Here is a chart, via the New York Times, showing the US states with the greatest net migration in 2023:

This is calculated by looking at the difference between arrivals and departures for each state, but only within the US. And for the first year since 2014, Texas has overtaken Florida, though admittedly not by much.

I saw some discussion about this on Twitter, but I think it's important to point out that this is only domestic migration. Between 2023 and 2024, the US grew by some 3.3 million people. And 84% of this growth (about 2.8 million people) came from international migration.

So let's include those numbers (data via the US Census Bureau).

Here are the most populous states:

Here are the top 10 states by numeric growth:

And here are the top 10 states by percent growth:

When looking at overall numeric growth, Texas and Florida still land at the top. (They're also among the highest in terms of percentage growth, despite already being the second and third most populous states.) But now states like California and New York show up on the top 10 list, which speaks to their ability to draw people from around the world.

None of this is particularly surprising, but I still think it's valuable to see the numbers.

Cover photo by Courtney Rose on Unsplash

Elevate Miami, which I wrote about last month, just announced a number of new speakers and, more specifically, a number of new high-rise development projects that will be discussed at the conference. They are (not an exhaustive list):

• Dolce & Gabbana Residences, Miami

• Mercedes-Benz Places, Miami

• Aman and One High Line Residences, New York

• Indian Creek Residences & Yacht Club, Miami Beach

• Edition Residences, Miami

• AGE360, Curitiba, Brazil

What should be clear from this list is that Miami is like a different planet. It is one of the places where the richest people in the world go to spend their money, much of it on real estate. Because of this, you can think of this real estate as a luxury good, which is why so many of them are now branded.

In economic terms, a luxury good is typically defined as a good where demand increases -- more than what is proportional -- as incomes rise. For example, if a person's income goes up by 1%, but their demand for a particular thing goes up by 5%, then this thing would be considered a "luxury good," as opposed to a "normal good."

The technical definition is an income elasticity of demand that is greater than 1. More simply, this just means that as someone starts making more money, they will start spending a greater percentage of their income on luxury goods. This is in contrast to "necessity goods," where it doesn't matter how much money you make, you only need so much toilet paper, for example.

What all of this suggests is that as people from all over the world get rich, they are likely to want more branded residences in a place like Miami. However, the flip side of this dynamic is that as incomes fall, the demand for luxury goods should, in theory, also fall more than what is proportional. It works both ways.

So I'll be curious to hear -- from the developers at Elevate -- how things are going right now. We're at a time in the real estate cycle where everyone is rethinking their strategies. Or maybe, Miami truly is a different planet.

The Financial Times and Nikkei have just published their inaugural Investing in America report, which looks at the best US cities for foreign multinationals to invest in and do business in.

To come up with this, they used about three dozen different metrics — everything from openness to quality of life. From what I can tell though, it doesn’t appear that climate risk factored much into this ranking. It should.

There’s a lot of Florida on this list and Miami comes out on top, largely because, last year, it had the most foreign direct investment per capita of any US city. It also has a well-connected airport, two of the largest shipping ports in the US, and an international population.

Lots of people and companies are going long Miami right now.