Projecting Future Housing Prices | John Burns Real Estate Consulting

Projecting Future Housing Prices


Point of Clarification – Before we address this week’s topic, we need to address some feedback from our last e-mail. We were not predicting a quick turnaround, but merely pointing out that a healthy economy will help the housing market turnaround sooner than a sick economy will. Thankfully, the economy has been healthy all 28 months of the downturn thus far. Imagine what the market would be like if we had job losses…. One of our readers pointed out that our e-mail of 14 months ago still seems to be on point.

Projecting Resale Prices – Part of our answer to “When is the market going to turn around?” lies in the answer to “How much will prices fall before it turns around?” Earlier this year, we were considered bearish when we projected a 15% national decline in resale home prices, yet that now appears to be near consensus on Wall Street. Housing futures contract data from the Chicago Mercantile Exchange shows how investors view these two questions. Based on the thinly traded S&P/Case-Shiller Home Price and Composite Indices for 10 U.S. markets, the futures contracts show how investors are betting on home price appreciation/depreciation over the next five years. The following chart depicts the cumulative percentage change currently priced into each market’s five-year contract – all of which are negative. San Francisco and Miami look to be the hardest-hit markets.

Projecting New Home Prices – A 15% national decline in resale prices probably mirrors the decline already experienced in new home prices, including incentives and concessions. The percentages vary widely by region, and we believe the recovery will vary widely by region too. With respect to projecting new home prices in 2008, we believe they will fall 5% – 10% because the best capitalized builders will be able to drop prices even further to generate cash flow. Several of the top CEOs have insinuated that they are done dropping prices, so maybe we are overly pessimistic. Let’s hope prices do not fall any further, but we suggest that you have contingency plans just in case they do.

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 262 476 100.0% 500 1.0% 3.6% $95,544 23% 3.4
Auburn-Opelika 1,315 1,637 73.4% 400 0.7% 3.2% $146,350 40% 5.0
Birmingham 5,285 5,530 66.8% 5,000 0.9% 3.3% $161,956 33% 4.4
