|
California’s excess resale supply (homes for sale) is starting to come back in balance, while Florida’s supply is completely out of whack. At 10.2 months of supply, the U.S. still has 42% more inventory than normal, but supply is nearing historical norms in California, while supply is often 2-3X the norm in Florida.
Driven primarily by great affordability and the additional state tax credit of $10,000, California markets have less than 10 months of supply on the market. Specifically, the most exciting story appears to be San Diego and Orange County, which are maintaining 5 months or less.
Phoenix and Denver also have less than 10 months of supply on the market.
On the other hand, Florida is still hugely oversupplied, with most markets currently maintaining more than 16 months of supply, and some actually suffocating under more than 21 months of supply! Chicago is also weighed down by more than 16 months of supply on the market.
Not Ready to Call a Bottom In California
While California’s supply is returning to norm, its economy is not. The state is virtually broke and will surely be raising taxes and reducing spending. With heavy job losses already occurring, a housing rebound in 2009 is virtually impossible. Job losses will put upward pressure on the months of supply by eliminating potential buyers from the market and adding extra foreclosures. We also believe that there is significant pent-up demand by home sellers, which will also put upward pressure on months of supply.
Conclusion
We are often asked what is the most important variable to track to monitor the housing market. The answer is that there isn’t one, and that what we are paying closest attention to fluctuates over time. Right now, we are focused on job growth and mortgage terms. If job growth returns while mortgage terms and other conditions remain “as is”, home prices are likely to stabilize.
|
| 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 | Housing Cycle Barometer |
| Alabama |
| | Anniston-Oxford | 160 | 224 | 48% | (1,500) | (2.8%) | 9.2% | $87,083 | 18% | 0.0 |
| | Auburn-Opelika | 680 | 798 | 36% | (1,000) | (1.8%) | 7.4% | $134,965 | 26% | 0.0 |
| | Birmingham | 1,951 | 2,780 | 36% | (16,200) | (3.1%) | 8.3% | $139,094 | 23% | 0.0 |
| | Decatur | 146 | 146 | 16% | (2,900) | (4.9%) | 9.1% | $99,804 | 20% | 0.0 |
| | Dothan | 341 | 343 | 46% | (2,000) | (3.2%) | 8.0% | $91,692 | 19% | 0.0 |
| | Florence | 150 | 214 | 27% | (800) | (1.4%) | 9.4% | $94,993 | 19% | 0.0 |
| | Huntsville | 2,226 | 3,120 | 62% | (4,800) | (2.2%) | 6.8% | $125,704 | 18% | 0.0 |
| | Mobile | 1,161 | 1,955 | 70% | (2,100) | (1.1%) | 8.9% | $123,650 | 25% | 0.2 |
| | Montgomery | 504 | 504 | 19% | (3,900) | (2.2%) | 8.8% | $121,530 | 21% | 0.0 |
| | Tuscaloosa | 450 | 941 | 36% | (1,400) | (1.4%) | 8.0% | $124,857 | 25% | 0.0 |
| Alaska |
| | Anchorage | 274 | 424 | 5% | 1,700 | 1.0% | 8.1% | $191,560 | 21% | 0.0 |
| Arizona |
| | Flagstaff | 237 | 239 | 18% | (3,100) | (4.8%) | 6.6% | $197,217 | 35% | 2.8 |
| | Phoenix | 10,835 | 15,790 | 23% | (136,000) | (7.1%) | 7.2% | $120,000 | 18% | 0.0 |
| | Prescott | 473 | 594 | 13% | (5,300) | (8.4%) | 8.8% | $158,161 | 30% | 0.0 |
| | Tucson | 2,364 | 2,495 | 19% | (18,600) | (4.8%) | 7.0% | $169,900 | 31% | 2.1 |
| | Yuma | 741 | 782 | 29% | (5,400) | (9.5%) | 15.3% | $143,250 | 31% | 4.4 |
| Arkansas |
| | Fayetteville | 1,008 | 2,051 | 27% | (2,400) | (1.2%) | 5.4% | $109,957 | 16% | 0.0 |
| | Fort Smith | 481 | 721 | 55% | (2,100) | (1.7%) | 7.3% | $77,803 | 14% | 0.0 |
| | Little Rock | 1,689 | 3,111 | 54% | (4,700) | (1.3%) | 5.5% | $124,254 | 18% | 0.0 |
| California |
| | Bakersfield | 1,237 | 1,819 | 21% | (2,500) | (1.1%) | 15.9% | $117,500 | 21% | 0.0 |
