6 States Where Eviction Filings Are Highest—And What to Watch For When Investing in Them

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Eviction filings are up nationally, eclipsing pre-pandemic highs that could well test the rental market for years to come, while landlords struggle with elevated expenses.

During and after the COVID-19 pandemic, many landlords faced a nationwide eviction moratorium and court closures, leading to missed rent while maintenance and other expenses piled up. In many instances, emergency rental assistance arrived slowly, forcing many landlords to skirt insolvency.

Moratoriums were lifted as the housing crisis deepened, making it far from an easy landing for both tenants and landlords. Princeton University’s Eviction Lab, which tracks filings in multiple states and more than 30 cities, found that eviction filings nationally have returned to near-historic averages and, in some places, surpassed them.

With each state and many cities having their own unique laws to protect tenants, becoming a landlord in 2026 is far from plain sailing.

Soaring Numbers

In the 12 months through late 2025, cities such as Nashville, Tennessee; Austin, Texas; and Greenville, South Carolina recorded filing rates far above their local baselines, with Nashville’s filing about 46% higher than its 2023-24 average, and Greenville’s rate reaching 21% of renter households. The United Planning Organization noted in an April 2025 white paper on Washington, D.C., regarding the 10-year high in evictions there that the dramatic increase was due to rising rents, expiring federal and local rental assistance, and a shortage of affordable units.

States With the Heaviest Eviction Activity

Virginia

There have been over 139,000 filings in the last 12 months in Virginia, which equate to 13% of the renting households in Eviction Lab’s monitored areas. Areas such as Richmond and parts of Northern Virginia have been particularly affected.

Tennessee

In Nashville, filings in 2025 were far higher than pre-pandemic norms.

Texas

Large urban counties in Texas, including Harris County (Houston) and Dallas County, report elevated findings compared to 2019, while Austin reached a five-year high for evictions in August, placing Texas amongst the states with some of the highest filing numbers.

Indiana and Missouri

Indiana had one of the highest eviction rates before, during, and after the pandemic, aided by landlord-tenant laws that favored landlords, meaning tenants could be out after a month behind on rent. Indianapolis has a particularly high rate of eviction amongst minorities. In June of last year, a judge ordered Indiana to resume its pandemic-era rental assistance program.

On the other hand, Missouri has the distinction of having some of the lowest eviction filing fees in the country. High-risk minority neighborhoods have been particularly affected in major cities such as St. Louis.

Minnesota

Court data and legal organizations say the state is on track for near-record eviction numbers, with over 23,000 cases filed by late November 2025, up by 30% from the roughly 15,000 annual filings prior to the pandemic, according to the nonprofit HOME Line.

Public housing in the Twin Cities accounts for only a fraction of Minnesota’s eviction filings. Most come from private landlords, including small owners with a handful of units.

Displacement and Gentrification

Low-Income Renters and the Patchwork of Eviction Laws

It’s hardly surprising that low-income renters are particularly vulnerable to eviction, particularly those earning below $75,000 a year, according to the Urban Institute. Complicating issues is the confusing patchwork of eviction laws across the country.

If you are considering investing, it’s essential to know your city’s tenant protections. Simply deciding to invest in a state or city with lower eviction numbers might not tell the complete story. Tenant protections can often be as simple as longer notice periods, stricter documentation requirements, and limits on late fees. However, if these are ignored, the peril of refilling and delaying the eviction process awaits.

The Pressure on Small Landlords

For small landlords, the spread of the right-to-council policies and other tenant-representation initiatives can keep nonpaying tenants in their apartments longer. In New York City, for example, the right-to-counsel law applies to a large share of low-income tenants.

While corporate landlords have generally been able to withstand the uptick in evictions and the delays resulting from legal representation, smaller landlords have had a tougher time. The costs of filing and court fees, and the churn of continually renovating apartments, have a devastating effect on the bottom line. The Federal Reserve Bank of St. Louis points out that corporate single-family rental investors file for eviction at a much higher rate than small-scale investors, suggesting that institutional landlords can absorb eviction costs far more easily.

Final Thoughts

Continually having to file for eviction is the death knell to a small landlording business. The best eviction is the one you never have to file.

However, amid the affordability crisis, rising evictions are increasingly prevalent in the residential investment business. It’s invaluable for landlords to take the necessary steps around tenant selection and eviction.

Use eviction as leverage

It’s important to proceed with eviction steps once rent is late, but if a tenant can catch up within a certain time frame, it probably makes more sense to negotiate a solution rather than incur turnover costs.

Pay attention to local laws

Landlord-tenant laws vary widely across the country. Make sure you are familiar with your own situation before you invest, not after.

Know your rental assistance pipeline

Many counties and cities have rental assistance funds or nonprofit organizations that can help tenants who are unable to pay rent. When a tenant falls behind, provide them with this info, as not only could it help them catch up, but it also creates a documented record that you pursued alternatives before going to court.