Decatur 321 321 34.0% 300 0.5% 3.3% $102,689 24% 2.6
Dothan 376 380 49.9% 500 0.8% 3.4% $100,377 25% 3.9
Florence 349 385 49.2% 800 1.4% 3.9% $98,414 25% 1.2
Gadsden 239 302 74.0% 0 0.0% 4.0% $91,325 23% 3.5
Huntsville 3,539 4,282 85.7% 4,300 2.1% 2.8% $130,963 24% 3.1
Mobile 1,965 2,697 97.1% 3,600 2.0% 3.7% $137,445 35% 6.0
Montgomery 1,344 1,968 75.5% 3,900 2.2% 3.5% $145,510 31% 5.3
Tuscaloosa 936 1,812 69.2% 1,700 1.8% 3.1% $128,177 31% 1.7
Alaska
Anchorage 372 900 10.0% 2,300 1.3% 5.3% $227,168 32% 5.2
Fairbanks 92 113 14.4% 0 0.0% 4.8% $180,789 28% 5.1
Arizona
Flagstaff 542 544 40.0% (100) (0.2%) 3.1% $257,401 48% 6.1
Phoenix 31,794 41,156 59.4% 55,200 2.9% 2.9% $250,000 38% 6.2
Prescott 1,617 1,644 36.7% 1,300 2.0% 3.2% $239,267 52% 5.7
Tucson 5,897 6,120 47.7% 8,100 2.1% 3.3% $220,000 40% 5.9
Yuma 930 939 34.8% 500 1.0% 15.7% $184,900 39% 5.7
Arkansas
Fayetteville 2,422 3,656 48.1% 6,100 3.0% 3.9% $127,302 23% 0.3
Fort Smith 702 1,036 78.8% 2,300 1.9% 5.1% $82,298 17% 0.0
Hot Springs 103 103 27.4% 600 1.5% 5.6% $125,172 28% 2.4
Jonesboro 490 524 53.3% 100 0.2% 5.4% $84,128 19% 0.2
Little Rock 3,219 3,553 61.8% 4,900 1.4% 4.6% $130,535 22% 2.6
Pine Bluff 62 66 16.0% (100) (0.3%) 7.1% $70,638 15% 0.0
California
Bakersfield 3,799 4,625 52.2% 4,300 1.8% 7.5% $225,000 41% 6.2
Chico 911 1,021 51.3% 1,800 2.3% 6.1% $255,000 55% 6.8
El Centro 896 1,222 54.4% 2,100 4.8% 20.8% $218,500 45% 5.7
Fresno 3,729 4,595 61.9% 5,200 1.7% 7.5% $265,000 50% 7.0
Hanford 526 559 41.4% 1,000 2.8% 7.3% $181,250 32% 5.6
Los Angeles 7,797 21,578 30.7% 38,200 0.9% 5.2% $565,000 90% 9.0
Madera 557 663 29.2% 400 1.1% 6.1% $269,000 48% 6.7
Merced 978 1,017 27.7% 400 0.7% 8.4% $250,000 44% 6.2
Modesto 1,373 1,789 28.2% 600 0.4% 8.0% $289,500 49% 7.0
Monterey 653 928 32.9% 500 0.4% 5.4% $574,500 82% 7.9
Napa 198 244 24.3% 900 1.4% 4.0% $521,000 71% 7.4
Oakland 4,318 6,760 29.4% 9,900 0.9% 4.9% $595,000 68% 7.6
Orange County 2,295 7,189 28.9% 300 0.0% 4.2% $655,000 73% 7.9
Redding 585 761 32.1% 800 1.2% 6.9% $249,000 50% 6.6
Riverside-San Bernardino 19,227 23,403 40.6% 47,500 3.7% 6.1% $345,000 56% 7.8
Sacramento 7,378 8,887 37.3% 11,800 1.3% 5.4% $339,500 50% 6.8
San Diego 3,736 7,700 17.4% 11,800 0.9% 4.8% $515,000 69% 7.0
San Francisco 865 4,117 61.1% 17,500 1.8% 4.2% $824,000 91% 7.6
San Jose 1,954 5,089 50.7% 12,800 1.4% 5.0% $765,000 74% 8.7
