National Housing Market Outlook

Sales Rates and Concessions: Understanding the Dance

June 22, 2011
Net prices continue to decline because many builders are finding that they can generate some sales via concessions, which wasn’t true last year after the tax credit expiration.
We asked builders across the country to tell us about the incentives and contributions that contributed to their pricing last month. Here is a breakdown of concessions being put into effect:
The typical path of declining prices starts with higher incentives (such as free options/upgrades and contributions to closing costs) that are eventually converted to across-the-board price cuts. Faced with slower sales, builders initially prefer incentives to price cuts, because they can delay or eliminate the longer term impact to buyers’ psychology and appraiser’s comps if the slowdown is temporary.
Since sales rate and concessions are so interconnected, we analyzed the average change in net sales per community alongside the metro-level concessions and found these takeaways :
  • Seattle has the highest growth in average net sales YOY, and both metro and state concessions are pretty low.
 
  • Raleigh’s net sales are flat, but metro concessions are over 22% of the gross sales price!
 
  • Austin has seen increased average net sales, but concessions are over 22% of the gross sales price.
 
  • Nashville has the 2nd highest increase in average net sales YOY, and the lowest reported concessions.
 
  • Las Vegas and Phoenix both have YOY increases in net sales per community paired with moderate concessions below the national average, because most builders have reduced prices. Las Vegas builders saw weak sales last Spring, despite the tax credit, which generated a bigger percentage increase this year.
There is no room for error when investing and operating in today’s housing environment. We are giving our clients confidence in their decision-making because they know we analyze the market dynamics from all angles.
We look forward to seeing many of you during PCBC in San Francisco this week (June 21-24). Contact us if you would like to set up a meeting or see the schedule below to catch John Burns or Mollie Carmichael when they are presenting. In addition, our own Tim Sullivan is hosting the Gold Nugget Awards!
Wednesday, June 22
Mollie Carmichael
1:30 – 2:30pm: What Today’s Buyers Want in a Home… And How to Get Them Off the Fence
2:45 – 3:45pm: Design as Differentiator in a Down Market
John Burns

1:45 – 2:45pm: Debt Providers: Put Me in Coach, I’m Ready to Play

Thursday, June 23
Tim Sullivan
12 – 2:30pm: Gold Nugget Awards
This is the most current available data for all variables and markets.
Permits Statistics
Employment Statistics
Affordability
12-
12-
Total
NF Payroll Employment
State Metro Area*
Month S. Fam. Permits
Month Total Permits
Permits / Peak Permits
1-Yr Growth
1-Yr Growth Rate
Unemp Rate
Median Home Price
Housing Costs / Income
JBREC Afford. Index
Alabama
Anniston-Oxford 97 100 21% 400 0.8% 9.1% $85,312 21% 1.7
Auburn-Opelika 447 665 30% 1,500 2.9% 7.5% $126,662 32% 2.2
Birmingham 1,376 2,912 37% (3,100) (0.6%) 8.4% $142,771 28% 2.3