| | Chico | 460 | 517 | 26% | (2,900) | (3.9%) | 13.3% | $181,500 | 35% | 1.2 |
| | El Centro | 241 | 466 | 21% | (2,400) | (5.1%) | 25.1% | $109,500 | 23% | 0.0 |
| | Fresno | 2,023 | 2,503 | 34% | (8,900) | (2.9%) | 17.0% | $140,000 | 26% | 0.9 |
| | Hanford | 228 | 365 | 27% | (700) | (1.9%) | 16.7% | $127,500 | 23% | 1.4 |
| | Los Angeles (D) | 2,743 | 10,202 | 15% | (149,400) | (3.6%) | 11.3% | $296,000 | 44% | 1.4 |
| | Madera | 188 | 245 | 11% | (100) | (0.3%) | 15.3% | $129,000 | 26% | 0.8 |
| | Merced | 177 | 177 | 5% | (2,100) | (3.6%) | 20.4% | $104,500 | 20% | 0.0 |
| | Modesto | 341 | 379 | 6% | (4,900) | (3.1%) | 17.5% | $135,000 | 22% | 0.0 |
| | Monterey | 180 | 381 | 14% | (3,600) | (2.8%) | 15.7% | $209,000 | 30% | 0.1 |
| | Napa | 188 | 202 | 20% | (3,400) | (5.3%) | 9.0% | $326,500 | 39% | 1.4 |
| | Oakland (D) | 1,648 | 3,496 | 15% | (43,000) | (4.1%) | 10.2% | $240,000 | 27% | 0.0 |
| | Orange County (D) | 1,211 | 2,281 | 9% | (71,900) | (4.8%) | 8.5% | $431,500 | 47% | 3.0 |
| | Redding | 341 | 515 | 22% | (2,700) | (4.4%) | 16.8% | $160,000 | 29% | 0.4 |
| | Riverside-San Bernardino | 5,111 | 7,912 | 14% | (82,800) | (6.6%) | 12.9% | $162,000 | 24% | 0.0 |
| | Sacramento | 3,701 | 5,094 | 21% | (45,400) | (5.1%) | 11.3% | $186,000 | 25% | 0.0 |
| | San Diego | 2,164 | 4,751 | 11% | (44,600) | (3.4%) | 9.3% | $317,750 | 41% | 1.2 |
| | San Francisco (D) | 476 | 2,796 | 42% | (36,600) | (3.7%) | 8.5% | $600,000 | 64% | 2.7 |
| | San Jose | 832 | 2,899 | 29% | (36,700) | (4.0%) | 11.0% | $415,000 | 40% | 0.9 |
| | San Luis Obispo | 432 | 525 | 15% | (3,900) | (3.7%) | 8.7% | $360,000 | 57% | 4.4 |
| | Santa Barbara | 193 | 257 | 9% | (2,800) | (1.6%) | 8.5% | $247,500 | 36% | 0.0 |
| | Santa Cruz | 166 | 268 | 19% | (3,900) | (4.2%) | 13.6% | $385,000 | 48% | 0.5 |
| | Santa Rosa | 519 | 581 | 10% | (9,300) | (4.9%) | 9.8% | $315,000 | 40% | 1.0 |
| | Stockton | 672 | 681 | 10% | (4,500) | (2.2%) | 16.4% | $150,000 | 23% | 0.0 |
| | Vallejo-Fairfield | 349 | 588 | 9% | (4,600) | (3.7%) | 10.9% | $182,000 | 23% | 0.0 |
| | Ventura | 314 | 533 | 7% | (13,900) | (4.7%) | 9.6% | $350,000 | 38% | 1.3 |
| | Visalia-Porterville | 1,143 | 1,244 | 35% | (3,200) | (2.8%) | 17.7% | $132,500 | 25% | 0.4 |
| | Yuba-Sutter | 194 | 196 | 6% | (1,500) | (3.7%) | 19.5% | $145,000 | 26% | 0.3 |
| Colorado |
| | Boulder | 273 | 1,088 | 21% | (4,700) | (2.8%) | 6.3% | $305,000 | 32% | 2.3 |
| | Colorado Springs | 1,421 | 1,851 | 17% | (8,700) | (3.4%) | 8.6% | $170,000 | 21% | 0.1 |
| | Denver | 3,457 | 6,908 | 24% | (46,400) | (3.7%) | 8.2% | $195,000 | 23% | 1.3 |
| | Fort Collins | 542 | 994 | 27% | (300) | (0.2%) | 6.8% | $209,900 | 25% | 0.6 |
| | Grand Junction | 586 | 602 | 29% | 1,300 | 2.0% | 8.2% | $160,190 | 25% | 0.8 |
| | Greeley | 736 | 879 | 20% | (1,200) | (1.5%) | 8.7% | $145,050 | 18% | 0.1 |
| | Pueblo | 334 | 371 | 26% | (1,200) | (2.0%) | 9.1% | $84,779 | 15% | 0.0 |
| Connecticut |
| | Bridgeport | 547 | 1,523 | 29% | (13,300) | (3.2%) | 7.2% | $367,201 | 35% | 0.0 |
| | Hartford | 967 | 1,494 | 14% | (13,700) | (2.5%) | 7.8% | $220,159 | 26% | 0.0 |
| | New Haven | 525 | 812 | 11% | (5,500) | (2.0%) | 7.6% | $231,464 | 30% | 0.6 |
| Delaware |
| | Dover | 722 | 722 | 33% | (3,400) | (5.2%) | 7.7% | $205,077 | 33% | 5.8 |
| | Wilmington (D) | 913 | 1,134 | 18% | (14,300) | (4.1%) | 8.2% | $198,059 | 27% | 0.6 |
| District of Columbia |
| | Washington D.C. (D) | 7,507 | 10,490 | 28% | (19,500) | (0.8%) | 6.1% | $261,588 | 24% | 0.0 |
| Florida |
| | Daytona Beach | 886 | 1,060 | 13% | (8,200) | (4.8%) | 10.4% | $115,000 | 22% | 0.8 |
| | Fort Lauderdale (D) | 717 | 1,858 | 10% | (36,900) | (4.7%) | 8.5% | $197,000 | 30% | 2.2 |