San Luis Obispo 916 1,278 35.5% (900) (0.9%) 4.5% $511,000 79% 7.5
Santa Barbara 455 674 24.7% 200 0.1% 4.4% $395,000 57% 5.0
Santa Cruz 430 887 62.8% 2,200 2.3% 4.7% $667,500 86% 7.3
Santa Rosa 1,034 1,563 26.9% 2,900 1.5% 4.5% $522,500 65% 6.9
Stockton 2,651 2,725 38.7% (1,600) (0.8%) 7.8% $330,000 60% 7.2
Vallejo-Fairfield 997 1,248 20.0% 3,200 2.4% 5.3% $399,000 47% 6.0
Ventura 860 1,415 18.8% 1,700 0.6% 5.3% $615,000 68% 7.7
Visalia-Porterville 2,429 3,081 85.1% 600 0.5% 8.2% $209,000 41% 6.1
Yuba-Sutter 1,076 1,158 38.0% (300) (0.7%) 8.2% $242,500 51% 6.8
Colorado
Boulder 329 560 10.9% 3,800 2.3% 3.2% $350,000 48% 7.1
Colorado Springs 2,970 3,331 30.2% 1,100 0.4% 4.3% $199,900 35% 5.9
Denver 9,230 14,452 50.6% 17,500 1.4% 3.9% $240,000 37% 5.5
Fort Collins 1,161 1,552 42.4% 2,300 1.7% 3.2% $218,700 36% 5.2
Grand Junction 1,373 1,481 72.4% 3,000 5.0% 3.0% $181,331 41% 6.0
Greeley 1,693 2,058 46.6% 2,300 2.9% 3.9% $168,000 39% 5.5
Pueblo 793 805 56.0% 2,600 4.6% 4.5% $104,676 26% 3.7
Connecticut
Bridgeport 1,366 1,990 37.8% 6,200 1.5% 3.9% $485,754 54% 3.0
Hartford 2,170 3,178 29.4% 3,300 0.6% 4.4% $238,123 33% 2.7
New Haven 890 1,400 19.1% (200) (0.1%) 4.6% $291,100 42% 4.8
Delaware
Dover 1,335 1,519 69.6% (100) (0.2%) 2.9% $202,733 40% 7.8
Wilmington 1,784 2,180 33.9% 7,500 2.1% 3.4% $238,515 34% 6.4
District of Columbia
Washington D.C. 13,479 18,200 47.9% 36,300 1.5% 3.0% $422,902 49% 8.7
Florida
Daytona Beach 1,701 2,584 32.6% 1,100 0.6% 4.3% $170,000 33% 5.3
Fort Lauderdale 2,184 4,907 25.2% 8,700 1.1% 3.8% $308,000 49% 6.9
Fort Myers 5,964 7,633 26.0% 5,100 2.2% 5.2% $220,000 36% 5.4
Fort Walton Beach 928 1,050 28.2% 800 0.9% 2.9% $209,904 31% 5.0
Gainesville 795 1,646 49.7% 300 0.2% 2.9% $209,813 44% 5.9
Jacksonville 7,876 12,103 48.2% 11,200 1.8% 3.9% $182,250 28% 5.4
Lakeland 4,236 4,731 35.9% 2,100 1.0% 4.8% $157,250 30% 5.5
Melbourne 2,447 3,226 32.6% 400 0.2% 4.5% $175,000 28% 5.3
Miami 3,927 9,977 38.2% 13,000 1.2% 4.1% $350,000 64% 8.3
Naples 1,311 2,598 31.8% 2,400 1.8% 5.3% $400,000 58% 6.7
Ocala 3,116 3,605 47.2% 600 0.6% 4.8% $139,900 31% 6.1
Orlando 14,150 20,990 58.1% 22,700 2.1% 4.0% $230,500 38% 6.5
Panama City 700 1,197 21.6% 1,300 1.7% 3.5% $196,973 35% 6.0
Pensacola 1,846 2,808 43.5% 800 0.5% 3.8% $166,530 30% 5.0
Port St. Lucie 2,713 3,303 30.6% 2,100 1.6% 6.1% $200,000 38% 6.6
Punta Gorda 1,235 1,802 36.8% 200 0.4% 5.9% $157,500 32% 5.3
