The Best Cities for Gen Z and Millennial Veteran Homebuyers in 2024

With current mortgage rates considerably higher than the sub-3% rates in 2021, Gen Z and Millennial homebuyers are in a challenging position to buy. But thanks to the VA loan, Millennial and Gen Z Veterans uniquely have more buying power than typical homebuyers. Over the last five years, loan originations for all buyers have decreased by 26.2%, but for Gen Z and Millennial Veterans using the VA loan, originations are only down 19.9%—a buying difference of 6.3 percentage points.

Finding the perfect place to live for this demographic depends on the local economy and real estate market, city and state-level benefits, and Veteran preferences themselves.

We’ve collected the most important factors when deciding where to live by surveying 376 Gen Z and Millennial Veterans. 80% of these Veterans reported that population size was important to them, 94.5% said the cost of living was important, while 89.5% said the state of the real estate market was important.

Veterans who prefer a smaller area to live in will find that these metros are still good options—the analysis included entire metropolitan statistical areas, which often include surrounding counties. Smaller cities outside of the city limits are great options for millennial and Gen Z Veterans who want to live in a smaller area while still gaining the benefits of the nearby city’s amenities, infrastructure, healthcare, and employment opportunities.

Finding a metro that’s both large and affordable is challenging, especially for prospective homebuyers. Here are the ten most affordable housing markets in the U.S. that meet the population size preferences of Millennial and Gen Z Veterans while also considering local amenities, Veteran benefits and community, healthcare, and quality of life.

1. Tampa-St.Petersburg-Clearwater Metro, FL

• Rank 5 for quality of health facilities
• Rank 6 for Veteran population per capita
• Rank 8 for Violent Crime
• Rank 4 for Property Crime
• Rank 10 for food access
• Has a major airport

Topping the list is Tampa, FL. “The Big Guava” is increasingly celebrated not just for its sunlit beaches and vibrant nightlife but as a haven for Gen Z and Millennial Veterans seeking a balanced life after service. Notably, Tampa is distinguished by its exceptional healthcare facilities, ranking fifth for the quality of health services available to Veterans. This ensures that both their physical and mental health needs are well met. The city's significant Veteran population of 6.5%, sixth per capita, is not just a number—it's a network of friendships, support, and community engagement. Safety is another key factor that puts Tampa at the top; the metro ranks eighth for low violent crime rates and fourth for property crime rates. Accessibility to nutritious food is yet another benefit, with Tampa ranking tenth for food access. This metric measured the share of the overall population that lived within one mile of a grocery store.

This city is also home to the Tampa International Airport, which offers many opportunities for eager Gen Z and Millennial travel enthusiasts. Our survey found that 73.5% of Gen Z and Millennial Veterans cared about the presence of a major airport, which is 11.5% and 21.5% higher than their Gen X and Boomer equivalents, respectively.

The state of Florida also offers great Veteran benefits like property tax exemptions based on Veteran disability—learn more about the specific requirements here. Additionally, like every other city on this list
, Tampa does not tax military retirement, as Florida does not have a state income tax.

According to Realtor Earl Knighten of The Knighten Group at Boardwalk Realty, “Tampa is a great place to live because it offers a year-round feeling of vacation, with its warm climate and palm trees. Its roots are in diversity which offers an upbeat lifestyle from downtown Tampa to suburban Tampa, and the cultural amenities allow you to have fun experiencing them all. This makes Tampa a place where people from all walks of life can find what they love, collaborate together, and make a career with a thriving job market.”

“Tampa is a great market for Millennials and Gen Z Veterans and service members because it is still rather affordable to live here, compared to many other major U.S. cities. Since Tampa has a strong military community that includes MacDill Air Force Base and a plethora of VA medical centers, our Veterans and service members are well supported,” said Knighten.

