggering event”.

In previous Warner annual filings, only one subsidiary is referred to as an “e-tailer”: EMP…. (MBW)


Partner message: MBW’s Weekly Round-up is supported by BMI, the global leader in performing rights management, dedicated to supporting songwriters, composers and publishers and championing the value of music. Find out more about BMI hereMusic Business Worldwide

Client Challenge




Client Challenge




JavaScript is disabled in your browser.

Please enable JavaScript to proceed.

A required part of this site couldn’t load. This may be due to a browser
extension, network issues, or browser settings. Please check your
connection, disable any ad blockers, or try using a different browser.

ShopBack Shopping Portal: $15 Signup Bonus & More Deals (Amazon, eBay, Home Depot)


ShopBack Signup Bonus & More Offers

🔃 Update: More ShopBack deals available:

  • $15+ signup bonus (🙏🏼thanks for supporting the site if you use my referral).
  • Home Depot: 15% back, up to $35 max (ends 8/16)
  • eBay: 10% back, up to $5 max (ends 8/16)
  • Amazon: Earn $5 for spending $150 (ends 8/20)
  • Shop at any 5 Home and Marketplace brands Earn $10 bonus Cashback (ends 8/20)
  • Earn $20 bonus by inviting 6 friends (ends 8/27)

ShopBack is a relatively new shopping portal and browser extension that gives you cash back for your purchases. Currently, ShopBack offers good deals at select merchants such as Amazon, Walmart, DoorDash, Uber Eats and more, and there’s also a $20 signup bonus.

$15 Signup Bonus

You can earn a bonus of $20 when you sign up for ShopBack. In order to earn the bonus, you need to:

  • Sign up for ShopBack by April 15 July 31, 2025 11:59PM PT.
  • Make a valid purchase with an accumulated minimum spend of $5 or more through ShopBack.
  • Cash back will be available right away, and you just need to add withdrawal details to your account to get the cash out.

There are also about $20 in extra bonuses for new users after signing up.

$35 Referral Bonus

ShopBack also offers a $35 bonus for every referral. The person you refer must complete the same steps required for the signup bonus.

Once you sign up, or if you already have an account, you can go to this page to generate your referral link.

About ShopBack

ShopBack is a shopping portal, similar to many others such as Rakuten, TopCashback or RebatesMe. It also has a browser extension. Doctor of Credit highlights some of the cashback rates and features which stand out from other portals. That includes:

  • Quests: Check for targeted bonus for extra cash back. My current Quests include:
    • Shop at any 3 brands, Earn $10 bonus Cashback
    • Earn $20 for spending $250 at travel brands
    • Earn $5 on your first browser extension purchase
  • Amazon: $1 back for each purchase on Amazon (excludes purchases using gift card balance). You need to use extension, unlike other merchants.
  • Walmart: 20% back for select categories. Max $15 cashback.
  • DoorDash: 20% back, up to $15 back on one order.
  • CVS – 15% back (up to $15)
  • eBay – 4% back on select categories

Once you earn cash back through ShopBack, you can transfer it to PayPal among other options. You need at least $5 in cash back in order to cash out.

HT: DoC

KeyBank identifies 40 AI proofs of concept


KeyBank is continuing its AI and gen AI development pipeline after seeing positive effects on its operations.  “We have roughly about 40 proofs of concept [POCs] across KeyBank that we are evaluating right now,” Ken Gavrity, head of commercial banking, told Bank Automation News. “You are going to see it across our business as those […]



ICE Mortgage Technology pushes SDK sunset to end of 2026



ICE Mortgage Technology is putting off the planned sunset of the Encompass SDK system, according to a memo provided by the company to National Mortgage News.

SDK is shorthand for software development kit. It, along with certain other legacy systems, were supposed to go away on Oct. 31. ICE first announced the transition in September 2024.

The news was shared by a number of LinkedIn posters on Friday afternoon.

SDK users were supposed to move to products which are Encompass API compliant or are native to the loan origination system.

In addition, legacy system users were supposed to shift ordering appraisal, closing fees, documents, flood, fraud, mortgage insurance, pricing, tax service, title and verifications to Encompass Partner Connect, EPC for short.

While many customers were ready for this transition, others needed additional time, the memo stated.

So ICE Mortgage extended the deadline for both the Encompass SDK and legacy service ordering transitions to Dec. 31, 2026. 

“For companies that have requested it, these extensions offer additional time to thoroughly test and refine processes without disrupting business operations,” the memo said. “For the majority of our partners and lenders, we encourage you to maintain your momentum and complete the transition as soon as possible to take full advantage of the enhanced workflow and functionality.”

While Encompass SDK will continue to be maintained, no new features will be added starting Nov. 1, the day after the sunset was supposed to occur.

“For those needing transitional SDK access after December 2026, special access will be required and monthly fees applied,” a resource page said. A countdown calendar on the page notes users have 502 days left to transition off of SDK.

Among the legacy technologies affected by the EPC transition are ePass, TQL, EMN, and PSDK (Partner Software Development Kit).

A separate page notes over 70% of service orders now come through EPC; more than 90% of orders in some categories. It has its own countdown calendar.