Foreign Buyers Show New Interest in Orlando Vacation Homes | John Burns Real Estate Consulting

Foreign Buyers Show New Interest in Orlando Vacation Homes


This summer, the John Burns consulting team has been active in the Orlando resort and vacation home market assisting in the planning process of future resort-oriented communities. Our conversations with local professionals and field research suggest the reemergence of foreign buyers. Consider the following:

  • European (UK heavy), as well as Canadian and South American buyers are starting to consider the Orlando vacation home market again. Attracted to the Disney affiliation, foreign buyers have historically been a large part of the Orlando vacation home market. Many buyers seek a vacation property in Orlando for their families and while not in use it is rented to others as an income producing property for the remainder of the year.
  • The increasing attractiveness of the Euro versus the US Dollar is pushing the strongest foreign buyers, Europeans, back into the market. In late 2009, the exchange rate went from a recent peak of 1.5 US Dollars per Euro down to just under 1.2 by mid-2010. Rates today are back to the 1.4 and over range.

  • Income producing resort properties are overwhelmingly preferred. Communities where owners can pay their monthly dues and taxes with vacation rentals and still see positive cash flow are in demand. International traffic has been on an upswing and could result in an increase of demand for income producing properties from a rental demand standpoint. This subsequently may lead to an increase in construction levels if the International traffic trend continues to move upward.

  • High end resort home product near Orlando was down more than 80% in price from the peak in some instances. Lower priced resort homes are seeing interest again while the high end custom home market remains very quiet.

We will monitor this activity as we move into the more traditional selling season in Orlando (post summer) and watch how the US Dollar performs against the foreign markets amid global economic uncertainty

This is the most current available data for all variables and markets. Current as of: 6/2011

 

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 88 91 19% 200 0.4% 10.4% $87,216 21% 1.8
Auburn-Opelika 470 640 29% 1,200 2.3% 9.2% $129,871 33% 2.5
Birmingham 1,412 2,995 38% 1,900 0.4% 9.8% $141,196 27% 2.2
Decatur 136 156 17% (200) (0.4%) 10.2% $100,250 23% 3.9
Dothan 300 308 41% (1,300) (2.3%) 10.0% $91,082 22% 1.8
Florence 146 202 26% 500 0.9% 9.8% $97,734 21% 0.4
Gadsden 78 86 22% (100) (0.3%) 10.7% $85,962 18% 0.0
Huntsville 2,166 2,194 44% (300) (0.1%) 8.9% $126,849 20% 0.3
Mobile 719 1,006 36% (1,400) (0.8%) 11.8% $111,962 24% 0.4
Montgomery 391 716 28% (3,300) (1.9%) 10.5% $125,157 25% 2.2
Tuscaloosa 290 538 21% 500 0.5% 10.2% $120,861 26% 0.7
Alaska
Anchorage 407 538 6% 1,500 0.8% 7.2% $186,628 21% 0.0
Fairbanks 34 38 5% (900) (2.2%) 7.1% $145,183 18% 0.1
Arizona
