The Impact of Remote Learning on Rentals: How Students and Families Are Reshaping Housing Demand

The COVID-19 pandemic fundamentally altered the landscape of education. As schools and universities transitioned to remote or hybrid learning models, students, families, and housing markets were forced to adapt. What had been a stable pattern of student housing—often involving on-campus dorms or local rentals—was disrupted. Remote learning has created ripple effects in student housing demand, family living decisions, and the rental market at large.

This article explores how remote learning is reshaping rental demand, what students and families are looking for now, and what this means for landlords, property developers, and urban planners.

How Remote Learning Changed Housing Priorities

The COVID-19 pandemic dramatically reshaped education, and with it, housing priorities for students and their families. Before the rise of remote learning, students typically sought housing near campus, prioritizing social interaction, walkability, and access to amenities. Today, those preferences have shifted toward practicality, affordability, and comfort—reshaping the rental and housing market in student communities.

Space and Private Study Areas

With lectures, seminars, and exams moving online, students have discovered the importance of having private, distraction-free spaces. Apartments or houses that offer separate rooms, reliable internet, and designated study areas have become increasingly valuable. For many, a quiet home environment now rivals proximity to campus as a top priority.

Location Flexibility

Remote learning has also reduced the need to live near universities or urban centers. Students can now consider housing in suburbs or smaller towns, where rent is often more affordable, and homes typically offer more space. This flexibility has opened new opportunities for families balancing budgets and quality of life.

Cost Sensitivity

The financial pressures of the pandemic further reinforced cost-conscious decision-making. When students spend most of their time at home, proximity to nightlife, eateries, or campus events may no longer justify high rent. Instead, affordability—whether through lower rent, utilities, or shared housing—has become central to many students’ choices.

Lasting Implications

Even as in-person classes return, the impact of remote learning on housing preferences may endure. Students and families have experienced the benefits of larger, quieter, and more affordable spaces, and these lessons will likely influence long-term demand in student housing markets. Developers and landlords who adapt to these evolving needs—prioritizing space, connectivity, and affordability—stand to remain competitive in the post-pandemic landscape.

Effects on Rental Markets

The rise of remote learning has not only altered student housing priorities but also reshaped the rental market itself. Shifts in demand have rippled across neighborhoods, suburbs, and entire cities, creating new challenges and opportunities for landlords, developers, and families alike.

Increased Demand for Larger Units and Off-Campus Housing

Students who once crowded into small dorm rooms or compact apartments now look for more space. Private bedrooms, reliable internet, and room to isolate if needed have become essential features. As a result, off-campus rentals, single-family homes, and larger apartments with multiple bedrooms have attracted more interest than ever before.

Suburban and Peripheral Growth

With campus proximity less critical, demand has spread outward into suburbs and smaller towns. Families and students are taking advantage of lower rents and larger living spaces in peripheral areas. However, supply in these markets often lags behind demand, as new construction takes time to catch up, creating localized shortages.

Variation by Socioeconomic Status

The benefits of flexibility are not distributed evenly. Students from wealthier families often secure larger homes, faster internet, and quieter study spaces further from campus. In contrast, those from lower-income backgrounds face significant barriers—such as overcrowding, poor housing quality, or weak connectivity—that hinder their ability to learn effectively. A study in Ghana highlighted that housing precarity during stay-at-home periods severely undermined students’ academic performance, underscoring the importance of equitable access to adequate housing.

Rental Prices and Supply Constraints

As preferences shift, so do prices. Areas offering spacious, well-connected, and quieter homes have seen rental costs rise due to limited supply and heightened demand. Meanwhile, dense urban cores—once a prime choice for students—have in some cases faced reduced demand, leading to vacancies or softer rent growth. This divergence illustrates the uneven impact of remote learning on housing markets.

Looking Ahead

These changes suggest that remote and hybrid learning will leave a lasting imprint on student housing demand. Rental markets that adapt by expanding supply in suburban areas, investing in connectivity, and addressing affordability gaps will be best positioned to meet the evolving needs of students and families.