2. San Antonio-New Braunfels Metro, TX

• Rank 1 for Median Air Quality Index
• Rank 8 for VA Benefits facilities per capita
• Rank 4 for VA Health facilities per capita
• Rank 6 for disabled Veterans population per capita
• Rank 4 for Veteran population per capita
• Rank 5 for Cost of Living

San Antonio, TX, finds its way into the number 2 spot on this list, blending rich historical heritage with a forward-looking support structure for those who served. San Antonio boasts environmental safety, leading with the best median AQI (Air Quality Index) of large metros in the country. The city has significant support structures for Veterans, including ranking eighth for VA benefits facilities per capita and fourth for VA health facilities per capita, ensuring Veterans have access to top-tier support and medical services. The strong presence of Veterans is reflected in its rankings—fourth in Veteran population per capita and sixth for disabled Veterans per capita—creating a strong support network and a sense of belonging among the Veteran community.

Furthermore, the city's affordability is a major draw, ranking fifth in cost of living, which is especially appealing given the relatively moderate median home price, ranking fourteenth at $334,900. This makes the home of The Alamo not just an affordable place to call home but an economically viable option for Veterans looking to settle down and invest in a home while still enjoying all of the added amenities the city has to offer.

Statewide benefits in Texas, similar to Florida, such as property tax exemptions for disabled Veterans and the absence of taxes on all income, including military retirement, enhance San Antonio’s attractiveness. Additionally, Texas's rank of eighth in energy consumption per capita suggests a relatively efficient use of resources, contributing to lower utility costs.

Martin Moreno, a Broker Associate with All City Real Estate, said San Antonio’s large military presence makes it ideal for Veterans. The city's top employer is the military, with the Lackland Air Force Base, Fort Sam Houston, Camp Bullis, and Randolph Air Force Base forming the Joint Base San Antonio. The neighborhoods of The Pearl, Southtown, and King William are all walkable with bars, restaurants, breweries, and festivals, which is where younger homebuyers want to be. “San Antonio has so much to offer. There’s a lot to do both night and day and a lot of job opportunities,” said Moreno.

3. Cleveland-Elyria Metro, OH

• Rank 1 for median listing price
• Rank 10 for Veteran percent pop change (metric of growing Vet community)
• Rank 7 for number of VA Benefits facilities per Veteran
• Rank 5 for property crime rate
• Rank 6 for cost of living

Cleveland, OH, emerges as another stellar choice for Gen Z and Millennial Veterans, marked by a unique blend of affordability, accessibility, and community support. Known as the Rock and Roll Capital of the World, Cleveland strikes a chord with Veterans who seek a vibrant cultural scene alongside practical living benefits. Its hallmark is housing affordability, holding the top spot for median listing price among cities at $212,475 and sixth overall for cost of living, which makes it an enticing option for Veterans looking to purchase their first home or invest in real estate in a bustling metro. This skyrockets Cleveland’s appeal since home affordability and cost of living are very important to these Veterans.

Cleveland's Veteran community is experiencing dynamic growth, ranking tenth in highest population change. This growth is nurtured by accessible VA benefits facilities, ranking seventh, ensuring Veterans have direct paths to the resources and support they need. However, it ranks lower in healthcare accessibility, with the number of physicians per capita at fifteenth, suggesting room for improvement in medical services availability. Cleveland also ranks favorably regarding safety — fifth for property crime rates, specifically.

Ohio's statewide benefits further enhance Cleveland’s appeal. Ohio features competitive motor fuel rates. Ohio’s dedication to maintaining better-than-average air quality further enhances living conditions, promoting a healthy lifestyle for all its residents. The state is also making strides in supporting homeless Veterans, ranking eighth in this category, which reflects broader support structures for Veterans in need.

Erik Fredmonsky, a Real Estate Agent at Coldwell Banker Schmidt Realty, noted that Cleveland is one of the most affordable places to live in the U.S., presenting many options for first-time and younger buyers. While low, inventory is beginning to grow, most people choose to live in the suburbs, and it’s an easy commute to the city. “The beauty of Cleveland is it’s a 20-minute drive” to wherever you want to go.

