Abandoned Places in America 2025
The phenomenon of abandoned places has become a defining characteristic of the American landscape in 2025, representing far more than empty spaces—they symbolize profound economic transformations, demographic shifts, and evolving social patterns. From historic ghost towns dotting the Western frontier to modern dead malls in suburban America, from contaminated brownfield industrial sites to depopulating urban neighborhoods, these forsaken locations tell the story of a nation in constant flux. The United States now contains an estimated 4,530 ghost towns, 450,000 to 1 million brownfield sites, and hundreds of abandoned shopping malls, creating a complex tapestry of desolation that affects communities across all fifty states.
Understanding the scope of abandoned places in America requires examining multiple dimensions of abandonment—from the ghost towns created by mining booms and busts to contemporary urban decline driven by economic restructuring. According to comprehensive data from the U.S. Census Bureau, EPA, Government Accountability Office, and various federal agencies, these abandoned places represent billions of dollars in lost economic value, pose significant public health and safety risks, and contribute to neighborhood destabilization affecting millions of Americans. As the nation navigates through 2025, addressing the challenge of abandoned places has become a critical priority for policymakers, urban planners, and communities seeking to revitalize these forgotten spaces.
Interesting Facts About Abandoned Places in the US 2025
| Fact Category | Statistic | Source |
|---|---|---|
| Total Ghost Towns in the United States | 4,530+ ghost towns | BatchGeo/Geotab 2024-2025 |
| Ghost Towns in Texas | 550 ghost towns | BatchGeo 2024 |
| Ghost Towns in California | 346 ghost towns | Geotab 2021 |
| Ghost Towns in Kansas | 308 ghost towns | Geotab 2021 |
| States with Fewest Ghost Towns | Rhode Island: 1, Connecticut: 4 | Geotab 2021 |
| Estimated Brownfield Sites in US | 450,000 to 1 million sites | U.S. EPA/GAO 2004 Report |
| Total Shopping Malls in US 2025 | 1,200 malls (down from 1,500) | Capital One Shopping 2025 |
| Projected Malls by 2028 | As few as 900 malls | Capital One Shopping 2025 |
| Dead Mall Proximity to Americans | 68% live within 1 hour of dead mall | IPX1031 Survey 2025 |
| Americans Near Multiple Dead Malls | 40% live near 2+ dead malls | IPX1031 Survey 2025 |
| Mall Vacancy Rate 2024 | Higher than overall retail by 248% | Capital One Shopping 2025 |
| Shopping Mall Store Closures 2024 | 9,260 stores closed | Capital One Shopping 2025 |
| Net Mall Store Loss 2016-2024 | 18,730 stores | Capital One Shopping 2025 |
| Mall Decline Rate 2017-2022 | 16.7% per year | Capital One Shopping 2025 |
| Cities Most Likely to Become Ghost Towns | Augusta GA, St. Louis MO, Detroit MI | Joybird Study 2024 |
| Cities with Highest Population Decline | Jackson MS (-8.0%), St. Louis (-6.6%) | U.S. Census Bureau 2023 |
| US Cities Facing Depopulation by 2100 | Nearly 50% of 30,000 cities | Census Bureau Projections |
| In-Store Shopping Decline 2015-2025 | 62% decline nationally | Selfie Leslie Study 2025 |
| Malls Considered “Dying” in 2014 | 3% (40%+ vacancy rate) | Real Estate Experts |
| Malls with “Troubling” Vacancy 2014 | 20% (10%+ vacancy rate) | Real Estate Experts |
Data Source: BatchGeo 2024, Geotab 2021-2025, U.S. Environmental Protection Agency, U.S. GAO Reports, Capital One Shopping 2025, IPX1031 Survey 2025, U.S. Census Bureau 2023-2025, Joybird Study 2024
The 4,530 documented ghost towns scattered across America in 2025 represent one of the most visible forms of abandonment, with Texas leading the nation at 550 ghost towns—more than 30 abandoned communities concentrated in Wilson County alone. California follows with 346 ghost towns, while Kansas contains 308, reflecting the legacy of mining booms, agricultural decline, and the Dust Bowl devastation of the 1930s. The distribution is remarkably uneven, with Rhode Island containing just one ghost town and Connecticut only four, demonstrating how abandonment patterns correlate strongly with historical resource extraction and agricultural economies that ultimately failed.