Case Studies and Empirical Findings

The pandemic-driven shift to remote learning not only changed student preferences but also produced measurable impacts that researchers have begun to quantify. Several studies offer valuable insights into how housing markets and student outcomes were reshaped during this period.

Stay or Leave the City?

The study Stay or Leave the City? Students and Rented Housing Demand (ScienceDirect) examined how pandemic-era remote learning altered student rental patterns. It found that many students, freed from the necessity of daily commuting, left high-density urban areas when possible. Instead, they opted for more affordable housing in suburbs or smaller towns where space and quiet environments were easier to secure. This migration highlighted how housing demand became more flexible and less tied to campus proximity.

Housing and Learning Outcomes

Research from Housing Matters (Urban Institute) in How Housing Affected Learning Outcomes During the Pandemic underscored the crucial link between housing quality and academic performance. Students with access to a quiet room, stable internet, and a suitable workspace were far better positioned to succeed in remote or hybrid settings. Conversely, those in overcrowded or unstable housing faced greater barriers, often experiencing more severe learning losses. The findings emphasize how inequalities in housing translate directly into educational disparities.

Housing Demand and Remote Work

The Federal Reserve Bank of San Francisco’s report, Housing Demand and Remote Work, explored a related but broader dynamic: how remote work has fueled rising demand for larger homes and pushed up housing costs in many markets. While the focus was on employment rather than education, the parallels to student households are striking. Both remote workers and students seek space, connectivity, and flexibility—factors that have contributed to price increases and shifting demand in suburban and less densely populated areas.

Implications

Together, these studies show how remote learning and work accelerated preexisting housing trends while exposing inequalities in access to adequate living conditions. The evidence makes clear that housing is not merely a backdrop to learning—it is a key determinant of educational and social outcomes in the digital era.

Implications for Students, Families, and Property Stakeholders

The pandemic-era shift to remote and hybrid learning has reshaped how students and families think about housing, with long-term implications for both daily life and educational outcomes. These evolving preferences also carry significant consequences for property owners, landlords, and developers.

For Students and Families

Budgeting Needs Have ShiftedThe household budget for students now places greater weight on internet connectivity, utilities, and indoor comfort. Reliable broadband service, heating or cooling for extended at-home hours, and workspace equipment have become essential expenses, often taking precedence over traditional housing-related costs such as proximity to campus nightlife or social venues.

Location Trade-OffsFamilies are increasingly willing to trade location for space and affordability. Instead of paying higher rents for compact apartments near campus, many are choosing larger, more affordable homes in suburban or peripheral areas. These choices reflect the new flexibility of remote learning and the growing importance of comfort over convenience.

Access to Quality Housing and Well-BeingPerhaps most importantly, access to quality housing is now closely tied to educational outcomes, mental health, and overall well-being. Students in overcrowded or poorly connected housing are at a clear disadvantage, while those in quiet, well-equipped spaces enjoy better learning conditions and reduced stress. This makes equitable access to adequate housing not just a matter of comfort, but a key factor in academic success and social inclusion.

For Property Stakeholders

Landlords, developers, and property managers must recognize that the demand for student housing is no longer defined solely by campus proximity. Instead, the market is increasingly driven by factors such as:

• High-speed internet and digital infrastructure

• Larger, multi-bedroom units suitable for studying and living

• Flexible lease terms to accommodate hybrid schedules

• Affordable options for students from diverse socioeconomic backgrounds

Those who adapt by investing in connectivity, expanding suburban supply, and providing more inclusive rental models will be best positioned to meet these evolving needs.

Looking Ahead

The relationship between housing and education has grown tighter in the wake of remote learning. For students and families, housing is now as much an academic resource as it is a place to live. For property stakeholders, the challenge lies in aligning offerings with these new priorities while ensuring accessibility and affordability across the market.

For Landlords and Developers

The transformation of student housing demand in the wake of remote learning is not only reshaping rental markets but also creating new opportunities for landlords and developers. By rethinking design, services, and pricing strategies, property stakeholders can better align with the evolving priorities of students and families.