Sarasota 2,559 3,127 21.6% (300) (0.1%) 4.5% $225,000 38% 6.5
Tallahassee 1,842 2,202 51.4% 2,300 1.3% 3.2% $180,815 33% 3.7
Tampa 9,081 13,358 35.2% 13,400 1.0% 4.3% $180,000 32% 5.6
Vero Beach 1,196 1,343 32.1% 400 0.8% 7.0% $152,000 29% 4.4
West Palm Beach 2,378 3,368 14.6% 10,000 1.7% 4.8% $300,000 46% 6.4
Georgia
Albany 503 646 51.3% 1,300 2.0% 5.4% $97,333 20% 0.1
Athens 1,324 2,120 90.0% 1,100 1.3% 3.7% $142,437 27% 0.0
Atlanta 36,654 51,079 69.0% 54,800 2.3% 4.4% $175,958 24% 4.3
Augusta 3,298 3,304 60.4% 1,600 0.8% 5.6% $119,438 21% 0.9
Brunswick 977 983 77.0% 300 0.7% 4.0% $165,522 30% 5.2
Columbus 1,174 1,991 88.7% 1,800 1.5% 5.3% $114,691 22% 0.3
Dalton 574 773 70.3% 300 0.4% 4.8% $119,218 20% 0.2
Gainesville 1,693 1,735 66.1% 2,600 3.5% 3.6% $153,303 25% 1.0
Hinesville 212 476 54.1% 600 3.3% 4.8% $132,239 21% 0.0
Macon 1,385 1,671 89.3% 1,300 1.3% 5.0% $103,851 19% 0.0
Rome 335 359 49.7% 100 0.2% 4.6% $102,084 18% 0.0
Savannah 3,972 5,421 100.0% 3,500 2.2% 4.0% $155,611 26% 3.9
Valdosta 1,033 1,247 85.3% 1,000 1.8% 4.1% $112,197 24% 0.8
Warner Robins 1,436 1,676 79.3% 2,900 5.2% 4.0% $109,726 16% 0.4
Hawaii
Honolulu 1,382 3,448 69.6% 5,900 1.3% 2.6% $643,801 75% 5.3
Idaho
Boise City 4,195 5,205 45.1% 8,300 3.0% 1.7% $207,600 34% 5.6
Coeur D’Alene 1,038 1,671 62.2% 1,800 3.2% 1.7% $200,460 37% 5.5
Idaho Falls 1,262 1,553 81.1% 2,000 3.9% 1.3% $125,172 19% 3.2
Lewiston 135 162 39.9% 0 0.0% 2.6% $153,082 31% 5.3
Pocatello 390 428 61.1% 200 0.5% 1.7% $115,081 21% 3.6
Illinois
Bloomington 477 650 38.3% 700 0.8% 3.7% $162,926 28% 4.2
Champaign-Urbana 641 2,106 96.7% (300) (0.3%) 4.4% $144,896 32% 5.4
Chicago 15,099 30,272 68.8% 30,400 0.8% 4.7% $251,000 38% 5.8
Danville 20 20 10.4% 0 0.0% 6.1% $62,457 14% 0.1
Decatur 43 129 21.7% 200 0.4% 5.6% $86,545 18% 1.2
Kankakee-Bradley 452 472 57.1% 200 0.5% 6.0% $135,728 26% 7.4
Lake-Kenosha 2,485 2,748 42.5% 3,700 0.9% 4.5% $270,182 35% 5.4
Peoria 1,200 1,527 78.8% 500 0.3% 4.3% $117,894 20% 5.1
Rockford 1,373 1,537 58.6% 400 0.3% 5.6% $119,080 22% 6.1
Springfield 499 727 46.9% 0 0.0% 4.4% $106,571 21% 2.9
Indiana
Anderson 255 257 33.2% (700) (1.6%) 5.5% $85,800 17% 0.3
Bloomington 634 717 58.8% (200) (0.2%) 3.5% $128,478 29% 4.5
Columbus 273 273 44.6% 1,400 3.1% 3.2% $120,625 22% 2.6
Elkhart-Goshen 707 737 44.5% (700) (0.5%) 4.2% $114,591 21% 3.1
Evansville 943 1,393 64.0% 400 0.2% 4.2% $98,302 19% 2.9