| | Fort Myers | 1,059 | 1,330 | 5% | (22,000) | (9.7%) | 12.2% | $90,000 | 14% | 0.0 |
| | Fort Walton Beach | 322 | 1,052 | 28% | (2,700) | (3.2%) | 7.0% | $165,892 | 24% | 0.0 |
| | Gainesville | 348 | 817 | 25% | (2,800) | (2.1%) | 6.2% | $156,433 | 34% | 1.6 |
| | Jacksonville | 4,406 | 6,764 | 27% | (26,100) | (4.1%) | 9.3% | $158,750 | 25% | 3.5 |
| | Lakeland | 1,905 | 2,567 | 20% | (10,700) | (5.0%) | 10.5% | $115,000 | 22% | 2.1 |
| | Melbourne | 1,133 | 1,565 | 16% | (10,700) | (5.0%) | 10.1% | $111,950 | 19% | 0.0 |
| | Miami (D) | 764 | 2,626 | 10% | (50,000) | (4.7%) | 7.8% | $193,000 | 36% | 3.4 |
| | Naples | 643 | 865 | 11% | (8,700) | (6.6%) | 9.4% | $191,500 | 27% | 0.7 |
| | Ocala | 843 | 875 | 12% | (5,600) | (5.3%) | 12.2% | $110,000 | 21% | 1.6 |
| | Orlando | 4,410 | 8,375 | 23% | (62,600) | (5.7%) | 9.9% | $150,000 | 24% | 1.8 |
| | Panama City | 360 | 650 | 12% | (3,100) | (4.0%) | 9.0% | $165,480 | 28% | 2.9 |
| | Pensacola | 963 | 1,051 | 16% | (6,600) | (3.9%) | 9.2% | $132,804 | 23% | 0.0 |
| | Port St. Lucie | 665 | 904 | 8% | (8,000) | (6.0%) | 11.9% | $120,000 | 20% | 0.1 |
| | Sarasota | 1,453 | 1,797 | 12% | (21,900) | (7.8%) | 10.9% | $145,000 | 24% | 0.6 |
| | Tallahassee | 796 | 1,047 | 24% | (4,700) | (2.6%) | 6.8% | $136,808 | 26% | 0.0 |
| | Tampa | 4,416 | 9,366 | 25% | (60,200) | (4.8%) | 10.4% | $128,750 | 23% | 1.6 |
| | West Palm Beach (D) | 979 | 1,599 | 7% | (26,500) | (4.7%) | 9.9% | $206,000 | 30% | 2.6 |
| Georgia |
| | Albany | 205 | 262 | 21% | (2,500) | (3.9%) | 8.2% | $87,777 | 19% | 0.0 |
| | Athens | 437 | 487 | 21% | (1,400) | (1.6%) | 6.8% | $131,756 | 26% | 0.0 |
| | Atlanta | 8,962 | 13,735 | 19% | (115,900) | (4.7%) | 9.1% | $131,218 | 17% | 0.0 |
| | Augusta | 1,719 | 1,785 | 33% | (3,100) | (1.4%) | 8.8% | $110,809 | 19% | 0.0 |
| | Columbus | 815 | 1,067 | 48% | (1,500) | (1.2%) | 8.4% | $104,140 | 19% | 0.0 |
| | Dalton | 182 | 259 | 24% | (6,500) | (8.6%) | 13.7% | $94,901 | 18% | 0.0 |
| | Gainesville | 286 | 610 | 23% | (2,200) | (2.8%) | 8.7% | $136,646 | 23% | 0.0 |
| | Macon | 521 | 587 | 31% | (2,400) | (2.4%) | 8.6% | $93,856 | 18% | 0.0 |
| | Savannah | 1,360 | 1,800 | 37% | (3,900) | (2.4%) | 7.5% | $141,006 | 24% | 2.2 |
| | Valdosta | 613 | 733 | 50% | (500) | (0.9%) | 7.4% | $103,976 | 23% | 0.0 |
| | Warner Robins | 627 | 953 | 45% | (1,500) | (2.6%) | 6.8% | $94,384 | 15% | 0.0 |
| Hawaii |
| | Honolulu | 738 | 1,417 | 29% | (11,500) | (2.5%) | 5.8% | $559,949 | 65% | 3.6 |
| Idaho |
| | Boise City | 1,868 | 2,317 | 20% | (18,400) | (6.8%) | 8.6% | $155,808 | 22% | 0.0 |
| | Coeur D'Alene | 641 | 714 | 27% | 0 | 0.0% | 8.6% | $158,962 | 26% | 2.2 |
| Illinois |
| | Bloomington | 269 | 449 | 26% | 400 | 0.4% | 6.3% | $158,443 | 24% | 0.0 |
| | Champaign-Urbana | 393 | 901 | 41% | 2,200 | 1.9% | 6.9% | $134,826 | 24% | 0.9 |
| | Chicago (D) | 4,698 | 10,494 | 24% | (142,700) | (3.7%) | 9.3% | $185,000 | 25% | 0.1 |
| | Decatur | 163 | 442 | 74% | (1,100) | (2.0%) | 9.8% | $82,052 | 16% | 0.2 |
| | Lake-Kenosha (D) | 809 | 899 | 14% | (8,900) | (2.3%) | 9.7% | $234,705 | 26% | 0.0 |
| | Peoria | 715 | 879 | 45% | (100) | (0.1%) | 8.9% | $117,369 | 19% | 3.0 |
| | Rockford | 329 | 436 | 17% | (4,200) | (2.7%) | 13.5% | $110,347 | 18% | 3.7 |
| | Springfield | 246 | 553 | 36% | (700) | (0.6%) | 6.8% | $102,919 | 17% | 0.2 |
| Indiana |
| | Bloomington | 284 | 548 | 45% | (900) | (1.1%) | 7.1% | $119,500 | 23% | 0.0 |
| | Elkhart-Goshen | 276 | 426 | 26% | (16,100) | (12.9%) | 18.8% | $104,333 | 17% | 0.0 |
| | Evansville | 557 | 804 | 37% | (5,800) | (3.3%) | 9.1% | $87,921 | 16% | 0.0 |
| | Fort Wayne | 734 | 979 | 27% | (3,200) | (1.5%) | 11.0% | $87,820 | 15% | 0.0 |
