What Is an 18-Hour City?

Economists and real estate investors use the term 18-hour city to describe a mid-size city with attractive amenities, higher-than-average population growth, and a lower cost of living and cost of doing business than the biggest urban areas. The 18-hour city generally has a population of under one million, making it a second-tier city.

Eighteen-hour cities in the U.S. are increasingly seen as viable alternatives for investment and living to the Big Six markets of Boston, Chicago, Los Angeles, New York, San Francisco and Washington, D.C that make up America’s first-tier or 24-hour cities.

Understanding the 18-Hour City

While loosely defined, the term 18-hour city most often refers to a city that has public services, amenities and job opportunities that are comparable in quality to those in the big six markets.

Unlike the biggest cities, most of their services and amenities don’t operate on a 24-hour basis. However, they boast comparable advantages, including solid public transportation systems, modern infrastructure and strong economies. Housing prices are moderate in comparison.

The 18-Hour City Advantage

Eighteen-hour cities have emerged as an attractive alternative to big cities for starting a new business, relocating an existing one, or investing in real estate. They typically feature lower capitalization rate compression, meaning property values tend to remain stable rather than spiking up or down significantly.

Like first-tier cities, 18-hour cities often boast low real estate vacancy rates along with favorable supply concentrations, rental growth and absorption trends—all indicators of long-term real estate investment potential.

Aside from the numbers, Forbes.com cites a distinctive and lovable culture as a key factor in creating and maintaining a vibrant 18-hour city: “Austin is the live music capital of the world. Denver and the Research Triangle are outdoor meccas. Portland is just plain weird (and residents would like to keep it that way.”

One perceived downside is the increased risk inherent in cities that do not have the established track record of primary market cities.

Examples of 18-Hour Cities in the U.S.

CrowdStreet, a site for crowd-sourced real estate investments, cites Austin, Denver, and Nashville as recent stars among 18-hour cities. In 2020, it identified Charleston, South Carolina, as the next big success story in the category.

Realtor.com identified its top metropolitan areas for 2020 and beyond, with all of its top five picks squarely in the 18-hour city category. They include Boise, Idaho; Mc-Allen-Edinburg-Mission, Texas; Tucson, Arizona; Chattanooga, Tennessee, and Columbia, South Carolina.

The National Real Estate Investor website chose Charleston, Kansas City, and Columbus, Ohio, based on their stellar growth in jobs.

Follow the Millennials

These and other frequently-cited 18-hour city stars have become targets for millennials whose goal is launching or advancing their careers. They are characterized by the availability of recreation and entertainment opportunities that extend well beyond what the typical second-tier affords.

Employers are drawn to 18-hour cities because doing business is less expensive in these markets and this, in turn, attracts large numbers of job seekers and entrepreneurs.

Who Is Alan Greenspan?

Alan Greenspan is an American economist who was the chair of the Board of Governors of the Federal Reserve (Fed), the United States’ central bank, from 1987 until 2006. In that role, he also served as the chair of the Federal Open Market Committee (FOMC), which is the Fed’s principal monetary policymaking committee that makes decisions on interest rates and managing the U.S. money supply.

Greenspan is best known for largely presiding over the Great Moderation, a period of relatively stable inflation and macroeconomic growth, that lasted from the mid-1980s to the financial crisis in 2007.

Early Life and Education

Alan Greenspan was born in New York City on March 6, 1926. He received his bachelor’s, master’s, and doctoral degrees in economics, all from New York University, as well as studying economics at Columbia University in the early 1950s under Arthur Burns, who would later serve two consecutive terms as chair of the Board of Governors of the Fed.

Greenspan’s first job, in 1948, was not in government but for a non-profit analyzing demand for steel, aluminum, and copper. After this, Greenspan ran an economic consulting firm in New York City, Townsend-Greenspan & Co., Inc., from 1954 to 1974 and 1977 to 1987. Greenspan began his career in the public sector in 1974 when he served as chair of the President’s Council of Economic Advisers (CEA) under President Gerald Ford.