Fort Wayne 1,247 1,275 34.6% 1,300 0.6% 4.3% $99,669 20% 2.8
Gary 2,509 3,192 69.0% 1,300 0.5% 4.2% $138,255 26% 5.6
Indianapolis 7,322 8,699 50.6% 9,700 1.1% 3.7% $123,190 21% 0.9
Kokomo 137 163 22.0% (300) (0.6%) 6.0% $91,344 18% 2.0
Lafayette 643 978 53.4% 1,200 1.3% 3.5% $111,800 23% 0.2
Michigan City 338 345 58.0% 500 1.1% 4.4% $117,560 23% 5.4
Muncie 137 183 32.0% (700) (1.3%) 4.7% $81,740 19% 0.3
South Bend 704 1,332 67.0% 500 0.3% 4.5% $91,649 17% 0.6
Terre Haute 320 582 84.8% 400 0.5% 4.7% $80,905 18% 0.9
Iowa
Ames 270 410 43.3% (100) (0.2%) 2.8% $137,821 25% 0.1
Cedar Rapids 887 1,206 58.7% 300 0.2% 3.8% $132,439 22% 2.9
Davenport 716 994 65.3% 1,100 0.6% 4.3% $100,239 18% 0.0
Des Moines 3,334 4,379 69.5% 4,800 1.5% 3.4% $147,408 24% 3.9
Dubuque 332 361 41.4% 100 0.2% 3.6% $117,419 22% 1.6
Iowa City 774 990 58.4% (200) (0.2%) 2.9% $156,499 28% 1.2
Sioux City 215 260 22.0% 100 0.1% 3.7% $89,841 17% 0.5
Waterloo 439 469 55.8% (400) (0.4%) 3.6% $112,392 20% 5.6
Kansas
Lawrence 326 371 19.6% 1,200 2.3% 3.5% $152,646 28% 3.6
Topeka 690 954 69.2% 3,700 3.4% 4.7% $111,271 20% 4.5
Wichita 2,393 2,824 61.8% 12,900 4.4% 4.1% $111,575 18% 2.1
Kentucky
Bowling Green 694 816 58.9% 1,300 2.1% 4.7% $112,747 24% 0.0
Elizabethtown 735 975 73.6% 100 0.2% 5.4% $117,375 21% 0.6
Lexington 2,431 2,832 55.3% 3,900 1.5% 4.5% $142,478 28% 4.0
Louisville 4,539 6,111 68.3% 6,500 1.0% 5.0% $137,515 25% 4.3
Owensboro 302 408 37.3% (200) (0.4%) 5.3% $87,274 19% 0.2
Louisiana
Alexandria 682 682 71.7% 800 1.2% 4.2% $96,461 24% 3.3
Baton Rouge 5,580 8,282 91.4% 8,400 2.3% 4.1% $173,438 35% 5.8
Houma 805 889 74.5% 2,400 2.6% 2.9% $111,785 22% 3.2
Lafayette 1,690 2,062 40.3% 2,600 1.8% 3.1% $132,011 26% 2.6
Lake Charles 699 1,181 78.6% 1,100 1.2% 4.3% $106,882 26% 5.0
Monroe 670 819 67.9% 400 0.5% 4.9% $97,775 23% 1.5
New Orleans 4,480 7,400 55.7% 15,400 3.1% 4.5% $160,238 35% 5.2
Shreveport 1,365 1,393 45.4% 3,500 2.0% 4.9% $134,083 28% 4.9
Maine
Bangor 452 558 56.0% 300 0.5% 4.3% $123,746 25% 2.3
Lewiston-Auburn 249 253 29.5% 600 1.2% 4.4% $141,729 28% 3.1
Portland 2,443 2,978 51.9% 1,300 0.7% 3.4% $236,983 39% 4.2
Maryland
Baltimore 5,526 7,177 36.7% 9,800 0.8% 3.9% $281,170 39% 8.8
Bethesda 2,437 4,310 35.3% 7,000 1.2% 2.8% $500,000 50% 9.0
Cumberland 199 199 48.9% 700 1.8% 4.6% $105,933 24% 4.1
Hagerstown 1,827 2,039 49.3% 1,700 1.7% 4.2% $211,154 36% 6.4
