In this article, we will be taking a look at the 20 most sprawling cities in the US. You can also skip our detailed analysis on impact of urban sprawl in the US and directly head to the 5 Most Sprawling Cities in the US.
The Evolution and Impact of Urban Sprawl in the US: From Mid-20th Century Expansion to Modern Challenges
The growth of sprawling cities in the US has been a dominant trend since the mid-20th century, with significant acceleration occurring between 1950 and 2010. This period, often called the "age of sprawl," saw many compact, small- to mid-size cities transform into vast metropolitan areas. According to CNU.org, by 2017, the 25 largest sprawling cities in the US were home to 20.7 million people, anchoring metro regions with a total population of 53 million - approximately one-sixth of the US population. In 1950, only three sprawling cities (Houston, Dallas, and San Antonio) had populations exceeding 400,000. Today, six cities have over 1 million residents, with Houston topping 2.3 million.
Sprawling cities typically exhibit lower population densities compared to traditional urban centers, with an average density of around 2,750 people per square mile. These cities are often characterized by a Walk Score of 40, indicating they are very automobile-dependent. Furthermore, single-family detached housing makes up 56% of the total housing in these areas, a significant contrast to the 22% found in more traditional cities.
The expansion of sprawling cities has largely reshaped the American landscape, which impacts both the physical environment and daily life. As these cities grow, they have developed extensive road networks, leading to a heavy dependence on automobiles; only 6% of residents use walking, biking, or transit for commuting. This reliance results in combined housing and transportation costs averaging about 50% of median household income, compared to 40% in more traditional cities. Additionally, urban sprawl has led to the conversion of large tracts of undeveloped land for urban use. For instance, in the US, urban land area expanded from approximately 15 million acres in 1945 to 60 million acres in 2000.
Infrastructure Challenges and Business Opportunities in America's Expanding Sprawling Cities
America's sprawling cities face substantial infrastructure challenges as they expand. The reliance on personal vehicles leads to increased traffic congestion, with drivers spending an average of 54 hours annually in traffic, and higher infrastructure costs due to the need to maintain extensive road networks. Additionally, limited public transit options affect 55% of Americans who lack access to public transportation. Expanding urban areas also strain utility systems, with water infrastructure needing $472 billion in upgrades over the next 20 years and the electrical grid facing reliability issues that cost the U.S. economy $150 billion annually.
The environmental impact of urban sprawl includes loss of natural habitats, increased carbon emissions from longer commutes, and stormwater runoff due to more impervious surfaces. However, the expansion creates significant business opportunities in real estate development, infrastructure construction, and technology solutions. Companies like Lennar Corporation (NYSE:LEN) and Bechtel benefit from the growing demand for suburban housing and infrastructure upgrades. Technology firms like Cisco Systems, Inc. (NASDAQ:CSCO) provide smart city solutions to improve efficiency, while retail giants like Walmart and Target cater to the expanding suburban population.
As the largest homebuilder in the country by home sale revenues and net earnings, Lennar Corporation (NYSE:LEN) has capitalized on shifting housing preferences and infrastructure needs. The COVID-19 pandemic accelerated a trend of people moving out of urban centers to suburban areas. Lennar has responded to this shift by emphasizing communities that target first-time homebuyers, many of whom are relocating from cities.
In 2023, Lennar Corporation (NYSE:LEN) provided $700,000 for roadway improvements of collector roads in the Talamore Subdivision. Lennar’s total revenues reached $8.8 billion in Q2 2024, up 9% from the prior year and the net earnings for the same period increased 9% year-over-year to $954 million, or $3.45 per diluted share. Lennar Corporation (NYSE:LEN) also experienced a notable increase in home deliveries, rising 15% year-over-year to a total of 19,690 homes.
New orders also saw a significant boost, up 19% to 21,293 homes. The company's backlog reached 17,873 homes, with a total dollar value of $8.2 billion. However, the average sales price of homes decreased by 5% from the previous year, settling at $426,000. The company expects to deliver between 20,500 and 21,000 homes in Q3 2024. The company anticipates that the average sales price for this period will range from $420,000 to $425,000 and projects a gross margin of approximately 23.0%. For the full year 2024, Lennar aims to deliver a total of 80,000 homes.