In 1987, Greenspan became the 13th chair of the Fed, replacing Paul Volcker. President Ronald Reagan was the first to appoint Greenspan to the office, but three other presidents, George H.W. Bush, Bill Clinton, and George W. Bush, named him to four additional terms. His tenure as chair lasted for more than 18 years before he retired in 2006 to be replaced by Ben Bernanke. After leaving, he published his memoir, The Age of Turbulence, and began his own Washington DC-based consulting firm, Greenspan Associates LLC. 

Alan Greenspan was known as being adept at gaining consensus among Fed board members on policy issues and for serving during one of the most severe economic crises of the late 20th century, the aftermath of the stock market crash of 1987. After that crash, he advocated for sharply slashing interest rates to prevent the economy from sinking into a deep depression.

Alan Greenspan’s Policies and Actions

Greenspan presided over one of the most prosperous periods in American history—thanks in no small part, supporters feel, to his helming of the Fed. Still, some of his policies and actions were controversial, either at the time or in retrospect.

Views on Inflation

Early in his career, Greenspan developed a reputation for being hawkish on inflation, in part due to his advocacy for a return to the gold standard in monetary policy in the 1967 essay “Gold and Economic Freedom.” 

His allegedly “hawkish” stance was portrayed by early critics as a preference for sacrificing economic growth in exchange for preventing inflation. Greenspan eventually reversed those views as Fed chief; in a 1998 speech, he conceded that the new economy might not be as susceptible to inflation as he had first thought.

In practice, Greenspan’s supposedly hawkish approach was flexible, to say the least. He was clearly willing to risk inflation under conditions that could create a severe depression and certainly pursued a generally easy money policy relative to his predecessor, Paul Volcker. In particular, in the early 2000s, Greenspan presided over cutting interest rates to levels not seen in many decades.

Flip-Flop on Interest Rates

In 2000, Greenspan advocated reducing interest rates after the dot-com bubble burst. He did so again in 2001 after 9-11, the World Trade Center attack. Following 9-11, Greenspan led the FOMC to immediately reduce the Fed funds rate from 3.5% to 3%, and, in the following months, he worked toward lowering that rate to a record (at the time) low of 1.13% and holding it there for a full year.

Some criticized those rate cuts as having the potential to inflate asset price bubbles in the U.S. Greenspan’s pro-inflationary policies, particularly during this period, are today generally understood to have contributed to the U.S. housing bubble, subsequent subprime mortgage financial crisis, and the Great Recession, though this is of course disputed by Greenspan and his allies.

Encouraging Adjustable-Rate Mortgages

In a 2004 speech, Greenspan suggested more homeowners should consider taking out adjustable-rate mortgages (ARMs) where the interest rate adjusts itself to prevailing market interest rates. Under Greenspan’s tenure, interest rates subsequently rose as inflation accelerated. This increase reset many of those mortgages to much higher payments, creating even more distress for many homeowners and exacerbating the impact of that crisis.

The “Greenspan Put”

The “Greenspan put” was a monetary policy strategy popular during the 1990s and 2000s under Greenspan. Throughout his reign, he attempted to help support the U.S. economy by actively using the federal funds rate to aggressively lower interest rates to fight the deflation of asset price bubbles.

The Greenspan put created a substantial moral hazard in financial markets. Informed investors could expect the Fed to take predictable actions that would bailout investor’s losses, which distort the incentives of market participants. This created an environment where investors were encouraged to take excessive risk because Fed monetary policy tended to inherently limit their potential losses in the event of a market downturn in an analogous way to buying put options on the open market.

The Bottom Line

Like many other government officials, the success of Alan Greenspan’s five terms as Chair of the Fed will depend on who you ask. However, it is certainly true that Greenspan faced some massive challenges during his tenure, such as the 1987 stock market crash and the attacks on the World Trade Center.

Overall, Greenspan helped usher in a strong U.S. economy in the 1990s. Opinion on how much his actions caused the economic recession that began shortly after his term ended varies.