The brownfield crisis represents an even larger challenge, with the U.S. Government Accountability Office estimating between 450,000 and 1 million brownfield sites—abandoned or underused properties complicated by environmental contamination—sit across the country as of their 2004 report, a figure that remains relevant today. These contaminated abandoned places include closed dry cleaners, auto-body shops, abandoned gas stations, industrial properties, and even residential areas. The shopping mall decline adds another dimension to America’s abandoned places, with only 1,200 malls remaining in 2025 from approximately 1,500 in recent years, projections indicating as few as 900 malls may survive by 2028. The stark reality that 68% of Americans live within one hour of a dead mall, and 40% live near two or more dead malls, demonstrates how pervasive this form of abandonment has become. The mall vacancy rate in Q4 2024 was 248% higher than the overall average retail vacancy rate, with 9,260 mall stores closing during 2024 alone—contributing to a net loss of 18,730 stores between 2016 and 2024. The 16.7% annual decline rate from 2017 to 2022 illustrates the accelerating nature of shopping mall abandonment.
Modern urban abandonment presents yet another category, with cities like Augusta, Georgia, St. Louis, Missouri, and Detroit, Michigan identified as most likely to become contemporary ghost towns based on population decline, rising vacancy rates, and economic disinvestment. Jackson, Mississippi experienced an 8.0% population decline between 2020 and 2023—the steepest drop among major U.S. cities—while St. Louis lost 6.6% of its population during the same period. Census projections suggest nearly 50% of America’s 30,000 cities may experience population loss by 2100, fundamentally reshaping the national landscape of abandoned places. The 62% decline in in-store shopping between 2015 and 2025 has accelerated commercial abandonment, with New York City witnessing a 77% drop in physical retail activity coinciding with a 102% increase in online orders.
Historic Ghost Towns in the US 2025
| State | Number of Ghost Towns | Notable Counties | Key Statistics |
|---|---|---|---|
| Texas | 550 ghost towns | Wilson County: 30+ | Highest in nation, oil boom legacy |
| Oklahoma | 240+ ghost towns | Multiple counties affected | Great Plains agricultural decline |
| Kansas | 308 ghost towns | Widespread distribution | Dust Bowl and farming community collapse |
| California | 346 ghost towns | Kern County: 113 | Gold Rush and mining boom aftermath |
| Florida | 240+ ghost towns | Scattered statewide | Economic shifts and development patterns |
| South Dakota | 240+ ghost towns | Lawrence County: 93 | Mining and railroad abandonment |
| Pennsylvania | Hundreds of ghost towns | Indiana County: 36 | Industrial and coal mining decline |
| Colorado | Hundreds of ghost towns | Mountain regions | Silver and gold mining boom-bust cycle |
| Wisconsin | Hundreds of ghost towns | Rural areas | Agricultural community depopulation |
| Utah | Hundreds of ghost towns | Desert regions | Mining town abandonment |
Data Source: BatchGeo 2024, Geotab Historic Ghost Towns Study 2021, InfrastructureUSA 2018
The historic ghost towns of America tell the story of resource-driven settlement patterns that characterized westward expansion during the 1880s through 1940s. Texas‘s dominance with 550 ghost towns reflects the state’s oil boom history, particularly following the 1901 Spindletop discovery that created numerous boomtowns that subsequently collapsed when resources were depleted. The concentration of over 30 ghost towns in Wilson County alone, with additional clusters in Guadalupe, Presidio, Washington, Gillespie, and Bexar counties (each containing 10+ ghost towns), demonstrates how tightly linked settlement patterns were to extractive industries.
California’s 346 ghost towns primarily emerged from the Gold Rush era and subsequent mining booms of the 1880s, with Kern County containing an extraordinary 113 ghost towns—the highest concentration of any county in the United States. The rail expansion of the 1880s created numerous towns that thrived only as long as they served as transportation hubs or mining centers. Kansas’s 308 ghost towns represent a different pattern of abandonment—agricultural communities destroyed by the Dust Bowl and economic downturns of the 1930s. The Great Plains states including Oklahoma and the Dakotas, each containing 240+ ghost towns, experienced similar fates as farming communities became economically unviable.
The geographic distribution reveals stark regional patterns. Pennsylvania, Colorado, Wisconsin, and Utah all contain hundreds of ghost towns linked to industrial decline, mining exhaustion, and agricultural consolidation. Counties like Lawrence County, South Dakota with 93 ghost towns and Indiana County, Pennsylvania with 36 abandoned communities demonstrate concentrated abandonment in former resource extraction zones. The Rocky Mountain states contain particularly well-preserved ghost towns from the 1880-1940 period, many featuring intact structures that have become tourist attractions. Towns like Bodie, California—designated the largest gold-mining ghost town by Guinness World Records—preserve authentic Wild West architecture and offer glimpses into 19th-century frontier life.
Interestingly, the states with the fewest ghost towns—Rhode Island with just one and Connecticut with only four—correlate with smaller geographic size, limited resource extraction history, and more stable urbanized economies. The New England region generally contains far fewer abandoned communities than the West and Great Plains, reflecting fundamentally different settlement and economic development patterns. The surviving structures in these ghost towns range from completely barren sites with only cellar holes and stone walls to remarkably intact communities with original buildings, streets, and infrastructure, offering living museums of American history.
