Most U.S. apartment buildings are not primarily concrete — wood framing dominates the market, especially in smaller complexes, while concrete is more common in larger urban buildings and high-rises.

The construction material used in apartment buildings varies widely by building size, location, and age. There is no single national percentage because the data breaks down differently depending on how you measure it. If you count by number of buildings, wood-framed apartments outnumber concrete ones significantly. If you count by number of units or by total square footage, concrete becomes more prevalent because concrete buildings tend to be larger. The real answer depends on what you are actually asking about.

Concrete construction is standard for buildings taller than about six stories because building codes in most states require non-combustible materials at that height. Below that threshold, wood framing is cheaper and remains the default. This means concrete is overrepresented in dense urban markets like New York, Boston, and San Francisco, where land costs push developers toward taller buildings, but underrepresented in sprawling suburban markets where three- and four-story wood-frame complexes are the norm.

Key Takeaways

  • Wood framing is the most common material in U.S. apartment buildings overall, especially in smaller complexes and suburban areas.
  • Concrete becomes the standard material for buildings six stories or taller because most building codes require non-combustible construction at that height.
  • Concrete buildings are more common in dense urban areas where land is expensive and developers build taller to maximize units per acre.
  • The percentage of concrete apartments varies dramatically by region — it is much higher in older northeastern cities than in newer southern or western developments.

Why wood framing remains the default for smaller buildings

Wood-frame construction is cheaper to build, faster to construct, and easier to modify than concrete. A typical three- or four-story apartment complex with wood framing can be built in 12 to 18 months, while a comparable concrete structure takes longer and costs more per unit. Developers in markets where land is affordable — most of the South, Midwest, and West — choose wood framing because the savings are substantial and the building codes allow it.

Wood-frame buildings also allow for more flexible unit layouts and easier renovation later. A landlord can reconfigure walls, add bathrooms, or update mechanical systems with less structural constraint than in concrete. This flexibility has economic value over the 40- to 60-year lifespan of the building, which is why wood framing remains the industry standard for buildings under six stories even as construction costs have risen.

When concrete becomes mandatory or economical

Building codes in most states prohibit wood-frame construction above five or six stories because wood cannot meet fire-rating requirements for tall buildings. Concrete, steel, or masonry must be used instead. This code requirement alone explains why nearly all apartment buildings taller than six stories are concrete or steel, not wood.

Even below that height threshold, some developers choose concrete for other reasons. In expensive urban markets, the land cost per unit is so high that the extra construction cost of concrete is worth it if it allows the building to be taller or denser. A developer in downtown Boston might build a six-story concrete building on a small lot because the alternative — a four-story wood-frame building on the same lot — would generate fewer units and lower total revenue. In cheaper markets, that same developer would build wood-frame because the land is abundant and the extra height is not necessary.

Regional differences in concrete apartment construction

Concrete apartments are far more common in the Northeast, Mid-Atlantic, and parts of the West Coast than in the South or Midwest. This reflects both building age and building density. Older northeastern cities were built before suburban sprawl, so developers packed more units into smaller areas, which required taller buildings and concrete construction. Newer developments in the South and Southwest, built after 1980, tend to sprawl horizontally with smaller wood-frame complexes.

Cities like New York, Boston, Philadelphia, and Washington D.C. have large stocks of concrete apartment buildings from the mid-20th century, plus newer concrete high-rises. Cities like Atlanta, Dallas, and Phoenix have much larger stocks of wood-frame apartments because they grew during the era when land was cheap and sprawl was the default development pattern. This regional split is one reason concrete apartments feel more common if you live in a dense city but are actually the minority nationally.

How building age affects material choice

Older apartment buildings — those built before 1970 — are more likely to be concrete, brick, or masonry because wood-frame construction was less common for multi-unit buildings then. Developers and lenders viewed concrete as more durable and prestigious. Building codes were also less permissive about wood-frame apartments, so concrete was often the only legal choice for anything taller than three stories.

Newer buildings — those built after 1990 — are more likely to be wood-frame, even in urban areas, because modern building codes have become more permissive and wood-frame construction has become more efficient. Engineered lumber, better fastening systems, and improved fire-rating techniques have made wood-frame safer and more code-compliant than it was decades ago. This shift means the percentage of concrete apartments is actually declining as a share of the total stock, even though concrete remains standard for tall buildings.

What this means for residents and renters

The material your apartment building is made of affects noise transmission, temperature stability, maintenance costs, and how quickly the building ages. Concrete buildings tend to have better sound insulation between units and more stable interior temperatures because concrete has higher thermal mass. Wood-frame buildings are lighter and more flexible, which can mean more noise transfer and slightly more temperature fluctuation, but also faster heating and cooling response.

Concrete buildings typically require less exterior maintenance — no wood rot, no termite risk — but more interior work as concrete cracks and water intrusion becomes an issue over time. Wood-frame buildings need regular exterior maintenance but often have fewer structural surprises. Neither material is inherently better; they have different trade-offs that play out over decades.

Frequently Asked Questions

Is a concrete apartment building safer than a wood-frame one?

Concrete is non-combustible, so it resists fire spread better than wood. However, modern wood-frame buildings meet the same fire codes as concrete buildings through fire-rated drywall, sprinkler systems, and other safety features. Both types are safe when built to code; the material itself is less important than the safety systems installed.

Do concrete apartments cost more to rent?

Not necessarily. Rent is driven by location, unit size, and amenities, not primarily by building material. A concrete apartment in a less desirable neighborhood may rent for less than a wood-frame apartment in a prime location. Concrete buildings do cost more to build, but that cost is spread across many units and does not always translate to higher rents.

Will a concrete apartment building last longer than a wood-frame one?

Concrete structures can last 75 to 100 years or more with proper maintenance, while wood-frame buildings typically last 50 to 70 years. However, concrete requires active maintenance to prevent water intrusion and cracking, and wood-frame requires regular exterior upkeep. Neglect damages both types; proper maintenance extends both lifespans significantly.

Why are most new apartments in suburbs wood-frame?

Land is cheaper in suburbs, so developers can build shorter, wider buildings instead of tall dense ones. Wood-frame is cheaper and faster to build than concrete, and building codes allow it for buildings under six stories. The economics favor wood-frame in sprawling markets.

Can you tell what material an apartment building is made of just by looking at it?

Often, but not always. Concrete buildings usually show concrete on the exterior or are clad in brick or stone. Wood-frame buildings are typically clad in vinyl siding, brick, or stucco. However, the exterior finish does not always reveal the structural material — a wood-frame building can be clad in brick, and a concrete building can be sided in vinyl. Your lease or building documentation will specify the structural material.