Decatur 129 149 16% (500) (0.9%) 9.1% $96,813 23% 3.3
Dothan 257 272 36% (1,500) (2.6%) 8.2% $87,740 21% 1.3
Florence 146 202 26% 1,700 3.1% 8.3% $94,085 21% 0.2
Gadsden 70 78 20% (400) (1.1%) 9.0% $85,217 18% 0.0
Huntsville 2,215 2,243 45% 0 0.0% 7.5% $122,235 19% 0.3
Mobile 706 993 36% 2,400 1.4% 10.2% $115,467 25% 1.1
Montgomery 426 691 27% (1,900) (1.1%) 8.9% $128,650 26% 2.8
Tuscaloosa 283 437 17% 800 0.9% 8.1% $119,024 26% 0.7
Alaska
Anchorage 428 588 7% 2,800 1.7% 6.9% $180,055 21% 0.1
Fairbanks 38 42 5% 300 0.8% 6.7% $141,165 17% 0.2
Arizona
Flagstaff 181 256 19% 3,200 5.2% 7.6% $257,000 36% 2.9
Phoenix 6,434 7,324 11% 11,000 0.6% 8.1% $120,000 17% 0.1
Prescott 255 309 7% 100 0.2% 9.5% $124,883 23% 0.0
Tucson 1,436 1,963 15% 1,100 0.3% 7.9% $142,000 25% 0.0
Yuma 376 376 14% (400) (0.8%) 25.3% $117,500 22% 0.5
Arkansas
Fayetteville 1,022 1,157 15% 3,800 1.9% 5.8% $100,307 17% 0.0
Fort Smith 473 639 49% 600 0.5% 7.7% $76,448 15% 0.0
Hot Springs 35 35 9% 1,600 4.2% 7.5% $108,199 21% 0.0
Jonesboro 335 363 37% (200) (0.4%) 7.1% $76,590 15% 0.0
Little Rock 1,635 3,722 65% 5,700 1.7% 6.5% $132,421 22% 3.1
Pine Bluff 38 120 29% (1,200) (3.2%) 9.8% $66,964 15% 1.4
California
Bakersfield 985 1,271 14% (1,200) (0.5%) 16.0% $116,250 18% 0.1
Chico 149 403 20% 1,100 1.6% 13.2% $163,250 28% 0.6
El Centro 132 184 8% 200 0.4% 27.9% $125,000 23% 1.5
Fresno 1,906 1,975 27% 100 0.0% 17.0% $130,000 21% 0.0
Hanford 172 244 18% (100) (0.3%) 16.6% $135,000 24% 3.1
Los Angeles (D) 2,340 7,704 11% 23,500 0.6% 11.8% $335,000 45% 2.1
Madera 117 195 9% 0 0.0% 16.3% $122,500 21% 0.0
Merced 86 88 2% 700 1.3% 19.5% $110,000 21% 0.8
Modesto 125 258 4% 0 0.0% 17.5% $132,000 20% 0.1
Monterey 106 171 6% (1,200) (1.0%) 12.6% $247,500 31% 0.8
Napa 112 136 14% (400) (0.7%) 9.6% $325,000 34% 1.1
Oakland (D) 1,547 2,925 13% (5,300) (0.6%) 10.4% $315,000 33% 1.6
Orange County (D) 1,983 4,041 16% 12,700 0.9% 8.6% $495,000 51% 4.6
Redding 138 201 9% (600) (1.0%) 15.6% $147,750 25% 0.3
Riverside-San Bernardino 4,423 5,319 9% (16,400) (1.5%) 13.4% $170,000 24% 0.7
Sacramento 1,926 2,385 10% (14,600) (1.8%) 12.0% $190,000 25% 0.4
San Diego 2,152 4,527 10% 13,400 1.1% 9.8% $358,000 44% 2.9
San Francisco (D) 357 1,476 22% 500 0.1% 8.3% $688,000 65% 3.3
San Jose 832 3,985 40% 13,100 1.5% 10.1% $527,000 46% 3.1
San Luis Obispo 286 445 12% 700 0.7% 9.4% $370,000 50% 3.6
Santa Barbara 211 305 11% 1,400 0.9% 8.5% $318,750 40% 1.8
Santa Cruz 111 117 8% 2,100 2.5% 13.1% $430,000 53% 1.9
Santa Rosa 388 483 8% 2,700 1.6% 9.8% $316,500 38% 0.4
Stockton 810 822 12% (700) (0.4%) 17.3% $154,000 22% 0.1
Vallejo-Fairfield 441 441 7% (2,400) (2.0%) 11.6% $182,727 21% 0.0
Ventura 193 437 6% 100 0.0% 9.7% $400,000 43% 3.8
Visalia-Porterville 936 1,130 32% (800) (0.8%) 16.4% $115,000 22% 0.2
Yuba-Sutter 140 140 5% (300) (0.8%) 20.2% $142,000 23% 0.6
Colorado
Boulder 280 373 7% 1,300 0.8% 6.2% $320,500 42% 5.5
Colorado Springs 1,546 1,857 17% (2,400) (1.0%) 9.1% $170,000 25% 1.2
Denver 3,318 5,030 18% 5,300 0.4% 8.3% $210,000 28% 3.2
Fort Collins 506 897 25% 1,900 1.4% 6.7% $214,000 31% 3.6
Grand Junction 323 351 17% (1,100) (1.9%) 9.8% $130,922 20% 0.1
Greeley 625 702 16% 700 0.9% 9.4% $149,950 22% 0.6