Modern Urban Ghost Towns in the US 2025
| City | Population Decline 2020-2023 | Vacancy Characteristics | Economic Impact |
|---|---|---|---|
| Jackson, Mississippi | -8.0% (largest decline) | High rental vacancy: 8.5% | Severe economic contraction |
| St. Louis, Missouri | -6.6% | Retail vacancy: 6.0% (+35% above average) | Second-worst population loss |
| Detroit, Michigan | -1.0% (2020-2023) | 30% vacant homes empty 2+ years | Fourth most likely ghost town |
| Augusta, Georgia | Moderate decline | Rental vacancy: 8.9%, retail: 5.9% | Most likely future ghost town |
| New York City | -6.2% (2020-2023) | Net loss: 78,000 residents (2023) | Total decline: 550,000 since 2020 |
| New Orleans, Louisiana | -5.2% | Hurricane impact, population loss | Continued post-Katrina decline |
| Chicago, Illinois | Continued losses | Slower decline than pandemic peak | Third largest metro population loss |
| Los Angeles, California | Ongoing decline | Slower than pandemic years | Second largest metro area losses |
| San Francisco, California | -5.3% (2020-2022) | High commercial vacancy | Major downtown deterioration |
| Memphis, Tennessee | Population stability concerns | Highest violent crime rate: 24.37/1,000 | Economic challenges persist |
Data Source: U.S. Census Bureau Population Estimates 2023-2025, Joybird Ghost Town Study 2024, Governing Magazine 2024, Council on Criminal Justice Reports
The emergence of modern urban ghost towns represents a profound shift in American abandonment patterns for 2025, where major cities face depopulation and economic decline creating contemporary versions of 19th-century ghost towns. Jackson, Mississippi leads the nation with an 8.0% population decline between 2020 and 2023—the steepest drop among large U.S. cities—earning its designation as having characteristics of severe urban decay. The city’s combination of high vacancy rates, economic contraction, and population exodus mirrors the abandonment patterns that created historic ghost towns, though occurring in a modern metropolitan context.
St. Louis, Missouri ranks as the third most likely city to become a contemporary ghost town according to the Joybird Study 2024, having lost 6.6% of its population from 2020 to 2023—the second-worst decline nationally. The Gateway to the West now features a 6.0% retail vacancy rate that’s 35% higher than the study average, while new building permits decreased 22% between 2022 and 2023, indicating collapsing investment confidence. This represents the continuation of decades-long decline, with the city having lost over 60% of its peak population since 1950, leaving entire neighborhoods resembling abandoned communities.
Augusta, Georgia—identified as the most likely U.S. city to become a ghost town—presents a particularly striking case. Home of the Master’s Golf Tournament, the city features the fourth-highest rental vacancy rate at 8.9% among studied cities, a retail vacancy rate of 5.9% that’s 34% higher than average, and a staggering 27% of vacant homes having sat empty for two or more years. Detroit, Michigan, designated the fourth most likely ghost town, exemplifies long-term urban abandonment, where nearly 30% of vacant homes have remained empty for over two years. Despite some downtown revitalization efforts, the city’s 1% population decline between 2020 and 2023, combined with a 15% decrease in new home-building permits from 2022 to 2023, signals continued structural challenges.
The nation’s largest cities have not escaped depopulation trends. New York City lost 78,000 residents during 2023 alone, bringing its total population decline to nearly 550,000 since the April 2020 census—though city officials contest these figures, claiming undercounts of asylum seekers and homeless populations. San Francisco experienced a 5.3% decline between 2020 and 2022, while New Orleans lost 5.2% of its population during the same period, continuing post-Hurricane Katrina depopulation patterns. Chicago and Los Angeles, the nation’s second and third largest metropolitan areas, continued experiencing population losses, though at slower rates than during pandemic peaks.
Looking toward the future, Census Bureau projections suggest nearly 50% of America’s 30,000 cities will experience population loss by 2100, with the Midwest and Northeast regions facing the harshest declines. The distribution of population is shifting away from urban centers toward suburban and rural areas, with some cities projected to shrink by 25% or more. Cities like Milwaukee, Wisconsin—which saw its population drop to 577,222 in the 2020 census, the lowest since 1930—exemplify this trend, with neighborhoods like Bay View and the west side showing stable decline while only areas near downtown observe modest growth. The loss of manufacturing jobs, preference for smaller families, and migration to suburban areas drive these depopulation patterns, creating new forms of abandoned urban places throughout America in 2025.