4. Rochester, NY

• Rank 7 for Median AQI
• Rank 4 for Median Home Listing Price
• Rank 3 for violent crime rate
• Rank 2 for property crime rate

Rochester, NY, solidifies its position as the fourth-best city for Gen Z and Millennial Veterans, offering a compelling mix of affordability, safety, and environmental quality. Known as the "Flour City" for its rich industrial past, Rochester has transformed into a hub of innovation and community spirit, making it a prime destination for Veterans seeking stability and growth. The city stands out with its median home listing price ranked fourth, making it an attractive destination for Veterans looking to purchase homes without breaking the bank.

Safety is the key highlight in Rochester, as it is one of the safest cities on this list. Rochester has exceptionally low rates of crime: it ranks third for low violent crime (0.2%) and second for low property crime (1.7%). These rankings can help Veterans and their families feel secure in their daily lives. Additionally, the city offers a healthy living environment, evidenced by its seventh rank for median AQI.

Rochester's economy is diversified, with robust sectors in technology, education, and health services. The East End offers eclectic dining options, and shopping abounds on Park Avenue. Additionally, the city’s Jazz Festival and the Rochester International Film Festival draw artists and audiences from across the globe. Rochester’s proximity to the Finger Lakes provides year-round outdoor activities. Aimee Mallery, the Team Leader of the Veterans Home Team at eXp Realty, said, “Anything you are looking for, you’ll probably be able to find it in Rochester.”

5. Buffalo-Cheektowaga Metro, NY

• Rank 8 for Median AQI
• Rank 5 for median home listing price
• Rank 8 for number of VA health facilities per Veteran
• Rank 6 for disabled Veterans per Veteran

Buffalo, NY, just 75 miles SW of Rochester, claims its place as the fifth-best city for Gen Z and Millennial Veterans by offering a balance of environmental quality, affordability, and veteran-focused services. Known as the "City of Good Neighbors," Buffalo lives up to its nickname by providing a welcoming and supportive atmosphere for its Veteran community. Affordability shines brightly in Buffalo as the city's median home listing price ranks fifth at $251,125, making Buffalo a good market for Veterans seeking affordable housing opportunities.

This city that sits along the US-Canadian border also performs well in air quality, ranking eighth for median AQI, ensuring a cleaner, healthier environment for its residents. While the quality of VA health facilities is a mid-tier fourteenth, Veteran support is a cornerstone of Buffalo's community, evidenced by its high rankings in accessibility to VA services—eighth in the number of VA health facilities per Veteran and eleventh in the number of VA benefits facilities per Veteran. This coincides with New York’s consistent level of support, with a twelfth rank for the number of VA health facilities per Veteran. Additionally, it stands out with a sixth-place ranking in support for disabled Veterans, highlighting the city’s dedication to those who need specialized care.

According to Liz Wandersee, an Associate Broker at Red Door Real Estate, Buffalo is an affordable city. Despite low inventory, you can get a decent house for a good price. Wandersee described Buffalo as being “built for first-time homebuyers.” The suburbs offer a lot of different housing options, and “there’s always a good selection of things going on downtown.” Buffalo has three professional sports teams – the Buffalo Bills, Sabres and a LaCrosse team. Some of the city's largest employers include DuPont, M&T Bank, HSBC, Rich Products, Kaleida Health, and Geico. Buffalo has increasingly become a center for bioinformatics and human genome research, including work by researchers at the University at Buffalo and Roswell Park Comprehensive Cancer Center.

6. St. Louis, MO-IL

• Rank 7 for median home listing price
• Rank 10 for number of VA benefits facilities per Veteran
• Rank 3 for cost of living

St. Louis, MO, secures its position as the sixth-best city for Gen Z and Millennial Veterans, blending cost efficiency with favorable living conditions and substantial Veteran support. The Gateway to the West shines in terms of affordability, with a rank of seventh for median home listing price at $287,450, signaling a market well-suited for Veterans looking for affordability in real estate. Coupled with St. Louis's third-place ranking for cost of living, Veterans enjoy a lifestyle that maximizes their budget and access to city amenities.

