Honestly, every landlord dreams about landing that unicorn tenant—the one who pays on time, doesn’t treat your place like a frat house, and actually hangs photos instead of peeling paint off the walls. The kind who settles in for years, becomes buddies with the neighbors, and saves you from the headache of constant move-outs and Craigslist marathons. Sounds dreamy, right? Thing is, finding these folks isn’t always a walk in the park.

But hey, you can boost your odds if you buy property where people just don’t like to move. Some places are stickier than others—blame it on affordable homes, decent jobs, or the kind of weather that doesn’t make you want to throw your snow shovel into the ocean. Data nerds at CheapInsurance.com dug into IRS stats and moving trends and, surprise surprise, some states are way better at tenant retention than others.

With rents flattening out and mortgages getting pricier, hanging onto tenants is kind of a big deal these days. So, let’s check out the places where people like to put down roots and—hopefully—never leave.

1. Texas

Y’all, Texans are loyal. Seriously—82% of people born in Texas are still kicking it there, according to the Dallas Fed. The job market’s buzzing, taxes are friendly, and people from everywhere else (especially California and New York) keep flooding in. If you want renters who’ll actually stick around, Texas is hard to beat. Dallas is especially nuts for housing demand.

Plus, it’s not just about jobs. Texans love Texas, and the sense of community is real. People just don’t want to leave.

Investor Tip:
The northern ‘burbs of Dallas are blowing up—so much so that development’s creeping into Oklahoma. Bet on those areas if you’re thinking long-term.

2. North Carolina

Raleigh’s become a magnet for newbies, but the real rental goldmine? Locals who just don’t budge. Rents are climbing, homes are snapped up fast, and the Research Triangle’s tech boom keeps people anchored.

Investor Tip:
Scope out the inner ‘burbs of Charlotte and Raleigh. Good shot at appreciation, less risk of your tenants ghosting you after a year.

3. Georgia

Georgia’s got a solid 74.2% retention rate. Atlanta’s the main act, but don’t sleep on Savannah, Macon, or Athens—they’re getting hotter thanks to cheaper costs and actual local flavor.

Big players are betting on Georgia, too. J.P. Morgan and Georgia Capital are building rental communities all over the place. Millennials love it, demographics are shifting, and the Sunbelt’s still got that secret sauce.

Investor Tip:
Atlanta’s cooled off a bit since the pandemic craziness, but that’s not necessarily a bad thing. Less competition, and the fundamentals—tech, entertainment, business—are still rock solid.

4. California

Look, everyone loves to talk about the California exodus, but 73% of people born there still call it home. High costs and rent control mean lots of tenants literally can’t afford to leave. Los Angeles and San Francisco especially—both have a chunk of renters who’ve stuck around for over ten years (shoutout to Redfin for the stats).

Investor Tip:
Regulations have loosened up a bit for developers, and California’s economy is still the biggest in the country. If you’ve got the cash, there’s still money to be made—don’t let the doomsayers fool you.

5. Utah

Utah: the under-the-radar MVP. Nearly 73% of folks stay put. Sure, the close-knit Mormon community helps, but tech, healthcare, and a killer outdoor scene don’t hurt either. Salt Lake and Provo are blowing up with job growth.

Rentastic thinks jobs will jump 4.5% in 2025, and people keep moving in. Problem is, first-time buyers are getting locked out, so they’re renting instead.

Just keep an eye on Utah’s quirky zoning laws—they can catch you off guard—but overall, things look bright.

Investor Tip:
If homeownership’s out of reach, guess who wins? Landlords. Major cities in Utah are primed for long-term renters. Get in while you can.

There you go—somewhere between data and gut instinct, these are the places where your next dream tenant might already be unpacking.

Final Thoughts

Tenant retention varies not only by state but by city and neighborhood. While short-term rentals work best in tourist-heavy areas, investors seeking stability should focus on communities with strong job markets, good infrastructure, and affordable living. By targeting these “sticky” states, you can build a portfolio with reliable cash flow and fewer headaches.