Identify Your Opportunities for Market Expansion | John Burns Real Estate Consulting

Identify Your Opportunities for Market Expansion


A pessimist sees the difficulty in every opportunity; an optimist sees the opportunity in every difficulty.”
Winston Churchill

Growth Opportunities – For those home building companies that are able to remain financially sound while their competitors are reeling, a downturn is a great time to position themselves for future growth. Those who kept their debt low, have large parent companies, or have significant commercial real estate portfolios are best-positioned to take advantage of the stress in the market.

Expanding Wisely – To minimize the risks associated with market expansion and growth:

  1. Identify your company’s strengths and core competencies.
  2. Outline your growth goals and determine whether you will look to acquire management in new geographies.
  3. Analyze the markets where the economic and demographic fundamentals are promising.
  4. Narrow down this list to markets with the best opportunities for your market niche.
  5. Continue to evaluate market conditions and changes.

Keep Your Best – Over the next several years, home builders will be able to pick up land at distressed prices, helped by the fact that there will be fewer competitors out there looking. Our advice is to make sure you have the right land acquisition and research team in place to identify those markets that are the best fit for your company, and to build relationships in those markets.

The Future – Most of today’s giant builders were well-run regional players during the early 1990s. These builders made the most of the last housing downturn and were ahead of the curve when the market rebounded. Those who manage their businesses the best during this time are the ones who will survive and with whom capital providers will want to do business. Far more money is always made during the good times than is lost during the bad times, so look to the future with optimism!

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 273 299 70.9% (100) (0.2%) 4.1% $94,828 23% 3.2
Auburn-Opelika 1,479 1,799 81.6% 100 0.2% 3.6% $151,176 41% 5.2
Birmingham 5,608 5,928 68.4% 5,200 1.0% 3.6% $160,104 33% 4.3
Decatur 333 333 35.3% 1,000 1.8% 3.7% $102,539 24% 2.8
Dothan 455 459 61.4% 1,400 2.3% 3.4% $99,809 25% 4.0
Florence 375 375 47.9% 1,600 2.9% 4.7% $101,776 26% 3.1
Gadsden 252 291 69.6% 300 0.8% 4.4% $94,689 24% 4.7
Huntsville 3,722 4,173 83.5% 5,800 2.9% 3.1% $130,900 25% 3.4
Mobile 2,100 2,772 99.8% 5,300 3.0% 4.2% $134,059 34% 5.8
Montgomery 1,403 1,695 65.0% 3,300 1.9% 4.0% $138,838 30% 5.0
Tuscaloosa 966 2,413 92.2% 1,300 1.4% 3.7% $130,466 32% 2.8
Alaska
Anchorage 399 1,113 12.4% 1,200 0.7% 5.0% $226,542 32% 5.2
Fairbanks 146 196 25.0% 600 1.5% 4.6% $177,072 27% 5.1
Arizona
Flagstaff 629 631 46.4% (300) (0.5%) 4.1% $263,354 50% 6.4
Phoenix 33,496 42,022 60.7% 58,900 3.2% 3.3% $265,000 41% 6.7
Prescott 1,748 1,854 41.4% 1,700 2.7% 3.7% $241,803 53% 5.9
Tucson 6,133 6,377 49.7% 10,400 2.8% 3.8% $232,000 43% 6.4