| | Gary (D) | 1,065 | 1,268 | 27% | (6,000) | (2.1%) | 10.5% | $116,414 | 18% | 0.0 |
| | Indianapolis | 3,999 | 6,605 | 38% | (28,300) | (3.1%) | 8.7% | $104,022 | 15% | 0.0 |
| | Lafayette | 486 | 592 | 32% | 100 | 0.1% | 8.7% | $105,874 | 20% | 0.0 |
| | Muncie | 65 | 69 | 12% | (900) | (1.7%) | 10.6% | $73,107 | 16% | 0.0 |
| | South Bend | 344 | 792 | 40% | (3,200) | (2.3%) | 11.5% | $80,885 | 14% | 0.0 |
| | Terre Haute | 139 | 224 | 33% | (2,000) | (2.8%) | 10.9% | $72,498 | 15% | 0.0 |
| Iowa |
| | Cedar Rapids | 681 | 902 | 44% | (1,200) | (0.9%) | 5.4% | $134,894 | 22% | 2.7 |
| | Davenport | 395 | 442 | 29% | (900) | (0.5%) | 7.4% | $98,281 | 17% | 0.8 |
| | Des Moines | 1,624 | 2,478 | 39% | (2,900) | (0.9%) | 5.2% | $145,998 | 20% | 0.2 |
| | Dubuque | 208 | 226 | 26% | (1,600) | (2.9%) | 6.5% | $109,269 | 18% | 0.0 |
| | Iowa City | 612 | 837 | 49% | (700) | (0.8%) | 3.6% | $142,024 | 23% | 0.0 |
| | Sioux City | 138 | 146 | 12% | (1,400) | (1.9%) | 5.0% | $84,042 | 15% | 0.0 |
| | Waterloo | 337 | 347 | 41% | (1,000) | (1.1%) | 5.2% | $103,719 | 18% | 2.5 |
| Kansas |
| | Topeka | 401 | 426 | 31% | 100 | 0.1% | 6.7% | $104,700 | 17% | 0.5 |
| | Wichita | 1,635 | 2,331 | 51% | (1,000) | (0.3%) | 6.7% | $117,011 | 19% | 1.5 |
| Kentucky |
| | Bowling Green | 320 | 515 | 37% | (2,400) | (3.9%) | 9.9% | $105,581 | 21% | 0.1 |
| | Lexington | 1,380 | 2,856 | 56% | (7,200) | (2.8%) | 8.1% | $136,407 | 25% | 1.7 |
| | Louisville | 2,242 | 3,246 | 36% | (18,300) | (3.0%) | 10.2% | $122,287 | 23% | 0.2 |
| Louisiana |
| | Alexandria | 353 | 405 | 43% | (700) | (1.0%) | 5.7% | $89,424 | 17% | 0.0 |
| | Baton Rouge | 2,422 | 3,314 | 37% | 1,400 | 0.4% | 5.2% | $155,586 | 24% | 0.0 |
| | Houma | 517 | 815 | 68% | 1,500 | 1.5% | 3.6% | $110,255 | 17% | 0.0 |
| | Lafayette | 738 | 934 | 18% | (600) | (0.4%) | 4.1% | $124,206 | 21% | 0.0 |
| | Lake Charles | 834 | 971 | 65% | (1,200) | (1.3%) | 5.2% | $102,850 | 17% | 0.0 |
| | Monroe | 279 | 298 | 25% | (200) | (0.3%) | 6.1% | $98,956 | 19% | 0.0 |
| | New Orleans | 2,348 | 4,032 | 30% | (1,100) | (0.2%) | 5.3% | $152,178 | 23% | 0.0 |
| | Shreveport | 927 | 1,155 | 38% | (1,500) | (0.8%) | 6.4% | $138,501 | 25% | 2.6 |
| Maine |
| | Bangor | 268 | 371 | 37% | (1,300) | (2.0%) | 8.1% | $116,622 | 21% | 0.0 |
| | Portland | 1,020 | 1,200 | 21% | (4,700) | (2.5%) | 7.1% | $204,645 | 28% | 0.5 |
| Maryland |
| | Baltimore | 2,825 | 4,732 | 24% | (32,400) | (2.5%) | 7.4% | $235,278 | 29% | 5.7 |
| | Bethesda (D) | 1,452 | 2,034 | 17% | 1,200 | 0.2% | 5.2% | $322,500 | 29% | 3.0 |
| | Hagerstown | 811 | 939 | 23% | (2,400) | (2.4%) | 9.9% | $165,198 | 23% | 0.0 |
| | Salisbury | 191 | 305 | 24% | (1,900) | (3.4%) | 9.4% | $135,459 | 24% | 0.0 |
| Massachusetts |
| | Barnstable Town | 373 | 490 | 10% | (2,100) | (2.3%) | 10.3% | $294,618 | 37% | 0.0 |
| | Boston (D) | 1,024 | 3,653 | 35% | (41,900) | (2.5%) | 6.8% | $312,920 | 36% | 1.2 |
| | Cambridge (D) | 1,053 | 1,986 | 27% | (62,900) | (2.5%) | 7.4% | $340,279 | 34% | 0.0 |
| Michigan |
| | Ann Arbor | 257 | 316 | 11% | (8,000) | (4.1%) | 7.9% | $158,015 | 21% | 0.0 |
| | Battle Creek | 41 | 41 | 7% | (3,400) | (5.8%) | 11.8% | $80,458 | 14% | 0.0 |
| | Detroit (D) | 474 | 834 | 13% | (43,800) | (5.7%) | 14.9% | $81,697 | 15% | 0.0 |
| | Flint | 134 | 175 | 5% | (6,000) | (4.2%) | 15.3% | $80,559 | 15% | 0.0 |
| | Grand Rapids | 895 | 941 | 19% | (20,200) | (5.2%) | 11.3% | $83,039 | 14% | 0.1 |
| | Holland | 426 | 596 | 22% | (7,400) | (6.6%) | 12.6% | $129,494 | 18% | 0.0 |
| | Jackson | 90 | 180 | 18% | (2,900) | (5.1%) | 13.4% | $90,057 | 17% | 0.6 |
| | Kalamazoo | 409 | 591 | 24% | (5,800) | (4.0%) | 10.5% | $107,521 | 19% | 0.0 |