Developing or Repurposing High-QoS Housing

As remote learning highlights the importance of the home environment, quality of service (QoS) features have become critical. Properties that provide soundproofing, strong broadband infrastructure, and private study spaces are now highly attractive. For developers, this means designing new housing with built-in digital infrastructure, and for landlords, it presents opportunities to retrofit existing properties with improvements that enhance connectivity and minimize distractions.

Reconfigured Co-Living Spaces

Co-living arrangements remain popular, especially in student-focused markets, but their design is shifting. Where large communal areas once dominated, the new demand is for layouts that balance community with privacy. Smaller shared spaces combined with more private or semi-private rooms and study areas can better support the needs of remote learners. This evolution reflects a broader trend toward creating environments that foster both academic productivity and personal well-being.

Flexible and Innovative Pricing Models

Traditional student leases often assumed year-round, in-person learning. The rise of hybrid and remote models has introduced new expectations for flexibility. Landlords and developers can stay competitive by offering:

• Flexible leases: month-to-month or semester-based options that adjust to hybrid schedules.

• Bundled services: packages that include high-speed internet, utilities, and study amenities.

• Hybrid occupancy models: options that allow students to rent part-time or for shorter durations when not required to be on campus.

Positioning for the Future

By proactively adapting, landlords and developers can not only meet current demands but also future-proof their offerings. Student housing is no longer just about location—it is about creating environments that support learning, mental health, and digital access. Those who invest in quality infrastructure, privacy, and flexibility will be well-positioned in an increasingly competitive market.

For Urban Planning & Policy

The shift to remote and hybrid learning has implications that extend far beyond individual households and property markets. For urban planners and policymakers, the pandemic underscored the crucial role of housing and infrastructure in supporting education. To ensure equitable outcomes, planning must evolve in three key areas: infrastructure, land use, and social equity.

Infrastructure: Broadband as a Public Necessity

Reliable internet connectivity is no longer a luxury—it is a fundamental requirement for students’ academic success. Urban planning must prioritize the expansion of high-speed broadband across all neighborhoods, including underserved rural and low-income areas. Treating broadband like other essential utilities ensures that all students, regardless of location, have the tools to participate fully in remote or hybrid learning.

Zoning and Land Use: Responding to Suburban Growth

With demand shifting away from dense urban cores and toward suburban and fringe areas, zoning policies must adapt to accommodate new housing needs. This includes:

• Expanding residential development capacity in growing suburbs.

• Ensuring access to transport links for students who still need to commute occasionally.

• Supporting the creation of community services and study-friendly public spaces in these areas.

Urban and regional planning must recognize that learning is increasingly place-flexible and that housing development should reflect this new mobility.

Equity Considerations: Housing as an Educational Resource

The pandemic highlighted how poor housing conditions can directly impair educational outcomes. Overcrowding, noise, and lack of study space disproportionately affect low-income students, exacerbating existing inequalities. Policymakers must consider targeted interventions such as:

• Affordable housing programs for student households.

• Grants or subsidies to improve connectivity and study environments.

• Partnerships with universities to create shared, accessible study hubs in communities.

By treating housing as an integral part of educational policy, governments can help ensure that no student is left behind due to inadequate living conditions.

Planning for the Future

Urban planning and housing policy are increasingly tied to educational resilience. Investments in broadband, housing supply, and equity-centered initiatives will not only support students today but also strengthen communities in the long term. The lesson from remote learning is clear: housing and infrastructure are foundational to both learning and opportunity.

Challenges and Uncertainties

While remote and hybrid learning have clearly reshaped housing demand, the long-term trajectory of these changes remains uncertain. Students, families, landlords, and policymakers must all navigate evolving dynamics that carry risks as well as opportunities.

Reversion Risk

One major uncertainty is the potential return to fully in-person learning. If institutions reinstate traditional classroom models, demand may shift back toward smaller student apartments and housing near campuses. Properties that retooled for remote learning might then face vacancies or lower demand, highlighting the risk of over-adapting to what could be a temporary trend.