Although the growth in the Veteran population ranks lower at sixteenth, St. Louis maintains a robust support network, evident from its tenth rank for the number of VA benefits facilities per Veteran and twelfth for Veteran population per capita. These metrics demonstrate a committed infrastructure designed to support the needs of its Veteran community.

Missouri itself stands out with a first-place rank for median AQI, indicating exceptional air quality, and a sixth-place rank for overall cost of living, ensuring that Veterans in Missouri enjoy a high quality of life at a reasonable price. Additionally, Missouri’s commitment to its Veterans is further reflected in its efforts to support employment and integration into civilian life, ranking eighth in Veteran unemployment, showing strong state-wide efforts at work.

When it comes to what makes St. Louis a great place to live, Patrice Tucker, a Real Estate Broker at Keller Williams Pinnacle, said, “We are smack dab in the middle of the country and can get to any major cities within about four hours such as Nashville, Chicago, Kansas City, and Indiana. We also have one of the largest military bases, Scott Air Force Base.” She also mentioned “the fact that we have [the St. Louis Zoo], the Art Museum, The Arch, The Holocaust Museum and The Botanical Gardens … the activities we have to offer are endless.”

7. Detroit-Warren-Dearborn Metro, MI

• Rank 8 for quality of VA health facilities
• Rank 2 for median home listing price
• Rank 3 for property crime rate (though rank 53 for violent crime rate)
• Major airport

Detroit, MI, ranks as the seventh-best city for Gen Z and Millennial Veterans, offering a unique combination of safe and affordable housing. “The Motor City” is particularly welcoming for Veterans seeking to reinvent their post-military lives in a city on the rise. Affordability in Detroit is nearly unmatched, with the city boasting the second-lowest median home listing price among major U.S. cities. This affordability is enhanced by the city’s significant presence on the national scale, ranking thirteenth in population size of over 4.2 million residents.

Healthcare services for Veterans are also a strong point for Detroit. It is ranked eighth in the quality of VA health facilities, demonstrating a commitment to high standards of care for its Veteran population. Despite its challenging past, Detroit has made significant strides in enhancing public safety and revitalization efforts, particularly in downtown and upcoming neighborhoods. While the city enjoys the third lowest property crime rate at 1.7%, its higher violent crime rate, ranked fifty-third, suggests many areas for improvement in public safety.

The presence of Detroit Metropolitan Wayne County Airport adds to its appeal, offering excellent connectivity and travel convenience for Veterans looking to travel. Statewide, Michigan provides additional advantages such as property tax exemptions for disabled Veterans, enhancing financial benefits. Moreover, the state’s rank of sixth for Veteran unemployment shows effective support in facilitating Veteran employment.

Environmental quality is also notable, with Michigan’s median AQI ranked twelfth, suggesting a relatively clean and healthy environment. The state’s efforts to support homeless Veterans, ranked ninth per capita, and the cost of living ranked fifteenth, further underline its commitment to providing a supportive and affordable living situation for Veterans.

According to Zach Carey of eXp Realty, Detroit has great employment draws by working for one of the big three, General Motors, the Ford Motor Company, and Chrysler. Detroit is also near lots of state parks. One unique attraction in Michigan is Mackinac Island, where the transportation is set in the 1800s. The island doesn’t allow any motorized cars, only horse-drawn carriages or bikes. The park is also home to historic Fort Mackinac.

8. Birmingham-Hoover, AL

• Rank 4 for quality of VA health facilities
• Rank 6 for median home listing price
• Rank 2 for Veteran population change (%)
• Rank 5 for number of VA health facilities per Veteran
• Rank 7 for cost of living

Birmingham, AL, sits as the eighth-best city for Gen Z and Millennial Veterans, blending superior healthcare services, housing affordability, and a supportive state framework. Known as "The Magic City" for its rapid growth during the industrial era, Birmingham today channels that same dynamic energy into creating a nurturing environment for Veterans. The city excels in Veteran care with a fourth-place ranking for the quality of VA health facilities and fifth for the number of VA health facilities per Veteran, ensuring accessible and high-quality medical services for its Veteran population.

