Executive Summary
The United States contains a class of settlements that function as towns and cities in every practical sense except one: they have no municipal government. The Census Bureau calls them census-designated places (CDPs). Several have more than 200,000 residents, which would rank them among the hundred largest incorporated cities in the country if they were incorporated. This paper identifies the largest of these places, sets out the legal and geographic conditions that allow them to grow and persist, and assesses whether continued suburban expansion and megaregional development are likely to increase or reduce the number of large unincorporated communities. The conclusion is that the answer depends on the state. Where county government is strong, annexation is restricted, and special districts can supply urban services, sprawl tends to produce more large unincorporated places. Where state law favors incorporation or channels urban growth into existing cities, the reverse holds. The national pattern is therefore expected to diverge further rather than converge.
I. Definition and Scope
The Census Bureau’s 2020 criteria define CDPs as statistical geographic entities representing closely settled, unincorporated communities that are locally recognized and identified by name. A CDP has no legal standing. It levies no taxes, elects no council, and passes no ordinances. Its boundaries are drawn for statistical purposes, usually with input from local and county officials through the Bureau’s Participant Statistical Areas Program. Since 2000 there has been no minimum population: the Census Bureau eliminated all population threshold requirements for Census 2000, achieving consistency between CDPs and incorporated places.
The population involved is large. According to the 2010 Census, more than 38.7 million people in the United States, Puerto Rico, and the Island Areas lived in CDPs. That figure is roughly the population of California, and it understates the unincorporated population as a whole, because many unincorporated residents live outside any CDP.
II. The Largest CDPs
The table below lists the largest CDPs in the fifty states and the District of Columbia by 2020 decennial census count. Puerto Rico’s zonas urbanas are left out because the island’s municipal system is a separate case.
| Rank | CDP | State | Governing entity | 2020 population |
|---|---|---|---|---|
| 1 | Urban Honolulu | HI | City and County of Honolulu | 350,964 |
| 2 | Arlington | VA | Arlington County | 238,643 |
| 3 | Enterprise | NV | Clark County (unincorporated town) | 221,831 |
| 4 | Spring Valley | NV | Clark County (unincorporated town) | 215,597 |
| 5 | Sunrise Manor | NV | Clark County (unincorporated town) | 205,618 |
| 6 | Paradise | NV | Clark County (unincorporated town) | 191,238 |
| 7 | Metairie | LA | Jefferson Parish | 143,507 |
| 8 | East Los Angeles | CA | Los Angeles County | 118,786 |
| 9 | Brandon | FL | Hillsborough County | 114,626 |
| 10 | The Woodlands | TX | Montgomery/Harris Counties; The Woodlands Township | 114,436 |
| 11 | Lehigh Acres | FL | Lee County | 114,287 |
| 12 | Spring Hill | FL | Hernando County | 113,568 |
| 13 | Riverview | FL | Hillsborough County | 107,396 |
| 14 | Columbia | MD | Howard County; Columbia Association | 104,681 |
| 15 | Highlands Ranch | CO | Douglas County; Highlands Ranch Metropolitan District | 103,444 |
Figures are 2020 census counts (see Note 1). Just below this group are Arden-Arcade (CA), Germantown, Silver Spring, Waldorf, and Ellicott City (MD), Atascocita (TX), Town ‘n’ Country and The Villages (FL), and Dale City (VA), each with roughly 70,000 to 95,000 residents.
The list is dominated by four states. Nevada, Florida, Maryland, and Virginia account for most of the largest entries, and Hawaii accounts for the single largest. Two entries are special cases. Honolulu and Arlington are CDPs only in a technical sense, since each lies inside a general-purpose government (a consolidated city-county and an urban county) that already performs municipal functions. The Census Bureau recognizes this by including them, as exceptions, in its listings of incorporated places (see Note 2). The Las Vegas Valley towns are more surprising. Enterprise grew from 14,676 at the 2000 census to more than 221,000 in 2020, which makes it one of the fastest-growing places of any kind in the country, and it did so with no municipal government at all.
III. Legal Factors
A. State incorporation and annexation law
Municipal incorporation in the United States is a creation of state law, and the states differ sharply in how easy they make it. Several legal mechanisms keep large settlements unincorporated.