Hybrid Models and Their Longevity

Many experts expect hybrid models—combining in-person instruction with online learning—to persist well into the future. The exact balance, however, will vary by institution and program. Housing demand will depend heavily on how universities structure their courses: more remote days may favor suburban housing, while increased in-person requirements could reignite interest in central urban student hubs.

Uneven Regional Effects

The impact of these shifts is not uniform across geographies. High-cost urban centers may see sharper declines in student demand if remote learning continues, while suburban and smaller-town markets may struggle with supply shortages. Internationally, cultural attitudes, institutional policies, and housing availability will all shape how student housing demand evolves. For example, students in countries with weaker digital infrastructure may have fewer choices, while regions with robust broadband may see stronger decentralization away from campuses.

Financial Constraints

Not all students or families can act on shifting preferences. Financial limitations may prevent moves to larger or more suitable housing. Similarly, landlords and developers in some regions may lack the resources—or regulatory flexibility—to upgrade properties or build new stock. These financial constraints create mismatches between what students want and what the market can supply, particularly affecting low-income households.

Navigating the Uncertainty

The future of student housing lies in balancing adaptability with caution. Stakeholders must prepare for multiple scenarios, from a return to traditional models to the widespread adoption of hybrid learning. By monitoring institutional policies, regional market dynamics, and affordability challenges, both students and property stakeholders can better navigate the uncertainty ahead.

Remote learning has transformed the way students, families, and property stakeholders think about housing. What once defined “good enough” student housing—proximity to campus, affordability, and access to social life—has expanded into a broader set of requirements centered on space, connectivity, and well-being.

For students, housing is no longer just a place to sleep between classes; it is a critical environment for learning and personal growth. Families are adjusting budgets, weighing location trade-offs, and seeking housing that supports both education and quality of life. Landlords and developers face new expectations to deliver properties with strong broadband, private study spaces, and flexible lease models.

These shifts are not temporary inconveniences—they may represent a lasting reconfiguration of rental demand. Even as institutions return to in-person teaching, the lessons of the pandemic linger: access to adequate housing directly affects educational outcomes, mental health, and equity. Remote and hybrid learning have revealed the essential role of housing in academic success and highlighted the need for continued innovation in how we plan, design, and manage student accommodation.

The impact of remote learning on housing markets is still unfolding, but one thing is clear: the definition of suitable student housing has permanently expanded. The future of housing will be shaped not only by location, but by how well it enables students to live, learn, and thrive.

Sources: 

• National Multifamily Housing Council (NMHC), Student Housing and the Shift to Remote Learning (2023)

• PMC (PubMed Central), Housing and Remote Learning Inequalities During COVID-19 (2022)

• Stay or Leave the City? Students and Rented Housing Demand, ScienceDirect (2022).

• How Housing Affected Learning Outcomes During the Pandemic, Housing Matters – Urban Institute (2021).

• Housing Demand and Remote Work, Federal Reserve Bank of San Francisco (2022)

• Housing Matters – Urban Institute, How Housing Affected Learning Outcomes During the Pandemic (2021)

• National Multifamily Housing Council (NMHC), Student Housing and the Shift to Remote Learning (2023)

• Housing Matters – Urban Institute, How Housing Affected Learning Outcomes During the Pandemic (2021)

• Federal Reserve Bank of San Francisco, Housing Demand and Remote Work (2022)

• National Multifamily Housing Council (NMHC), Student Housing and the Shift to Remote Learning (2023)

• Agyekum, B. et al., “Adult student perspectives toward housing during COVID-19” — study from Ghana on precarious housing conditions and their effects on learning outcomes. PMC

• Brendan Chen, “How Housing Affected Learning Outcomes during the Pandemic,” Urban Institute. housingmatters.urban.org

• Źróbek-Różańska, A., Stay or Leave the City? Students and Rented Housing Demand (2022). ScienceDirect+1

• J. Mondragon & J. Wieland, “Housing Demand and Remote Work” (Federal Reserve Bank of San Francisco etc.). Federal Reserve Bank of San Francisco