Abandoned Shopping Malls in the US 2025
| Category | 2025 Statistics | Trend Analysis |
|---|---|---|
| Total US Shopping Malls | 1,200 malls | Down from ~1,500 in recent years |
| Projected Malls by 2028 | As few as 900 malls | 25% projected to close by 2028 |
| Malls Closed 2017-2022 Average | 1,170 malls annually | 16.7% decline rate per year |
| Large Malls Potentially Closing | Up to 87% may close (10 years) | Catastrophic industry projection |
| Class C Mall Vacancy Rate | 13.3% | 52.9% higher than average |
| Class B Mall Vacancy Rate | 9.0% | Moderate vacancy levels |
| Class A Mall Vacancy Rate | 5.6% | Best-performing category |
| Overall Mall Vacancy vs Retail | 248% higher | Dramatically worse than retail average |
| Mall Store Closures 2024 | 9,260 stores closed | Major disinvestment continues |
| New Mall Stores Opened 2024 | 6,880 stores | Net loss: 2,380 stores |
| Net Store Loss 2016-2024 | 18,730 stores | Cumulative devastation |
| Americans Near Dead Mall | 68% within 1 hour | Widespread proximity |
| Americans Near 2+ Dead Malls | 40% | Multiple exposure common |
| Malls Completely Abandoned | 28% torn down (last 5 years) | Permanent destruction |
| In-Store Shopping Decline 2015-2025 | 62% nationally | Structural consumer shift |
Data Source: Capital One Shopping Mall Closure Statistics 2025, IPX1031 Survey 2025, Coresight Research, Selfie Leslie Study 2025
The shopping mall apocalypse has created a new category of abandoned places across America in 2025, with only 1,200 malls remaining from the approximately 1,500 that existed in recent years. Projections indicate this number could plummet to as few as 900 malls by 2028, representing a 25% closure rate in just three years. The Coresight Research projection from 2020 that 25% of America’s 1,000 malls would close by 2025 has proven accurate, with the devastation continuing unabated as e-commerce captures an increasing share of retail spending—now comprising 16% of all retail business.
The 16.7% annual decline rate from 2017 to 2022 resulted in an average of 1,170 shopping malls closing every year during that period—more than three malls per day. The severity varies dramatically by mall classification: Class C malls with less than $300 in annual sales per square foot suffer a 13.3% vacancy rate, which is 52.9% higher than the overall shopping mall vacancy rate. Class B malls ($300-$500 annual sales per square foot) maintain a 9.0% vacancy rate, while Class A malls ($500+ in annual sales per square foot) enjoy relative stability with just a 5.6% vacancy rate. However, the overall mall vacancy rate in Q4 2024 was 248% higher than the overall average retail vacancy rate, demonstrating how severely shopping malls underperform compared to other retail formats.
The 2024 closure statistics paint a devastating picture: 9,260 mall stores closed while only 6,880 new stores opened, creating a net loss of 2,380 stores in a single year. Cumulatively, from 2016 to 2024, a net 18,730 mall stores disappeared from American shopping centers. Major department store bankruptcies have accelerated the crisis, with companies like JCPenney, Neiman Marcus, J. Crew, and Claire’s filing for bankruptcy protection, eliminating anchor tenants that historically drove foot traffic to malls. The year 2007 marked a watershed moment—the first time since the 1950s that no new malls were built in the United States, signaling the end of the mall construction era.
The geographic impact is profound: 68% of Americans live within one hour of a dead mall—defined as a shopping mall with high vacancy rates, low consumer traffic, or complete abandonment. Even more striking, 40% of Americans live near two or more dead malls, demonstrating how pervasive this form of abandonment has become. In the past five years, 28% of Americans had an abandoned mall torn down where they live, representing permanent destruction of these once-vibrant community centers. Empty malls typically sit vacant for an average of 3 years and 11 months before redevelopment or demolition occurs.
Americans identify multiple reasons for mall closures: the rise of online shopping (78%), economic recession (46%), poor management (35%), opening of competing shopping centers (31%), and the COVID-19 pandemic (25%). Survey data from IPX1031 reveals that 62% of Americans believe mall closures negatively impacted their local economy, while 61% wish malls would make a comeback. Interestingly, Gen Z and Gen X express the strongest nostalgia for mall culture, followed by Millennials and Baby Boomers. The in-store shopping decline of 62% between 2015 and 2025 reflects a fundamental consumer behavior shift, with New York City experiencing a 77% drop in physical retail activity while online orders surged 102%.
Some projections suggest that up to 87% of large shopping malls may close over the next 10 years, which would represent a catastrophic collapse of a defining American institution. The average vacant mall sells at 43% below its acquisition price, creating massive losses for property owners and investors. When malls close, they often sit as deteriorating hulks for years, their massive parking lots cracking, their interior atriums becoming homes to pigeons and groundhogs, their empty storefronts reflecting in endless mirrors—creating eerily liminal spaces that haunt the American suburban landscape. Notable abandoned malls include Chambersburg Mall in Pennsylvania (completely vacant since 2023), Forest Fair Village (Cincinnati Mall) in Ohio, Randall Park Mall in North Randall, Ohio (once the world’s largest shopping center before 2009 closure and demolition), and Gwinnett Place in Georgia (so spooky it appeared in Netflix’s “Stranger Things”).