Flagstaff 153 228 17% 400 0.6% 8.4% $260,001 37% 3.3
Phoenix 6,575 7,434 11% 17,900 1.1% 9.0% $123,000 18% 0.3
Prescott 257 315 7% (900) (1.7%) 10.4% $123,513 23% 0.0
Tucson 1,452 1,982 15% (500) (0.1%) 9.1% $129,993 23% 0.0
Yuma 378 378 14% 0 0.0% 26.9% $125,000 24% 1.4
Arkansas
Fayetteville 1,000 1,138 15% 1,700 0.8% 6.9% $101,788 17% 0.0
Fort Smith 453 569 43% 200 0.2% 8.4% $79,527 16% 0.0
Hot Springs 32 32 9% 600 1.6% 8.4% $112,668 22% 0.0
Jonesboro 359 651 66% (300) (0.6%) 8.2% $80,549 16% 0.2
Little Rock 1,632 3,363 59% (1,300) (0.4%) 7.5% $130,880 22% 2.6
Pine Bluff 34 72 17% (1,700) (4.5%) 11.0% $65,370 15% 0.8
California
Bakersfield 910 1,119 13% 1,300 0.6% 15.3% $124,000 19% 0.6
Chico 152 420 21% (400) (0.6%) 14.1% $160,000 27% 0.4
El Centro 143 195 9% (100) (0.2%) 28.5% $130,000 24% 1.8
Fresno 1,927 2,057 28% (3,900) (1.4%) 16.8% $137,500 22% 0.3
Hanford 166 178 13% (500) (1.4%) 16.7% $139,000 24% 2.7
Los Angeles (D) 2,338 8,878 13% (15,700) (0.4%) 12.4% $333,750 45% 2.0
Madera 106 190 8% (600) (1.8%) 15.2% $128,500 22% 0.2
Merced 102 104 3% 200 0.4% 18.7% $110,000 21% 0.8
Modesto 109 293 5% (200) (0.1%) 17.2% $135,000 20% 0.2
Monterey 98 163 6% (3,300) (2.6%) 11.1% $260,000 32% 1.0
Napa 101 125 13% (500) (0.8%) 9.2% $335,000 35% 1.4
Oakland (D) 1,541 3,205 14% (4,800) (0.5%) 10.9% $340,000 35% 2.1
Orange County (D) 2,121 5,207 21% 4,400 0.3% 9.2% $500,000 52% 4.8
Redding 116 191 8% (300) (0.5%) 15.0% $157,000 27% 0.9
Riverside-San Bernardino 4,347 5,192 9% (11,400) (1.0%) 14.2% $175,000 25% 1.0
Sacramento 1,712 2,364 10% (3,500) (0.4%) 12.3% $190,000 25% 0.4
San Diego 2,170 4,168 9% 16,300 1.3% 10.4% $365,000 45% 3.2
San Francisco (D) 347 1,872 28% 1,600 0.2% 8.7% $721,000 68% 3.9
San Jose 838 3,500 35% 16,600 1.9% 10.5% $582,500 51% 4.7
San Luis Obispo 275 449 13% (100) (0.1%) 10.0% $360,750 48% 3.3
Santa Barbara 202 328 12% 500 0.3% 8.9% $300,000 38% 1.1
Santa Cruz 94 100 7% 1,100 1.3% 11.5% $480,000 59% 3.5
Santa Rosa 411 506 9% 1,800 1.1% 10.1% $310,000 37% 0.1
Stockton 787 953 14% (800) (0.4%) 16.7% $160,000 23% 0.4
Vallejo-Fairfield 468 468 8% (2,900) (2.4%) 12.0% $180,500 20% 0.0
Ventura 285 607 8% 0 0.0% 10.3% $425,000 45% 4.8
Visalia-Porterville 892 1,084 30% 100 0.1% 15.8% $119,000 23% 0.6
Yuba-Sutter 158 158 5% (700) (1.9%) 19.3% $145,000 23% 0.7
Colorado
Boulder 295 419 8% 1,700 1.1% 6.9% $314,000 41% 5.1
Colorado Springs 1,505 1,818 17% (2,100) (0.8%) 9.8% $184,258 27% 2.8
Denver 3,432 5,219 18% 2,100 0.2% 8.7% $230,000 31% 5.1
Fort Collins 577 1,021 28% 3,100 2.3% 6.9% $222,250 32% 4.2
Grand Junction 292 356 17% (1,800) (3.0%) 10.3% $128,179 20% 0.0
Greeley 652 740 17% 1,200 1.5% 10.1% $163,000 23% 1.5
Pueblo 160 168 12% 1,400 2.4% 10.7% $79,545 17% 0.2
Connecticut
Bridgeport 583 1,019 19% 2,600 0.6% 8.5% $367,167 34% 0.0
Hartford 871 1,070 10% 5,300 1.0% 9.2% $228,804 25% 0.1
New Haven 380 565 8% (800) (0.3%) 9.6% $221,621 26% 0.1
Norwich 241 253 9% (1,800) (1.4%) 8.9% $192,483 21% 0.2
Delaware
Dover 614 767 35% (1,300) (2.1%) 8.7% $180,155 28% 4.4
