Best Markets for Self-Storage Investing (2025 Data)

The self-storage industry continues to boom in 2025, and if you're trying to figure out how to invest in self-storage, one of the most important decisions you'll make is choosing the right market.

But here’s the truth: the best market really depends on your self-storage investing strategy.

In this blog, we’ll break down two key strategies — long-term and short-term — and how each influences your market selection. We’ll also show you how to use tools like Google

Maps and virtual assistants for real estate investing to uncover hidden opportunities, avoid saturated markets, and reduce the risks of self-storage investing.

Let’s dive in.

Long-Term Strategy: Deep Roots, Local Knowledge

A long-term strategy means focusing on markets you know well. These might be areas:

• Where you currently live

• Where you grew up or have family

• Within driving distance

Why does this matter?

Because proximity gives you an edge. You understand local demand, traffic patterns, and community growth. You can also visit facilities in person, take owners to coffee, and build real, human rapport.

This approach is especially valuable if you’re actively acquiring facilities and plan to self-manage — or build relationships with local self-storage mastermind group members or brokers.

How it plays out:

Let’s say you’re in Albuquerque, New Mexico. It’s a limited but stable market with decent population density and few surrounding cities. That means competition is higher, and most facilities have already been contacted by brokers or buyers.

But here’s the advantage: with time and rapport, owners will think of you first when they’re ready to sell.

In this model, you’re playing the long game.

Short-Term Strategy: The Shotgun Approach

Not everyone can focus locally. Many investors are using the passive self-storage investing model or aiming to scale quickly through cold outreach and acquisitions.

This is where the short-term or “shotgun” strategy comes in. You're casting a wide net across the country looking for value-add facilities — typically owned by mom-and-pop operators — and offered at a deep discount.

Key features of this strategy:

• Broad, national outreach via cold calling, texting, or direct mail

• Willingness to explore unfamiliar or secondary markets

• Focus on distressed or under-managed facilities

• Quick acquisition or wholesale exit strategy

We’ve acquired over a dozen facilities in towns you’ve never heard of. These places often hide the most upside because larger operators and REITs ignore them.

If you’re not developing or converting, and just want to buy, operate, and grow a facility’s cash flow, the shotgun strategy might be your move.

What Makes a Market “Good” for Self-Storage?

Let’s answer the big question: What are the best markets for self-storage investing?

Here’s our rule of thumb:

• Population over 15,000 if it’s a suburb of a major city

• Population over 20,000 for standalone or rural towns

• Stable or growing population trends

• Limited saturation of REITs or large operators

• High proportion of mom-and-pop facilities

Examples:

• Cincinnati, OH and surrounding areas like Middletown, Troy, and Springfield offer a strong blend of population and overlooked mom-and-pop inventory.

• Cleveland suburbs or even smaller cities near major metros show tons of low-review, no-website facilities (a.k.a. opportunity!).

Use Google Maps and search “self-storage near me” in these zones. Look for:

• Facilities with no website

• Low or no Google reviews

• Generic or outdated branding

These are often mom-and-pop owners who may be ready to sell — exactly the kind of sellers you want in self-storage investing.

Common Pitfalls: Risks of Self-Storage Investing

Like any real estate venture, there are pitfalls. Here are some of the risks of self-storage investing to be aware of (and avoid):

1. Buying in a declining market

If the city is shrinking fast, self-storage demand may fall — along with your occupancy and rents.

2. Underestimating CapEx

Older facilities may require more investment than expected. Budget for deferred maintenance.

3. Overpaying due to emotion or FOMO

Stick to your buy box and be conservative in your underwriting. Don’t fall in love with a deal.

4. Not vetting the competition

Just because a town looks underserved doesn’t mean demand is strong. Use tools and comps to validate.

Knowing these dangers upfront helps you manage and reduce the risks of self-storage investing.

Tools & Tips for Market Selection

Here’s how to streamline your research:

• Google Maps: Use satellite view to locate potential facilities quickly.

• SpareFoot & Radius+: Analyze market demand and rate trends.

• Virtual assistants for real estate investing: Outsource rent roll collection, cold calling, or comp research to save time and scale.

• Self-storage mastermind group: Join a community to get intel, deal reviews, and broker referrals in your target markets.

Final Thoughts: Think Strategy First, Then Market

Before asking what city should I invest in? ask yourself what’s my strategy?

If you’re:

• Local and relationship-focused → go deep in a few long-term markets.

• Remote and looking for rapid scale → go wide with a short-term, shotgun approach.

In either case, don’t get hung up on hot markets or trending cities. Self-storage as an investment works best where the numbers work — and that can be almost anywhere with solid fundamentals.

Remember: most of our deals have come from markets you’ve never heard of. That’s the power of focusing on opportunity, not just location.

Want our step-by-step underwriting model?

You can join our OFF MARKET Self-Storage Deals Group on Facebook for free or join our self-storage mentorship program and gain access to our private self-storage mastermind group.