Brownfield Abandoned Industrial Sites in the US 2025
| Category | Statistics | Environmental Impact |
|---|---|---|
| Estimated Total Brownfield Sites | 450,000 to 1 million sites | Nationwide contamination crisis |
| Common Brownfield Types | Dry cleaners, auto shops, gas stations, industrial sites | Hazardous substance presence |
| EPA Grants Awarded 2025 | $267 million nationwide | Federal cleanup support |
| Average Leveraging Per Grant Dollar | $19.47 leveraged | Strong return on investment |
| Jobs Created Per $100,000 Grant | 10 jobs | Economic revitalization impact |
| Property Value Increase After Cleanup | 5-15.2% within 1.29 miles | Neighborhood appreciation |
| Additional Tax Revenue Increase | $29-$97 million annually | 2-7 times EPA contribution |
| Impervious Surface Reduction | 73-80% less expansion | Environmental benefit |
| Vehicle Miles Traveled Reduction (Residential) | 25-33% fewer VMT | Reduced emissions |
| Vehicle Miles Traveled Reduction (Jobs) | 9-10% fewer VMT | Transportation efficiency |
| Jobs and Housing Growth Potential | 11-13% could be on brownfields | Redevelopment capacity 2013-2030 |
Data Source: U.S. Environmental Protection Agency Reports 2004-2025, U.S. GAO Report GAO-05-94 December 2004, EPA Accomplishments Data Through FY2025
Brownfield sites represent another critical category of abandoned places in America, with the U.S. Government Accountability Office estimating between 450,000 and 1 million brownfields exist nationwide—properties whose redevelopment is complicated by the presence or potential presence of hazardous substances. The GAO’s 2004 report based this estimate on previous inventories of hazardous waste sites and reviews of state and local brownfield initiatives, and this figure remains the most authoritative government estimate available today. Unlike ghost towns or abandoned malls, brownfields pose direct environmental and public health threats due to contamination from past industrial, commercial, or agricultural uses.
The EPA defines brownfields as “real property, the expansion, redevelopment, or reuse of which may be complicated by the presence or potential presence of a hazardous substance, pollutant or contaminant.” These abandoned places include closed dry cleaners, auto-body shops, abandoned gas stations, industrial properties, former manufacturing facilities, chemical plants, and even contaminated residential areas. Common environmental contaminants found at brownfield sites include lead, asbestos, Polycyclic Aromatic Hydrocarbons (PAHs), Polychlorinated Biphenyls (PCBs), petroleum, Per- and Polyfluoroalkyl Substances (PFASs), and arsenic. These hazardous materials may be present in building structures, soil, or water sources, creating complex cleanup challenges.
The federal government’s response through the EPA Brownfields Program demonstrates the scale of the challenge. In May 2025, EPA Administrator Lee Zeldin announced $267 million in Brownfields Grants to communities across the United States, representing historic investment in cleaning up these abandoned contaminated places. The program has achieved impressive results: through fiscal year 2025, an average of $19.47 was leveraged for each EPA Brownfields Grant dollar awarded through multipurpose, assessment, revolving loan fund, and cleanup cooperative agreements. Additionally, 10 jobs were created per $100,000 of EPA Brownfields Grant funds, demonstrating the economic revitalization potential of cleaning up these abandoned industrial sites.
The economic and environmental benefits of brownfield redevelopment are substantial. A 2017 study concluded that cleaning up brownfield properties led to residential property value increases of 5-15.2% within 1.29 miles of the sites. Another study analyzing data near 48 brownfields found an estimated $29 to $97 million in additional tax revenue for local governments in a single year after cleanup—representing 2 to 7 times more than the $12.4 million EPA contributed to the cleanup of those brownfields. This demonstrates exceptional return on public investment in remediating these abandoned places.
Environmental benefits include dramatic reductions in sprawl and vehicle use. Redeveloping brownfields reduces the amount of impervious surface expansion by 73-80%, meaning that for every one brownfield acre redeveloped, approximately 1.3 to 4.6 acres of new impervious surface will not need to be built. Brownfield redevelopment also reduces residential vehicle miles traveled (VMT) resulting from new growth by 25-33% and job-related VMT by 9-10%, as these sites typically occupy “location-efficient” central areas with existing infrastructure connections. Studies suggest that 11-13% of the jobs and housing growth expected between 2013-2030 could be supported on brownfield sites, representing significant capacity to accommodate development without consuming greenfield land.