Wilmington (D) 949 1,092 17% (5,500) (1.7%) 9.0% $199,861 27% 2.1
District of Columbia
Washington D.C. (D) 7,576 12,922 34% (5,500) (0.2%) 6.3% $303,137 26% 2.0
Florida
Daytona Beach 537 1,037 13% 1,400 0.9% 11.0% $98,000 16% 0.5
Fort Lauderdale (D) 873 1,122 6% 900 0.1% 9.5% $162,000 23% 0.7
Fort Myers 1,188 1,259 4% (3,000) (1.5%) 11.6% $105,000 17% 1.2
Fort Walton Beach 658 658 18% 1,000 1.3% 7.4% $178,338 26% 2.1
Gainesville 302 427 13% 200 0.2% 8.3% $155,521 28% 0.0
Jacksonville 2,917 3,173 13% 5,400 0.9% 10.3% $138,000 19% 1.0
Lakeland 965 967 7% (1,900) (1.0%) 11.7% $92,000 15% 0.0
Melbourne 810 1,049 11% (5,500) (2.8%) 11.3% $114,300 18% 1.5
Miami (D) 911 3,358 13% 12,700 1.3% 13.9% $162,000 27% 0.7
Naples 788 1,058 13% (2,500) (2.3%) 11.3% $261,500 35% 3.8
Ocala 371 371 5% (700) (0.8%) 12.6% $85,000 15% 0.3
Orlando 3,918 5,103 14% 8,000 0.8% 10.4% $122,500 18% 0.3
Panama City 226 380 7% 700 0.9% 9.5% $149,702 23% 0.3
Pensacola 1,161 1,171 18% 1,300 0.8% 10.2% $134,002 20% 0.0
Port St. Lucie 382 442 4% (1,600) (1.3%) 12.5% $109,000 16% 0.3
Punta Gorda 324 397 9% (700) (1.7%) 11.1% $97,950 17% 0.7
Sarasota 1,629 2,216 15% (500) (0.2%) 10.9% $153,950 23% 1.9
Tallahassee 536 571 13% 300 0.2% 8.6% $139,104 24% 0.4
Tampa 4,332 6,515 17% 3,500 0.3% 11.1% $115,000 18% 0.9
Vero Beach 335 387 9% (200) (0.5%) 13.5% $118,000 20% 1.3
West Palm Beach (D) 1,408 1,672 7% 2,900 0.6% 11.0% $205,000 28% 2.7
Georgia
Albany 165 234 19% 2,200 3.6% 10.8% $88,353 18% 0.0
Athens 242 242 10% 800 1.0% 8.4% $123,015 25% 0.0
Atlanta 5,928 7,340 10% (24,300) (1.1%) 10.5% $105,971 15% 0.0
Augusta 2,241 2,263 41% (2,000) (1.0%) 9.9% $108,933 19% 0.0
Brunswick 382 382 30% 1,000 2.5% 10.4% $132,291 25% 1.5
Columbus 922 1,100 49% 900 0.8% 10.2% $102,274 21% 0.3
Dalton 89 89 8% (500) (0.7%) 12.1% $96,127 20% 0.5
Gainesville 189 189 7% (1,000) (1.4%) 9.0% $122,384 20% 0.0
Hinesville 363 363 41% (300) (1.5%) 9.9% $95,628 18% 0.0
Macon 284 304 16% 900 0.9% 10.6% $93,085 18% 0.0
Rome 41 118 16% 1,000 2.6% 10.9% $90,796 19% 0.0
Savannah 1,032 1,211 25% 1,000 0.7% 9.5% $127,821 22% 0.7
Valdosta 453 988 68% (700) (1.3%) 9.7% $102,530 22% 0.0
Warner Robins 628 628 30% 0 0.0% 8.0% $97,018 16% 0.5
Hawaii
Honolulu 839 1,455 29% 8,900 2.1% 5.7% $573,687 71% 5.0
Idaho
Boise City 1,345 1,403 12% 3,200 1.3% 9.7% $134,183 20% 0.5
Coeur D’Alene 406 545 20% (200) (0.4%) 10.5% $124,316 18% 0.0
Idaho Falls 262 266 14% 600 1.2% 7.4% $92,590 14% 0.0
Lewiston 68 74 18% (600) (2.3%) 7.6% $121,906 20% 0.0
Pocatello 117 117 17% (900) (2.5%) 9.0% $92,444 14% 0.0
Illinois
Bloomington 282 544 32% (700) (0.8%) 7.0% $155,933 21% 0.5
Champaign-Urbana 217 547 25% (3,400) (3.2%) 8.6% $137,765 25% 2.2
Chicago (D) 2,630 4,538 10% 21,600 0.6% 10.4% $185,000 24% 1.0
Danville 6 9 5% 0 0.0% 9.8% $53,870 13% 1.0
Decatur 53 53 9% (200) (0.4%) 9.8% $89,840 15% 0.8
Kankakee-Bradley 76 84 10% 1,800 4.1% 10.7% $113,437 17% 1.0
Lake-Kenosha (D) 497 1,049 16% 3,400 0.9% 8.8% $205,923 24% 0.0
Peoria 504 538 28% 5,100 2.8% 7.9% $112,785 17% 0.5
Rockford 188 233 9% 800 0.5% 11.6% $97,643 17% 3.1