Pueblo 165 173 12% 300 0.5% 9.9% $80,331 17% 0.4
Connecticut
Bridgeport 569 966 18% 6,700 1.7% 8.3% $386,630 36% 0.3
Hartford 889 1,091 10% 7,900 1.5% 8.9% $231,539 25% 0.0
New Haven 393 481 7% 1,700 0.6% 9.3% $220,828 26% 0.0
Norwich 258 264 9% (1,400) (1.1%) 8.8% $197,371 22% 0.0
Delaware
Dover 619 765 35% 600 1.0% 8.0% $188,652 30% 5.1
Wilmington (D) 921 1,056 16% (900) (0.3%) 8.3% $190,990 26% 0.3
District of Columbia
Washington D.C. (D) 7,418 11,155 29% 19,000 0.8% 5.5% $311,104 27% 2.6
Florida
Daytona Beach 540 1,037 13% (100) (0.1%) 10.6% $89,400 15% 0.0
Fort Lauderdale (D) 873 1,115 6% 5,700 0.8% 8.9% $150,000 21% 0.1
Fort Myers 1,139 1,220 4% (2,200) (1.1%) 10.8% $99,900 16% 0.9
Fort Walton Beach 623 623 17% (700) (0.9%) 7.1% $177,250 26% 2.3
Gainesville 304 422 13% (600) (0.5%) 7.0% $153,834 27% 0.0
Jacksonville 2,937 3,201 13% 4,300 0.7% 9.7% $135,500 18% 0.7
Lakeland 958 964 7% (1,900) (1.0%) 10.8% $95,000 15% 0.3
Melbourne 835 1,068 11% (4,600) (2.3%) 10.8% $105,000 16% 0.7
Miami (D) 871 3,497 13% 10,000 1.0% 13.2% $158,500 26% 0.4
Naples 755 1,069 13% (500) (0.4%) 9.7% $242,450 33% 2.8
Ocala 393 393 5% (1,600) (1.7%) 12.2% $80,000 14% 0.0
Orlando 3,752 5,244 15% 15,200 1.5% 9.9% $120,000 18% 0.1
Panama City 208 344 6% 1,200 1.6% 9.4% $148,979 23% 0.1
Pensacola 1,128 1,136 18% (100) (0.1%) 9.4% $128,533 19% 0.0
Port St. Lucie 361 415 4% (600) (0.5%) 11.6% $112,000 16% 0.5
Punta Gorda 304 430 9% (300) (0.7%) 10.6% $97,500 17% 0.7
Sarasota 1,576 2,125 15% 400 0.2% 10.4% $150,000 23% 1.6
Tallahassee 493 533 12% 400 0.2% 7.4% $143,194 25% 0.0
Tampa 4,278 6,142 16% 7,800 0.7% 10.5% $105,000 16% 0.1
Vero Beach 318 318 8% 0 0.0% 12.0% $130,000 21% 2.1
West Palm Beach (D) 1,239 1,528 7% 3,400 0.7% 10.2% $187,500 26% 1.3
Georgia
Albany 163 231 18% 1,700 2.8% 9.9% $85,206 17% 0.0
Athens 228 228 10% 1,500 1.9% 7.1% $121,751 25% 0.0
Atlanta 5,762 7,068 10% (9,000) (0.4%) 9.7% $107,768 15% 0.1
Augusta 2,187 2,209 40% (2,700) (1.3%) 8.4% $105,786 18% 0.0
Brunswick 376 376 29% 1,000 2.5% 9.7% $130,334 24% 1.0
Columbus 910 1,429 64% 300 0.3% 9.1% $99,822 21% 0.4
Dalton 94 94 9% 100 0.2% 11.1% $94,999 20% 0.5
Gainesville 161 161 6% 900 1.3% 8.0% $117,104 19% 0.1
Hinesville 216 216 25% (100) (0.5%) 8.5% $94,285 17% 0.4
Macon 303 323 17% 1,000 1.1% 9.8% $90,690 18% 0.0
Rome 50 127 18% (200) (0.5%) 10.2% $88,505 18% 0.0
Savannah 986 1,268 26% (200) (0.1%) 8.5% $130,083 23% 1.1
Valdosta 451 905 62% (700) (1.3%) 8.4% $98,471 21% 0.1
Warner Robins 600 600 28% 400 0.7% 7.2% $92,478 15% 0.3
Hawaii
Honolulu 887 1,606 32% 8,100 1.9% 4.6% $591,688 74% 5.3
Idaho
Boise City 1,352 1,412 12% 1,200 0.5% 9.5% $134,839 20% 0.5
Coeur D'Alene 390 549 20% 900 1.7% 11.4% $129,128 19% 0.1
Idaho Falls 269 269 14% 300 0.6% 7.8% $95,149 14% 0.1
Lewiston 71 75 19% (600) (2.3%) 7.7% $122,268 20% 0.0
Pocatello 114 114 16% 100 0.3% 8.8% $91,650 14% 0.1
Illinois
Bloomington 269 467 28% 0 0.0% 6.2% $160,388 22% 0.7
Champaign-Urbana 220 486 22% (2,900) (2.6%) 7.2% $141,478 25% 2.9
Chicago (D) 2,668 4,885 11% 37,400 1.0% 8.7% $175,000 23% 0.5
Danville 10 13 7% (100) (0.3%) 9.6% $53,986 13% 1.3
Decatur 78 78 13% 0 0.0% 9.7% $89,007 15% 0.7