Despite these impressive statistics and federal support, the vast majority of America’s brownfields remain abandoned and contaminated in 2025. The EPA does not maintain a complete national inventory of all brownfield sites, and state and tribal Brownfields Response Programs vary widely in their capacity to track and address these abandoned contaminated places. Communities can access information through EPA’s Cleanups in My Community platform, which includes property-specific data on brownfields addressed using federal grant funding since 2003, but this represents only a fraction of the estimated 450,000 to 1 million brownfield sites nationwide. The challenge of cleaning up and repurposing these abandoned industrial places remains one of America’s most significant environmental and economic priorities for 2025 and beyond.
Population Decline and Shrinking Cities in the US 2025
| City/Region | Population Change | Key Characteristics | Future Projections |
|---|---|---|---|
| Jackson, Mississippi | -8.0% (2020-2023) | Fastest declining major city | Continued severe contraction |
| St. Louis, Missouri | -6.6% (2020-2023) | Second-fastest decline | High abandonment risk |
| New York City | -6.2% (2020-2023) | -550,000 total since 2020 | Gradual stabilization |
| New Orleans, Louisiana | -5.2% (2020-2023) | Post-Katrina continued loss | Ongoing challenges |
| San Francisco, California | -5.3% (2020-2022) | Commercial district collapse | Uncertain recovery |
| Detroit, Michigan | -1.0% (2020-2023) | Long-term depopulation | -63% since 1950 peak |
| Milwaukee, Wisconsin | Lowest since 1930 | 577,222 population (2020) | Stable decline continues |
| US Cities Facing Loss by 2100 | Nearly 50% of 30,000 cities | Widespread depopulation | Fundamental restructuring |
| Midwest/Northeast Decline | Harshest regional impacts | Industrial job losses | 25%+ potential shrinkage |
| Urban to Suburban/Rural Shift | Accelerating trend | Population redistribution | Continued through century |
Data Source: U.S. Census Bureau Population Estimates 2023-2025, Census Bureau Projections to 2100, Governing Magazine 2024, Brookings Institution Analysis
Population decline has created a new form of abandoned places in America—shrinking cities where entire neighborhoods become depopulated, creating vast areas of vacant properties and deteriorating infrastructure. Jackson, Mississippi’s catastrophic 8.0% population loss between 2020 and 2023 represents the fastest decline among major U.S. cities, with the departure of residents leaving behind abandoned homes, closed businesses, and underfunded public services. St. Louis, Missouri closely follows with a 6.6% decline during the same period, continuing a decades-long trend that has seen the city lose over 60% of its peak population since 1950.
The phenomenon affects cities of all sizes across multiple regions. New York City’s loss of 550,000 residents since April 2020—including 78,000 during 2023 alone—demonstrates that even the nation’s largest metropolis faces significant depopulation pressures. San Francisco experienced a 5.3% decline between 2020 and 2022, with downtown commercial districts experiencing particularly severe abandonment as remote work reduced office occupancy. New Orleans continues losing population more than fifteen years after Hurricane Katrina, down 5.2% from 2020 to 2023, while Detroit’s ongoing decline, though slowed to **1.0
Studies suggest that between 11-13% of the jobs and housing growth expected from 2013-2030 could be supported on brownfield sites, representing enormous capacity to accommodate development without consuming greenfield land. However, significant challenges remain: the EPA does not maintain a complete national inventory of all brownfield sites, state and tribal Brownfields Response Programs vary widely in capacity, and many communities lack the technical expertise or financial resources to pursue redevelopment opportunities. As America moves through 2025, addressing the estimated 450,000 to 1 million brownfield sites, plus tens of thousands of abandoned shopping malls, ghost towns, and depopulating urban neighborhoods remains one of the nation’s most significant environmental, economic, and social challenges.
