Best of Times, Worst of Times | John Burns Real Estate Consulting

Best of Times, Worst of Times


We have the best housing affordability in at least 38 years, and the worst economy in 51 years. Hmm….

The monthly cost of homeownership has fallen 43% from the peak in this cycle, with more than half of that due to the decline in price, and the remainder due to the decline in mortgage rates and increase in incomes. The median-income household, which earns $52,800 per year, only needs 25% of their income to buy the median-priced single-family home of $164,600. In July 2006, that ratio was 44%.

Those of us who are in the housing business know that the monthly payment is far more important than the price for entry-level buyers. Entry-level buyers compare the cost of homeownership to the cost of renting and have no idea what a Case-Shiller index means. Once the word gets out that homeownership is less expensive than renting, which is now also true in 54 of the 88 markets where we track this information, we expect buying activity to increase substantially (even in a horrible economy).

With the media so focused on price, we thought it would be appropriate to share the change in payment. We calculate the housing-cost-to-income ratio for major metro areas across the country assuming a 20% down payment, a fixed-rate conforming mortgage, and full amortization of the down payment over 7 years (the typical length of homeownership). In the Oakland, CA MSA, housing costs in this cycle have plummeted from 84% of income to 28%, a decline in monthly payment of 67%. The California and Southwest markets have shown the greatest correction, while the Texas markets, with consistently low housing-cost-to-income ratios, have shown less improvement.

Housing Cost to Income Ratio (Peak to Current)
Metro Area Peak Date Peak Ratio Current Ratio % Change
Oakland, CA (MDiv) 2007-07 84% 28% 67%
Riverside-San Bernardino, CA 2006-06 68% 25% 64%
Sacramento, CA 2005-08 63% 26% 59%
Las Vegas, NV 2006-06 54% 22% 59%
Phoenix, AZ 2006-06 46% 19% 58%
Los Angeles, CA (MDiv) 2007-08 102% 45% 56%
Miami, FL (MDiv) 2007-07 76% 34% 54%
Washington D.C., DC-VA-MD-WV (MDiv) 2005-11 53% 25% 53%
Detroit, MI (MDiv) 2004-06 29% 15% 49%
Tampa, FL 2006-06 42% 21% 49%
Orlando, FL 2006-06 46% 25% 47%
Denver, CO 2006-06 41% 22% 45%
San Francisco, CA (MDiv) 2007-06 113% 62% 45%
Chicago, IL (MDiv) 2006-06 44% 25% 43%
Boston, MA (MDiv) 2006-05 61% 37% 40%
Atlanta, GA 2005-03 27% 17% 36%
Seattle, WA (MDiv) 2007-06 58% 38% 34%
Charlotte, NC-SC 2006-07 33% 22% 33%
Houston, TX 2006-06 29% 20% 32%
New York, NY-NJ (MDiv) 2005-11 92% 63% 32%
Fort Worth, TX (MDiv) 2006-06 22% 15% 32%
Portland, OR-WA 2006-06 48% 33% 31%
Dallas, TX (MDiv) 2006-07 29% 20% 31%
Indianapolis, IN 2005-11 22% 15% 31%
Nashville, TN 2007-07 31% 22% 29%
Raleigh-Cary, NC 2007-06 33% 25% 25%