Boundary-review agencies and fiscal tests. California routes every proposed incorporation through a Local Agency Formation Commission under the Cortese-Knox-Hertzberg Local Government Reorganization Act. The commission must find the proposed city fiscally viable and, under the revenue-neutrality provisions, the new city generally has to make the county whole for the revenue it would lose. For lower-income communities such as East Los Angeles, which has a modest commercial tax base relative to its population, this test is a serious obstacle. A 2012 incorporation effort there stalled largely on fiscal grounds (see Note 3).
Extraterritorial jurisdiction. Texas gives cities extraterritorial jurisdiction (ETJ) over a band of unincorporated land around their limits, and a community inside a city’s ETJ generally cannot incorporate without that city’s consent (Tex. Local Gov’t Code ch. 42). The Woodlands lay within Houston’s ETJ for decades under an agreement that deferred annexation. In 2019 Texas ended unilateral annexation by large cities (H.B. 347), and in 2023 it allowed landowners to petition for release from an ETJ (S.B. 2038). Both changes make it more likely that unincorporated areas in Texas will stay unincorporated.
Annexation moratoria. Virginia has barred city annexation of county land since 1987, and its counties can act as full urban governments. As a result, large suburban counties such as Fairfax, Prince William, and Arlington have little reason to create new municipalities, and their large CDPs (Arlington, Dale City, Centreville, Reston) remain unincorporated.
B. Strong county and parish government
The most common single cause of large CDPs is a county government that already supplies the services residents would otherwise get from a city: police, fire, roads, zoning, parks, water, and sewer.
- Hawaii has no municipal level of government. The state’s four counties perform all local functions, so every settlement in the state, including the Honolulu urban core, is a CDP.
- Maryland gives charter counties (Montgomery, Howard, Baltimore, Prince George’s, Anne Arundel) a full range of municipal powers. Most residents of these counties live in unincorporated places, and incorporation is uncommon.
- Louisiana parishes such as Jefferson Parish govern large unincorporated populations directly. Metairie, the state’s largest CDP, has never incorporated because the parish delivers urban services.
- Florida charter counties can levy taxes inside municipal service taxing units (Fla. Stat. § 125.01) to fund urban-level services in unincorporated areas. Hillsborough County, which contains Brandon, Riverview, and Town ‘n’ Country, governs a majority of its residents directly. Incorporation is governed by the Formation of Local Governments Act (Fla. Stat. ch. 165), which requires minimum population and density thresholds, a feasibility study, and an act of the Legislature.
C. Unincorporated towns and quasi-municipal status
Nevada offers the clearest case of a legal halfway house. Under Nevada Revised Statutes chapter 269, a county may create unincorporated towns with town advisory boards. These boards have no taxing or legislative power, but they give a named community a formal voice in county decisions. In the Las Vegas Valley, these towns were often created specifically to prevent annexation by neighboring cities. Sunrise Manor was created in 1957 to fight annexation by North Las Vegas. Spring Valley west of the Strip became a town in 1981. Enterprise was formed in 1996 to stave off annexation by Henderson. The Las Vegas Strip itself lies in Paradise, outside the City of Las Vegas, and the resort industry has long preferred county jurisdiction to municipal jurisdiction. This arrangement concentrates the Strip’s tax base in Clark County government, which gives the county a strong incentive to keep the towns unincorporated.
D. Special districts and private governance
In many of the largest planned communities, special districts and private associations supply the functions of a city without incorporation.
- Texas municipal utility districts (Tex. Water Code ch. 54) finance water, sewer, and drainage for new subdivisions through district bonds. The Woodlands Township, a special-purpose district, provides parks, fire service, contract law enforcement, and covenant administration. The Township commissioned an incorporation study, and in November 2021 voters rejected incorporation by a wide margin (see Note 4).
- Colorado Title 32 metropolitan districts, such as the Highlands Ranch Metropolitan District, finance and maintain infrastructure, parks, and open space.
- Florida community development districts (Fla. Stat. ch. 190) underlie The Villages and many other master-planned developments.
- Maryland’s Columbia Association, a private nonprofit funded by property-based assessments, operates recreational facilities and open space for a community of more than 100,000.
These arrangements give residents and developers most of the advantages of a city (local control over amenities and infrastructure, separate financing) without the costs of incorporation (a new tax layer, a payroll, a charter, a council). Evan McKenzie’s term “privatopia” describes the political economy of this choice (McKenzie, 1994).