State-by-State Vacancy Rates in the US 2025
| State | Total Vacancy Rate | Rental Vacancy Rate | Homeowner Vacancy Rate | Key Characteristics |
|---|---|---|---|---|
| Maine | 21.09% | Data not specified | Data not specified | Highest in nation; seasonal properties |
| Vermont | 20.06% | Data not specified | Data not specified | Second highest; vacation homes |
| Alaska | 18.24% | Data not specified | Data not specified | Third highest; remote properties |
| South Carolina | 10.6% rental | 10.6% | Data not specified | Highest rental vacancy 2024 |
| Alabama | 10.1% rental | 10.1% | Data not specified | Second highest rental vacancy |
| Florida | High overall | 9.1% | Data not specified | Multiple high-vacancy metros |
| Wyoming | Data not specified | Data not specified | 1.8% | Highest homeowner vacancy Q1 2024 |
| Texas | Data not specified | Data not specified | 1.6% | Second highest homeowner vacancy |
| Rhode Island | 2.6% rental | 2.6% | 0.2% | Lowest rental vacancy 2024 |
| Connecticut | 7.54% | Data not specified | 0.1% | Lowest homeowner vacancy Q1 2024 |
| Delaware | Data not specified | Data not specified | 0.2% | Second lowest homeowner vacancy |
| Washington | 7.42% | Increased 42.9% YoY | Data not specified | Lowest total vacancy; rapid increase |
| Oregon | 7.46% | Data not specified | Data not specified | Second lowest total vacancy |
| Kentucky | Data not specified | Up 97.1% YoY | Data not specified | Highest YoY rental vacancy increase |
| Kansas | Data not specified | Down 34.9% YoY | Data not specified | Greatest YoY vacancy decline |
Data Source: U.S. Census Bureau 2023 American Community Survey, LendingTree Analysis June 2025, iPropertyManagement October 2025, ConsumerAffairs 2024
The geographic distribution of abandoned places and vacancy rates across American states in 2025 reveals dramatic regional variations shaped by seasonal tourism, economic conditions, and population trends. Maine dominates with the nation’s highest total vacancy rate at 21.09%, representing 157,467 vacant homes out of the state’s housing inventory. This extraordinarily high figure is driven primarily by seasonal properties—vacation homes, summer cottages, and recreational properties that remain empty during much of the year. Vermont follows closely with a 20.06% vacancy rate and 67,606 vacant homes, while Alaska ranks third at 18.24% with 59,745 vacant properties. Together, these three states account for nearly 285,000 vacant homes, though not all represent true abandonment in the traditional sense.
The rental vacancy statistics paint a different picture of abandonment patterns. South Carolina leads the nation with a 10.6% rental vacancy rate in 2024, followed by Alabama at 10.1%—both significantly above the national average of 7.0% recorded in Q2 2025. Florida, despite its population growth in certain areas, maintains high vacancy rates across multiple categories, with some metropolitan areas showing exceptionally high figures. Kentucky experienced the most dramatic year-over-year change, with rental vacancies surging 97.1% between 2023 and 2024, while Washington State saw a 42.9% increase despite having the nation’s lowest overall vacancy rate at 7.42%. Conversely, Kansas achieved the greatest rental vacancy decline at 34.9% year-over-year, while Rhode Island dropped 29.7% to reach the nation’s lowest rental vacancy rate of just 2.6%.
Homeowner vacancy rates—representing properties for sale sitting empty—show yet another dimension of abandonment. Wyoming leads with a 1.8% homeowner vacancy rate in Q1 2024, followed by Texas at 1.6%, both well above the national average of 1.1%. At the opposite extreme, Connecticut achieved the nation’s lowest homeowner vacancy rate at just 0.1%, with Rhode Island and Delaware both at 0.2%. These low homeowner vacancy rates in Northeast states suggest strong housing demand and efficient property markets, while higher rates in Western states may reflect larger geographic areas, rural properties, and different market dynamics.
Regional patterns emerge clearly from the data. The South maintains the highest rental vacancy rate among U.S. regions at 9.0% in Q2 2025 (up 7.1% year-over-year), with a homeowner vacancy rate of 1.1%—both above national averages. The Midwest recorded a 6.6% rental vacancy rate in Q2 2025 (up 20% year-over-year), reflecting the region’s ongoing struggle with industrial decline and depopulation. The Northeast showed the lowest overall vacancy rates at 5.2% rental vacancy in Q2 2025 (down 8.77% year-over-year) and a 0.7% homeowner vacancy rate. The West maintained a rental vacancy rate of 6.0% with the lowest homeowner vacancy rate at 0.8%, though specific states like Washington experienced rapid increases.
The variation in vacancy types matters significantly for understanding abandoned places. Maine’s astronomical 21.09% overall rate includes vast numbers of seasonal properties that are intentionally vacant most of the year, not truly abandoned. However, states like South Carolina and Alabama with rental vacancy rates exceeding 10% face genuine challenges with unwanted properties sitting empty despite being offered for rent. The national vacancy rate of 10.43% translates to nearly 15 million vacant homes across the United States, though not all qualify as abandoned places—some are in transition between occupants, others are seasonal, and many are actively listed for sale or rent. The year-round vacant units comprising 8.1% of total housing, or approximately 11.9 million properties, represent the more concerning category of potentially abandoned places that sit empty regardless of season.