San Antonio, TX 2007-06 32% 24% 25%
St. Louis, MO-IL 2007-07 34% 26% 23%
Philadelphia, PA (MDiv) 2008-08 36% 28% 22%
Austin, TX 2007-06 32% 26% 19%
National 2006-07 44% 25% 43%

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
Housing Cycle Barometer
Alabama
Anniston-Oxford 165 179 38% (1,200) (2.3%) 8.7% $87,653 18% 0.0
Auburn-Opelika 710 850 39% (900) (1.7%) 7.0% $135,886 26% 0.0
Birmingham 2,117 3,049 39% (15,600) (3.0%) 8.0% $139,497 23% 0.1
Decatur 179 179 19% (2,700) (4.6%) 9.0% $100,611 20% 0.0
Dothan 369 369 49% (1,900) (3.1%) 8.0% $92,183 19% 0.0
Florence 159 255 33% (800) (1.4%) 9.3% $95,348 19% 0.0
Huntsville 2,161 2,900 58% (4,000) (1.9%) 6.5% $126,585 19% 0.0
Mobile 1,242 1,946 66% (2,100) (1.1%) 8.5% $124,067 25% 0.4
Montgomery 516 524 20% (4,500) (2.5%) 8.7% $122,591 21% 0.0
Tuscaloosa 489 1,071 41% (1,600) (1.6%) 7.7% $125,705 25% 0.0
Alaska
Anchorage 267 429 5% 2,400 1.5% 7.9% $193,769 21% 0.0
Arizona
Flagstaff 233 239 18% (1,800) (2.8%) 6.9% $200,155 36% 2.9
Phoenix 11,041 16,442 24% (137,600) (7.2%) 6.9% $125,000 19% 0.0
Prescott 544 710 16% (4,600) (7.4%) 8.4% $161,441 31% 0.0
Tucson 2,423 2,693 21% (11,500) (3.0%) 6.7% $179,900 33% 3.3
Yuma 858 863 32% (6,200) (10.9%) 14.9% $165,000 35% 5.3
Arkansas
Fayetteville 1,168 2,342 31% (2,700) (1.3%) 5.8% $111,082 17% 0.0
Fort Smith 480 710 54% (2,500) (2.0%) 7.3% $78,186 14% 0.0
Little Rock 1,717 3,040 53% (5,800) (1.7%) 6.0% $125,057 18% 0.0
California
Bakersfield 1,598 2,389 27% (2,300) (1.0%) 14.7% $120,000 22% 0.0
Chico 504 557 28% (2,500) (3.3%) 12.7% $209,000 40% 3.6
El Centro 198 247 11% (2,100) (4.5%) 24.5% $110,000 23% 0.0
Fresno 2,273 2,668 36% (7,400) (2.4%) 16.4% $127,750 24% 0.0
Hanford 210 347 26% 200 0.6% 16.3% $127,550 23% 1.4
Los Angeles 2,844 10,748 15% (130,000) (3.2%) 11.0% $300,000 45% 1.5
Madera 220 227 10% (600) (1.7%) 13.8% $140,000 29% 2.1
Merced 199 199 5% (1,900) (3.3%) 19.9% $105,000 20% 0.0
Modesto 407 483 8% (4,600) (3.0%) 16.9% $135,250 22% 0.0
Monterey 232 467 17% (3,000) (2.4%) 16.2% $200,000 28% 0.0
Napa 221 225 22% (2,600) (4.1%) 8.5% $325,000 39% 1.3
Oakland 1,653 3,590 16% (40,900) (3.9%) 9.6% $245,000 28% 0.0
Orange County 1,218 2,525 10% (72,300) (4.8%) 7.8% $433,000 47% 3.1
Redding 354 447 19% (2,900) (4.7%) 16.2% $180,000 33% 2.2
Riverside-San Bernardino 5,251 8,053 14% (79,400) (6.4%) 12.2% $167,500 25% 0.3
Sacramento 3,736 5,174 22% (43,300) (4.9%) 10.8% $189,000 26% 0.1
San Diego 2,001 4,603 10% (37,900) (2.9%) 8.8% $320,000 42% 1.2
San Francisco 540 2,786 41% (30,600) (3.1%) 7.8% $582,500 62% 2.4
San Jose 860 2,821 28% (26,900) (2.9%) 10.0% $415,000 40% 0.9
San Luis Obispo 614 741 21% (2,400) (2.3%) 8.1% $364,500 57% 4.3
Santa Barbara 205 273 10% (2,700) (1.6%) 8.3% $250,000 37% 0.1
Santa Cruz 252 293 21% (2,900) (3.1%) 13.1% $365,000 45% 0.0
Santa Rosa 505 619 11% (9,100) (4.9%) 9.1% $300,000 38% 0.5