E. Incorporation incentives and their reverse
Incorporation has historically been driven by a few recurring motives: defending against annexation, gaining control of land use, keeping local tax revenue, and in some periods excluding unwanted populations (Burns, 1994; Miller, 1981; Rice et al., 2014). The same motives can work in the opposite direction. Where a county already provides good services at low cost, residents gain little from a new city. Where incorporation would raise taxes, voters usually reject it. Unincorporated status also has an exclusionary side. Research on “municipal underbounding” shows that some cities have deliberately avoided annexing nearby minority communities, leaving them without municipal services (Anderson, 2008; Lichter et al., 2007). Large CDPs therefore include both prosperous planned communities that choose not to incorporate and poorer communities that have been unable to.
IV. Geographic Factors
A. Regional settlement patterns
The geography of CDPs follows the geography of local government. In New England, New York, New Jersey, and Pennsylvania, nearly all land lies inside an incorporated town, township, or borough, so large unincorporated settlements are rare. Where CDPs do exist there, as with Levittown and Brentwood on Long Island, they are hamlets inside incorporated towns (Hempstead and Islip). The town government provides municipal services, and the CDP is a statistical subdivision of it. The South and West, by contrast, have large counties, no township layer, and vast stretches of unincorporated land at the edge of each metropolitan area.
B. Sun Belt growth
Most of the largest CDPs lie in metropolitan areas that grew rapidly after 1960: Las Vegas, Tampa Bay, Houston, Denver, Washington, and southwest Florida. Rapid growth on cheap peripheral land outruns the slower political process of incorporation. Spring Hill and Lehigh Acres in Florida began as pre-platted lot subdivisions sold by mail. They filled in over decades, reaching city-sized populations before any municipal structure formed. Lang and LeFurgy (2007) call places like these “accidental cities,” and the term applies with special force to the unincorporated examples.
C. Fringe location and the edge of the urban service area
Large CDPs usually occupy the space between an older central city and newer outlying suburbs. They are dense enough to need urban services but are often too far from the central city to be annexed easily, or are separated from it by another municipality’s boundary. Brandon and Riverview sit east and southeast of Tampa, outside the city’s limits and across the county’s major highway and rail corridors. Enterprise and Spring Valley fill the land between Las Vegas, Henderson, and the federal lands bordering the valley.
D. Growth-management regimes as a counterexample
States with strong growth-management laws show the reverse pattern. Washington’s Growth Management Act (RCW 36.70A) designates urban growth areas and expects urban services to be provided by cities. This expectation helped produce a wave of incorporations in King County in the 1990s, including Shoreline, Sammamish, and Burien. Oregon’s urban growth boundaries work in a similar direction, though large unincorporated urban areas such as Aloha in Washington County show that boundaries alone do not force incorporation when a county and special districts are willing to provide services.
V. Sprawl, Megaregions, and the Future of Unincorporated Urbanism
A. The megaregional context
Jean Gottmann (1961) described the Boston-to-Washington corridor as a “megalopolis,” a continuous urbanized region spanning many jurisdictions. Later work has identified roughly a dozen such megaregions or “megapolitan areas” across the country, including the Texas Triangle, the Florida peninsula, the Front Range, and Southern California (Nelson & Lang, 2011; Regional Plan Association, 2006). Most of the projected population growth in these regions is expected on the suburban and exurban fringe, which is exactly where unincorporated land is concentrated.
B. Factors expected to increase unincorporated urbanism
- Greenfield development under county jurisdiction. New master-planned communities are typically approved by counties, financed by special districts, and administered by homeowners’ associations. Each new community of this kind is a potential future large CDP.
- State restrictions on annexation. Texas’s 2019 and 2023 reforms, Virginia’s annexation moratorium, and similar limits elsewhere mean that new suburbs are less likely to be absorbed into existing cities.
- State preemption of municipal powers. As state legislatures in Texas, Florida, and elsewhere restrict what cities may regulate, the practical gains from incorporation shrink.
- County fiscal interest. Counties that collect revenue from unincorporated commercial areas, like Clark County with the Strip, have reason to resist incorporation.
- Voter resistance to new taxes. The Woodlands vote shows that even affluent communities with an organized incorporation movement may prefer the existing arrangement.