Kankakee-Bradley 62 74 9% 900 2.1% 11.2% $112,120 17% 0.1
Lake-Kenosha (D) 516 1,036 16% 1,100 0.3% 8.9% $206,872 24% 0.4
Peoria 508 547 28% 5,800 3.3% 8.0% $122,931 19% 3.0
Rockford 254 303 12% 1,800 1.3% 11.9% $101,859 18% 4.2
Springfield 307 415 27% 100 0.1% 6.8% $119,217 17% 0.2
Indiana
Anderson 69 69 9% (1,000) (2.5%) 9.5% $78,128 15% 0.0
Bloomington 182 289 24% 0 0.0% 6.2% $122,142 26% 1.5
Columbus 118 118 19% 600 1.4% 7.0% $114,393 19% 0.2
Elkhart-Goshen 154 214 13% 2,200 2.1% 10.1% $100,497 20% 2.2
Evansville 469 559 26% 2,200 1.3% 6.9% $89,521 15% 0.0
Fort Wayne 743 797 22% 3,100 1.5% 8.0% $96,857 16% 1.1
Gary (D) 786 941 20% (1,400) (0.5%) 8.4% $119,992 19% 2.5
Indianapolis 3,489 5,276 31% (3,500) (0.4%) 7.6% $121,874 20% 2.7
Kokomo 20 20 3% 2,000 5.0% 9.3% $77,691 12% 0.0
Lafayette 437 497 27% 1,900 2.1% 6.5% $104,705 20% 0.0
Michigan City 135 207 35% (100) (0.2%) 9.5% $106,490 18% 0.0
Muncie 45 57 10% (800) (1.6%) 8.6% $71,327 16% 0.0
South Bend 215 372 19% 400 0.3% 9.1% $74,380 14% 0.2
Terre Haute 129 335 49% (200) (0.3%) 9.1% $73,882 14% 0.0
Iowa
Ames 88 317 34% (900) (1.9%) 4.5% $128,069 20% 0.0
Cedar Rapids 704 885 43% 400 0.3% 6.1% $141,612 20% 0.4
Davenport 398 716 47% 1,900 1.1% 7.1% $111,231 16% 0.1
Des Moines 2,010 2,533 40% (2,400) (0.8%) 6.1% $147,082 20% 0.4
Dubuque 295 477 55% 300 0.5% 5.6% $111,568 18% 0.0
Iowa City 433 577 34% (300) (0.3%) 4.3% $146,437 23% 0.0
Sioux City 203 261 22% (1,700) (2.3%) 5.8% $86,430 14% 0.0
Waterloo 361 371 44% 600 0.7% 5.8% $105,546 18% 2.8
Kansas
Lawrence 163 324 17% (300) (0.6%) 5.5% $137,374 25% 1.4
Topeka 344 370 27% (1,700) (1.5%) 6.5% $105,452 17% 1.8
Wichita 879 1,118 24% 1,600 0.6% 7.5% $115,815 18% 2.3
Kentucky
Bowling Green 334 558 40% (400) (0.7%) 8.6% $104,785 17% 0.0
Elizabethtown 517 1,030 78% 2,900 6.3% 8.6% $107,222 17% 0.0
Lexington 965 1,169 23% 400 0.2% 8.0% $141,926 21% 0.2
Louisville 1,833 2,561 29% 6,900 1.2% 9.6% $130,297 20% 0.0
Owensboro 260 322 29% 500 1.0% 8.3% $82,019 13% 0.0
Louisiana
Alexandria 295 343 36% 1,300 2.0% 7.0% $88,629 15% 0.0
Baton Rouge 2,675 2,761 31% (700) (0.2%) 7.6% $168,490 23% 0.0
Houma 372 378 32% 1,900 2.1% 5.4% $109,668 16% 0.1
Lafayette 709 777 15% 200 0.1% 5.8% $123,651 17% 0.0
Lake Charles 778 1,211 81% (200) (0.2%) 6.8% $101,210 15% 0.0
Monroe 313 441 37% (400) (0.5%) 7.6% $93,750 16% 0.0
New Orleans 1,916 2,272 17% 4,900 0.9% 7.2% $158,473 23% 0.3
Shreveport 1,050 1,299 42% 5,400 3.1% 6.6% $154,079 24% 1.4
Maine
Bangor 201 213 21% (800) (1.3%) 7.4% $113,939 22% 0.0
Lewiston-Auburn 149 191 22% (800) (1.7%) 7.6% $121,136 24% 0.8
Portland 1,105 1,146 20% (800) (0.4%) 6.2% $211,830 29% 1.4
Maryland
Baltimore 3,468 4,900 25% (4,700) (0.4%) 7.0% $235,000 29% 4.0
Bethesda (D) 1,663 2,886 24% 6,700 1.2% 5.0% $390,000 34% 5.0
Cumberland 102 168 41% 1,400 3.6% 7.9% $97,008 20% 2.2
Hagerstown 555 619 15% (800) (0.8%) 9.2% $136,720 21% 0.2
Salisbury 165 169 13% 700 1.3% 8.2% $125,491 23% 0.0
Massachusetts
Barnstable Town 358 395 8% 2,700 2.9% 8.2% $311,865 39% 0.6
Boston (D) 1,095 2,477 23% 15,000 0.9% 6.2% $348,237 36% 1.9
Cambridge (D) 1,279 2,031 27% 20,900 0.9% 6.5% $370,968 34% 0.3
Pittsfield 115 129 14% (100) (0.3%) 7.8% $195,614 34% 3.2