Housing affordability is another major draw for Birmingham. It is ranked sixth for median home listing prices, an increasingly rare offering in major urban centers. This factor, combined with a strong second-place rank for Veteran population growth of 7.8%, indicates a thriving community that is both expanding and welcoming to Veterans.

The cost of living in Birmingham is also favorable, ranked seventh, aligning with Alabama's overall rank of fifth in this category. Statewide, Alabama provides substantial benefits such as property tax exemptions for disabled Veterans. The state’s initiatives in Veteran employment are evident, with a twelfth-place rank for the Veteran unemployment rate. Environmental quality, however, sits at a lower fifteenth for median AQI.

Additional state highlights include a high ranking for military support infrastructure—sixth for military bases per Veteran and seventh for homeless Veterans per capita, indicating a strong state-level commitment to Veteran welfare. Moreover, Alabama ranks eleventh in the percentage of public roads in acceptable condition, reflecting a solid foundation in infrastructure that benefits all residents.

Shannon Wormley, a Realtor with Sold South Realty, praised Birmingham for its continued growth. The city recently revamped downtown for easier transport and enhanced cultural environments. Wormley said, “When they reconstructed it, they built City Walk where people roller skate, skateboard, and more. On the weekends, they allow small businesses to set up and sell their products.” Everything is centrally located in Birmingham for Veterans and service members. If they need to go to the hospital or pick up information, everything is in close proximity.

9. Providence-Warwick Metro, RI-MA

• Rank 10 for median AQI
• Rank 8 for Veteran population change (%)
• Rank 6 for violent crime rate
• Rank 1 for property crime rate

Providence, RI, captures the ninth spot on the list of top cities for Gen Z and Millennial Veterans, blending various elements conducive to a stable and supportive environment for Veterans. Titled "The Creative Capital," Providence lives up to its nickname by providing a rich artistic and educational environment. Positioned tenth for median AQI, Providence offers an environment that supports a healthy lifestyle, essential for residents prioritizing wellness.

The city is actively growing its Veteran community, evidenced by its eighth-place rank for Veteran population change. However, Providence ranks twelfth for the quality of VA health facilities and fifteenth for the number of VA benefits facilities per Veteran, suggesting that while the existing services are beneficial, there is potential for further development to better support its Veterans.

Rhode Island’s capital is highlighted by its low property crime rates, holding the number one position with a rate of 1.4%, which, coupled with a sixth-place ranking for violent crime rates, marks the city as notably safe compared to others. The city's twelfth rank for food access reflects a moderate level of convenience in obtaining nutritious food from grocery stores.

At the state level, Rhode Island offers mixed benefits for Veterans. The state does not excel in Veteran employment, ranking fourteenth for Veteran unemployment rate, and is similarly mid-tier in motor fuel rates, at twelfth. However, it is well-situated for military engagement, ranking seventh for the number of military bases per Veteran and, like Providence specifically, fifteenth for the number of VA benefits facilities per Veteran.

According to Michael Saccoccio, a Realtor at Coldwell Banker, higher education shines in Providence. Brown, Providence College, Johnson & Wales University, Rhode Island School of Design, and Bryant University are some of the prestigious institutions in or near Providence. There’s also a lot less traffic than in larger cities. You can get from one side of the state to the other in 45 minutes, and most people’s commutes are less than 30 minutes.

10. Houston-The Woodlands-Sugar Land Metro, TX

• Rank 5 for population
• Rank 6 for disabled Veteran population
• Rank 10 for cost of living
• Has major airport

Houston, TX, rounds out the top ten cities for Gen Z and Millennial Veterans, offering a diverse urban environment paired with key amenities and state-level benefits. Nicknamed "Space City" for its role in aerospace endeavors, Houston extends its frontier spirit to embrace Veterans with open arms, providing them with the resources and community needed to thrive. Houston is the fifth most populous city in the nation and the most populous city on this list, with 7,305,437 residents. For Veterans, this means access to a wide array of job markets and the chance to engage with diverse communities.