Salisbury 283 572 40.5% 1,100 1.9% 3.9% $169,614 33% 5.4
Massachusetts
Barnstable Town 690 835 16.9% 1,100 1.0% 4.0% $370,637 53% 3.1
Boston 1,607 5,023 47.5% 27,700 1.6% 4.0% $411,214 48% 5.3
Cambridge 1,600 3,499 46.7% 28,100 1.1% 4.1% $430,175 44% 3.8
Pittsfield 262 294 31.9% 400 1.1% 4.0% $223,825 35% 3.4
Michigan
Ann Arbor 461 576 19.8% (1,400) (0.7%) 5.1% $197,329 30% 3.2
Battle Creek 126 183 29.4% (800) (1.3%) 6.8% $92,421 20% 4.2
Bay City 179 179 39.7% (1,700) (4.3%) 6.7% $94,170 20% 4.3
Detroit 1,215 1,322 20.9% (16,900) (2.1%) 8.9% $98,866 19% 0.0
Flint 562 613 17.8% (2,400) (1.6%) 8.3% $103,376 21% 4.4
Grand Rapids 1,738 1,957 38.8% 1,200 0.3% 6.0% $130,965 23% 3.2
Holland 765 914 33.3% (400) (0.3%) 5.6% $151,868 25% 4.4
Jackson 373 471 46.8% (900) (1.5%) 7.7% $111,075 22% 4.8
Kalamazoo 784 1,075 43.7% 1,400 1.0% 5.6% $122,466 23% 2.9
Lansing 584 902 28.6% 900 0.4% 5.8% $125,586 23% 3.6
Monroe 303 402 33.4% (400) (0.9%) 6.3% $145,354 25% 4.8
Muskegon 340 421 42.4% 200 0.3% 7.3% $96,688 21% 2.2
Niles 396 485 59.4% 1,600 2.5% 6.4% $125,998 26% 6.9
Saginaw 162 164 16.9% (2,200) (2.4%) 7.1% $84,843 19% 1.1
Warren 3,397 3,821 19.3% (17,900) (1.5%) 6.9% $170,198 25% 0.7
Minnesota
Duluth 815 988 57.6% 400 0.3% 5.4% $118,193 23% 7.6
Minneapolis 8,511 11,056 39.3% 12,100 0.7% 4.7% $250,182 34% 5.8
Rochester 717 858 42.6% 1,900 1.8% 4.0% $139,157 21% 3.2
St. Cloud 863 976 48.4% 1,100 1.1% 4.5% $147,450 26% 5.1
Mississippi
Gulfport-Biloxi 2,814 5,198 100.0% 3,100 2.9% 5.5% $156,523 38% 7.2
Hattiesburg 310 870 96.2% 800 1.3% 4.8% $101,497 28% 4.3
Jackson 3,139 3,442 76.4% 4,100 1.6% 5.0% $143,257 33% 5.4
Pascagoula 894 1,092 70.9% 1,400 2.6% 5.8% $117,014 26% 6.4
Missouri
Columbia 853 1,223 51.3% 1,400 1.5% 3.7% $133,728 28% 3.9
Jefferson City 303 365 31.8% 1,100 1.4% 4.1% $109,803 20% 3.2
Joplin 332 385 51.9% 1,400 1.8% 4.6% $88,376 22% 4.1
Kansas City 6,493 8,840 47.9% 10,900 1.1% 5.2% $153,920 25% 4.1
Springfield 2,154 3,631 71.0% 4,700 2.4% 4.2% $121,763 28% 4.3
St. Joseph 166 186 43.5% 2,400 4.2% 4.4% $93,685 20% 3.8
St. Louis 8,593 10,543 57.5% 16,000 1.2% 5.2% $172,296 30% 5.7
Montana
Billings 680 721 49.2% 800 1.0% 1.8% $141,419 26% 3.7
Great Falls 338 417 100.0% 0 0.0% 2.3% $116,782 24% 2.0
Missoula 550 703 62.4% 2,800 4.8% 2.1% $208,824 38% 4.9
Nebraska
Lincoln 1,039 1,308 48.3% 1,800 1.0% 2.5% $136,624 21% 1.6
Omaha 4,045 4,960 74.8% 6,700 1.5% 3.1% $136,244 20% 1.7