Springfield 528 575 12% 1,800 0.6% 8.5% $187,075 28% 1.3
Worcester 902 1,147 15% 3,300 1.4% 7.9% $212,285 24% 0.3
Michigan
Ann Arbor 301 615 21% 1,700 0.9% 6.2% $148,665 22% 0.0
Battle Creek 27 27 4% 400 0.7% 8.6% $78,356 16% 1.1
Bay City 22 22 5% 100 0.3% 9.6% $75,098 13% 0.0
Detroit (D) 502 702 11% 1,300 0.2% 12.0% $80,425 17% 0.2
Flint 59 59 2% (3,000) (2.2%) 10.8% $68,176 13% 0.0
Grand Rapids 731 736 15% 5,900 1.6% 8.1% $90,300 15% 1.0
Holland 402 446 16% 1,300 1.3% 8.1% $123,546 20% 0.3
Jackson 67 72 7% (100) (0.2%) 9.7% $86,135 14% 0.1
Kalamazoo 313 329 13% 2,000 1.5% 8.3% $104,493 21% 0.4
Lansing 373 589 19% 2,600 1.2% 7.6% $77,698 13% 0.4
Monroe 110 117 10% (300) (0.8%) 9.5% $108,051 16% 0.0
Muskegon 87 112 11% (700) (1.2%) 10.1% $76,819 16% 0.0
Niles 124 124 15% 1,500 2.5% 9.7% $108,408 22% 2.3
Saginaw 94 123 13% 900 1.1% 9.4% $56,707 11% 1.6
Warren (D) 2,088 2,547 13% 10,400 1.0% 10.5% $134,675 19% 0.0
Minnesota
Duluth 353 449 26% (1,000) (0.8%) 7.5% $105,196 18% 1.9
Minneapolis 3,382 5,061 18% (500) 0.0% 6.3% $168,286 20% 0.3
Rochester 292 434 22% 500 0.5% 5.6% $122,009 15% 0.0
St. Cloud 275 277 14% (500) (0.5%) 6.6% $119,939 19% 0.1
Mississippi
Gulfport-Biloxi 1,339 1,868 34% 800 0.8% 9.0% $119,402 25% 2.3
Hattiesburg 65 65 6% (100) (0.2%) 8.8% $88,995 18% 0.0
Jackson 1,189 1,284 29% 2,000 0.8% 7.9% $128,940 27% 3.6
Pascagoula 319 356 23% (300) (0.5%) 10.3% $96,434 17% 0.1
Missouri
Columbia 523 799 34% 1,100 1.2% 5.6% $149,514 25% 0.7
Jefferson City 173 210 18% (800) (1.0%) 6.5% $103,536 15% 0.0
Joplin 118 165 22% 2,000 2.5% 7.3% $80,220 15% 0.0
Kansas City 2,154 2,447 13% (800) (0.1%) 8.1% $135,007 19% 0.2
Springfield 763 1,230 24% (700) (0.4%) 7.6% $109,117 22% 0.1
St. Joseph 107 144 34% (100) (0.2%) 7.5% $84,356 15% 0.0
St. Louis 3,528 4,985 27% 12,100 0.9% 8.5% $124,558 18% 0.0
Montana
Billings 288 398 27% 1,200 1.5% 5.2% $116,229 19% 0.0
Great Falls 116 132 41% (200) (0.6%) 6.2% $96,448 19% 0.2
Missoula 154 320 28% (2,300) (4.2%) 7.4% $160,031 32% 2.4
Nebraska
Lincoln 620 1,051 39% 1,900 1.1% 3.8% $130,576 20% 1.0
Omaha 1,946 2,888 44% 3,800 0.8% 4.7% $136,174 19% 0.5
Nevada
Carson City 8 52 7% 100 0.3% 11.7% $136,057 20% 0.0
Las Vegas 3,744 4,766 12% (2,500) (0.3%) 12.1% $125,000 18% 0.0
Reno 474 551 9% (2,100) (1.1%) 11.7% $147,000 21% 0.0
New Hampshire
Manchester 343 792 11% 1,700 1.8% 4.5% $224,256 23% 0.2
New Jersey
Atlantic City 391 408 10% (2,400) (1.8%) 12.5% $217,861 30% 3.8
Camden (D) 1,091 1,918 23% (7,300) (1.4%) 9.4% $193,917 21% 0.0
Edison (D) 2,527 4,078 17% (2,100) (0.2%) 8.4% $334,735 33% 4.3
Newark-Union (D) 1,412 2,400 26% (6,000) (0.6%) 9.0% $359,362 37% 2.2
Ocean City 319 466 19% (700) (1.9%) 13.4% $221,423 35% 3.5
Trenton 197 623 17% (3,300) (1.4%) 7.5% $248,998 25% 1.7
Vineland 208 218 30% (1,900) (3.2%) 13.0% $129,208 19% 0.0
New Mexico
Albuquerque 1,411 1,633 18% (6,300) (1.7%) 7.2% $185,000 28% 0.3
Farmington 169 241 41% 100 0.2% 7.2% $177,621 26% 0.3
Las Cruces 692 872 35% (1,100) (1.6%) 7.1% $98,666 19% 0.0
Santa Fe 95 95 7% 900 1.5% 5.6% $202,543 27% 0.0
New York
Albany 963 1,669 31% (5,400) (1.2%) 6.8% $195,027 26% 2.0
Binghamton 89 95 7% 1,500 1.4% 7.8% $120,081 20% 2.6