Stockton 737 750 11% (4,300) (2.1%) 15.8% $152,000 23% 0.0
Vallejo-Fairfield 335 572 9% (4,000) (3.2%) 10.4% $200,000 25% 0.0
Ventura 321 565 8% (13,300) (4.5%) 9.2% $350,000 38% 1.4
Visalia-Porterville 1,142 1,241 35% (3,200) (2.8%) 17.0% $126,500 23% 0.0
Yuba-Sutter 154 160 5% (1,400) (3.4%) 18.9% $145,000 26% 0.4
Colorado
Boulder 170 563 11% (4,300) (2.6%) 6.1% $275,750 29% 0.6
Colorado Springs 1,478 1,916 17% (7,900) (3.1%) 8.4% $164,900 20% 0.0
Denver 3,659 7,336 26% (40,700) (3.3%) 7.9% $187,250 22% 0.9
Fort Collins 639 1,197 33% 300 0.2% 6.5% $199,550 24% 0.0
Grand Junction 635 653 32% 1,600 2.5% 7.2% $163,272 26% 1.1
Greeley 787 924 21% 0 0.0% 8.4% $140,000 18% 0.0
Pueblo 357 392 27% (1,000) (1.7%) 8.9% $86,125 16% 0.0
Connecticut
Bridgeport 570 1,699 32% (12,500) (3.0%) 7.4% $372,005 35% 0.0
Hartford 1,055 1,573 15% (13,100) (2.4%) 8.0% $225,246 27% 0.0
New Haven 515 808 11% (4,400) (1.6%) 7.8% $234,883 30% 0.8
Delaware
Dover 735 863 40% (3,000) (4.6%) 7.8% $209,769 34% 6.0
Wilmington 919 1,357 21% (13,000) (3.7%) 8.3% $201,748 27% 1.1
District of Columbia
Washington D.C. 7,022 10,455 28% (4,500) (0.2%) 6.3% $271,319 25% 0.6
Florida
Daytona Beach 916 1,106 14% (10,100) (5.8%) 10.3% $122,500 23% 1.5
Fort Lauderdale 817 1,978 10% (35,200) (4.5%) 8.3% $188,000 29% 1.5
Fort Myers 1,091 1,359 5% (20,800) (9.2%) 12.0% $95,000 15% 0.1
Fort Walton Beach 373 760 20% (1,500) (1.8%) 7.3% $172,093 25% 0.0
Gainesville 351 847 26% (2,700) (2.0%) 6.2% $153,749 33% 1.2
Jacksonville 4,680 7,319 29% (26,200) (4.2%) 9.2% $169,000 26% 4.5
Lakeland 1,951 2,613 20% (10,500) (4.9%) 10.4% $103,000 20% 0.6
Melbourne 1,170 1,601 16% (11,700) (5.5%) 10.0% $119,450 20% 0.7
Miami 866 3,040 12% (39,400) (3.7%) 7.5% $185,000 34% 2.3
Naples 647 871 11% (8,100) (6.2%) 9.2% $200,000 28% 1.0
Ocala 964 1,002 13% (5,400) (5.1%) 12.3% $118,500 23% 2.8
Orlando 4,723 8,463 23% (56,900) (5.2%) 9.7% $155,000 25% 2.3
Panama City 377 667 12% (2,000) (2.7%) 9.7% $172,254 30% 3.4
Pensacola 1,029 1,131 18% (5,800) (3.4%) 9.3% $139,229 24% 0.0
Port St. Lucie 731 985 9% (8,400) (6.3%) 11.8% $121,000 20% 0.2
Sarasota 1,368 1,825 13% (21,100) (7.6%) 10.8% $137,500 23% 0.0
Tallahassee 959 1,686 39% (4,200) (2.3%) 6.9% $139,757 27% 0.0
Tampa 4,561 8,883 23% (51,400) (4.1%) 10.2% $120,000 21% 0.6
West Palm Beach 1,074 1,774 8% (23,300) (4.2%) 9.7% $209,000 31% 2.7
Georgia
Albany 241 299 24% (2,100) (3.2%) 8.7% $88,593 19% 0.0
Athens 498 665 28% (700) (0.8%) 7.3% $133,160 26% 0.0
Atlanta 10,105 15,359 21% (111,300) (4.6%) 9.3% $132,127 17% 0.0
Augusta 1,653 1,698 31% (4,800) (2.2%) 9.2% $111,389 19% 0.0
Columbus 753 1,013 45% (2,700) (2.2%) 8.8% $104,916 20% 0.0
Dalton 228 327 30% (6,000) (7.9%) 12.9% $95,826 18% 0.0
Gainesville 269 276 11% (2,700) (3.4%) 8.9% $137,601 23% 0.1
Macon 492 567 30% (2,800) (2.8%) 9.2% $94,193 18% 0.0