| | Lansing | 244 | 351 | 11% | (7,000) | (3.1%) | 10.6% | $80,503 | 13% | 0.0 |
| | Muskegon | 159 | 178 | 18% | (3,000) | (4.8%) | 14.9% | $84,562 | 16% | 0.0 |
| | Niles | 184 | 243 | 30% | (2,700) | (4.2%) | 12.4% | $113,925 | 21% | 0.9 |
| | Saginaw | 131 | 153 | 16% | (3,600) | (4.2%) | 12.7% | $43,485 | 9% | 0.0 |
| | Warren (D) | 1,240 | 1,402 | 7% | (91,500) | (8.0%) | 13.4% | $142,944 | 18% | 0.0 |
| Minnesota |
| | Duluth | 576 | 708 | 41% | (3,500) | (2.7%) | 10.0% | $108,672 | 20% | 4.4 |
| | Minneapolis | 3,876 | 5,556 | 20% | (64,500) | (3.6%) | 8.4% | $155,200 | 19% | 0.0 |
| | Rochester | 415 | 599 | 30% | (700) | (0.7%) | 7.3% | $128,162 | 17% | 0.0 |
| | St. Cloud | 356 | 655 | 33% | (2,100) | (2.1%) | 9.8% | $127,641 | 20% | 0.4 |
| Mississippi |
| | Gulfport-Biloxi | 1,741 | 3,075 | 56% | (3,300) | (3.0%) | 7.8% | $125,754 | 24% | 0.6 |
| | Hattiesburg | 178 | 714 | 63% | (1,100) | (1.8%) | 6.9% | $92,422 | 20% | 0.0 |
| | Jackson | 1,631 | 1,681 | 37% | (4,600) | (1.8%) | 7.4% | $125,677 | 23% | 0.0 |
| | Pascagoula | 514 | 636 | 36% | (1,300) | (2.2%) | 8.4% | $102,866 | 18% | 0.0 |
| Missouri |
| | Columbia | 472 | 578 | 25% | (300) | (0.3%) | 6.1% | $138,216 | 26% | 0.2 |
| | Jefferson City | 228 | 249 | 22% | (1,300) | (1.6%) | 7.9% | $103,454 | 18% | 0.0 |
| | Joplin | 186 | 287 | 39% | (700) | (0.9%) | 7.6% | $80,021 | 18% | 0.0 |
| | Kansas City | 2,165 | 3,920 | 21% | (11,600) | (1.1%) | 8.2% | $133,530 | 19% | 0.0 |
| | Springfield | 812 | 1,836 | 36% | (4,400) | (2.2%) | 8.4% | $116,796 | 23% | 0.8 |
| | St. Joseph | 94 | 106 | 25% | (1,400) | (2.4%) | 8.5% | $84,790 | 16% | 0.0 |
| | St. Louis | 4,113 | 5,135 | 28% | (31,700) | (2.3%) | 9.4% | $168,761 | 27% | 4.6 |
| Montana |
| | Billings | 480 | 494 | 34% | (3,300) | (4.1%) | 4.8% | $127,554 | 20% | 0.0 |
| | Missoula | 274 | 352 | 31% | (2,800) | (5.0%) | 6.6% | $172,803 | 30% | 0.9 |
| Nebraska |
| | Lincoln | 617 | 755 | 28% | (1,700) | (1.0%) | 4.6% | $130,349 | 20% | 0.0 |
| | Omaha | 3,026 | 4,062 | 61% | (7,100) | (1.5%) | 5.1% | $128,277 | 18% | 0.0 |
| Nevada |
| | Las Vegas | 5,205 | 11,217 | 29% | (47,900) | (5.2%) | 10.4% | $146,600 | 21% | 0.0 |
| | Reno | 779 | 1,807 | 29% | (16,100) | (7.5%) | 11.2% | $199,000 | 28% | 0.0 |
| New Hampshire |
| | Manchester | 381 | 649 | 9% | (200) | (0.2%) | 6.5% | $215,802 | 21% | 0.0 |
| New Jersey |
| | Atlantic City | 617 | 716 | 18% | (7,300) | (5.0%) | 11.6% | $206,842 | 33% | 3.8 |
| | Camden (D) | 1,551 | 2,325 | 28% | (21,200) | (3.9%) | 8.7% | $193,619 | 26% | 2.6 |
| | Edison (D) | 2,584 | 4,267 | 18% | (43,200) | (4.2%) | 8.2% | $322,869 | 37% | 5.4 |
| | Newark-Union (D) | 1,699 | 3,408 | 37% | (27,600) | (2.7%) | 8.3% | $352,503 | 43% | 3.6 |
| | Trenton | 312 | 406 | 11% | (3,600) | (1.5%) | 7.4% | $249,150 | 32% | 3.3 |
| | Vineland | 298 | 306 | 42% | (1,200) | (1.9%) | 12.2% | $143,849 | 26% | 3.3 |
| New Mexico |
| | Albuquerque | 1,668 | 2,102 | 24% | (7,700) | (2.0%) | 6.3% | $206,250 | 32% | 2.2 |
| | Las Cruces | 856 | 1,123 | 45% | 0 | 0.0% | 6.1% | $109,081 | 22% | 0.0 |
| | Santa Fe | 120 | 120 | 9% | (1,100) | (1.7%) | 5.2% | $230,334 | 31% | 0.0 |
| New York |
| | Albany | 1,162 | 1,935 | 36% | (7,300) | (1.6%) | 7.3% | $189,499 | 28% | 2.8 |
| | Binghamton | 265 | 265 | 20% | (2,000) | (1.8%) | 8.6% | $106,529 | 20% | 1.8 |
| | Buffalo | 947 | 1,543 | 33% | (11,100) | (2.0%) | 9.2% | $105,199 | 19% | 0.8 |
| | Glens Falls | 314 | 355 | 22% | (300) | (0.6%) | 9.4% | $145,132 | 27% | 2.3 |
| | Ithaca | 105 | 130 | 20% | (100) | (0.2%) | 5.7% | $155,770 | 29% | 2.5 |
| | Kingston | 260 | 512 | 36% | (1,400) | (2.2%) | 7.8% | $214,699 | 33% | 2.7 |
| | Nassau (D) | 1,541 | 2,265 | 20% | (27,900) | (2.2%) | 7.3% | $346,847 | 33% | 3.1 |