C. Factors expected to decrease it
- Cityhood movements. Metropolitan Atlanta has seen a sustained series of incorporations since Sandy Springs in 2005, including Johns Creek, Milton, Dunwoody, Brookhaven, Tucker, Peachtree Corners, Stonecrest, South Fulton, and Mulberry in 2024. Florida has seen similar waves in Broward, Palm Beach, and Miami-Dade Counties. These movements are typically driven by dissatisfaction with county land-use decisions and by a desire for local control.
- Maturity of established CDPs. As large CDPs age, they develop commercial cores, civic institutions, and a stronger sense of identity, all of which raise demand for self-government. Colorado’s Keystone, a former CDP, became an incorporated town in 2024 (the Town of Keystone in the Keystone, CO CDP incorporated on February 8, 2024). Millcreek, Utah, incorporated in 2016 after decades as an unincorporated part of Salt Lake County.
- Growth management. States that tie urban services to cities will continue to channel new growth into incorporated jurisdictions.
- Service strain. When county services fall behind rapid growth, residents tend to demand closer, more responsive government, which often takes the form of incorporation.
D. Assessment
On balance, the evidence points to divergence among states rather than a single national direction. In states with strong counties, restricted annexation, and permissive special-district law (Nevada, Florida, Texas, Maryland, Virginia, and Hawaii), continued sprawl is expected to produce more large unincorporated places and to enlarge existing ones. In states with active cityhood movements or growth-management regimes (Georgia, Washington, and to some degree Utah and Colorado), the share of residents in large CDPs is likely to fall as communities incorporate.
Megaregional growth adds a further complication. As settlement becomes continuous across county lines, the statistical boundaries of CDPs become harder to draw and less meaningful as descriptions of actual communities. The Census Bureau’s 2020 revision of its urban-area criteria already reflects this difficulty. The practical result is likely to be a widening gap between the places Americans think of as their towns and the governments that actually serve them, with counties, special districts, and private associations continuing to assume roles once reserved for municipalities. In this respect, the institutional arrangements of American local government are steadily evolving away from the classic model of the chartered city as the default unit of urban self-government.
VI. Conclusion
The largest CDPs in the United States are not anomalies. They are the predictable result of particular combinations of state law, county capacity, special-district finance, and fringe geography. Honolulu and Arlington are unincorporated because their counties are already cities. The Las Vegas Valley towns are unincorporated because they were created to resist annexation and because their county profits from the arrangement. The Woodlands, Columbia, and Highlands Ranch are unincorporated because special districts and private associations already provide what a city would. East Los Angeles is unincorporated partly because state law makes incorporation fiscally difficult for a community of its means. Whether more such places appear will depend less on the pace of sprawl itself than on the legal framework each state applies to it.
Notes
- Population figures are from the 2020 Census Redistricting Data (P.L. 94-171) Summary File as published by the U.S. Census Bureau. Counts for the Las Vegas Valley towns vary somewhat among sources because Clark County’s town boundaries do not exactly match Census CDP boundaries. One local source, for example, reports 218,697 people for Spring Valley, compared with the Census CDP figure of 215,597 used here. Clark County’s own 2024 estimates show continued growth, with Spring Valley at 226,915.
- The Census Bureau’s incorporated-place listings include a few exceptional census-designated places, namely Urban Honolulu and Arlington, because each lies within a government that performs municipal functions throughout its territory.
- The East Los Angeles incorporation effort was considered by the Los Angeles County Local Agency Formation Commission in 2012. The commission’s fiscal analysis found the proposed city would face a structural deficit, and the measure did not proceed to a successful vote. Readers seeking documentation should consult LAFCO records for Los Angeles County.
- The Woodlands Township incorporation question appeared on the November 2, 2021 ballot and was defeated by roughly a two-to-one margin. The Township’s incorporation planning studies (2019–2021) are available through the Township’s public records.
- Unincorporated status in the Las Vegas Valley carries over into daily life in a way that obscures the legal reality: like other unincorporated towns in the Las Vegas Valley, it was assigned Las Vegas ZIP codes for addressing, so many residents of Enterprise, Paradise, and Spring Valley list “Las Vegas” as their address while living outside the city.
- The term “boomburb” in Lang and LeFurgy (2007) is applied mainly to fast-growing incorporated suburbs, but the authors’ description of unplanned urban form applies equally to large CDPs such as Spring Hill and Lehigh Acres.
- Population figures in this paper should be checked against the most current Census Bureau products before publication, since post-2020 estimates for unincorporated areas are produced by counties and states rather than by the Census Bureau’s annual place-level program.
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