Savannah 1,411 1,881 39% (4,900) (3.1%) 8.0% $142,373 25% 2.4
Valdosta 649 790 54% (1,900) (3.3%) 8.5% $105,096 23% 0.0
Warner Robins 614 919 44% (2,200) (3.8%) 7.4% $95,205 15% 0.0
Hawaii
Honolulu 750 1,431 29% (10,500) (2.3%) 5.4% $576,413 66% 3.9
Idaho
Boise City 2,110 2,627 23% (16,200) (6.0%) 8.4% $159,309 22% 0.0
Coeur D’Alene 649 724 27% 500 0.9% 9.4% $162,711 27% 2.4
Illinois
Bloomington 300 447 26% 400 0.4% 6.4% $159,448 24% 0.0
Champaign-Urbana 385 848 39% 3,600 3.2% 7.2% $135,182 24% 1.2
Chicago 5,296 11,449 26% (126,400) (3.3%) 9.0% $184,000 25% 0.0
Decatur 583 595 100% (700) (1.3%) 10.0% $82,067 16% 0.4
Lake-Kenosha 867 952 15% (5,700) (1.5%) 9.8% $236,697 27% 0.0
Peoria 734 832 43% (700) (0.4%) 9.1% $118,166 19% 3.2
Rockford 344 449 17% (4,800) (3.0%) 14.0% $111,355 18% 3.8
Springfield 233 558 36% 200 0.2% 7.1% $103,259 17% 0.4
Indiana
Bloomington 328 596 49% (1,200) (1.4%) 7.6% $120,415 23% 0.0
Elkhart-Goshen 297 447 27% (16,000) (12.9%) 18.0% $105,509 17% 0.0
Evansville 515 749 34% (5,000) (2.9%) 8.9% $88,479 16% 0.0
Fort Wayne 739 984 27% (5,900) (2.8%) 9.9% $88,339 15% 0.0
Gary 1,102 1,485 32% (5,000) (1.8%) 10.0% $117,489 18% 0.0
Indianapolis 4,128 6,636 39% (25,500) (2.8%) 8.2% $104,266 15% 0.1
Lafayette 478 511 28% (600) (0.6%) 8.4% $106,696 20% 0.0
Muncie 69 73 13% (1,200) (2.3%) 9.9% $73,748 16% 0.0
South Bend 354 740 37% (2,700) (1.9%) 10.9% $81,505 14% 0.0
Terre Haute 122 174 25% (1,800) (2.5%) 10.4% $73,081 15% 0.0
Iowa
Cedar Rapids 775 1,020 50% (500) (0.4%) 5.3% $136,136 22% 2.8
Davenport 423 499 33% 0 0.0% 7.2% $99,214 17% 1.0
Des Moines 1,685 2,629 42% (2,700) (0.8%) 5.2% $147,162 20% 0.5
Dubuque 206 219 25% (1,000) (1.8%) 6.5% $110,100 18% 0.0
Iowa City 611 757 45% (600) (0.7%) 3.8% $143,265 24% 0.0
Sioux City 168 177 15% (700) (0.9%) 5.0% $84,843 15% 0.0
Waterloo 367 385 46% 300 0.3% 4.9% $104,399 18% 2.6
Kansas
Topeka 404 427 31% 400 0.4% 6.4% $105,455 17% 0.5
Wichita 1,580 2,016 44% 800 0.3% 6.0% $117,873 19% 1.5
Kentucky
Bowling Green 342 428 31% (2,400) (3.9%) 10.3% $106,499 21% 0.0
Lexington 1,357 2,823 55% (8,800) (3.5%) 8.1% $137,198 25% 1.6
Louisville 2,366 3,319 37% (18,000) (2.9%) 10.0% $123,056 23% 0.2
Louisiana
Alexandria 332 340 36% (200) (0.3%) 5.5% $89,908 17% 0.0
Baton Rouge 2,428 3,494 39% 1,100 0.3% 5.1% $156,147 24% 0.1
Houma 513 770 65% 1,400 1.5% 3.5% $110,959 17% 0.0
Lafayette 749 953 19% (600) (0.4%) 3.9% $125,027 21% 0.0
Lake Charles 599 682 45% (1,100) (1.2%) 4.9% $103,206 17% 0.0
Monroe 250 316 26% 100 0.1% 5.9% $99,354 19% 0.0
New Orleans 2,443 4,217 32% 800 0.2% 5.3% $153,175 23% 0.0
Shreveport 903 1,131 37% (1,000) (0.6%) 6.8% $139,575 26% 2.7
Maine
Bangor 279 519 52% (1,300) (2.0%) 8.0% $118,446 21% 0.0
Portland 1,053 1,197 21% (3,200) (1.7%) 7.0% $207,066 28% 0.8
Maryland
Baltimore 2,938 4,759 24% (27,900) (2.1%) 7.6% $241,718 30% 5.9