Metropolitan Areas with Highest Abandoned Places in the US 2025
| Metropolitan Area | Vacancy Statistics | Type of Vacancy | Year-Over-Year Change |
|---|---|---|---|
| Cape Coral-Fort Myers, FL | 38.7% gross vacancy, 7.6% homeowner | Highest housing vacancy nationally | Primarily seasonal properties |
| North Port-Bradenton-Sarasota, FL | 23.7% gross vacancy | Second highest housing vacancy | Declined 7.8% (2018-2023) |
| Miami-Fort Lauderdale-West Palm Beach, FL | 14.7% gross vacancy | Third highest housing vacancy | Mixed seasonal and year-round |
| Tucson, Arizona | 15.8% rental vacancy | Highest rental vacancy Q1 2024 | Above national average |
| Columbia, South Carolina | +3.8% increase (2018-2023) | Largest 5-year vacancy increase | Rising abandonment concerns |
| Buffalo-Cheektowaga-Niagara Falls, NY | +2.6% increase (2018-2023) | Second largest 5-year increase | Rust Belt decline pattern |
| Worcester, Massachusetts | 3.6% gross vacancy | Lowest vacancy nationally | Strong housing demand |
| Grand Rapids-Wyoming, Michigan | Low vacancy rate | Among lowest nationally | Stable market conditions |
| San Jose-Sunnyvale-Santa Clara, CA | Low vacancy rate | Among lowest nationally | Tech sector demand |
| Orlando-Kissimmee-Sanford, FL | -10% decrease (2018-2023) | Largest 5-year vacancy decline | Strong population growth |
| Detroit, Michigan | 53,000 vacant homes | Highest absolute abandoned count | Ongoing demolition programs |
| Baltimore, Maryland | 14,000+ vacant buildings | Major East Coast abandoned crisis | $100 million annual cost |
| Cleveland, Ohio | 20,000 abandoned properties | Rust Belt abandonment | Long-term population loss |
Data Source: U.S. Census Bureau 2023 Data, Lance Surety Bonds Analysis 2025, RealtyTrac 2025, Johns Hopkins Research 2025, Construction Coverage 2024
Metropolitan areas across the United States display wildly disparate abandonment patterns in 2025, with Florida metros dominating the highest vacancy rates due to seasonal property concentrations. Cape Coral-Fort Myers leads the nation with a staggering 38.7% gross housing vacancy rate—meaning more than one in three properties sits empty—along with the highest homeowner vacancy rate of 7.6% in Q1 2024. This Southwest Florida region contains extensive seasonal housing for winter visitors and vacation properties that remain vacant during summer months, though the sheer scale suggests genuine abandonment issues beyond seasonal patterns.
North Port-Bradenton-Sarasota, also in Florida, records the second-highest housing vacancy at 23.7%, though this figure actually represents a 7.8% decline from 2018 to 2023, suggesting some improvement in occupancy rates. The Miami-Fort Lauderdale-West Palm Beach metropolitan area rounds out Florida’s dominance with 14.7% gross vacancy, combining both seasonal vacation properties along the coast and genuine abandoned buildings in certain neighborhoods. The concentration of high-vacancy Florida metros reflects the state’s dual nature as both a retirement and vacation destination with extensive seasonal housing stock, and areas experiencing genuine property abandonment due to economic challenges, natural disaster impacts, and overbuilding during boom years.
Tucson, Arizona claims the dubious distinction of highest rental vacancy rate among major metros at 15.8% in Q1 2024—more than double the national average of 7.0%. This extraordinarily high figure indicates severe oversupply relative to renter demand, with abandoned rental properties sitting vacant despite being offered on the market. Columbia, South Carolina presents perhaps the most alarming trend: a 3.8% increase in housing vacancies between 2018 and 2023—the largest five-year surge among the 75 largest metro areas. This rapid acceleration in vacant properties suggests a metro area sliding toward potential ghost town status as residents depart and properties sit unsold. Buffalo-Cheektowaga-Niagara Falls, New York experienced the second-largest increase at +2.6%, continuing the Rust Belt pattern of industrial decline and population loss that has characterized the region for decades.
At the opposite extreme, Worcester, Massachusetts maintains the nation’s lowest gross housing vacancy rate at just 3.6%, indicating exceptionally strong housing demand and minimal abandonment. Grand Rapids-Wyoming, Michigan and San Jose-Sunnyvale-Santa Clara, California also rank among metros with the least vacant properties, signaling steady real estate markets resistant to abandonment patterns. Orlando-Kissimmee-Sanford, Florida achieved the most dramatic improvement, with housing vacancy rates decreasing nearly 10% from 2018 to 2023—the largest drop among all analyzed metros—driven by robust population growth and economic expansion.
However, when measuring absolute numbers of abandoned properties rather than percentages, different cities dominate. Detroit, Michigan continues leading with approximately 53,000 vacant homes according to RealtyTrac 2025—nearly one in five properties—despite demolishing over 19,000 structures since 2014. Cleveland, Ohio maintains roughly 20,000 abandoned properties spread across neighborhoods devastated by decades of population decline. Baltimore, Maryland reports over 14,000 vacant buildings that cost the city more than $100 million annually in emergency services, maintenance, and lost productivity.
Disclaimer: The data research report we present here is based on information found from various sources. We are not liable for any financial loss, errors, or damages of any kind that may result from the use of the information herein. We acknowledge that though we try to report accurately, we cannot verify the absolute facts of everything that has been represented.