Springfield 302 412 27% 600 0.5% 7.0% $120,335 17% 0.0
Indiana
Anderson 73 73 9% (1,400) (3.4%) 9.9% $77,669 15% 0.0
Bloomington 188 301 25% (1,100) (1.4%) 7.6% $124,104 27% 1.5
Columbus 133 133 22% 1,200 2.8% 7.1% $117,586 19% 0.3
Elkhart-Goshen 165 225 14% 400 0.4% 10.2% $98,769 19% 1.1
Evansville 459 547 25% 3,600 2.1% 7.4% $90,881 15% 0.0
Fort Wayne 742 774 21% 6,100 3.0% 8.1% $94,319 15% 0.6
Gary (D) 740 919 20% (6,800) (2.6%) 8.9% $114,474 18% 1.8
Indianapolis 3,532 4,919 29% (8,500) (1.0%) 8.0% $119,541 19% 2.3
Kokomo 20 20 3% 1,300 3.3% 9.6% $78,619 12% 0.0
Lafayette 455 523 29% 900 1.0% 8.1% $105,439 20% 0.0
Michigan City 120 192 32% (300) (0.7%) 9.5% $105,923 18% 0.0
Muncie 78 90 16% (100) (0.2%) 10.1% $71,826 16% 0.0
South Bend 218 398 20% (1,300) (1.0%) 9.8% $78,892 14% 0.9
Terre Haute 131 394 57% (600) (0.9%) 9.8% $74,716 14% 0.0
Iowa
Ames 97 355 38% (1,100) (2.4%) 5.4% $129,348 20% 0.0
Cedar Rapids 725 858 42% 1,600 1.1% 6.0% $135,898 19% 0.0
Davenport 413 736 48% 4,700 2.6% 7.0% $102,236 15% 0.0
Des Moines 2,081 2,637 42% (800) (0.2%) 6.1% $143,866 19% 0.0
Dubuque 248 386 44% 500 0.9% 5.6% $115,613 18% 0.0
Iowa City 449 599 35% (300) (0.3%) 4.9% $148,201 23% 0.0
Sioux City 197 257 22% 100 0.1% 6.2% $88,715 14% 0.0
Waterloo 374 376 45% 300 0.3% 6.0% $104,473 17% 2.5
Kansas
Lawrence 165 324 17% 400 0.8% 6.3% $138,996 25% 1.1
Topeka 346 356 26% (2,900) (2.6%) 7.0% $102,494 16% 0.5
Wichita 878 1,102 24% 1,000 0.3% 7.9% $111,307 18% 1.3
Kentucky
Bowling Green 330 455 33% (400) (0.7%) 8.4% $108,659 18% 0.0
Elizabethtown 468 1,009 76% 2,200 4.7% 8.4% $111,556 17% 0.0
Lexington 960 1,234 24% 2,500 1.0% 8.0% $140,191 21% 0.0
Louisville 1,772 2,477 28% 6,800 1.1% 9.5% $131,228 20% 0.0
Owensboro 252 314 29% 300 0.6% 8.4% $86,090 14% 0.0
Louisiana
Baton Rouge 2,703 3,144 35% (1,900) (0.5%) 8.4% $164,947 23% 0.0
Houma 381 387 32% 1,800 1.9% 5.7% $114,775 17% 0.3
Lafayette 745 819 16% 400 0.3% 6.3% $126,905 17% 0.0
Lake Charles 815 1,259 84% 2,300 2.5% 6.9% $106,575 16% 0.0
Monroe 350 498 41% (100) (0.1%) 8.5% $97,484 17% 0.0
New Orleans 2,054 2,500 19% 2,900 0.6% 8.0% $156,568 22% 0.1
Shreveport 1,091 1,336 44% 1,900 1.1% 7.3% $155,986 24% 1.8
Maine
Bangor 203 215 22% 2,400 3.8% 7.1% $117,062 22% 0.6
Lewiston-Auburn 121 160 19% 100 0.2% 7.6% $122,081 24% 1.2
Portland 1,040 1,116 19% 1,400 0.7% 6.1% $210,431 29% 1.5
Maryland
Baltimore 3,286 4,347 22% (9,900) (0.8%) 7.9% $244,450 30% 4.6
Bethesda (D) 1,645 2,913 24% 2,800 0.5% 5.8% $420,000 37% 5.7
Cumberland 100 166 41% 400 1.0% 8.9% $86,035 18% 0.6
Hagerstown 517 523 13% (2,500) (2.5%) 9.5% $120,837 19% 0.0
Salisbury 148 154 12% (600) (1.1%) 9.0% $128,260 24% 0.0
Massachusetts
Barnstable Town 363 423 9% (100) (0.1%) 7.4% $306,978 38% 0.4
Boston-Cambridge 3,443 6,340 22% 54,900 2.2% 7.1% $337,879 34% 0.5
Pittsfield 115 129 14% 800 2.2% 7.4% $185,412 32% 2.3
Springfield 498 547 11% 4,000 1.4% 8.9% $183,002 27% 0.6
Worcester 815 1,018 14% 8,200 3.4% 8.4% $210,842 23% 0.1
Michigan