Bethesda 1,544 2,288 19% 1,200 0.2% 5.4% $350,000 32% 4.1
Hagerstown 859 1,003 24% (2,400) (2.4%) 9.7% $168,263 24% 0.0
Salisbury 240 378 29% (1,300) (2.4%) 9.6% $137,137 25% 0.0
Massachusetts
Barnstable Town 354 497 10% (1,900) (2.1%) 10.9% $300,584 38% 0.0
Boston 1,011 3,882 37% (36,600) (2.2%) 7.0% $323,268 37% 1.6
Cambridge 1,073 2,139 29% (57,800) (2.3%) 7.4% $350,551 35% 0.2
Michigan
Ann Arbor 262 311 11% (9,200) (4.7%) 7.4% $159,029 21% 0.0
Battle Creek 53 87 14% (3,200) (5.5%) 11.2% $81,163 15% 0.0
Detroit 489 878 14% (47,900) (6.2%) 14.6% $82,905 15% 0.0
Flint 145 155 5% (9,800) (6.7%) 13.8% $81,916 15% 0.0
Grand Rapids 962 1,016 20% (20,000) (5.2%) 10.5% $83,029 14% 0.2
Holland 380 550 20% (7,300) (6.6%) 12.1% $130,802 18% 0.0
Jackson 100 173 17% (2,800) (4.9%) 12.7% $91,819 17% 0.7
Kalamazoo 476 658 27% (5,600) (3.9%) 9.9% $108,336 19% 0.0
Lansing 238 278 9% (5,700) (2.5%) 10.1% $80,558 13% 0.0
Muskegon 170 178 18% (3,200) (5.1%) 14.2% $85,277 16% 0.0
Niles 143 153 19% (2,500) (4.0%) 11.9% $115,274 21% 1.1
Saginaw 145 218 22% (3,700) (4.3%) 11.8% $43,561 9% 0.1
Warren 1,283 1,481 8% (94,500) (8.3%) 12.9% $144,641 18% 0.0
Minnesota
Duluth 584 691 40% (2,800) (2.1%) 9.8% $109,377 20% 4.3
Minneapolis 3,917 5,541 20% (60,800) (3.4%) 8.2% $160,000 20% 0.0
Rochester 425 625 31% 0 0.0% 7.2% $129,296 17% 0.0
St. Cloud 371 561 28% (1,200) (1.2%) 9.8% $128,739 21% 0.5
Mississippi
Gulfport-Biloxi 1,666 3,012 55% (3,500) (3.2%) 7.6% $126,649 24% 0.8
Hattiesburg 78 658 58% (1,300) (2.1%) 6.8% $93,343 20% 0.0
Jackson 1,721 1,753 39% (5,000) (1.9%) 7.2% $126,463 23% 0.0
Pascagoula 513 676 39% (1,900) (3.2%) 8.7% $104,413 19% 0.0
Missouri
Columbia 482 590 25% 1,400 1.5% 5.9% $138,892 26% 0.3
Jefferson City 140 150 13% (1,100) (1.4%) 7.5% $104,074 18% 0.0
Joplin 178 264 36% (700) (0.9%) 7.3% $80,645 18% 0.0
Kansas City 2,454 4,360 24% (10,100) (1.0%) 8.4% $134,250 19% 0.0
Springfield 859 1,948 38% (3,100) (1.6%) 8.1% $117,783 24% 1.0
St. Joseph 96 108 25% (1,500) (2.5%) 8.2% $85,849 16% 0.0
St. Louis 4,310 5,263 29% (29,300) (2.2%) 9.2% $165,194 26% 4.2
Montana
Billings 490 515 35% (3,600) (4.5%) 4.7% $129,271 20% 0.0
Missoula 309 389 35% (2,600) (4.6%) 6.9% $175,836 31% 1.2
Nebraska
Lincoln 674 793 29% (100) (0.1%) 4.2% $131,118 20% 0.0
Omaha 3,033 4,154 63% (1,000) (0.2%) 4.8% $129,086 18% 0.0
Nevada
Las Vegas 5,358 10,939 28% (41,400) (4.5%) 10.1% $156,000 22% 0.0
Reno 840 1,868 30% (15,900) (7.4%) 11.2% $200,000 28% 0.0
New Hampshire
Manchester 401 664 9% 100 0.1% 5.8% $221,288 21% 0.0
New Jersey
Atlantic City 644 748 19% (5,500) (3.8%) 11.8% $211,564 34% 3.9
Camden 1,594 2,365 28% (20,800) (3.9%) 8.9% $200,854 27% 3.2
Edison 2,664 4,488 18% (41,800) (4.1%) 8.3% $331,251 38% 5.9
Newark-Union 1,723 4,285 46% (20,300) (2.0%) 8.4% $367,304 45% 4.3
Trenton 288 493 14% (5,000) (2.1%) 7.6% $254,052 32% 3.8
