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I think it's probably international migration that fuels a large part of Miami's growth.
True, Miami is in the top three for international immigration, but it has recently had a very strong domestic immigration rate as well for reasons I'm not sure. The only area of population growth it lags the top growing areas like Washington, Houston, and Dallas is natural birth rate, which is much slower in SFL especially compared to Houston and Dallas which have extremely high birth rates.
Nashville has had similar growth rates to Atlanta the past few decades, hasn't it? It isn't nearly as big because Nashville has never been a big city.
Nashville has been in the upper tier of cities in terms of growth rate since the 90s...but still behind Atlanta in terms of percentage. Only recently have we past them (in terms of estimates) in percentage growth...in terms of raw growth, Atlanta is still growing probably 3x faster.
Nashville has had similar growth rates to Atlanta the past few decades, hasn't it? It isn't nearly as big because Nashville has never been a big city.
The reason Atlanta was a big city earlier is the reason we are today and not just some city taking in the favorable climates, taxes and scenery.
We are the premiere rail hub of the south caused by a luck of geography.
It is the northern most point for a rail junction to switch cargo between the midwest, the northeast and the rest of the south...sort of a lynchpin.
Incindently, we were historically able to get materials and goods from each areas of the country cheaper, than other parts of the region.
Atlanta was an ideal place to take raw materials from different regions, manufacture a final good, and then ship it back out for trade.
We still benefit from this today, but our next selling point is an air hub roughly half way between south Florida and Chicago and half way between NYC and the Texas Triangle. 80% of the US population is within a 2 hour flight of ATL.
We were also able to cash in our earlier success and educate our pool of workers, which makes us compete well.
Nasvhville's big pro is that the interstate system was able to create more routes across the Appalachians the rails could not (with operational efficiency). They have, in more recent history, benefited from being a southern alternative trucking hub to Atlanta's interstates and the midwest.
My mom keeps begging me to move to Orlando instead of move out of state. Haha. My mother (and her whole family in fact) moved to Florida from Kentucky. None of them can possibly understand why someone would want to leave this state. I hate it here. The first chance I get I am moving to the Northeast.
Maybe... We are related? Just kidding lol, i'll also being movind to the northeast, DC to be exact.
Atlanta should never have dabbled in the real estate bubble as extensively as it did. Outside of Florida it has had the worst real estate collapse in the South. My roommate has two condos in Midtown and the value on both just continues to drop year after year. The city also never brought its unemployment rate down, which is still above 8% (not sure why).
A explains B, unfortunately. The big housing bubble means a lot of leveraged households and a collapse of the construction market. This creates low expectations and high unemployment.
Though, there are worse places than 8%, which is just above the national average (though worse than many major cities).
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