On the other hand, Cisco Systems, Inc. (NASDAQ:CSCO) is at the forefront of building the future of communities through its digital solutions. The company's Country Digital Acceleration program is helping cities manage and deliver connected urban services, from inclusive access to smart water systems. Financially, Cisco Systems, Inc. (NASDAQ:CSCO) reported total revenue of $12.8 billion in Q2 2024, down 6% year-over-year but at the high end of guidance.
Their GAAP net income stood at $2.6 billion or $0.65 per share and non-GAAP net income stood at $3.5 billion or $0.87 per share for the same period. Cisco Systems product revenue for Q2 stood at $9.2 billion, down 9% and service revenue stood at $3.6 billion, up 4%. For Q3 FY 2024, Cisco Systems, Inc. (NASDAQ:CSCO) projects revenue to be between $12.1 billion and $12.3 billion. The company expects its GAAP earnings per share (EPS) to range from $0.51 to $0.56, while its non-GAAP EPS is projected to be between $0.84 and $0.86.
Looking ahead, urban sprawl is expected to continue, with major cities like Phoenix and Houston projected to experience significant population growth, posing challenges such as flooding and water scarcity. Financially, sprawling development patterns cost 38-50% more than compact development, with the total economic cost of sprawl exceeding $1 trillion annually, per New Climate Economy. Households in car-dependent neighborhoods spend 20-25% of their income on transportation, compared to just 9% in transit-rich areas.
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20 Most Sprawling Cities in the US
Our Methodology
For our methodology, we ranked the most sprawling cities in the US based on a consensus-driven approach. Each city received a score of 1 every time it appeared across our research sources. We then ranked these cities and ultimately scored them on the basis of their rankings. For example, the city ranked in the first place received a score of 1 (20/20=1) and the city ranked in the second place received a score of 0.95 (19/20=0.95), and so on.
20. Nashville, Tennessee
Insider Monkey Score: 0.05
Nashville's metropolitan area has experienced dramatic expansion over the past few decades. Since 1990, 77% of the population growth has occurred in suburban counties outside Davidson County, as reported by New Geography. In 1950, Nashville's urban area spanned 55 square miles with a population density of 4,800 residents per square mile. By 2010, the city's urban area had expanded to 560 square miles, leading to a decrease in population density to 1,720 residents per square mile. Between 2010 and 2020, the Nashville metro area grew by 20.9%, making it one of the fastest-growing major metropolitan areas in the country.
19. Los Angeles, California
Insider Monkey Score: 0.1
Los Angeles is known for its extensive freeway system and car-dependent lifestyle, which reinforces the image of sprawl. The city has a population density of approximately 8,500 people per square mile, higher than many other major U.S. cities. Los Angeles County's Measure M passed in 2016, is expected to generate $120 billion over 40 years for transportation improvements.
18. Houston, Texas
Insider Monkey Score: 0.15
Houston stands among the most sprawling cities in the US. The city covers an area of about 669 square miles, more than twice the size of Chicago despite having a smaller population. As of 2022, Houston's population density was approximately 3,664 people per square mile. The average one-way commute time in Houston is 28 minutes. Despite (or perhaps because of) its sprawl, Houston's economy has thrived. The city's GDP was $512.2 billion in 2019, making it the seventh-largest metro economy in the U.S.
17. Dallas-Ft. Worth, Texas
Insider Monkey Score: 0.2
The sheer scale of DFW's sprawl is staggering. The metropolitan area covers approximately twice the space of Mexico City, despite having only about 5 million inhabitants compared to Mexico City's 22 million. Despite its sprawl, DFW has experienced robust economic growth. Between 2000 and 2014, the metro area's GDP per capita grew by 46%, outpacing the average of 39% for America's top 40 cities. Between 2000 and 2014, DFW's population grew by 35%, compared to an average of 21% for America's top 40 cities and projections suggest the population could reach 10.5 million by 2040.