Vineland 307 312 42% (1,000) (1.6%) 12.8% $146,586 27% 3.7
New Mexico
Albuquerque 1,819 2,261 26% (4,800) (1.2%) 6.0% $200,125 31% 1.6
Las Cruces 887 1,156 46% 200 0.3% 5.9% $110,796 22% 0.0
Santa Fe 126 126 10% 300 0.5% 5.1% $234,083 32% 0.0
New York
Albany 1,142 1,929 36% (6,500) (1.5%) 7.6% $190,426 29% 2.9
Binghamton 226 268 20% (1,300) (1.1%) 9.0% $107,125 20% 1.8
Buffalo 947 1,322 28% (10,900) (2.0%) 9.6% $105,739 20% 0.8
Glens Falls 333 379 24% (700) (1.3%) 10.0% $145,109 27% 2.5
Ithaca 113 236 36% (200) (0.3%) 5.9% $156,294 29% 2.6
Kingston 226 296 21% (1,500) (2.4%) 8.4% $218,737 33% 3.0
Nassau 1,752 2,597 23% (20,600) (1.7%) 7.5% $364,396 35% 3.8
New York 2,025 36,953 89% (110,300) (2.1%) 8.3% $440,341 64% 4.0
Poughkeepsie 944 1,396 27% (2,800) (1.1%) 8.1% $226,038 28% 1.2
Rochester 1,363 1,566 30% (1,400) (0.3%) 8.5% $111,488 19% 0.8
Syracuse 838 1,083 32% (1,900) (0.6%) 8.9% $112,792 20% 1.4
Utica-Rome 224 272 21% (1,400) (1.1%) 8.8% $102,479 21% 1.8
North Carolina
Asheville 1,561 2,238 52% (8,400) (4.8%) 9.7% $173,664 32% 2.6
Burlington 592 644 32% (2,800) (4.6%) 12.0% $107,087 20% 0.0
Charlotte 6,447 10,862 43% (48,300) (5.6%) 11.7% $147,500 22% 1.1
Durham 1,872 2,516 39% (2,200) (0.8%) 8.0% $166,805 27% 0.8
Fayetteville 1,427 2,165 50% (2,600) (2.0%) 9.5% $103,166 19% 0.0
Greensboro 1,826 2,991 47% (22,700) (6.1%) 11.6% $133,505 24% 0.0
Greenville 489 1,077 42% (2,400) (3.0%) 10.4% $104,390 21% 0.0
Hickory 800 829 34% (10,500) (6.6%) 15.7% $106,088 20% 0.0
Raleigh-Cary 5,662 9,881 56% (16,500) (3.2%) 8.8% $186,000 25% 0.0
Rocky Mount 380 385 37% (2,700) (4.1%) 14.4% $92,232 18% 0.0
Wilmington 2,933 3,493 38% (4,800) (3.3%) 10.8% $191,387 33% 1.9
Winston-Salem 1,403 1,516 34% (6,900) (3.1%) 10.4% $118,680 20% 0.0
North Dakota
Bismarck 523 760 69% 600 1.0% 5.4% $155,163 20% 2.1
Fargo 863 1,395 50% (100) (0.1%) 4.9% $137,755 20% 0.0
Grand Forks 193 340 50% (200) (0.4%) 5.2% $119,448 20% 0.0
Ohio
Akron 830 966 24% (11,400) (3.4%) 9.7% $99,000 16% 0.8
Canton 329 473 30% (4,700) (2.8%) 10.8% $86,887 15% 0.2
Cincinnati 3,110 3,950 25% (31,600) (3.1%) 8.9% $132,500 19% 0.0
Cleveland 2,077 2,394 30% (40,300) (3.8%) 9.4% $93,942 14% 0.3
Columbus 2,535 4,185 25% (17,200) (1.8%) 7.9% $112,000 16% 0.0
Dayton 1,035 1,155 28% (15,200) (3.8%) 11.1% $94,212 15% 0.3
Lima 160 165 33% (900) (1.7%) 12.1% $88,630 14% 0.0
Mansfield 76 95 16% (2,000) (3.5%) 12.6% $87,394 16% 0.0
Springfield 86 116 17% (1,300) (2.5%) 10.3% $92,584 15% 0.0
Toledo 588 1,061 26% (17,800) (5.6%) 12.4% $80,823 13% 0.3
Youngstown 355 501 26% (8,800) (3.8%) 12.9% $63,341 11% 0.1
Oklahoma
Oklahoma City 3,339 3,694 17% 2,100 0.4% 5.6% $124,598 19% 0.0
Tulsa 2,677 3,705 30% (2,200) (0.5%) 6.2% $131,015 19% 0.0
Oregon
Bend 602 687 15% (2,700) (4.0%) 16.1% $191,847 27% 1.5
Eugene 539 642 23% (8,000) (5.1%) 12.8% $202,538 34% 4.9
