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:

(Click Graph to View Larger Version)

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.

(Click Graph to View Larger Version)

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