Yuma 1,045 1,054 39.0% 1,900 3.9% 19.5% $215,000 46% 6.4
Arkansas
Fayetteville 2,689 4,053 53.4% 6,200 3.1% 4.3% $128,535 24% 1.0
Fort Smith 727 1,039 79.0% 2,800 2.3% 5.7% $83,638 18% 0.2
Hot Springs 110 110 29.3% 1,000 2.6% 6.0% $128,053 29% 4.2
Jonesboro 452 554 56.3% 300 0.6% 6.1% $83,660 19% 0.3
Little Rock 3,436 3,766 65.5% 6,500 1.9% 5.1% $126,826 22% 2.2
Pine Bluff 61 65 15.7% 1,100 2.9% 8.2% $73,325 15% 0.1
California
Bakersfield 4,109 5,155 58.2% 5,600 2.4% 7.9% $249,000 46% 7.0
Chico 997 1,166 58.6% 2,300 3.1% 6.9% $292,000 64% 8.1
El Centro 1,087 1,434 62.4% 1,500 3.4% 20.2% $235,000 49% 6.3
Fresno 3,961 5,010 67.5% 5,000 1.7% 8.2% $272,000 51% 7.3
Hanford 589 663 49.1% 1,000 2.9% 8.0% $189,000 33% 6.0
Los Angeles 8,204 22,412 31.9% 36,900 0.9% 5.4% $580,000 94% 9.7
Madera 628 731 32.2% 900 2.6% 7.3% $295,500 52% 7.3
Merced 1,081 1,137 31.0% 1,200 2.1% 9.8% $282,500 50% 7.2
Modesto 1,525 1,936 30.5% 2,200 1.4% 8.7% $305,000 52% 7.5
Monterey 696 969 34.4% 300 0.2% 5.7% $620,000 89% 8.8
Napa 243 289 28.8% 1,000 1.6% 4.0% $605,000 82% 8.8
Oakland 4,509 8,429 36.6% 11,000 1.1% 5.0% $650,000 75% 8.8
Orange County 2,337 6,410 25.7% 2,900 0.2% 4.1% $717,000 81% 9.1
Redding 634 676 28.5% 900 1.4% 7.3% $255,000 52% 6.8
Riverside-San Bernardino 21,007 24,419 42.4% 49,400 3.9% 6.1% $375,000 61% 8.7
Sacramento 7,676 10,305 43.2% 17,100 1.9% 5.4% $360,000 53% 7.5
San Diego 4,091 8,122 18.4% 13,800 1.1% 4.8% $553,750 75% 8.0
San Francisco 834 3,457 51.3% 21,900 2.3% 4.3% $881,000 99% 8.8
San Jose 1,997 5,303 52.8% 17,900 2.0% 5.0% $794,000 78% 9.4
San Luis Obispo 970 1,427 39.6% 600 0.6% 4.6% $570,000 89% 8.7
Santa Barbara 417 717 26.3% 2,100 1.2% 4.3% $779,000 113% 9.8
Santa Cruz 446 759 53.7% 1,400 1.5% 5.1% $775,000 101% 9.2
Santa Rosa 1,164 1,936 33.3% 3,600 1.9% 4.6% $560,000 70% 7.8
Stockton 2,929 3,011 42.8% (700) (0.3%) 8.3% $354,750 64% 7.8
Vallejo-Fairfield 1,033 1,286 20.6% 2,200 1.7% 5.5% $412,000 49% 6.2
Ventura 922 1,534 20.4% 3,400 1.1% 5.1% $635,000 71% 8.3
Visalia-Porterville 2,614 3,126 86.8% 400 0.4% 8.9% $218,000 43% 6.5
Yuba-Sutter 1,356 1,438 47.2% (300) (0.7%) 9.1% $250,000 52% 7.1
Colorado
Boulder 349 566 11.0% 4,600 2.9% 3.4% $356,000 49% 7.6
Colorado Springs 3,199 3,594 32.6% 2,500 1.0% 4.3% $219,900 39% 6.8
Denver 9,664 15,575 54.5% 16,800 1.4% 3.9% $250,500 39% 6.0
Fort Collins 1,180 1,588 43.3% 2,500 1.9% 3.3% $220,000 36% 5.2
Grand Junction 1,393 1,509 73.8% 3,300 5.6% 3.2% $175,298 40% 5.9
Greeley 1,872 2,199 49.8% 2,900 3.7% 4.0% $175,000 41% 5.8
Pueblo 894 906 63.0% 2,500 4.4% 4.8% $105,702 26% 4.2
Connecticut
Bridgeport 1,477 2,071 39.3% 6,700 1.6% 4.3% $467,181 53% 2.6
Hartford 2,227 3,348 31.0% 2,300 0.4% 5.0% $255,755 35% 4.2
New Haven 945 1,476 20.2% (1,800) (0.7%) 5.1% $289,263 43% 5.0
Delaware
Dover 1,382 1,559 71.4% 2,000 3.1% 3.7% $198,125 39% 7.5
Wilmington 1,900 2,381 37.0% 7,200 2.1% 4.0% $237,955 34% 6.5
District of Columbia
Washington D.C. 14,018 19,176 50.5% 41,300 1.7% 3.3% $428,315 51% 9.2
Florida
Daytona Beach 1,852 2,786 35.1% 1,800 1.0% 4.3% $180,000 35% 5.7