Buffalo 862 1,237 27% 2,100 0.4% 7.6% $124,079 21% 2.5
Elmira 52 60 20% 500 1.3% 7.4% $99,020 17% 1.5
Glens Falls 249 275 17% (1,600) (3.0%) 8.2% $145,905 23% 1.2
Ithaca 107 141 21% 1,600 2.4% 5.3% $151,982 27% 2.0
Kingston 122 298 21% (1,100) (1.8%) 7.7% $208,795 28% 1.3
Nassau (D) 1,254 1,544 14% 3,400 0.3% 6.6% $373,511 32% 3.4
New York (D) 1,400 11,270 27% 27,100 0.5% 8.2% $431,115 55% 2.9
Poughkeepsie 798 994 19% 700 0.3% 7.4% $211,305 23% 0.0
Rochester 1,016 1,487 29% 11,600 2.3% 7.2% $119,596 18% 1.4
Syracuse 747 1,010 29% 3,500 1.1% 7.6% $124,478 19% 1.3
Utica-Rome 240 272 21% (1,500) (1.2%) 7.9% $108,703 18% 0.1
North Carolina
Asheville 988 1,904 44% 1,600 1.0% 7.7% $159,906 30% 1.8
Burlington 352 708 35% 1,000 1.8% 9.8% $105,991 18% 0.0
Charlotte 3,730 4,801 19% 7,600 0.9% 10.3% $173,962 24% 1.9
Durham 1,421 1,848 28% 1,800 0.6% 7.0% $200,000 30% 1.3
Fayetteville 1,569 3,313 77% (100) (0.1%) 9.1% $103,458 20% 0.0
Goldsboro 195 251 36% (900) (2.1%) 8.3% $95,953 17% 0.0
Greensboro 1,007 1,852 29% 2,300 0.7% 9.9% $129,005 24% 0.0
Greenville 296 587 23% (500) (0.7%) 9.6% $100,728 22% 0.0
Hickory 376 384 16% (1,400) (1.0%) 11.7% $101,216 21% 0.0
Jacksonville 2,018 2,283 96% (100) (0.2%) 8.2% $124,528 24% 0.1
Raleigh-Cary 4,177 5,047 29% 10,200 2.1% 7.7% $196,800 24% 1.4
Rocky Mount 183 185 18% 1,100 1.9% 12.5% $86,906 19% 0.1
Wilmington 1,401 1,708 19% (900) (0.7%) 9.5% $231,650 40% 5.3
Winston-Salem 820 1,110 25% 1,200 0.6% 9.1% $115,773 19% 0.0
North Dakota
Bismarck 560 650 59% 1,600 2.6% 2.9% $161,071 19% 0.8
Fargo 623 1,409 50% 200 0.2% 3.7% $149,057 21% 0.0
Grand Forks 147 195 29% 200 0.4% 4.3% $120,872 19% 0.0
Ohio
Akron 651 740 18% 6,700 2.1% 8.2% $103,500 16% 1.1
Canton 269 367 24% 900 0.6% 9.3% $85,391 14% 0.9
Cincinnati 2,515 2,999 19% 10,000 1.0% 8.4% $124,393 17% 0.1
Cleveland 1,653 1,761 22% 5,800 0.6% 7.6% $110,726 18% 1.6
Columbus 2,706 4,211 25% 10,900 1.2% 7.3% $119,950 17% 0.1
Dayton 616 622 15% 500 0.1% 9.0% $95,203 16% 0.5
Lima 40 112 22% 600 1.2% 9.2% $86,835 18% 1.6
Mansfield 36 36 6% (600) (1.2%) 10.4% $79,166 15% 0.0
Sandusky 47 47 8% 4,700 13.8% 8.0% $107,312 17% 0.0
Springfield 56 60 9% 2,200 4.5% 8.5% $86,090 15% 0.0
Toledo 474 700 17% 5,100 1.7% 9.4% $74,284 13% 0.1
Youngstown 274 305 16% 2,400 1.1% 9.1% $65,210 12% 0.8
Oklahoma
Lawton 258 278 25% 300 0.7% 5.0% $89,427 12% 0.0
Oklahoma City 2,920 3,150 15% 10,100 1.8% 4.5% $133,880 20% 0.9
Tulsa 1,865 2,538 21% 4,100 1.0% 5.6% $130,204 19% 0.0
Oregon
Bend 372 382 9% (700) (1.2%) 12.4% $130,365 19% 0.0
Corvallis 66 199 25% 500 1.3% 6.3% $181,944 34% 3.5
Eugene 388 487 18% (200) (0.1%) 9.4% $190,189 38% 5.9
Medford 276 386 18% 200 0.3% 11.7% $138,057 22% 0.1
Portland 3,036 4,513 23% 9,600 1.0% 8.8% $214,900 29% 3.3
Salem 382 652 19% (1,300) (0.9%) 9.8% $152,250 26% 3.5
Pennsylvania
Allentown 1,181 1,392 26% 4,200 1.3% 8.0% $215,451 28% 3.7
Altoona 116 139 28% 500 0.8% 6.1% $96,230 19% 1.3
Erie 336 451 44% 3,300 2.6% 7.5% $108,810 19% 1.6
Harrisburg 1,164 1,406 38% (2,300) (0.7%) 6.5% $140,417 21% 1.6
Johnstown 88 88 24% 1,400 2.3% 7.6% $80,052 17% 1.2
Lancaster 960 1,168 32% (500) (0.2%) 6.1% $162,447 22% 1.6
Lebanon 221 225 27% 1,200 2.4% 5.8% $136,178 21% 1.9