16. Orlando, Florida
Insider Monkey Score: 0.25
Orlando has experienced significant population growth over the past few decades. The city's population is projected to grow by 303,264 residents annually, or 831 people per day, as noted in a CBS news report. Orlando's economy is heavily dependent on tourism, with attractions like Walt Disney World and Universal Studios driving much of the city's growth. The city is implementing smart growth strategies to encourage higher-density, mixed-use development and reduce reliance on automobiles.
15. Las Vegas, Nevada
Insider Monkey Score: 0.3
Las Vegas has a population density of only 4,525 people per square mile, which is remarkably low compared to other major cities. To put this into perspective, Manchester, UK has a population density of over 11,500 people per square mile, nearly three times that of Las Vegas. The Las Vegas metropolitan area covers a vast expanse, stretching approximately 30 miles from its city center to its outskirts. This sprawl has led to the development of areas like Hidden Valley, located about 30 miles outside the city, which is now being considered for further expansion. Las Vegas is one of the fastest-growing metropolitan areas in the US. According to UNLV population forecasts, an additional 835,000 people are expected to settle in the area by 2035. Las Vegas also receives less than five inches of rainfall annually, making it the driest city in the US.
14. Atlanta, Georgia
Insider Monkey Score: 0.35
The Atlanta metropolitan area covers a vast 7,402 square kilometers with a population of 5.7 million, resulting in a low population density of just 770 people per square kilometer. After World War II, suburbanization accelerated rapidly, driven in part by white flight from the city center in the 1960s and 1970s. The Atlanta BeltLine project aims to create a 22-mile transit corridor circling the city, promoting denser development and alternative transportation options.
13. Detroit, Michigan
Insider Monkey Score: 0.4
Detroit's sprawl began in earnest during the 1920s real estate boom. Between 1916 and 1926, the city annexed 90 square miles from surrounding rural townships as people started leaving the older parts of Detroit. The Detroit metropolitan area covers an expansive 2,000 square miles (3,218 km²), with a population of 4.3 million people. However, only about 35,000 people live in the downtown area, which highlights the dispersed nature of the region's population.
12. Washington D.C
Insider Monkey Score: 0.45
While the District of Columbia is relatively compact, the surrounding metropolitan area has experienced significant sprawl over the years which makes it stand among the cities in the US that has the most sprawl. Many jobs have moved from the central city to suburban areas. The share of the region's workforce reporting their job location as D.C. has declined in recent years.
11. Kansas City, Missouri
Insider Monkey Score: 0.5
Kansas City's sprawl began in earnest after World War II. Between 1946 and 1964, the city's population grew by a modest 12%, from 434,000 to 486,000 residents. However, during the same period, its land area exploded by 423%, expanding from 60 square miles to 314 square miles, as reported by Strongtowns.org. As of 2023, Kansas City encompasses about 319.03 square miles, making it one of the largest cities by total area in the United States.
10. Phoenix, Arizona
Insider Monkey Score: 0.55
Phoenix stands tenth among the most sprawling cities in the US. Phoenix's sprawl can be traced back to its post-World War II development. The advent of air conditioning, coupled with the G.I. Bill and the "American Dream" of suburban living, led to the city's first major expansion. Phoenix has seen significant growth in recent decades, with the metropolitan area expanding by over 300%, per amnh.org. As of 2024, the Phoenix metropolitan area is home to more than 3.3 million residents.
9. San Diego, California
Insider Monkey Score: 0.6
For decades, San Diego officials authorized housing projects in sprawl developments on the outskirts of the city, primarily consisting of low-density single-family homes. The median home value in San Diego has increased dramatically, rising over 70% in just six years to reach $905,000 as of 2024. As noted by Climate Action Campaign, San Diegans spend an average of 55% of their income on housing and transportation combined.