Fort Lauderdale 2,575 5,584 28.6% 10,300 1.3% 3.8% $323,250 52% 7.4
Fort Myers 7,524 9,470 32.3% 6,000 2.7% 4.7% $247,000 41% 6.2
Fort Walton Beach 1,076 1,193 32.1% 400 0.5% 3.1% $213,376 32% 5.2
Gainesville 840 1,611 48.7% 2,800 2.2% 3.3% $219,665 46% 6.3
Jacksonville 8,085 11,901 47.4% 15,100 2.4% 4.2% $191,900 30% 5.7
Lakeland 4,453 4,948 36.8% 4,300 2.0% 4.8% $176,500 34% 6.1
Melbourne 2,604 3,312 33.5% (100) 0.0% 4.5% $193,000 32% 5.9
Miami 4,321 11,759 45.0% 15,500 1.5% 3.8% $367,000 67% 8.8
Naples 1,693 3,332 40.8% 3,400 2.6% 4.9% $440,000 64% 7.5
Ocala 3,795 4,300 51.3% 700 0.7% 4.8% $160,000 36% 7.2
Orlando 16,282 23,424 64.8% 28,900 2.7% 4.0% $250,000 41% 7.1
Panama City 709 1,670 30.2% 400 0.5% 3.6% $203,968 37% 6.4
Pensacola 1,875 3,197 49.5% 1,200 0.7% 4.3% $165,733 30% 5.1
Port St. Lucie 2,976 3,661 34.0% 1,800 1.4% 5.9% $220,000 42% 7.5
Punta Gorda 1,426 2,030 35.9% 1,000 2.3% 5.5% $176,900 36% 6.5
Sarasota 3,039 3,622 25.0% 2,600 0.9% 4.3% $248,000 43% 7.6
Tallahassee 1,954 2,367 55.3% 3,000 1.7% 3.5% $185,691 35% 5.0
Tampa 10,155 14,043 37.0% 18,000 1.4% 4.3% $198,000 36% 6.3
Vero Beach 1,349 1,576 37.2% 600 1.3% 6.6% $200,000 39% 6.9
West Palm Beach 2,654 4,638 20.1% 13,000 2.3% 4.7% $315,000 49% 6.8
Georgia
Albany 534 651 51.7% 900 1.4% 5.6% $97,357 20% 0.3
Athens 1,363 2,151 91.3% 1,900 2.4% 4.1% $143,321 28% 0.0
Atlanta 40,612 55,268 73.7% 49,600 2.1% 4.7% $174,037 24% 4.1
Augusta 3,382 3,394 62.0% 2,000 0.9% 5.9% $119,092 22% 1.1
Brunswick 1,084 1,092 85.5% 700 1.5% 4.0% $158,050 29% 4.7
Columbus 1,281 2,043 91.0% 1,300 1.1% 5.7% $114,520 22% 0.4
Dalton 625 849 77.3% 500 0.6% 4.5% $117,386 20% 0.4
Gainesville 1,823 1,947 74.2% 2,200 3.0% 4.0% $153,581 25% 1.3
Hinesville 189 453 51.5% 700 3.9% 5.3% $133,898 22% 0.2
Macon 1,515 1,801 96.3% 800 0.8% 5.3% $107,911 20% 0.4
Rome 364 410 56.8% 700 1.6% 4.7% $104,501 18% 0.2
Savannah 4,069 5,135 100.0% 3,100 2.0% 4.3% $157,835 26% 4.6
Valdosta 1,177 1,379 94.3% 1,100 2.0% 4.3% $109,261 24% 0.4
Warner Robins 1,541 1,781 76.7% 2,000 3.6% 4.3% $106,137 16% 0.1
Hawaii
Honolulu 1,434 3,128 63.2% 9,600 2.2% 2.8% $626,697 74% 5.4
Idaho
Boise City 4,735 5,737 49.7% 10,000 3.7% 1.9% $210,268 34% 5.7
Coeur D’Alene 1,040 1,651 61.4% 2,000 3.5% 1.9% $201,945 37% 5.6
Idaho Falls 1,335 1,635 85.4% 1,300 2.6% 1.5% $125,188 20% 3.3
Lewiston 155 180 44.3% 0 0.0% 3.0% $149,671 30% 5.3
Pocatello 560 620 88.4% 1,300 3.4% 2.0% $114,016 21% 3.6
Illinois
Bloomington 523 704 41.5% 700 0.8% 3.9% $155,960 27% 2.8
Champaign-Urbana 654 2,053 85.3% (300) (0.3%) 4.5% $152,733 33% 5.9
Chicago 16,811 32,348 70.0% 38,300 1.0% 5.5% $265,000 40% 6.3
Danville 40 40 20.7% 100 0.3% 6.3% $64,538 14% 2.1
Decatur 40 126 21.2% 0 0.0% 6.0% $83,935 17% 0.7
Kankakee-Bradley 496 516 62.4% (100) (0.2%) 5.9% $134,290 25% 7.3
Lake-Kenosha 2,614 2,909 45.0% 9,500 2.4% 4.7% $272,887 36% 5.7
Peoria 1,267 1,611 83.2% 1,700 0.9% 4.5% $118,394 21% 5.2
Rockford 1,612 1,771 67.5% 1,500 0.9% 5.7% $117,263 22% 6.1
Springfield 480 683 44.1% 100 0.1% 4.6% $107,269 21% 3.3
Indiana
Anderson 285 289 37.3% (800) (1.9%) 6.3% $87,661 18% 1.4