Philadelphia (D) 2,727 3,824 22% 11,500 0.6% 7.4% $222,132 28% 4.1
Pittsburgh 3,422 3,614 51% 15,100 1.3% 6.5% $122,084 20% 1.9
Reading 351 355 16% 3,100 1.9% 7.5% $147,128 21% 3.7
Scranton 638 660 30% 4,000 1.6% 8.3% $116,778 21% 1.0
State College 335 416 38% 0 0.0% 5.0% $156,678 24% 0.0
Williamsport 195 203 38% 200 0.4% 7.1% $111,127 22% 2.1
York 793 999 32% 2,900 1.7% 7.0% $148,302 20% 0.8
Rhode Island
Providence 1,096 1,358 12% 3,500 0.6% 10.9% $220,261 31% 0.8
South Carolina
Anderson 231 369 19% 3,000 5.1% 9.0% $94,768 18% 0.0
Charleston 2,533 2,966 27% 4,500 1.6% 8.0% $203,567 33% 3.7
Columbia 2,210 2,713 33% (1,000) (0.3%) 8.1% $114,900 19% 0.0
Florence 329 374 29% 600 0.7% 10.5% $113,638 23% 1.2
Greenville 1,467 1,467 27% 3,400 1.2% 8.0% $128,174 23% 2.7
Myrtle Beach 1,255 1,360 12% 4,100 3.5% 10.2% $144,511 27% 0.1
Spartanburg 520 525 19% 2,800 2.4% 9.6% $114,121 23% 2.9
Sumter 302 302 33% 500 1.4% 10.5% $95,473 19% 0.0
South Dakota
Rapid City 378 460 34% (300) (0.5%) 5.0% $119,677 20% 1.0
Sioux Falls 621 947 38% 600 0.5% 4.7% $139,572 22% 3.7
Tennessee
Chattanooga 880 1,008 26% 3,000 1.3% 8.5% $118,066 23% 0.6
Clarksville 1,010 1,921 60% 1,100 1.3% 10.3% $98,192 18% 0.0
Cleveland 246 312 33% 500 1.3% 9.4% $104,595 21% 0.0
Jackson 223 223 20% 200 0.3% 10.2% $84,520 18% 0.0
Johnson City 407 753 52% 800 1.0% 8.8% $109,614 24% 0.0
Kingsport 399 432 28% 2,300 2.0% 8.2% $105,448 23% 0.1
Knoxville 1,269 2,067 32% 4,700 1.5% 7.9% $138,095 24% 0.0
Memphis 1,494 2,094 19% (4,300) (0.7%) 10.1% $115,018 22% 1.3
Morristown 166 171 22% (800) (1.8%) 11.6% $97,092 21% 0.0
Nashville 3,759 4,324 24% 6,800 0.9% 8.7% $150,000 23% 1.6
Texas
Abilene 251 253 12% (1,600) (2.5%) 6.2% $113,300 19% 3.4
Amarillo 505 844 23% 3,300 3.0% 5.2% $126,200 21% 2.5
Austin 6,011 9,506 36% 14,100 1.8% 6.5% $193,100 26% 2.9
Beaumont 825 993 40% 4,800 3.1% 10.6% $130,000 23% 3.8
Brownsville 1,022 1,210 31% 1,300 1.0% 11.5% $130,000 31% 4.9
College Station 569 1,131 32% 2,300 2.3% 5.7% $130,000 29% 2.8
Corpus Christi 815 1,347 22% 3,200 1.8% 7.6% $133,600 24% 3.0
Dallas (D) 10,058 15,933 22% 62,900 3.1% 7.7% $161,100 22% 1.6
El Paso 2,886 4,604 71% 5,700 2.0% 9.7% $133,300 28% 3.7
Fort Worth (D) 4,281 5,562 14% 20,200 2.4% 7.6% $127,073 18% 0.0
Houston 20,625 25,895 35% 51,100 2.0% 8.0% $148,600 20% 1.1
Killeen 1,833 2,145 47% 3,300 2.6% 7.5% $115,743 20% 1.4
Laredo 633 778 33% 400 0.5% 8.0% $88,339 17% 0.2
Longview 216 409 26% 1,600 1.7% 6.6% $129,400 22% 3.1
Lubbock 827 1,424 34% 200 0.2% 5.8% $106,400 21% 0.0
McAllen 3,108 3,565 38% 3,300 1.5% 11.4% $96,000 23% 0.0
Midland 409 409 11% 2,700 4.0% 4.4% $123,598 17% 0.0
Odessa 261 589 28% 2,700 4.5% 6.1% $136,300 24% 4.1
San Angelo 149 149 10% 200 0.4% 5.9% $115,400 21% 3.7
San Antonio 4,485 5,914 27% 7,600 0.9% 7.0% $147,900 23% 2.6
Sherman 66 318 29% 100 0.2% 8.0% $95,000 16% 2.7
Texarkana 99 244 29% 100 0.2% 7.1% $78,672 15% 0.0
Tyler 183 250 9% 1,300 1.4% 7.2% $135,100 22% 1.5
Victoria 95 95 5% 700 1.4% 6.9% $125,000 19% 2.0
Waco 418 603 20% 900 0.9% 7.1% $115,000 22% 1.6
Wichita Falls 119 145 16% 200 0.3% 6.8% $113,600 19% 3.7
Utah
Logan 293 586 42% 1,900 3.6% 5.0% $121,033 21% 0.6
