I’ve previously written about evictions and their rise following the peak of the COVID-19 pandemic (2020–2022) as federal, state, and local eviction moratoriums were lifted. While some progress has been made in reducing evictions—primarily at the state level—they continue to rise in many major cities, particularly in areas experiencing higher population growth.
Recent Examples
Evictions reached record highs in numerous cities in 2024. Among the most affected were Cincinnati, Denver, and Phoenix, which have been highlighted in recent reports for their surging eviction rates. These cities reflect a broader national trend of increasing housing instability.
In Cincinnati, a panel of experts in Hamilton County agree that stagnant wages, rising rents, and the depletion of pandemic-era federal rental assistance have left many residents struggling. As a result, more tenants are turning to the county’s legal aid help center for support.
Meanwhile, in Denver County, eviction filings reached about 13,500 evictions through October – already the highest on record and significantly above the pre-pandemic yearly average of 9,000. With federal funding from the American Rescue Plan Act (ARPA) expiring at the end of 2024, the mayor has proposed $20 million in temporary rental assistance for the city’s 2025 budget.
Phoenix has also seen record-breaking eviction numbers. Maricopa County reported over 87,000 evictions in 2024, surpassing the previous high of just under 84,000 in 2005.
These three cities reflect a larger national crisis, as eviction rates rise in many metropolitan areas, driven by economic pressures and dwindling rental assistance programs.
The Eviction Lab at Princeton University tracks evictions across 10 states and 36 cities, providing a representative, though not exhaustive, snapshot of eviction trends nationwide. The data, sourced from court records, offers reliable and timely insights into housing instability.
At the state level, there has been significant progress compared to 2023. Only one state, Minnesota, has seen a noticeable increase in evictions, with levels 36% higher than the pre-COVID average. Connecticut and Pennsylvania remain steady, with evictions just 1% and 0% higher, respectively. The other seven states have experienced declines, ranging from 1% to 38% below pre-pandemic levels. This marks a dramatic improvement from 2023, when five out of nine states reported eviction rates exceeding pre-COVID levels.
At the city level, eviction rates have remained largely unchanged from 2023. Of the 36 cities tracked, 18 have eviction levels exceeding their pre-COVID averages, with 12 experiencing double-digit increases. This pattern mirrors 2023 when 18 out of 32 cities saw higher eviction rates compared to pre-pandemic levels.
Several cities have experienced particularly sharp increases in evictions. Notable spikes include Austin, TX (+43%); Columbus, OH (+37%); Fort Worth, TX (+24%); Gainesville, FL (+41%); Houston, TX (+31%); Las Vegas, NV (+31%); Minneapolis-St. Paul, MN (+60%); Nashville, TN (+37%); and Phoenix, AZ (+36%). These figures highlight the ongoing housing challenges in many metropolitan areas nationwide.
Except for Columbus and Minneapolis, most of the cities experiencing high eviction rates are in warmer regions that are attracting an influx of new residents. States like Arizona, Florida, Tennessee, and Texas have high levels of net migration, meaning more people are moving in than leaving. In contrast, Minnesota and Ohio are experiencing negative net migration, with more residents moving out than arriving.
However, Columbus and Minneapolis share another key characteristic: both have relatively high proportions of foreign-born residents. In Columbus, 13% of the population is foreign-born, while in Minneapolis, the figure is 15%—both significantly higher than their respective state averages. This demographic factor may affect the housing challenges these cities face.
Housing Costs
A big factor contributing to evictions is the high cost of housing. Both house prices and apartment rents are at historical highs. The national median sales price for a home has remained above $400,000 for three consecutive years, rising sharply during the pandemic from just $329,000 at the start of 2020. Meanwhile, the average monthly rent has surpassed $1,500—28% higher than the 2020 average of $1,185—after four straight years of annual increases exceeding 5%.
Adding to the affordability challenge, interest rates are at their highest levels in two decades, making mortgages more expensive and keeping many first-time buyers in the rental market. With housing costs continuing to rise, it’s no surprise that more people are struggling to pay their rent, leading to sustained high eviction rates.
What are the implications for courts and local governments across the country?
Court and Legal Aid Staffing Could Be Tested
The second annual State of the Courts report highlights a growing concern among respondents: staffing shortages in the next 12 months due to increased turnover, particularly among more tenured employees. At the same time, legal aid organizations in major cities are facing funding challenges, as local governments grapple with budget shortfalls and difficult decisions about which programs to cut.
These potential staffing reductions could not come at a worse time. If eviction rates continue to rise, courts will see heavier civil caseloads, while legal aid and pro bono eviction defense services will face even greater demand. The strain on these systems could make it even harder for tenants to receive timely legal assistance, exacerbating the ongoing eviction crisis.
Relief Programs Could Require Additional Support
Eviction protection programs have been in place long before the COVID-19 pandemic, but they have often faced funding limitations at the federal, state, and local levels. During the pandemic, existing programs were quickly depleted, prompting the creation of new initiatives to meet the surge in demand. These efforts provided critical relief, helping many renters stay in their homes during a period of unprecedented economic uncertainty.
Now, with the pandemic in the rearview mirror and federal American Rescue Plan Act (ARPA) funds exhausted, the future of eviction protection remains uncertain. Housing affordability remains a major issue, and if the economy slows, state and local governments may face tighter budgets, making it even more difficult to secure the necessary funding for these programs.
Moratoriums Could Return
Although pandemic-era eviction moratoriums have long expired, their impact continues to shape housing policies across the country. In response to the devastating wildfires of January 2025, Los Angeles County enacted a new evicition moratorium to address housing challenges for affected residents. Meanwhile, Missouri took the opposite approach, passing legislation in 2024 that restricts eviction moratoriums to only the state or federal level, preventing cities and counties from implementing their own protections.
Despite Missouri’s restrictions, the precedent set during the pandemic means that cities and counties in other states could theoretically introduce new eviction moratoriums if evictions continue to rise to record levels. While Kansas City is not among the cities experiencing higher post-pandemic eviction rates, local governments elsewhere may see renewed pressure to intervene if housing instability worsens.
The persistence of high eviction rates in 2025, often exceeding pre-pandemic levels by double-digit margins, is a troubling indicator of the ongoing national housing crisis. Rising housing costs, population shifts to certain states and cities, and the depletion of pandemic-era relief funds have created a precarious situation for renters. Meanwhile, interest rate hikes are beginning to impact the broader economy, potentially worsening financial strain for many households.
With evictions continuing at elevated levels, courts and local governments must recognize the growing pressure on housing stability. If conditions deteriorate further, calls for new eviction moratoriums could intensify, forcing policymakers to reconsider intervention strategies. As eviction filings increase and legal aid services struggle with funding and staffing shortages, addressing these challenges proactively will be crucial to preventing further displacement and economic hardship.