Bloomington 641 741 60.7% 1,100 1.4% 4.1% $129,447 30% 5.0
Columbus 276 276 45.1% 2,500 5.8% 3.4% $121,292 23% 3.4
Elkhart-Goshen 745 755 45.6% (2,500) (1.9%) 4.5% $114,088 21% 3.3
Evansville 1,021 1,480 68.0% 2,500 1.4% 4.5% $98,258 20% 3.3
Fort Wayne 1,276 1,300 35.2% 3,000 1.4% 4.7% $98,818 20% 2.7
Gary 2,635 3,372 72.9% 1,900 0.7% 4.6% $133,340 25% 5.4
Indianapolis 7,534 8,924 51.9% 15,400 1.7% 3.9% $120,639 21% 0.8
Kokomo 138 162 21.9% 1,200 2.6% 4.9% $93,850 19% 3.4
Lafayette 661 771 42.1% 2,200 2.5% 4.0% $116,026 24% 1.8
Michigan City 346 353 59.3% 200 0.4% 4.7% $116,258 23% 5.4
Muncie 147 201 35.2% (200) (0.4%) 5.6% $81,114 19% 0.6
South Bend 747 1,401 70.5% (1,200) (0.8%) 5.1% $94,251 18% 1.7
Terre Haute 277 436 63.6% 1,400 1.9% 5.4% $82,825 19% 2.0
Iowa
Ames 265 421 44.5% (300) (0.7%) 2.8% $135,818 24% 0.0
Cedar Rapids 899 1,256 61.1% 1,700 1.3% 3.4% $132,814 22% 3.3
Davenport 710 841 55.3% (800) (0.4%) 4.0% $114,416 20% 4.0
Des Moines 3,439 4,572 72.6% 7,200 2.3% 3.0% $149,450 24% 4.5
Dubuque 342 375 43.0% 2,100 3.8% 3.3% $119,284 22% 2.7
Iowa City 707 986 58.1% 3,400 4.0% 2.7% $155,586 28% 1.2
Sioux City 221 263 22.3% 1,000 1.4% 3.8% $87,376 17% 0.0
Waterloo 435 461 54.9% (300) (0.3%) 3.4% $107,857 19% 5.0
Kansas
Lawrence 362 416 22.0% 2,300 4.8% 4.4% $157,886 29% 4.5
Topeka 694 978 71.0% 5,500 5.1% 5.1% $111,504 20% 4.8
Wichita 2,386 2,637 57.7% 15,300 5.3% 4.7% $113,471 19% 2.7
Kentucky
Bowling Green 697 821 59.3% 1,300 2.2% 4.8% $116,154 25% 0.7
Elizabethtown 761 987 74.5% 300 0.6% 5.8% $117,855 22% 1.1
Lexington 2,613 3,060 59.8% 5,700 2.3% 4.4% $145,012 28% 4.5
Louisville 4,753 6,458 72.2% 8,800 1.4% 5.2% $137,571 26% 4.7
Owensboro 273 369 33.7% 400 0.8% 5.3% $86,443 19% 0.3
Louisiana
Alexandria 745 745 78.3% 1,500 2.3% 4.4% $95,274 24% 3.1
Baton Rouge 5,951 8,209 90.6% 10,100 2.8% 4.1% $176,016 37% 5.9
Houma 700 784 65.7% 4,100 4.5% 2.8% $111,977 23% 3.7
Lafayette 1,805 2,131 41.6% 5,800 4.1% 3.0% $132,211 27% 3.2
Lake Charles 718 1,194 79.4% 1,900 2.1% 4.1% $109,266 27% 5.2
Monroe 723 895 74.2% 1,200 1.5% 5.1% $96,397 23% 1.5
New Orleans 4,756 7,266 54.7% 21,900 4.5% 4.4% $154,047 33% 5.1
Shreveport 1,456 1,472 48.0% 5,200 3.0% 5.0% $133,390 29% 5.0
Maine
Bangor 443 545 54.7% 400 0.6% 4.8% $126,037 26% 3.1
Lewiston-Auburn 269 281 32.8% 600 1.3% 4.7% $141,937 29% 3.4
Portland 2,466 2,906 50.6% 1,100 0.6% 3.6% $238,385 40% 4.5
Maryland
Baltimore 5,553 7,296 37.3% 10,300 0.8% 4.5% $294,201 42% 9.6
Bethesda 2,505 5,119 41.9% 10,700 1.8% 3.3% $465,000 47% 8.4
Cumberland 215 215 52.8% 700 1.8% 5.4% $108,791 25% 4.7
Hagerstown 1,945 2,188 52.9% 2,100 2.1% 4.6% $209,237 36% 6.5
Salisbury 268 527 32.1% 700 1.2% 4.5% $166,250 33% 5.3
Massachusetts
Barnstable Town 741 896 18.1% 600 0.5% 4.2% $371,314 53% 3.5
Boston 1,637 5,378 50.8% 31,600 1.9% 4.6% $410,887 49% 5.7
Cambridge 1,673 3,812 50.9% 31,800 1.3% 4.8% $429,372 44% 4.1
Pittsfield 272 304 32.9% 400 1.0% 4.6% $215,300 34% 2.9
Michigan
Ann Arbor 507 637 22.0% (200) (0.1%) 5.6% $203,680 31% 4.4
Battle Creek 144 201 32.3% (400) (0.7%) 7.6% $97,138 21% 5.3
Bay City 189 189 41.9% (1,000) (2.6%) 7.5% $99,213 22% 5.1