Ann Arbor 285 591 20% (700) (0.4%) 7.7% $179,500 26% 3.6
Battle Creek 30 30 5% (1,100) (1.9%) 9.6% $76,095 16% 0.0
Bay City 19 19 4% 1,200 3.3% 9.9% $76,428 13% 0.0
Detroit (D) 521 825 13% 800 0.1% 13.7% $79,103 17% 0.0
Flint 67 67 2% (3,400) (2.5%) 11.6% $68,800 13% 0.0
Grand Rapids 732 741 15% 8,100 2.2% 8.9% $88,860 15% 0.9
Holland 404 453 17% 1,000 1.0% 9.0% $123,688 20% 0.0
Jackson 63 68 7% 600 1.1% 10.7% $83,562 14% 0.1
Kalamazoo 337 353 14% 3,700 2.7% 9.3% $104,663 21% 0.1
Lansing 388 586 19% 2,600 1.2% 9.0% $75,917 13% 0.3
Monroe 114 121 10% (200) (0.5%) 10.4% $107,610 16% 0.0
Muskegon 84 107 11% (300) (0.5%) 10.8% $75,682 16% 0.0
Niles 124 124 15% (200) (0.3%) 10.6% $111,412 22% 3.2
Saginaw 108 160 17% 2,800 3.3% 10.1% $56,932 11% 1.6
Warren (D) 2,173 2,527 13% 13,700 1.3% 11.6% $133,464 19% 0.0
Minnesota
Duluth 310 411 24% 3,200 2.5% 7.7% $105,222 18% 1.8
Minneapolis 3,434 5,095 18% 18,000 1.1% 6.9% $154,548 18% 0.2
Rochester 292 336 17% 2,600 2.5% 5.8% $122,027 15% 0.0
St. Cloud 263 265 13% 1,100 1.1% 6.8% $118,249 19% 0.0
Mississippi
Gulfport-Biloxi 1,364 1,884 34% 0 0.0% 9.7% $112,942 23% 1.5
Hattiesburg 67 79 7% 200 0.3% 10.1% $92,380 19% 0.0
Jackson 1,133 1,150 26% 600 0.2% 8.8% $136,328 28% 5.0
Pascagoula 302 325 21% (3,900) (6.4%) 11.3% $94,195 17% 0.0
Missouri
Columbia 529 826 35% (2,200) (2.4%) 6.8% $149,933 25% 0.8
Jefferson City 169 195 17% 200 0.3% 7.2% $105,947 16% 0.0
Joplin 118 149 20% (10,700) (13.5%) 9.6% $81,441 16% 0.0
Kansas City 2,300 3,008 16% (6,300) (0.6%) 8.5% $134,706 19% 0.1
Springfield 756 1,351 26% 4,100 2.1% 8.2% $113,744 22% 0.7
St. Joseph 109 148 35% (700) (1.2%) 8.2% $84,968 15% 0.0
St. Louis 3,481 4,991 27% 12,100 0.9% 9.0% $121,974 18% 0.0
Montana
Billings 290 402 27% 2,300 2.9% 6.1% $120,413 20% 0.2
Great Falls 92 104 33% 300 0.8% 7.1% $101,231 20% 0.6
Missoula 152 418 37% (1,500) (2.6%) 7.8% $161,308 33% 2.7
Nebraska
Lincoln 601 1,228 45% 4,100 2.4% 4.1% $131,590 20% 1.2
Omaha 1,962 3,151 48% 6,900 1.5% 4.9% $133,576 18% 0.0
Nevada
Carson City 10 56 8% 0 0.0% 12.5% $129,064 19% 0.0
Las Vegas 3,828 5,272 13% (4,300) (0.5%) 13.8% $120,000 17% 0.0
Reno 474 496 8% (2,800) (1.5%) 13.0% $151,500 22% 0.0
New Hampshire
Manchester 310 746 10% 500 0.5% 5.2% $217,698 22% 0.0
New Jersey
Atlantic City 383 416 11% (4,600) (3.2%) 12.8% $218,691 30% 3.8
Camden (D) 1,151 2,031 24% (6,200) (1.2%) 10.2% $189,500 20% 1.8
Edison (D) 2,518 4,196 17% (16,100) (1.6%) 9.0% $280,000 27% 4.6
Newark-Union (D) 1,378 2,566 28% (1,000) (0.1%) 9.6% $374,758 38% 3.0
Ocean City 331 452 19% (100) (0.2%) 9.5% $225,662 36% 4.0
Trenton 198 753 21% (6,600) (2.7%) 8.3% $244,780 25% 1.5
Vineland 180 185 25% (2,000) (3.3%) 13.5% $126,511 19% 0.0
New Mexico
Albuquerque 1,383 1,631 18% (2,400) (0.6%) 8.2% $172,675 26% 0.0
Farmington 161 161 27% (200) (0.4%) 8.3% $176,750 26% 0.1
Las Cruces 668 848 34% (1,300) (1.9%) 8.1% $98,672 19% 0.0
Santa Fe 94 94 7% (400) (0.6%) 6.3% $199,951 27% 0.0
New York
Albany 931 1,683 32% (2,800) (0.6%) 7.2% $191,027 25% 1.6
Binghamton 99 105 8% 0 0.0% 8.1% $118,767 20% 2.5