Nevada
Carson City 92 159 22.3% (500) (1.5%) 5.3% $249,168 41% 5.3
Las Vegas 13,978 21,675 55.2% 13,300 1.4% 5.2% $282,250 45% 6.7
Reno 1,986 2,094 33.1% 3,000 1.3% 4.6% $302,250 47% 6.6
New Hampshire
Manchester 784 953 13.3% (400) (0.4%) 3.3% $208,988 27% 3.3
New Jersey
Atlantic City 1,169 1,289 32.5% (2,100) (1.3%) 5.3% $271,872 41% 6.2
Camden 2,501 3,371 39.9% 11,400 2.1% 4.1% $229,755 26% 3.5
Edison 4,220 6,516 26.7% 7,600 0.7% 3.7% $367,244 37% 5.7
Newark-Union 2,913 6,414 69.5% 3,700 0.4% 4.1% $406,104 42% 3.9
Ocean City 672 1,143 47.0% 1,100 2.2% 4.0% $265,645 37% 3.7
Trenton 492 744 20.4% 4,300 1.8% 3.6% $305,521 32% 4.6
Vineland 581 715 92.9% 0 0.0% 5.8% $162,909 26% 3.8
New Mexico
Albuquerque 3,996 4,966 55.9% 3,200 0.8% 3.5% $205,000 38% 5.3
Farmington 391 391 66.6% 900 1.7% 3.0% $195,429 42% 6.2
Las Cruces 1,586 1,644 59.0% 1,400 2.1% 3.4% $131,976 31% 4.0
Santa Fe 306 306 23.7% 800 1.3% 2.8% $277,170 46% 4.7
New York
Albany 1,636 2,990 56.0% 1,400 0.3% 3.7% $196,265 30% 3.8
Binghamton 219 219 16.7% 300 0.3% 4.0% $112,633 21% 2.9
Buffalo 1,385 1,782 38.3% 2,300 0.4% 4.4% $103,508 18% 0.6
Elmira 44 63 21.3% 300 0.7% 4.4% $69,698 13% 0.0
Glens Falls 452 467 28.9% 300 0.5% 3.6% $180,884 32% 5.0
Ithaca 136 269 40.8% 200 0.3% 3.3% $146,910 26% 1.6
Kingston 537 585 41.5% 1,200 1.8% 4.0% $266,320 42% 5.4
Nassau 2,725 2,875 25.0% 5,600 0.4% 3.8% $464,190 46% 7.5
New York 2,888 39,704 95.5% 52,700 1.0% 4.7% $546,118 80% 7.5
Poughkeepsie 1,413 1,884 36.6% 2,000 0.8% 4.0% $258,893 33% 3.1
Rochester 1,585 1,825 35.4% 1,000 0.2% 4.2% $117,374 18% 0.7
Syracuse 1,270 1,557 45.3% 1,700 0.5% 4.0% $122,524 20% 2.2
Utica-Rome 490 562 42.4% 0 0.0% 3.9% $106,203 21% 1.5
North Carolina
Asheville 3,569 4,125 93.6% 1,700 1.0% 3.5% $186,044 39% 5.8
Burlington 1,609 1,669 82.4% 500 0.8% 4.8% $115,433 23% 0.0
Charlotte 17,112 22,697 90.2% 23,100 2.8% 4.6% $170,000 26% 3.4
Durham 3,067 3,561 54.7% 9,400 3.3% 3.7% $180,155 31% 4.7
Fayetteville 2,363 2,950 66.4% 4,400 3.5% 4.9% $110,049 19% 0.0
Goldsboro 457 457 66.2% 900 2.1% 4.6% $103,752 22% 0.0
Greensboro 3,977 5,117 76.9% 3,900 1.1% 4.6% $154,783 29% 1.2
Greenville 1,450 2,436 94.5% 2,800 3.8% 4.8% $114,689 24% 0.0
Hickory 1,605 1,689 69.4% (900) (0.6%) 5.6% $111,924 23% 0.4
Jacksonville 1,660 1,902 93.0% 2,300 5.2% 4.2% $137,266 26% 3.2
Raleigh-Cary 13,176 16,785 94.8% 11,600 2.4% 3.5% $188,000 28% 1.8