Detroit 1,362 1,448 22.9% (7,500) (1.0%) 9.9% $104,206 21% 1.6
Flint 611 726 21.0% (4,900) (3.3%) 9.8% $105,642 22% 5.0
Grand Rapids 1,883 2,328 46.2% 4,100 1.1% 6.9% $130,653 23% 3.6
Holland 1,055 1,208 44.0% (2,000) (1.7%) 6.1% $154,612 26% 5.0
Jackson 391 489 48.6% (1,100) (1.9%) 8.2% $114,676 23% 5.5
Kalamazoo 800 1,179 47.9% 1,200 0.8% 6.3% $125,226 24% 3.8
Lansing 664 1,006 31.9% 300 0.1% 7.2% $132,475 25% 5.0
Monroe 391 511 42.5% (500) (1.2%) 8.2% $153,146 27% 5.7
Muskegon 346 399 40.2% (400) (0.6%) 8.0% $99,983 22% 4.2
Niles 317 380 46.6% (500) (0.8%) 7.4% $126,022 27% 7.3
Saginaw 198 200 20.6% (1,700) (1.9%) 8.1% $115,389 26% 6.6
Warren 3,746 4,265 21.6% (10,500) (0.9%) 7.4% $178,574 26% 2.8
Minnesota
Duluth 813 1,002 58.4% 600 0.5% 5.5% $119,856 24% 8.2
Minneapolis 9,218 12,027 42.7% 16,700 0.9% 4.2% $245,000 34% 5.7
Rochester 726 855 42.4% 2,100 1.9% 3.6% $140,556 21% 3.7
St. Cloud 921 1,114 55.3% 1,500 1.5% 4.2% $146,750 26% 5.2
Mississippi
Gulfport-Biloxi 2,958 5,037 100.0% 10,000 10.1% 6.4% $158,214 38% 7.2
Hattiesburg 321 901 99.7% 1,500 2.6% 5.5% $103,471 29% 5.0
Jackson 3,303 3,591 79.7% 7,200 2.8% 5.8% $144,884 34% 5.6
Pascagoula 998 1,196 77.6% 900 1.7% 6.9% $117,900 27% 6.8
Missouri
Columbia 734 1,088 39.9% 2,200 2.5% 3.7% $133,662 28% 4.1
Jefferson City 318 372 32.4% 900 1.2% 4.2% $110,561 21% 3.7
Joplin 370 435 58.6% 1,100 1.4% 4.7% $86,079 22% 3.9
Kansas City 6,995 10,316 55.9% 20,400 2.1% 5.2% $150,118 25% 3.6
Springfield 2,555 4,017 78.5% 4,000 2.1% 3.8% $124,281 29% 4.9
St. Joseph 171 199 46.5% 2,500 4.5% 4.5% $92,604 20% 3.9
St. Louis 8,909 11,053 60.3% 18,000 1.3% 5.3% $181,250 32% 6.3
Montana
Billings 646 687 46.9% 500 0.6% 2.0% $139,603 26% 3.5
Great Falls 315 398 100.0% 500 1.5% 2.3% $118,209 24% 2.4
Missoula 534 658 58.4% 900 1.6% 2.2% $206,660 38% 4.9
Nebraska
Lincoln 1,112 1,421 52.5% 1,000 0.6% 3.3% $138,237 22% 2.4
Omaha 3,988 5,126 77.3% 9,800 2.1% 3.6% $137,536 21% 2.2
Nevada
Carson City 111 180 25.3% (100) (0.3%) 5.2% $254,658 42% 5.5
Las Vegas 15,207 20,212 48.4% 17,000 1.9% 5.1% $295,000 47% 7.0
Reno 2,384 2,504 39.6% 4,000 1.8% 4.6% $320,000 50% 7.0
New Hampshire
Manchester 846 1,091 15.2% 100 0.1% 3.9% $211,618 27% 3.6
New Jersey
Atlantic City 1,297 1,426 35.9% (4,100) (2.6%) 6.3% $264,696 40% 6.2
Camden 2,532 3,236 38.3% 10,100 1.9% 5.0% $230,126 27% 3.8
Edison 4,098 6,466 26.5% 7,500 0.7% 4.5% $362,440 37% 5.8
Newark-Union 3,161 6,500 70.4% 2,200 0.2% 5.0% $440,656 46% 5.1
Ocean City 634 1,082 44.5% (100) (0.2%) 4.5% $271,243 39% 4.2
Trenton 502 649 17.8% 3,100 1.3% 4.5% $311,775 32% 5.0
Vineland 580 690 87.5% 500 0.8% 7.1% $165,125 26% 4.2
New Mexico
Albuquerque 4,165 5,062 57.0% 6,300 1.6% 4.1% $206,250 39% 5.5
Farmington 391 399 68.0% 800 1.6% 4.1% $182,780 39% 5.8
Las Cruces 1,785 1,827 66.1% 900 1.4% 4.5% $131,795 31% 4.4
Santa Fe 329 329 25.5% 1,600 2.5% 3.4% $277,143 47% 5.0
New York
Albany 1,695 2,708 50.7% 4,200 0.9% 4.0% $209,130 32% 5.0
Binghamton 213 213 16.2% 300 0.3% 4.6% $104,209 20% 2.2
Buffalo 1,441 1,995 42.9% 6,700 1.2% 4.9% $96,376 17% 0.0