Buffalo 820 1,056 23% 7,300 1.3% 7.7% $127,593 21% 3.1
Elmira 58 66 22% 400 1.0% 7.8% $96,194 16% 1.0
Glens Falls 236 259 16% (1,200) (2.1%) 7.3% $152,080 23% 1.4
Ithaca 94 135 21% 1,600 2.6% 6.4% $153,616 27% 2.0
Kingston 117 127 9% (1,600) (2.6%) 8.2% $207,605 28% 1.3
Nassau (D) 1,126 1,600 14% (6,800) (0.5%) 7.1% $377,137 32% 3.6
New York (D) 1,421 12,928 31% 21,500 0.4% 8.7% $444,634 57% 3.5
Poughkeepsie 760 1,008 20% (1,400) (0.6%) 7.9% $208,925 23% 0.0
Rochester 914 1,432 28% 10,700 2.1% 7.5% $120,588 19% 1.5
Syracuse 757 985 29% 3,900 1.2% 8.0% $122,539 18% 0.9
Utica-Rome 241 273 21% 800 0.6% 7.7% $107,128 18% 0.0
North Carolina
Asheville 914 1,424 33% 0 0.0% 8.2% $164,275 31% 2.3
Burlington 331 406 20% (100) (0.2%) 10.9% $109,588 19% 0.0
Charlotte 3,840 4,721 19% 3,700 0.5% 11.2% $205,000 30% 5.6
Durham 1,529 1,935 30% (800) (0.3%) 8.0% $209,000 33% 3.6
Fayetteville 1,527 3,491 81% 1,100 0.8% 10.1% $109,049 21% 0.3
Goldsboro 182 238 35% (1,400) (3.2%) 9.2% $99,521 17% 0.0
Greensboro 1,002 1,907 30% 2,300 0.7% 10.8% $127,615 23% 0.1
Greenville 301 588 23% (500) (0.7%) 10.8% $103,208 22% 0.0
Hickory 367 417 17% (2,300) (1.6%) 12.5% $104,053 22% 0.0
Jacksonville 2,008 2,250 93% (1,200) (2.5%) 9.5% $129,526 25% 1.2
Raleigh-Cary 4,316 5,353 30% 7,900 1.6% 8.5% $210,000 27% 3.1
Rocky Mount 177 179 17% 1,000 1.7% 13.7% $90,310 20% 0.1
Wilmington 1,436 1,556 17% (1,800) (1.3%) 10.4% $195,000 35% 2.7
Winston-Salem 883 1,165 26% 600 0.3% 9.9% $120,038 20% 0.0
North Dakota
Bismarck 526 632 58% 1,300 2.1% 3.6% $159,364 18% 0.1
Fargo 577 1,465 52% 1,000 0.8% 4.2% $141,648 19% 0.0
Grand Forks 138 284 42% 1,700 3.2% 5.1% $121,393 18% 0.0
Ohio
Akron 764 858 21% 9,400 3.0% 8.8% $144,500 22% 4.2
Canton 237 358 23% 300 0.2% 10.0% $97,373 16% 1.6
Cincinnati 2,472 3,058 20% 8,500 0.9% 9.2% $121,098 17% 0.0
Cleveland 1,621 1,748 22% 13,600 1.4% 8.3% $130,000 21% 2.3
Columbus 2,526 4,161 24% 7,600 0.8% 8.2% $140,000 20% 1.9
Dayton 630 642 15% 3,300 0.9% 10.0% $92,935 15% 0.4
Lima 40 44 9% 1,600 3.1% 10.2% $86,826 18% 1.3
Mansfield 33 33 6% (200) (0.4%) 11.1% $82,924 15% 0.2
Sandusky 47 47 8% 3,600 9.0% 7.7% $107,683 17% 0.0
Springfield 54 58 9% 1,900 3.9% 9.6% $88,010 15% 0.0
Toledo 489 723 18% 4,100 1.4% 10.2% $73,859 13% 0.0
Youngstown 257 288 15% 4,200 1.9% 9.7% $60,952 11% 0.3
Oklahoma
Lawton 249 269 25% (1,600) (3.5%) 6.4% $95,399 12% 0.1
Oklahoma City 2,988 3,294 15% 10,800 1.9% 5.7% $136,619 20% 1.0
Tulsa 1,866 2,937 24% 5,300 1.3% 6.6% $127,398 18% 0.0
Oregon
Bend 406 410 9% (800) (1.3%) 12.1% $130,349 19% 0.0
Corvallis 65 235 30% 1,300 3.4% 6.5% $180,687 34% 3.5
Eugene 393 510 18% 0 0.0% 9.5% $182,827 36% 5.5
Medford 282 356 17% 500 0.7% 11.7% $130,341 21% 0.0
Portland 2,976 4,345 22% 9,100 0.9% 9.2% $216,500 30% 3.5
Salem 350 655 19% (2,500) (1.7%) 10.0% $155,000 27% 4.1
Pennsylvania
Allentown 1,175 1,425 26% 2,800 0.8% 8.8% $173,000 23% 1.9
Altoona 86 109 22% 800 1.3% 6.9% $96,921 19% 1.3
Erie 317 454 45% 800 0.6% 8.3% $103,105 18% 1.1
Harrisburg 1,127 1,302 35% (1,000) (0.3%) 7.4% $139,938 20% 1.4