The city’s substantial disabled Veteran community, ranking sixth, highlights a strong support network and tailored resources catering specifically to Veterans with disabilities. This supportive environment facilitates a smoother transition from military to civilian life and enhances the quality of life for those with special needs.

While Houston ranks lower in terms of the quality of VA health facilities, at fifteenth, the city compensates with a robust infrastructure, including George Bush Intercontinental Airport, that enhances connectivity and mobility for Veterans and their families. Crime rates in Houston present a mixed picture, with the city ranking fourteenth for violent crime and eleventh for property crime—these are relatively positive scores, but they do indicate some room for improvement.

On the cost of living front, Houston is positioned tenth, making it a relatively affordable urban center compared to other major cities, which is beneficial for Veterans managing tight budgets. Statewide benefits in Texas, such as property tax exemptions for disabled Veterans, further enhance the financial appeal of settling in Houston. Furthermore, Texas's energy sector efficiency is reflected in its low per capita energy consumption, translating into more sustainable living and potentially lower utility costs for residents.

The job market in Houston is one of the biggest draws, according to Lisa Mann, a Broker Associate at eXp Realty. Mann said that she sees a broad spectrum of career backgrounds after transitioning to civilian life, “We have a ton of major employers. There are a lot of oil and gas companies here and so many growing tech companies. We are known for the medical center, healthcare jobs, tech jobs, NASA, and a lot of cyber security companies. The Department of Veterans Affairs is also a huge employer.”

All Qualifying MSAs, Ranked

How We Scored Our Cities

Metropolitan Statistical Areas (MSAs) were scored through a composite scoring system based on weights from our Veteran survey.

376 Gen Z and Millennial Veterans were surveyed about their preferences in where they would like to live, and the 23 contributing factors were weighted accordingly. Those variables include:

• Homeless Veteran population
• Veteran population growth
• Veteran population
• Disabled Veteran population
• Higher education grants, scholarships, or programs available for Veterans
• Number of military bases in-state
• Cost of living (double weight
  )
• Median home listing price (triple weight
  )
• Price of gas
• Property tax exemptions for service-related disabilities
• How military retirement income is taxed
• Employment rate
• Crime rate (weighted twice, property and violent crime
  )
• Median air quality
• Access to fresh food/grocery stores
• Clean living/energy consumption
• Quality of the education system
• Government support for transportation infrastructure
• Proximity to major airports
• VA health facilities
• VA benefits facilities
• Quality of health facilities
• Number of physicians

Normalization methods were used to create a balanced scale of scores for each variable in a city. The scores were then multiplied by the appropriate weights based on the percentage of Veterans who responded that the variable was “Important” or “Very Important” to them.

A considerable majority of Gen Z and Millennial Veterans responded that population size was important to them, with 80% responding that it was important. Several Veterans also remarked that they wanted access to lots of local amenities, a good-sized metro to grow their families, affordable housing and cost of living, and a low crime rate. These factors were given extra weight due to the large number of Veterans who gave these factors as anecdotal comments.

To include the most relevant metros that fit the unique wants of Gen Z and Millennial Veterans, we examined the 56 largest metros in the United States—all the MSAs with a population of at least one million. This accounts for the recorded Veteran preferences while also ensuring a sizable housing market. Gen Z and Millennial Veterans who prefer smaller areas will find that the surrounding suburbs for these areas are much more intimate in size but still offer many of the same benefits as the primary city, as MSAs often include the surrounding area and suburbs—not just the city limits.

Veteran or general population figures were used to make people or resource-specific variables per capita. When data was unavailable for a specific MSA, median values were used as placeholders to avoid over/under-weighting.

Our metrics were scored based on data from the U.S. Bureau of Transportation Statistics, Realtor.com, the U.S. Census Bureau and Current Population Survey (CPS), the Department of Housing and Urban Development, the U.S. Department of Veterans Affairs, the Agency for Healthcare Research and Quality, the Council for Community and Economic Research, the U.S. Environmental Protection Agency, the U.S. Federal Bureau of Investigation, the U.S. Department of Agriculture, and U.S. News and World Report.