Elmira 48 67 22.6% 200 0.5% 4.9% $76,167 15% 0.0
Glens Falls 455 558 34.6% 100 0.2% 3.8% $170,455 30% 4.6
Ithaca 150 276 41.9% 200 0.3% 3.8% $138,383 25% 0.9
Kingston 482 595 42.2% 1,400 2.2% 4.4% $253,854 41% 5.1
Nassau 2,862 3,033 26.4% 8,000 0.6% 4.1% $473,096 47% 8.1
New York 2,995 41,977 100.0% 59,100 1.2% 5.7% $529,213 79% 7.3
Poughkeepsie 1,633 2,045 39.7% 2,700 1.1% 4.3% $261,208 34% 3.4
Rochester 1,737 2,040 39.5% 3,300 0.6% 4.6% $114,923 18% 0.6
Syracuse 1,305 1,586 46.2% 1,700 0.5% 4.4% $117,296 20% 1.6
Utica-Rome 490 562 42.4% 600 0.4% 4.2% $100,699 20% 0.9
North Carolina
Asheville 3,712 4,424 100.0% 3,500 2.1% 3.9% $185,980 40% 5.9
Burlington 1,715 1,775 87.6% 1,100 1.9% 5.6% $121,367 24% 0.1
Charlotte 17,983 23,841 94.8% 23,600 2.9% 5.2% $174,000 27% 4.0
Durham 3,138 3,612 55.4% 10,300 3.7% 4.2% $182,341 32% 5.1
Fayetteville 2,629 3,516 81.3% 3,500 2.9% 5.8% $113,688 19% 0.2
Goldsboro 465 469 68.0% 1,000 2.3% 5.5% $106,101 22% 0.2
Greensboro 4,091 5,466 81.0% 5,000 1.4% 5.4% $152,023 28% 0.8
Greenville 1,398 2,484 96.4% 3,100 4.4% 6.0% $116,763 24% 0.4
Hickory 1,578 1,674 68.8% (1,000) (0.6%) 6.6% $112,744 23% 1.1
Jacksonville 1,664 1,904 93.1% 2,200 5.1% 4.8% $139,517 27% 4.0
Raleigh-Cary 13,090 16,358 92.4% 12,800 2.6% 3.9% $202,000 30% 4.9
Rocky Mount 602 649 63.0% 2,900 4.7% 6.7% $97,183 19% 0.1
Wilmington 5,279 6,377 69.3% 6,500 4.7% 4.2% $220,681 43% 6.3
Winston-Salem 3,663 3,835 86.4% 3,800 1.8% 4.9% $131,560 24% 0.1
North Dakota
Bismarck 739 956 87.3% 1,800 3.0% 2.3% $131,336 20% 2.4
Fargo 1,218 1,986 70.4% 4,100 3.6% 2.4% $140,595 25% 4.5
Grand Forks 160 483 71.7% 1,000 2.0% 3.2% $124,953 25% 4.6
Ohio
Akron 1,414 1,776 44.3% 3,600 1.1% 5.2% $138,000 24% 4.7
Canton 711 769 49.4% (200) (0.1%) 5.7% $107,732 21% 0.8
Cincinnati 6,004 7,495 48.2% 1,700 0.2% 5.0% $152,900 25% 2.4
Cleveland 3,769 4,421 55.3% (200) 0.0% 6.3% $131,086 23% 0.2
Columbus 4,520 7,004 40.9% 4,700 0.5% 4.8% $148,000 24% 3.8
Dayton 1,622 1,891 45.5% (600) (0.1%) 6.0% $122,669 22% 2.2
Lima 131 139 27.5% (900) (1.6%) 6.9% $96,879 19% 2.8
Mansfield 167 194 32.2% 100 0.2% 6.6% $101,163 20% 2.0
Sandusky 24 4.2% 200 0.5% 5.4% $127,464 22% 2.1
Springfield 175 275 40.1% 900 1.7% 6.0% $100,769 19% 1.0
Toledo 1,372 1,686 40.8% 1,700 0.5% 7.0% $109,351 21% 1.7
Youngstown 669 831 43.7% (3,500) (1.4%) 6.1% $81,563 17% 0.5
Oklahoma
Lawton 264 843 77.0% 0 0.0% 5.1% $95,400 19% 0.9
Oklahoma City 5,696 6,110 28.2% 21,100 3.8% 4.7% $137,625 27% 5.6
Tulsa 4,510 5,063 41.5% 11,000 2.6% 4.5% $130,961 26% 5.0
Oregon
Bend 1,983 2,145 48.1% 2,400 3.4% 4.6% $284,080 51% 8.9
Corvallis 244 302 38.0% 700 1.9% 4.7% $234,723 40% 5.2
Eugene 1,141 1,553 56.1% 600 0.4% 5.5% $239,622 49% 8.4
Medford 1,156 1,408 65.9% 1,200 1.5% 6.1% $239,311 47% 6.1
Portland 9,186 13,915 70.3% 16,400 1.6% 5.2% $291,750 47% 9.7
Salem 1,567 2,125 63.0% 2,400 1.6% 5.4% $227,584 43% 6.8
Pennsylvania
Allentown 3,152 3,375 62.4% 6,900 2.0% 4.5% $258,463 39% 7.5
Altoona 286 291 58.7% 400 0.6% 4.2% $93,322 20% 2.0
Erie 674 801 78.8% 300 0.2% 4.8% $99,348 19% 0.4
Harrisburg 1,613 1,741 46.7% 5,100 1.5% 3.6% $149,786 23% 3.2