Johnstown 68 68 18% 1,300 2.2% 8.9% $80,592 17% 1.3
Lancaster 898 1,100 30% (1,100) (0.5%) 6.9% $161,298 22% 1.4
Lebanon 217 221 26% 1,400 2.8% 6.6% $135,407 21% 1.7
Philadelphia (D) 2,653 3,759 21% (1,600) (0.1%) 8.4% $217,513 28% 3.9
Pittsburgh 3,268 3,457 49% 13,600 1.2% 7.4% $120,764 20% 1.6
Reading 347 356 16% 2,200 1.3% 8.2% $145,809 21% 3.4
Scranton 606 619 28% 1,400 0.6% 9.2% $115,395 21% 0.6
State College 300 381 35% 300 0.4% 6.1% $157,106 24% 0.0
Williamsport 173 181 34% 600 1.1% 7.8% $111,461 22% 2.0
York 796 1,040 33% 2,500 1.4% 7.8% $145,198 19% 0.4
Rhode Island
Providence 1,003 1,254 11% 4,000 0.7% 10.4% $221,061 31% 0.9
South Carolina
Anderson 236 392 20% 3,200 5.4% 11.1% $99,849 19% 0.0
Charleston 2,518 3,087 29% 3,400 1.2% 9.8% $209,000 34% 4.2
Columbia 2,262 2,762 34% (900) (0.3%) 10.0% $136,000 23% 3.7
Florence 331 381 29% (600) (0.7%) 12.6% $113,033 23% 1.0
Greenville 1,500 1,569 28% 1,100 0.4% 9.8% $140,000 25% 5.1
Myrtle Beach 1,344 1,423 12% 5,400 4.4% 10.5% $147,738 27% 0.0
Spartanburg 521 521 19% 700 0.6% 11.7% $112,773 23% 2.6
Sumter 312 312 34% 600 1.6% 12.4% $98,861 20% 0.0
South Dakota
Rapid City 371 457 33% (400) (0.6%) 4.6% $121,555 20% 1.1
Sioux Falls 640 975 39% 1,400 1.0% 4.5% $141,247 23% 4.1
Tennessee
Chattanooga 888 1,021 27% 3,600 1.6% 9.1% $123,090 24% 1.1
Clarksville 1,055 1,846 57% 1,800 2.2% 10.6% $101,640 18% 0.0
Cleveland 258 319 34% (100) (0.3%) 10.3% $107,131 22% 0.1
Jackson 212 212 19% 1,400 2.5% 10.7% $86,933 18% 0.0
Johnson City 330 696 48% 500 0.7% 9.4% $113,700 25% 0.0
Kingsport 414 447 29% 3,200 2.8% 8.6% $110,511 25% 0.0
Knoxville 1,309 1,662 26% 4,500 1.4% 8.3% $140,722 25% 0.6
Memphis 1,462 1,889 17% (10,300) (1.7%) 10.9% $115,308 22% 1.3
Morristown 156 161 21% 200 0.4% 12.1% $101,099 21% 0.0
Nashville 3,749 4,295 23% 9,500 1.3% 9.0% $159,820 24% 3.0
Texas
Abilene 252 254 12% (2,400) (3.7%) 7.6% $118,200 20% 3.9
Amarillo 566 918 25% 1,200 1.1% 6.4% $136,000 23% 4.1
Austin 6,058 12,061 46% 9,200 1.2% 7.6% $201,500 27% 4.0
Beaumont 669 837 34% 2,300 1.4% 11.7% $131,200 23% 3.9
Brownsville 1,036 1,214 31% (2,100) (1.7%) 12.9% $131,200 31% 5.0
College Station 570 1,154 33% 2,200 2.3% 7.3% $131,200 29% 2.8
Dallas (D) 10,166 17,104 23% 48,700 2.4% 8.7% $168,700 23% 2.3
El Paso 3,128 3,951 61% 2,300 0.8% 10.9% $134,200 28% 4.0
Fort Worth (D) 4,318 5,573 15% 14,100 1.7% 8.6% $142,022 20% 1.6
Houston 20,363 26,204 35% 50,900 2.0% 9.0% $160,900 22% 2.6
Killeen 1,818 2,326 51% (400) (0.3%) 8.9% $131,454 23% 4.2
Laredo 631 772 32% 2,100 2.4% 9.0% $87,765 16% 0.0
Longview 218 280 18% 4,000 4.2% 7.4% $132,700 23% 3.5
Lubbock 934 1,328 32% 2,500 2.0% 7.3% $120,500 24% 2.8
McAllen 3,030 3,410 37% 2,900 1.3% 13.0% $104,100 25% 0.8
Midland 474 474 12% 1,600 2.3% 5.2% $130,080 18% 0.0
Odessa 274 335 16% 2,100 3.5% 6.9% $144,000 26% 4.9
San Angelo 154 154 10% (700) (1.6%) 7.2% $126,400 23% 5.0
San Antonio 4,265 5,912 27% 12,000 1.4% 8.1% $154,100 24% 3.6
Sherman 57 309 28% 200 0.5% 9.2% $92,900 16% 2.5