Medford 360 435 20% (3,000) (3.7%) 14.0% $176,107 31% 1.7
Portland 3,651 6,831 35% (35,500) (3.4%) 10.7% $244,476 33% 5.3
Salem 584 927 28% (2,900) (1.9%) 11.4% $180,450 28% 4.8
Pennsylvania
Allentown 1,497 1,733 32% (7,400) (2.2%) 8.7% $234,865 35% 5.8
Altoona 47 201 41% (1,800) (2.9%) 7.8% $98,119 18% 0.2
Erie 268 425 42% (1,900) (1.4%) 8.6% $94,307 18% 0.0
Harrisburg 1,457 1,489 40% (6,300) (1.9%) 7.2% $148,468 22% 2.1
Johnstown 124 140 38% (1,800) (2.9%) 8.9% $79,953 18% 1.0
Lancaster 1,195 1,525 42% (5,700) (2.4%) 7.4% $168,888 25% 2.4
Philadelphia 3,703 5,330 30% (33,600) (1.8%) 7.7% $209,113 29% 3.5
Pittsburgh 2,770 3,210 45% (19,200) (1.7%) 7.6% $115,012 20% 0.0
Reading 489 667 31% (4,400) (2.5%) 8.9% $154,285 23% 3.8
Scranton 781 885 41% (6,800) (2.6%) 9.3% $124,275 24% 2.5
State College 386 471 43% (1,000) (1.3%) 5.9% $163,729 30% 2.9
Williamsport 81 90 17% (1,900) (3.6%) 9.5% $112,404 22% 1.5
York 975 1,109 35% (3,100) (1.7%) 7.9% $161,693 23% 2.4
Rhode Island
Providence 1,202 1,454 12% (21,200) (3.8%) 11.6% $213,152 31% 0.3
South Carolina
Anderson 521 596 31% (3,700) (5.8%) 12.7% $102,021 18% 0.0
Charleston 3,278 4,553 42% (7,400) (2.5%) 9.1% $173,000 26% 0.0
Columbia 3,110 4,257 52% (8,400) (2.3%) 8.8% $116,450 18% 0.0
Florence 543 977 75% (2,100) (2.4%) 11.9% $118,599 22% 0.0
Greenville 2,087 2,519 46% (10,600) (3.3%) 9.8% $135,000 23% 2.6
Myrtle Beach 1,671 2,686 23% (8,300) (7.0%) 14.3% $174,600 30% 0.0
Spartanburg 916 916 33% (4,300) (3.3%) 11.5% $121,765 21% 0.4
South Dakota
Rapid City 430 444 32% (200) (0.3%) 5.1% $121,910 19% 0.0
Sioux Falls 849 1,806 72% (300) (0.2%) 4.8% $142,963 19% 0.0
Tennessee
Chattanooga 1,169 1,490 39% (6,000) (2.4%) 8.7% $124,251 23% 0.0
Clarksville 1,107 1,570 49% (3,700) (4.4%) 10.0% $99,106 18% 0.0
Jackson 328 388 35% (1,700) (2.8%) 9.2% $88,083 19% 0.0
Johnson City 540 981 68% (3,000) (3.7%) 8.6% $111,570 25% 0.0
Kingsport 756 834 54% (3,200) (2.6%) 8.6% $112,844 25% 0.0
Knoxville 1,871 2,358 37% (10,100) (3.0%) 7.9% $138,976 25% 0.0
Memphis 2,114 3,074 28% (13,700) (2.2%) 8.9% $103,119 19% 0.2
Nashville 5,084 7,241 39% (25,900) (3.4%) 8.4% $140,000 22% 0.1
Texas
Abilene 191 191 9% 300 0.4% 5.0% $92,900 17% 1.6
Amarillo 453 705 19% (600) (0.5%) 4.5% $118,800 21% 1.8
Austin 7,427 12,983 49% 1,300 0.2% 6.3% $187,900 26% 2.9
Beaumont 810 1,648 66% (3,200) (1.9%) 8.5% $132,800 24% 4.2
Brownsville 946 1,193 31% (2,600) (2.0%) 9.3% $83,300 21% 0.0
College Station 761 2,048 58% 800 0.8% 4.8% $139,500 27% 1.9
Corpus Christi 1,091 1,335 22% (500) (0.3%) 6.0% $133,800 26% 4.1
Dallas 10,896 24,328 33% (29,000) (1.4%) 7.0% $145,900 20% 0.7
El Paso 2,807 3,628 56% (3,500) (1.3%) 8.2% $130,900 30% 4.0
Fort Worth 6,745 10,125 26% (2,500) (0.3%) 6.7% $107,000 15% 0.5
Houston 25,814 40,743 54% (6,300) (0.2%) 6.4% $138,100 20% 0.7
Killeen 1,657 2,073 45% 2,500 2.0% 6.1% $120,430 21% 2.3