Johnstown 124 181 48.5% 900 1.5% 5.6% $82,112 18% 1.5
Lancaster 1,581 1,849 51.2% 3,500 1.5% 3.5% $172,438 27% 3.8
Lebanon 527 529 62.6% 500 1.0% 3.4% $137,280 24% 3.9
Philadelphia 6,088 8,703 48.9% 9,200 0.5% 4.6% $230,131 32% 5.3
Pittsburgh 3,957 5,449 77.0% 4,600 0.4% 4.5% $118,073 21% 0.3
Reading 1,067 1,136 52.0% 1,400 0.8% 4.2% $152,649 24% 5.0
Scranton 1,181 1,322 60.7% 2,900 1.1% 5.0% $123,499 24% 3.3
State College 450 465 42.2% (400) (0.6%) 3.5% $152,751 29% 2.4
Williamsport 269 281 52.8% 400 0.8% 4.8% $112,893 22% 1.6
York 2,298 2,474 76.0% 4,000 2.3% 3.8% $168,075 27% 4.0
Rhode Island
Providence 2,600 3,483 29.6% 3,500 0.6% 5.8% $293,066 46% 6.2
South Carolina
Anderson 1,212 1,640 84.9% 1,100 1.8% 6.2% $106,925 23% 2.6
Charleston 6,191 7,595 70.2% 11,000 3.9% 4.8% $209,000 38% 5.3
Columbia 6,389 7,832 94.9% 3,500 1.0% 5.3% $126,150 23% 3.9
Florence 841 841 64.1% 2,500 3.0% 6.7% $102,998 23% 2.0
Greenville 4,711 5,675 100.0% 8,700 2.9% 5.3% $142,000 28% 5.6
Myrtle Beach 4,551 6,534 53.8% 3,200 2.5% 4.3% $208,453 45% 6.2
Spartanburg 1,896 1,896 68.6% (1,500) (1.2%) 6.3% $120,848 25% 5.0
Sumter 676 1,022 100.0% (400) (1.0%) 7.5% $107,837 24% 3.4
South Dakota
Rapid City 669 992 72.1% 1,200 1.9% 2.5% $125,249 23% 3.9
Sioux Falls 1,599 2,411 95.7% 4,600 3.6% 2.2% $137,038 23% 1.7
Tennessee
Chattanooga 2,542 2,883 75.3% 2,000 0.8% 3.8% $135,582 27% 2.8
Clarksville 1,998 3,000 93.3% (300) (0.4%) 5.2% $105,481 21% 0.7
Cleveland 663 827 87.5% 0 0.0% 3.9% $117,089 26% 2.9
Jackson 497 601 53.8% 1,800 3.0% 4.4% $99,022 21% 0.2
Johnson City 1,195 1,288 85.5% 1,900 2.4% 3.8% $116,433 28% 1.6
Kingsport 968 1,061 65.1% 600 0.5% 4.1% $112,882 26% 2.3
Knoxville 4,947 5,889 91.3% 4,100 1.2% 3.1% $155,396 32% 5.1
Memphis 7,235 9,074 80.0% 7,500 1.2% 4.8% $142,100 28% 2.9
Morristown 683 694 90.7% (100) (0.2%) 4.3% $115,338 29% 5.0
Nashville 12,837 14,904 81.1% 9,300 1.2% 3.4% $167,900 29% 5.5
Texas
Abilene 325 351 16.4% 1,700 2.6% 4.1% $114,300 27% 5.8
Amarillo 660 1,136 30.6% 3,200 2.9% 3.7% $114,400 25% 5.1
Austin 14,452 23,197 87.1% 33,000 4.6% 4.0% $189,100 33% 5.4
Beaumont 1,260 2,701 100.0% 5,400 3.4% 5.9% $128,900 26% 5.6
Brownsville 2,088 2,245 57.3% 1,800 1.5% 6.6% $133,000 39% 6.7
College Station 804 1,913 54.0% 900 1.0% 4.3% $138,800 34% 4.8
Corpus Christi 1,721 2,244 36.5% 4,200 2.4% 4.9% $142,100 29% 5.4
Dallas 21,361 30,804 41.7% 68,700 3.4% 4.6% $166,000 27% 5.1
El Paso 3,698 4,672 72.2% 8,400 3.2% 6.4% $138,900 33% 5.4
Fort Worth 11,600 15,403 40.0% 22,300 2.7% 4.6% $121,700 21% 5.2
Houston 47,960 66,843 89.0% 82,000 3.4% 4.6% $154,400 27% 5.3
Killeen 2,649 3,710 76.8% 800 0.7% 5.2% $122,388 24% 5.0
Laredo 1,651 2,295 88.2% 2,400 2.9% 5.3% $105,363 27% 3.6
Longview 325 600 37.8% 1,900 2.1% 4.7% $130,500 27% 5.4
Lubbock 1,073 1,414 33.9% 4,900 3.9% 4.2% $111,900 26% 5.1
Mcallen 5,620 6,779 72.8% 10,600 5.5% 7.2% $123,200 39% 5.5
Midland 503 503 13.0% 3,200 5.1% 3.2% $119,878 22% 5.1
Odessa 248 248 11.8% 2,300 4.0% 3.8% $131,700 30% 5.6
San Angelo 338 458 29.6% 800 1.8% 4.1% $113,900 25% 5.5