8. Oklahoma City
Insider Monkey Score: 0.65
Oklahoma City covers an enormous area of 620.34 square miles, making it the second-largest city by area in the United States among state capitals, after Juneau, Alaska. Despite its vast size, the city's population density remains relatively low. As of the 2020 census, Oklahoma City had a population of 681,054, resulting in a population density of approximately 1,098 people per square mile. Interestingly, despite its sprawl, Oklahoma City was recently recognized as the best-run large city in the U.S. by a WalletHub study.
7. St. Louis, Missouri
Insider Monkey Score: 0.7
St. Louis, Missouri stands out as one of the cities in the US that has the most sprawl. The sprawl in St. Louis has had considerable economic repercussions. The city's budget has suffered due to a shrinking tax base, making it difficult to sustain infrastructure and services. Despite the metropolitan area generating approximately $170 billion annually, with Fortune 500 companies contributing over $70 billion in revenue, wealth is unevenly distributed, largely favoring suburban regions. Additionally, while the metro area employs over 1.3 million workers, many jobs have moved to the suburbs, exacerbating economic disparity and contributing to the financial strain on the city.
6. Augusta, Georgia
Insider Monkey Score: 0.75
Like many sprawling cities, Augusta is highly dependent on automobiles for transportation. The city's layout and infrastructure prioritize car travel, with limited options for walking, cycling, or public transit. Augusta struggles with sprawl but has opportunities for cohesive development, especially with the Georgia Cyber Center and the U.S. Army Cyber Command relocating to the area.
5. Ontario, California
Insider Monkey Score: 0.8
The Inland Empire, including Ontario, is known for its sprawling characteristics. The Riverside-San Bernardino-Ontario metro area ranks high on the Sprawl Index. This sprawling development has led to a high dependency on cars due to limited public transportation. Additionally, the region has seen rapid population growth in recent decades, often surpassing the pace of infrastructure development and resulting in extensive suburban expansion.
4. Greenville, South Carolina
Insider Monkey Score: 0.85
Greenville, South Carolina stands fourth among the most sprawling cities in the US. Greenville has seen a substantial increase in population, contributing to its sprawling nature. The city's population grew from 58,409 in 2010 to 70,720 in 2020, representing a 21.1% increase over the decade. Greenville's economic growth has also significantly contributed to its sprawl. Employment increased by 2.9% from 2021 to 2022, and the city's median household income of $58,259 exceeds the state average. The influx of major corporations and manufacturing facilities has spurred the development of industrial parks and office complexes on the city's outskirts.
3. Clarksville, Tennessee
Insider Monkey Score: 0.9
Clarksville has seen a substantial increase in population, with 176,974 residents as of 2024. The city has become a magnet for new businesses and job opportunities. Over the next four years, Moody's predicts Clarksville's job market will grow by 9%, which is twice the national average. This economic boom has attracted more people to the area, fueling urban expansion. The city has attracted significant industrial investments. For example, LG Chem is building a 420-acre EV battery plant in Clarksville, which will further drive economic growth and urban expansion.
2. Baton Rouge, Louisiana
Insider Monkey Score: 0.95
Baton Rouge's urban sprawl is characterized by low-density development, heavy reliance on automobiles, and the expansion of the city limits into previously rural areas. Baton Rouge's growth was influenced by its location on the Istrouma Bluff, the first natural bluff upriver from the Mississippi River Delta. As the city expanded, it did so outward rather than upward. The city experienced a 340% population increase between 1940 and 1956, largely due to the growth of the petrochemical industry during and after World War II. Recent efforts in Baton Rouge have focused on reviving Mid-City neighborhoods, addressing disinvestment in North Baton Rouge, widening I-10, and overhauling the City-Park/LSU Lakes.
1. Hickory, North Carolina
Insider Monkey Score: 1.0
Hickory, North Carolina tops the list for being the most sprawling city in the US. To address sprawl, Hickory has implemented several sustainable development initiatives. The city approved a $40 million bond referendum, securing an additional $50 million in grants. The Hickory Trail Project, a 10-mile trail system, aims to enhance bicycle and pedestrian connectivity, reducing car reliance. Additionally, the development of the 378-acre Trivium Corporate Center seeks to attract corporate headquarters and advanced manufacturing, concentrating economic activity.