Laredo 693 1,031 43% 400 0.4% 7.4% $89,562 21% 0.0
Longview 176 204 13% (400) (0.4%) 6.0% $118,800 22% 2.6
Lubbock 953 981 24% (300) (0.2%) 4.5% $112,600 22% 0.6
McAllen 2,894 3,272 35% 300 0.1% 9.6% $90,400 23% 0.0
Midland 446 446 12% 2,300 3.4% 3.9% $129,462 21% 2.8
Odessa 212 674 32% 2,200 3.5% 5.3% $138,000 25% 3.8
San Antonio 5,665 8,896 40% (800) (0.1%) 6.0% $143,300 24% 2.8
Texarkana 83 150 18% 200 0.3% 5.7% $77,611 14% 0.0
Tyler 201 267 9% 1,000 1.1% 6.6% $136,000 24% 2.6
Waco 504 778 26% 500 0.5% 5.8% $101,100 20% 0.6
Wichita Falls 148 164 18% (1,300) (2.1%) 6.7% $96,200 19% 1.5
Utah
Ogden-Clearfield 1,334 1,737 34% (4,800) (2.4%) 5.6% $148,384 22% 1.4
Provo-Orem 1,045 1,360 21% (5,500) (2.9%) 5.2% $167,275 28% 1.8
Salt Lake City 1,685 4,767 38% (13,500) (2.1%) 5.2% $213,965 33% 5.4
St. George 599 616 16% (1,900) (3.7%) 7.4% $162,027 30% 0.0
Virginia
Charlottesville 717 834 32% (1,900) (1.9%) 5.6% $217,091 31% 0.8
Harrisonburg 543 1,010 77% (1,800) (2.8%) 6.6% $174,885 31% 2.4
Lynchburg 818 836 45% (900) (0.8%) 7.5% $137,708 26% 0.3
Richmond 3,598 4,446 39% (22,000) (3.5%) 7.9% $196,000 29% 2.7
Roanoke 559 559 29% (1,800) (1.1%) 7.4% $142,333 25% 0.0
Virginia Beach 2,909 4,861 21% (6,900) (0.9%) 7.2% $211,045 31% 4.1
Winchester 444 443 25% (2,600) (4.7%) 9.2% $147,025 23% 0.0
Washington
Bellingham 454 498 20% (2,300) (2.7%) 8.0% $227,027 36% 3.5
Bremerton 627 679 26% (4,200) (4.9%) 7.7% $240,500 30% 4.0
Kennewick 835 948 29% 800 0.9% 8.5% $161,898 23% 2.7
Olympia 1,081 1,193 37% 100 0.1% 7.6% $245,000 32% 5.7
Seattle 4,257 11,888 43% (44,600) (3.0%) 8.5% $335,100 38% 4.4
Spokane 1,140 1,663 38% (5,000) (2.3%) 9.6% $159,500 26% 3.3
Tacoma 1,661 2,162 32% (7,500) (2.7%) 9.4% $231,750 30% 3.3
Yakima 587 680 56% (1,900) (2.5%) 10.4% $136,739 24% 0.2
West Virginia
Charleston 305 536 63% (800) (0.5%) 6.0% $125,560 22% 0.0
Huntington 95 115 18% (1,600) (1.4%) 7.5% $84,803 18% 0.0
Morgantown 30 153 62% 1,000 1.6% 4.6% $119,808 22% 0.0
Parkersburg 126 182 42% (800) (1.1%) 9.2% $85,139 15% 0.0
Wheeling 44 46 16% (600) (0.9%) 8.8% $76,981 14% 0.0
Wisconsin
Appleton 473 640 29% (2,700) (2.3%) 8.6% $125,686 19% 1.8
Eau Claire 321 450 32% (2,200) (2.7%) 8.0% $113,919 20% 1.8
Green Bay 524 725 23% (3,300) (2.0%) 8.4% $145,414 23% 2.8
Janesville 196 225 18% (3,900) (5.7%) 13.0% $112,944 19% 1.8
La Crosse 303 358 42% (1,300) (1.8%) 7.3% $119,408 21% 0.9
Madison 748 1,837 30% (7,200) (2.1%) 6.0% $221,740 31% 4.3
Milwaukee 1,167 2,183 25% (29,500) (3.5%) 8.1% $194,571 30% 3.9
Oshkosh-Neenah 411 528 36% (400) (0.4%) 8.0% $113,063 18% 0.0
Racine 307 451 35% (1,800) (2.3%) 10.2% $143,179 22% 3.0
Sheboygan 127 236 32% (2,300) (3.7%) 9.3% $126,195 21% 2.9
Wausau 217 411 30% (2,600) (3.6%) 8.7% $118,770 19% 1.4
Wyoming
Cheyenne 161 189 22% 300 0.7% 5.4% $120,652 18% 0.0

 


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