Where are the Nation’s Second Homes? 2014 Data


According to NAHB estimates, the total count of the second home stock reached 7.5 million in 2014, an increase of 0.6 million over 2009 when NAHB Economics last produced these estimates. The share of second homes among the total housing stock also increased from 5.4% to 5.6%.

It is worthwhile to understand the patterns of second homes because they could have a significant economic impact on local housing markets and thus have important policy implications. This analysis focuses on the number and the location of second homes qualified for the home mortgage interest deduction using the Census Bureau’s 2014 American Community Survey (ACS).

The county with the largest share of second homes is Hamilton County, NY with 79.3%, followed by Forest County (74%), PA, and Rich County (72.7%), UT. As one might expect, the top 10 counties with the largest share of second homes are mostly tourist destinations.


In-depth analysis, however, shows that the concentration of second homes is not simply restricted to conventional locations like beachfront areas. There were 913 counties spread over 49 states, where second homes accounted for at least 10% of the local housing stock. Only Connecticut and Washington D.C. were exceptions. 357 counties, 11% of all counties in the U.S., had at least 20% of housing units that were second homes.

27 counties in 14 states had over half of housing units qualified as second homes. Of these counties, five counties are in Michigan, four in Colorado and Wisconsin, two in California, Massachusetts, Pennsylvania, Utah, and one county each in Idaho, Missouri, North Carolina, New Jersey, New Mexico, and New York. These national patterns are mapped below.


Of course, the geographic locations of second homes also correspond to population density. Counties with more than 25,000 second homes are mostly located in or near metropolitan areas. The table below lists the top 10 counties with the most second homes. States with at least one such county are Arizona, Florida, California, Massachusetts, Illinois, New York, New Jersey, Nevada, South Carolina, Delaware, Texas, Michigan, and Maryland.



NAHB estimates are based on the definition used for home mortgage interest deduction: a second home is a non-rental property that is not classified as taxpayer’s principal residence. Examples could be: (1) a home that used to be a primary residence due to a move or a period of simultaneous ownership of two homes due to a move; (2) a home under construction for which the eventual homeowner acts as the builder and obtains a construction loan (Treasury regulations permit up to 24 months of interest deductibility for such construction loans); or (3) a non-rental seasonal or vacation residence. However, homes under construction are not included in this analysis because the ACS does not collect data on units under construction.


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4 replies

  1. As a Certified Resort and Second Home Property Specialist (RSPS) I found this a very interesting read. I can’t help but wonder, however, if this data would look very different if you had a means to add to it the second homes that are not mortgaged and do not show up in your mortgage interest deduction data? The comparison of the two data sets then would reveal wha much truer picture of second home ownership. Additionally, a third view should include the second homes that are in the rental pool. I believe if this were done, you might see a very different picture of where second home ownership is greatest as a percentage and in quantity and may surprise you (and me!).

    • Hi John,
      Doing some research and stumbled on this article.
      Your comment regarding second homes that are in the rental pool hits the nail on the head with some research I am doing.
      Wondering if you found any further data on this?

    • Hello John, wondering if you were able to find the data you reference; i.e., second homes not mortgaged that do not show up in interest reduction. I’m looking for this data to help me understand the potential number of homeowners who have a second home for vacation or rental.

  2. As a New Yorker, I couldn’t think why Hamilton Country would have the highest percentage of second homes until I refreshed my memory with a map. It is a remote area of the Adirondack Mountains and, essentially, no one lives there year round. The counties with the highest numbers of second homes are more telling.

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