| | New York (D) | 1,890 | 35,975 | 87% | (121,000) | (2.3%) | 8.2% | $430,667 | 63% | 3.8 |
| | Poughkeepsie | 891 | 1,766 | 34% | (3,500) | (1.4%) | 7.8% | $221,575 | 27% | 0.9 |
| | Rochester | 1,340 | 1,807 | 35% | (2,200) | (0.4%) | 8.3% | $111,009 | 19% | 0.7 |
| | Syracuse | 843 | 1,007 | 29% | (2,400) | (0.7%) | 8.5% | $112,448 | 20% | 1.4 |
| | Utica-Rome | 240 | 268 | 20% | (400) | (0.3%) | 8.3% | $102,183 | 21% | 1.7 |
| North Carolina |
| | Asheville | 1,476 | 2,502 | 58% | (9,200) | (5.2%) | 9.4% | $171,511 | 32% | 2.5 |
| | Burlington | 577 | 581 | 29% | (3,300) | (5.4%) | 11.8% | $106,217 | 20% | 0.0 |
| | Charlotte | 5,763 | 10,234 | 41% | (53,100) | (6.1%) | 11.4% | $145,000 | 22% | 1.0 |
| | Durham | 1,827 | 2,255 | 35% | (5,800) | (2.0%) | 7.6% | $165,718 | 27% | 0.6 |
| | Fayetteville | 1,400 | 1,990 | 46% | (2,700) | (2.1%) | 9.1% | $102,382 | 19% | 0.0 |
| | Greensboro | 1,681 | 2,763 | 43% | (23,800) | (6.4%) | 11.3% | $132,671 | 24% | 0.0 |
| | Greenville | 504 | 1,070 | 42% | (3,000) | (3.8%) | 10.5% | $103,582 | 21% | 0.0 |
| | Hickory | 775 | 795 | 33% | (13,400) | (8.3%) | 15.4% | $105,413 | 20% | 0.0 |
| | Raleigh-Cary | 5,352 | 9,555 | 54% | (18,600) | (3.6%) | 8.6% | $200,000 | 27% | 1.9 |
| | Rocky Mount | 310 | 314 | 31% | (4,100) | (6.2%) | 14.1% | $91,852 | 18% | 0.0 |
| | Wilmington | 2,208 | 2,611 | 28% | (6,400) | (4.4%) | 10.2% | $189,997 | 33% | 1.8 |
| | Winston-Salem | 1,136 | 1,325 | 30% | (8,000) | (3.6%) | 10.2% | $117,435 | 20% | 0.0 |
| North Dakota |
| | Bismarck | 471 | 669 | 61% | 400 | 0.7% | 4.7% | $155,511 | 20% | 3.0 |
| | Fargo | 840 | 1,258 | 45% | (700) | (0.6%) | 5.1% | $136,671 | 20% | 0.0 |
| | Grand Forks | 163 | 323 | 48% | 0 | 0.0% | 5.5% | $118,533 | 19% | 0.0 |
| Ohio |
| | Akron | 772 | 897 | 22% | (11,200) | (3.3%) | 9.8% | $98,700 | 16% | 0.8 |
| | Canton | 342 | 416 | 27% | (3,900) | (2.3%) | 11.0% | $86,649 | 15% | 0.1 |
| | Cincinnati | 2,987 | 3,599 | 23% | (28,100) | (2.7%) | 9.0% | $105,000 | 15% | 0.0 |
| | Cleveland | 2,011 | 2,354 | 29% | (39,300) | (3.7%) | 8.7% | $93,912 | 14% | 0.1 |
| | Columbus | 2,450 | 4,046 | 24% | (14,400) | (1.5%) | 8.1% | $126,700 | 18% | 0.8 |
| | Dayton | 935 | 1,075 | 26% | (12,400) | (3.1%) | 11.1% | $94,091 | 15% | 0.2 |
| | Lima | 125 | 134 | 27% | (900) | (1.7%) | 12.2% | $87,986 | 14% | 0.0 |
| | Mansfield | 77 | 103 | 17% | (1,500) | (2.7%) | 13.3% | $86,861 | 16% | 0.0 |
| | Springfield | 79 | 109 | 16% | (600) | (1.1%) | 10.4% | $90,191 | 15% | 0.0 |
| | Toledo | 610 | 1,034 | 25% | (17,800) | (5.6%) | 12.1% | $80,966 | 13% | 0.2 |
| | Youngstown | 334 | 479 | 25% | (9,800) | (4.2%) | 12.8% | $63,212 | 11% | 0.0 |
| Oklahoma |
| | Oklahoma City | 3,272 | 3,609 | 17% | (2,500) | (0.4%) | 5.6% | $123,731 | 18% | 0.0 |
| | Tulsa | 2,603 | 3,337 | 27% | (4,100) | (0.9%) | 6.3% | $130,167 | 19% | 0.0 |
| Oregon |
| | Bend | 578 | 653 | 15% | (2,600) | (3.8%) | 17.0% | $187,501 | 26% | 1.1 |
| | Eugene | 517 | 623 | 23% | (9,300) | (5.9%) | 14.1% | $197,437 | 34% | 4.6 |
| | Medford | 340 | 416 | 20% | (3,300) | (4.1%) | 14.8% | $171,708 | 30% | 1.3 |
| | Portland | 3,553 | 6,021 | 30% | (43,700) | (4.2%) | 11.8% | $240,000 | 33% | 5.1 |
| | Salem | 531 | 694 | 21% | (4,000) | (2.6%) | 12.4% | $177,602 | 28% | 4.6 |
| Pennsylvania |
| | Allentown | 1,362 | 1,578 | 29% | (7,900) | (2.3%) | 8.7% | $230,344 | 33% | 5.3 |
| | Altoona | 148 | 164 | 33% | (1,700) | (2.8%) | 7.7% | $98,175 | 18% | 0.0 |
| | Erie | 239 | 412 | 41% | (2,300) | (1.7%) | 8.8% | $93,826 | 18% | 0.0 |
| | Harrisburg | 1,272 | 1,487 | 40% | (8,200) | (2.5%) | 7.2% | $147,219 | 22% | 2.0 |
| | Johnstown | 98 | 247 | 66% | (1,600) | (2.6%) | 8.9% | $79,720 | 18% | 0.8 |