Texarkana 99 411 49% 0 0.0% 8.1% $83,558 15% 0.2
Tyler 183 254 9% 400 0.4% 8.2% $145,800 23% 2.8
Victoria 116 116 7% 1,100 2.2% 7.7% $136,400 21% 3.5
Waco 409 484 16% 1,700 1.6% 8.4% $117,300 22% 1.8
Wichita Falls 130 135 15% (800) (1.4%) 8.2% $95,000 16% 1.0
Utah
Logan 283 579 41% 2,200 4.2% 5.8% $121,499 21% 0.4
Ogden-Clearfield 1,103 1,487 29% 7,800 4.0% 7.7% $129,295 17% 0.1
Provo-Orem 1,327 1,810 28% 5,200 2.9% 7.9% $132,196 18% 0.0
Salt Lake City 1,844 2,732 22% 6,100 1.0% 7.6% $190,896 26% 3.5
St. George 769 780 20% (300) (0.6%) 9.7% $120,454 21% 0.0
Virginia
Charlottesville 572 1,333 51% 800 0.8% 5.5% $209,015 27% 0.0
Danville 125 170 33% 1,400 3.6% 9.7% $88,042 19% 0.1
Harrisonburg 337 407 31% 800 1.3% 6.3% $160,163 25% 0.0
Lynchburg 436 554 30% 3,100 3.0% 7.1% $134,987 23% 0.0
Richmond 2,326 2,898 25% (9,000) (1.5%) 7.1% $186,744 27% 2.3
Roanoke 393 413 21% (500) (0.3%) 6.7% $140,239 23% 0.0
Virginia Beach 2,984 4,044 17% (100) 0.0% 7.0% $193,274 29% 3.4
Winchester 288 288 16% 1,800 3.3% 6.5% $140,111 21% 0.1
Washington
Bellingham 350 375 15% (1,500) (1.9%) 8.8% $195,482 29% 0.6
Bremerton 470 625 24% (2,300) (2.8%) 8.1% $247,950 27% 2.3
Kennewick 1,520 2,146 66% (600) (0.6%) 7.4% $179,374 22% 1.6
Longview 121 130 19% (1,300) (3.6%) 12.2% $125,274 19% 0.0
Mount Vernon 185 189 17% (300) (0.7%) 10.2% $169,658 22% 0.0
Olympia 950 1,077 34% (1,300) (1.3%) 8.5% $218,000 27% 3.5
Seattle (D) 4,262 8,801 32% 29,600 2.1% 9.1% $330,000 34% 2.9
Spokane 806 1,091 25% 1,800 0.9% 9.1% $168,500 27% 4.5
Tacoma (D) 1,578 1,924 28% (900) (0.3%) 10.0% $191,000 24% 0.0
Wenatchee 275 311 28% 1,300 3.3% 7.6% $169,752 24% 0.0
Yakima 353 634 52% (1,300) (1.7%) 9.9% $149,936 26% 1.8
West Virginia
Charleston 257 321 38% 3,000 2.0% 7.7% $127,917 21% 0.1
Huntington 179 290 46% 300 0.3% 8.9% $89,974 17% 0.0
Morgantown 34 172 57% (200) (0.3%) 6.6% $127,740 29% 2.3
Parkersburg 101 101 23% 1,100 1.6% 8.9% $88,735 16% 0.0
Weirton 12 12 6% 2,100 4.7% 11.3% $74,224 13% 0.0
Wheeling 17 22 8% 1,900 2.8% 8.7% $77,222 15% 0.0
Wisconsin
Appleton 340 573 26% (100) (0.1%) 7.5% $115,859 16% 0.7
Eau Claire 217 341 24% 300 0.4% 7.4% $113,530 20% 1.8
Fond Du Lac 75 217 35% 400 0.9% 7.8% $114,741 17% 0.0
Green Bay 478 962 31% (2,000) (1.2%) 7.9% $132,075 20% 1.7
Janesville 124 134 11% 100 0.2% 10.1% $103,665 16% 0.0
La Crosse 279 362 43% (1,700) (2.3%) 6.7% $119,292 18% 0.0
Madison 739 1,369 22% 3,500 1.0% 6.0% $217,700 30% 4.5
Milwaukee 911 1,756 21% 22,200 2.7% 8.7% $198,422 30% 3.8
Oshkosh-Neenah 196 284 20% 100 0.1% 7.3% $109,853 19% 0.8
Racine 134 203 16% (100) (0.1%) 10.0% $128,187 19% 0.0
Sheboygan 74 74 10% 100 0.2% 8.0% $119,269 17% 0.0
Wausau 224 274 20% 200 0.3% 8.1% $112,097 18% 0.4
Wyoming
Casper 274 422 51% 900 2.3% 5.9% $111,514 15% 0.0
Cheyenne 239 243 28% 0 0.0% 6.6% $117,060 20% 1.4
Wyoming
Casper 277 343 40% 900 2.3% 5.8% $111,896 15% 0.0
Cheyenne 206 206 24% (100) (0.2%) 6.4% $116,543 20% 1.3
* 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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