San Antonio 11,286 15,211 66.7% 16,200 2.0% 4.6% $152,100 30% 5.4
Sherman 242 332 30.5% 1,200 2.7% 5.0% $98,600 21% 5.0
Texarkana 220 371 43.9% 1,200 2.2% 5.2% $79,151 17% 0.0
Tyler 458 549 18.6% 1,000 1.1% 4.6% $138,400 29% 5.2
Victoria 183 183 10.2% 1,300 2.6% 4.1% $132,500 26% 5.6
Waco 973 1,093 36.6% 2,000 1.9% 5.0% $119,600 27% 4.3
Wichita Falls 255 555 61.9% 1,600 2.6% 4.5% $104,400 21% 5.0
Utah
Logan 935 1,020 72.6% 1,600 3.3% 2.3% $145,279 25% 1.0
Ogden-Clearfield 3,710 4,011 77.6% 7,700 3.9% 2.9% $170,572 23% 2.3
Provo-Orem 5,126 6,051 93.3% 10,600 6.0% 2.6% $199,035 31% 4.3
Salt Lake City 5,265 6,913 55.7% 28,600 4.7% 2.6% $220,878 29% 5.0
St. George 1,941 2,101 54.6% 2,400 4.6% 2.7% $223,650 42% 5.0
Virginia
Charlottesville 1,175 1,541 58.5% 3,300 3.4% 2.7% $246,611 42% 5.9
Danville 223 251 48.0% 900 2.3% 6.6% $93,985 23% 2.2
Harrisonburg 749 1,035 83.9% 1,900 3.0% 2.8% $192,259 38% 5.7
Lynchburg 1,540 1,668 90.6% 3,000 2.8% 3.6% $146,481 31% 5.2
Richmond 6,405 7,256 63.6% 9,400 1.5% 3.2% $212,500 34% 5.3
Roanoke 1,011 1,057 54.8% 2,400 1.5% 3.1% $151,695 29% 5.2
Virginia Beach 5,249 7,442 31.4% 13,300 1.7% 3.3% $238,474 39% 7.0
Winchester 901 943 52.9% 1,400 2.4% 3.1% $210,837 39% 5.2
Washington
Bellingham 1,044 1,506 58.9% 3,500 4.3% 4.6% $266,303 50% 6.6
Bremerton 1,246 1,298 50.3% 300 0.3% 4.9% $298,280 45% 7.4
Kennewick 1,466 1,472 45.1% 4,200 4.8% 5.5% $166,206 28% 5.5
Longview 580 683 97.2% 1,000 2.7% 6.6% $180,902 35% 6.1
Mount Vernon 899 998 87.1% 900 1.9% 5.0% $244,563 45% 6.6
Olympia 2,114 2,659 81.4% 2,800 2.8% 4.8% $260,000 40% 8.5
Seattle 10,094 19,587 70.7% 45,800 3.2% 3.8% $435,000 61% 9.7
Spokane 2,166 2,786 59.1% 6,700 3.2% 5.1% $182,500 37% 7.3
Tacoma 4,047 5,446 79.8% 7,100 2.6% 5.3% $285,000 47% 9.1
Wenatchee 925 1,259 100.0% 1,100 2.7% 3.9% $230,191 45% 6.2
Yakima 677 716 76.3% 3,300 4.2% 5.6% $138,872 29% 4.2
West Virginia
Charleston 517 681 80.6% 2,300 1.5% 4.1% $119,154 23% 0.5
Huntington 411 733 100.0% 1,800 1.6% 5.1% $93,150 22% 0.5
Morgantown 142 151 91.5% 1,400 2.4% 3.4% $131,572 28% 0.3
Parkersburg 240 258 58.9% 600 0.8% 4.9% $87,253 19% 0.4
Weirton 62 128 68.4% 300 0.6% 6.3% $86,493 19% 3.5
Wheeling 17 83 28.4% 600 0.9% 5.0% $79,934 18% 0.2
Wisconsin
Appleton 701 866 39.8% 3,100 2.6% 4.5% $127,413 22% 5.2
Eau Claire 538 652 45.9% 1,600 1.9% 4.5% $121,904 27% 6.1
Fond Du Lac 257 312 50.4% 800 1.6% 4.6% $125,919 24% 5.7
Green Bay 1,494 1,938 62.3% 2,100 1.2% 4.7% $145,179 28% 5.7
Janesville 645 790 61.6% (200) (0.3%) 6.4% $126,384 26% 6.5
La Crosse 427 606 71.5% 1,400 1.9% 4.0% $126,045 27% 5.7
Madison 1,515 2,972 48.6% 2,500 0.7% 3.6% $225,544 39% 7.1
Milwaukee 2,224 3,580 41.7% 10,300 1.2% 5.4% $205,564 39% 7.1
Oshkosh-Neenah 433 628 43.0% 200 0.2% 4.6% $124,118 24% 5.4
Racine 428 526 41.2% 800 1.0% 6.0% $160,217 29% 6.8
Sheboygan 206 315 43.0% 700 1.1% 4.4% $138,256 25% 5.6
Wausau 385 620 44.4% 800 1.1% 4.4% $126,163 24% 5.7
Wyoming
Casper 386 386 48.5% 1,000 2.5% 3.0% $138,048 26% 5.1
Cheyenne 333 335 38.2% 1,300 3.0% 3.9% $137,109 24% 1.4

 


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