| | Lancaster | 1,079 | 1,425 | 39% | (6,800) | (2.9%) | 7.3% | $167,803 | 24% | 2.3 |
| | Philadelphia (D) | 3,855 | 5,109 | 29% | (41,700) | (2.2%) | 7.8% | $204,325 | 28% | 3.2 |
| | Pittsburgh | 3,053 | 3,406 | 48% | (20,200) | (1.8%) | 7.6% | $114,716 | 20% | 0.0 |
| | Reading | 519 | 565 | 26% | (5,600) | (3.2%) | 8.8% | $152,738 | 23% | 3.6 |
| | Scranton | 605 | 643 | 30% | (6,600) | (2.5%) | 9.2% | $123,166 | 23% | 2.2 |
| | State College | 350 | 435 | 39% | (1,100) | (1.5%) | 5.8% | $162,354 | 30% | 2.8 |
| | Williamsport | 96 | 168 | 32% | (2,100) | (3.9%) | 9.4% | $111,324 | 22% | 1.4 |
| | York | 1,145 | 1,221 | 39% | (4,200) | (2.3%) | 8.1% | $160,345 | 23% | 2.3 |
| Rhode Island |
| | Providence | 1,248 | 1,475 | 13% | (24,300) | (4.3%) | 11.4% | $209,207 | 30% | 0.0 |
| South Carolina |
| | Anderson | 448 | 539 | 28% | (2,600) | (4.0%) | 11.9% | $101,150 | 17% | 0.0 |
| | Charleston | 3,143 | 4,334 | 40% | (9,200) | (3.1%) | 9.1% | $193,000 | 29% | 1.4 |
| | Columbia | 2,949 | 4,108 | 51% | (4,800) | (1.3%) | 8.8% | $125,000 | 19% | 0.2 |
| | Florence | 405 | 576 | 44% | (1,700) | (1.9%) | 12.0% | $117,742 | 21% | 0.0 |
| | Greenville | 1,962 | 2,343 | 42% | (8,800) | (2.7%) | 9.8% | $135,000 | 23% | 2.5 |
| | Myrtle Beach | 1,555 | 2,509 | 21% | (7,900) | (6.4%) | 12.8% | $173,398 | 29% | 0.0 |
| | Spartanburg | 868 | 868 | 31% | (5,700) | (4.4%) | 11.6% | $121,055 | 21% | 0.1 |
| South Dakota |
| | Rapid City | 403 | 421 | 31% | (300) | (0.5%) | 5.3% | $121,209 | 19% | 0.0 |
| | Sioux Falls | 873 | 1,824 | 72% | (700) | (0.5%) | 5.1% | $141,866 | 19% | 0.0 |
| Tennessee |
| | Chattanooga | 1,162 | 1,345 | 35% | (6,300) | (2.5%) | 9.1% | $123,379 | 23% | 0.0 |
| | Clarksville | 1,039 | 1,302 | 41% | (3,400) | (4.0%) | 9.8% | $98,658 | 18% | 0.0 |
| | Jackson | 283 | 339 | 30% | (2,100) | (3.4%) | 9.8% | $87,318 | 19% | 0.0 |
| | Johnson City | 533 | 606 | 42% | (2,900) | (3.5%) | 9.0% | $110,902 | 25% | 0.0 |
| | Kingsport | 534 | 624 | 41% | (4,100) | (3.3%) | 8.9% | $112,020 | 25% | 0.0 |
| | Knoxville | 1,738 | 2,343 | 36% | (11,300) | (3.4%) | 8.2% | $138,292 | 25% | 0.0 |
| | Memphis | 1,908 | 2,856 | 26% | (13,900) | (2.2%) | 9.1% | $102,652 | 19% | 0.0 |
| | Nashville | 4,821 | 7,248 | 40% | (27,500) | (3.6%) | 8.8% | $139,000 | 22% | 1.0 |
| Texas |
| | Abilene | 183 | 183 | 9% | 0 | 0.0% | 5.2% | $106,400 | 20% | 3.4 |
| | Amarillo | 444 | 702 | 19% | (500) | (0.4%) | 4.4% | $121,200 | 21% | 2.1 |
| | Austin | 6,722 | 9,453 | 36% | 3,300 | 0.4% | 6.2% | $179,400 | 25% | 1.8 |
| | Beaumont | 1,082 | 2,045 | 76% | (4,000) | (2.4%) | 8.8% | $137,400 | 24% | 4.7 |
| | Brownsville | 905 | 1,164 | 30% | (2,600) | (2.0%) | 9.1% | $83,300 | 21% | 3.6 |
| | College Station | 787 | 2,031 | 57% | (1,400) | (1.5%) | 4.8% | $151,200 | 30% | 2.8 |
| | Corpus Christi | 1,076 | 1,110 | 18% | (2,300) | (1.3%) | 6.2% | $122,200 | 24% | 2.3 |
| | Dallas (D) | 10,566 | 23,032 | 31% | (35,400) | (1.7%) | 7.1% | $148,600 | 20% | 0.9 |
| | El Paso | 2,711 | 3,531 | 55% | (2,300) | (0.8%) | 8.2% | $133,500 | 30% | 4.3 |
| | Fort Worth (D) | 6,357 | 8,944 | 23% | (3,400) | (0.4%) | 6.8% | $107,800 | 15% | 0.5 |
| | Houston | 24,556 | 37,763 | 50% | (14,400) | (0.6%) | 6.5% | $145,000 | 21% | 1.5 |
| | Killeen | 1,700 | 2,062 | 45% | 2,300 | 1.8% | 5.9% | $117,947 | 20% | 1.8 |
| | Laredo | 652 | 1,078 | 45% | 600 | 0.7% | 7.5% | $88,254 | 20% | 0.0 |
| | Longview | 195 | 218 | 14% | (700) | (0.7%) | 6.2% | $119,400 | 22% | 2.6 |
| | Lubbock | 939 | 967 | 23% | 100 | 0.1% | 4.4% | $108,600 | 21% | 0.0 |
| | McAllen | 2,936 | 3,299 | 35% | 300 | 0.1% | 9.5% | $94,700 | 23% | 0.2 |
| | Midland | 415 | 415 | 11% | 1,600 | 2.3% | 4.3% | $128,217 | 21% | 2.6 |