Ogden-Clearfield 1,118 1,186 23% 2,200 1.1% 7.1% $129,040 17% 0.2
Provo-Orem 1,289 1,696 26% 2,200 1.2% 7.0% $131,737 18% 0.0
Salt Lake City 1,686 2,480 20% 7,400 1.2% 6.9% $196,271 27% 3.9
St. George 775 779 20% 400 0.9% 8.8% $120,278 21% 0.1
Virginia
Charlottesville 572 1,358 52% 1,700 1.7% 4.7% $199,064 26% 0.0
Danville 125 165 32% 1,800 4.7% 9.5% $84,244 19% 0.0
Harrisonburg 342 412 32% 800 1.3% 5.4% $157,155 24% 0.1
Lynchburg 503 635 35% 2,600 2.5% 6.5% $129,897 23% 0.1
Richmond 2,341 3,084 27% (5,800) (1.0%) 6.6% $179,369 27% 1.4
Roanoke 416 438 23% (800) (0.5%) 6.2% $134,287 22% 0.1
Virginia Beach 2,944 3,698 16% (1,500) (0.2%) 6.5% $193,693 29% 3.8
Winchester 309 309 17% 1,900 3.5% 6.2% $132,915 20% 0.0
Washington
Bellingham 382 434 17% (900) (1.1%) 8.4% $198,824 30% 0.8
Bremerton 481 636 25% (700) (0.8%) 7.7% $233,500 26% 1.1
Kennewick 1,482 1,979 61% 2,100 2.1% 7.3% $179,666 22% 1.5
Longview 125 138 20% (700) (2.0%) 11.9% $125,735 19% 0.1
Mount Vernon 190 194 17% (700) (1.6%) 10.2% $171,487 22% 0.1
Olympia 997 1,128 35% (200) (0.2%) 8.1% $200,000 25% 1.4
Seattle (D) 4,247 8,005 29% 23,400 1.7% 8.3% $325,000 34% 2.7
Spokane 835 1,494 34% 1,800 0.9% 9.1% $153,315 25% 2.0
Tacoma (D) 1,632 1,810 27% (700) (0.3%) 9.8% $189,729 24% 0.0
Wenatchee 318 325 29% 500 1.3% 8.8% $170,035 24% 0.1
Yakima 374 655 54% (600) (0.8%) 10.3% $153,069 26% 2.2
West Virginia
Charleston 252 314 37% 2,700 1.8% 8.1% $128,069 21% 0.1
Huntington 139 241 38% (300) (0.3%) 8.3% $84,790 16% 0.0
Morgantown 34 113 38% 500 0.8% 6.0% $119,211 27% 1.4
Parkersburg 88 88 20% 700 1.0% 8.6% $85,728 15% 0.1
Weirton 18 18 10% 300 0.7% 11.3% $75,440 13% 0.0
Wheeling 25 30 10% 700 1.0% 8.6% $74,273 14% 0.0
Wisconsin
Appleton 316 542 25% 300 0.3% 6.7% $112,362 15% 0.1
Eau Claire 249 339 24% 2,100 2.6% 6.6% $110,697 19% 1.2
Fond Du Lac 90 212 34% (300) (0.7%) 6.9% $113,575 17% 0.0
Green Bay 497 901 29% (800) (0.5%) 7.0% $122,394 19% 0.5
Janesville 132 142 11% 200 0.3% 9.2% $105,891 17% 0.0
La Crosse 255 338 40% (1,500) (2.0%) 5.9% $117,125 17% 0.0
Madison 764 1,261 21% 1,500 0.4% 5.2% $214,458 30% 4.0
Milwaukee 949 1,995 23% 23,400 2.9% 7.6% $205,291 31% 5.0
Oshkosh-Neenah 207 367 25% (1,000) (1.1%) 6.5% $109,154 19% 1.0
Racine 127 209 16% 500 0.7% 8.9% $130,149 19% 0.2
Sheboygan 67 67 9% 700 1.2% 7.5% $119,406 17% 0.0
Wausau 245 257 18% 100 0.2% 7.6% $111,569 18% 0.4
Wyoming
Casper 282 345 38% (100) (0.3%) 5.9% $108,976 14% 0.0
Cheyenne 185 185 21% 700 1.6% 6.5% $114,836 19% 1.2
* The government defines metro areas and includes metro divisions within some areas. In these instances, we report at the more detailed division level, because that is what most of our clients use for decision making. For example, we report on the Los Angeles and Orange County divisions separately, rather than the Los Angeles MSA, which includes both Los Angeles and Orange counties. We also use the more colloquial names used by business people, so we refer to the "Santa Ana-Anaheim-Irvine" division as "Orange County." For the government definitions, visit: http://www.census.gov/population/www/metroareas/lists/2009/List1.txt

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