| | Odessa | 206 | 668 | 32% | 2,100 | 3.4% | 6.2% | $138,000 | 25% | 3.8 |
| | San Antonio | 5,609 | 8,909 | 40% | (1,500) | (0.2%) | 5.9% | $144,300 | 24% | 2.9 |
| | Texarkana | 292 | 328 | 39% | 0 | 0.0% | 5.5% | $77,205 | 14% | 0.0 |
| | Tyler | 225 | 313 | 11% | 800 | 0.8% | 6.7% | $126,800 | 22% | 1.2 |
| | Waco | 421 | 699 | 23% | (100) | (0.1%) | 6.0% | $98,800 | 20% | 0.3 |
| | Wichita Falls | 159 | 161 | 18% | (1,600) | (2.6%) | 6.6% | $89,500 | 18% | 0.0 |
| Utah |
| | Ogden-Clearfield | 1,308 | 1,710 | 33% | (5,300) | (2.6%) | 5.5% | $145,319 | 22% | 1.3 |
| | Provo-Orem | 963 | 1,153 | 18% | (6,800) | (3.6%) | 5.1% | $164,003 | 27% | 1.6 |
| | Salt Lake City | 1,608 | 4,621 | 37% | (17,000) | (2.6%) | 5.2% | $208,605 | 33% | 5.4 |
| | St. George | 590 | 631 | 16% | (2,600) | (5.0%) | 7.1% | $158,541 | 30% | 0.0 |
| Virginia |
| | Charlottesville | 710 | 812 | 31% | (2,500) | (2.4%) | 5.7% | $215,429 | 31% | 0.6 |
| | Harrisonburg | 551 | 1,028 | 79% | (1,400) | (2.2%) | 6.4% | $172,783 | 30% | 2.1 |
| | Lynchburg | 819 | 831 | 45% | 200 | 0.2% | 7.6% | $136,251 | 25% | 0.0 |
| | Richmond | 3,255 | 3,865 | 34% | (21,900) | (3.5%) | 7.8% | $200,000 | 30% | 3.1 |
| | Roanoke | 565 | 565 | 29% | (3,100) | (1.9%) | 7.3% | $141,316 | 24% | 0.0 |
| | Virginia Beach | 2,848 | 4,862 | 21% | (6,800) | (0.9%) | 6.9% | $205,921 | 30% | 3.5 |
| | Winchester | 373 | 373 | 21% | (2,600) | (4.6%) | 8.7% | $143,540 | 22% | 0.0 |
| Washington |
| | Bellingham | 489 | 535 | 21% | (2,400) | (2.8%) | 8.8% | $222,191 | 36% | 3.2 |
| | Bremerton | 592 | 647 | 25% | (4,400) | (5.1%) | 8.5% | $240,000 | 30% | 4.0 |
| | Kennewick | 961 | 1,003 | 31% | 200 | 0.2% | 8.8% | $160,227 | 23% | 2.5 |
| | Olympia | 1,107 | 1,257 | 39% | 0 | 0.0% | 8.3% | $237,750 | 31% | 5.5 |
| | Seattle (D) | 4,042 | 10,891 | 39% | (55,200) | (3.8%) | 8.4% | $339,950 | 39% | 4.7 |
| | Spokane | 1,032 | 2,072 | 47% | (6,100) | (2.8%) | 10.4% | $162,500 | 27% | 3.9 |
| | Tacoma (D) | 1,528 | 2,173 | 32% | (6,400) | (2.3%) | 10.4% | $230,000 | 30% | 3.1 |
| | Yakima | 553 | 696 | 57% | (3,000) | (3.8%) | 10.4% | $134,175 | 23% | 0.0 |
| West Virginia |
| | Charleston | 321 | 600 | 71% | (800) | (0.5%) | 6.5% | $124,522 | 22% | 0.0 |
| | Huntington | 101 | 153 | 24% | (1,100) | (0.9%) | 7.7% | $84,234 | 18% | 0.0 |
| | Morgantown | 34 | 162 | 61% | 700 | 1.1% | 4.8% | $118,979 | 22% | 0.0 |
| | Parkersburg | 131 | 191 | 44% | (400) | (0.6%) | 9.1% | $84,879 | 15% | 0.0 |
| | Wheeling | 36 | 36 | 12% | (600) | (0.9%) | 8.5% | $76,135 | 14% | 0.0 |
| Wisconsin |
| | Appleton | 475 | 663 | 30% | (3,000) | (2.6%) | 9.3% | $124,359 | 18% | 1.5 |
| | Eau Claire | 314 | 441 | 31% | (2,100) | (2.5%) | 8.7% | $113,058 | 20% | 1.6 |
| | Green Bay | 540 | 824 | 27% | (3,700) | (2.2%) | 9.2% | $143,519 | 23% | 2.5 |
| | Janesville | 235 | 256 | 20% | (4,100) | (6.0%) | 13.5% | $111,882 | 19% | 1.5 |
| | La Crosse | 289 | 356 | 42% | (1,900) | (2.5%) | 7.4% | $118,304 | 21% | 0.6 |
| | Madison | 739 | 1,705 | 28% | (8,300) | (2.4%) | 6.4% | $219,715 | 31% | 4.0 |
| | Milwaukee | 1,105 | 2,092 | 24% | (35,800) | (4.2%) | 9.0% | $193,204 | 30% | 3.8 |
| | Oshkosh-Neenah | 387 | 507 | 35% | (1,000) | (1.1%) | 8.4% | $112,407 | 18% | 0.0 |
| | Racine | 255 | 404 | 32% | (2,400) | (3.0%) | 10.7% | $141,868 | 22% | 2.8 |
| | Sheboygan | 96 | 167 | 23% | (2,000) | (3.2%) | 9.9% | $125,116 | 21% | 2.6 |
| | Wausau | 238 | 514 | 37% | (2,500) | (3.5%) | 9.4% | $117,859 | 18% | 1.1 |
| Wyoming |
| | Cheyenne | 155 | 181 | 21% | (100) | (0.2%) | 5.5% | $118,858 | 17% | 0.0 |
| |
| * 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/2007/List1.txt |
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