Rocky Mount 584 637 61.8% 2,900 4.6% 5.7% $98,211 19% 0.1
Wilmington 4,862 6,056 65.8% 4,900 3.4% 3.8% $222,306 42% 6.2
Winston-Salem 3,622 3,812 85.9% 5,600 2.6% 4.3% $127,885 23% 0.0
North Dakota
Bismarck 679 990 90.4% 1,600 2.7% 2.2% $134,865 21% 2.8
Fargo 1,144 1,610 57.1% 400 0.3% 2.4% $138,294 25% 4.5
Grand Forks 155 430 63.8% (100) (0.2%) 2.8% $127,219 26% 4.8
Ohio
Akron 1,360 1,683 41.9% 3,900 1.1% 5.3% $125,000 21% 1.9
Canton 669 716 46.0% 0 0.0% 5.8% $113,072 22% 1.5
Cincinnati 5,647 7,155 46.0% 900 0.1% 5.1% $152,000 25% 2.1
Cleveland 3,668 4,132 51.6% 0 0.0% 5.9% $124,812 21% 0.0
Columbus 4,332 6,424 37.5% 7,100 0.8% 5.0% $144,000 23% 2.8
Dayton 1,586 1,730 41.6% (200) 0.0% 5.9% $116,256 20% 0.7
Lima 118 126 25.0% (700) (1.2%) 6.3% $95,235 19% 2.2
Mansfield 157 186 30.9% (700) (1.2%) 6.4% $99,366 19% 1.0
Sandusky 24 4.2% 100 0.3% 5.4% $126,558 22% 1.6
Springfield 177 273 39.8% 300 0.6% 5.9% $103,981 19% 1.3
Toledo 1,362 1,759 42.6% 0 0.0% 6.0% $107,208 20% 0.8
Youngstown 628 880 46.3% (2,300) (0.9%) 6.1% $78,975 16% 0.1
Oklahoma
Lawton 234 806 73.6% 1,000 2.4% 4.3% $93,916 19% 0.6
Oklahoma City 5,681 6,220 28.7% 19,000 3.3% 4.0% $130,757 25% 5.3
Tulsa 4,485 5,304 43.5% 8,800 2.1% 3.9% $124,344 25% 4.0
Oregon
Bend 1,782 1,943 43.6% 2,000 2.8% 4.4% $271,860 48% 8.3
Corvallis 224 279 35.1% 700 1.9% 3.8% $238,479 40% 5.2
Eugene 1,145 1,522 55.0% 800 0.5% 4.9% $238,490 48% 8.1
Medford 1,132 1,383 64.7% 1,400 1.7% 4.9% $240,057 47% 6.1
Portland 8,860 13,631 68.9% 14,500 1.4% 4.6% $275,000 44% 8.7
Salem 1,535 2,279 67.6% 2,200 1.4% 4.7% $226,929 42% 6.7
Pennsylvania
Allentown 2,945 3,145 58.2% 7,100 2.1% 4.0% $270,539 40% 8.1
Altoona 275 280 56.5% 400 0.6% 3.9% $94,022 19% 1.9
Erie 663 850 83.6% 100 0.1% 4.4% $100,802 19% 0.4
Harrisburg 1,659 1,790 48.1% 3,200 1.0% 3.4% $150,367 23% 2.9
Johnstown 94 151 40.5% 600 1.0% 5.1% $81,050 18% 1.1
Lancaster 1,544 1,854 51.3% 3,500 1.5% 3.2% $174,379 27% 3.8
Lebanon 539 541 64.0% 400 0.8% 3.2% $142,034 24% 4.6
Philadelphia 6,096 9,126 51.2% 11,900 0.6% 4.4% $235,461 32% 5.3
Pittsburgh 3,942 5,089 71.9% 3,000 0.3% 4.0% $119,667 21% 0.3
Reading 1,010 1,065 48.8% 400 0.2% 4.0% $156,314 25% 5.0
Scranton 1,181 1,322 60.7% 2,600 1.0% 4.4% $124,757 24% 3.2
State College 394 524 47.5% 600 0.8% 3.2% $157,669 30% 2.7
Williamsport 313 325 61.1% (100) (0.2%) 4.4% $111,637 21% 1.3
York 2,205 2,330 74.0% 3,400 1.9% 3.4% $169,803 27% 4.2
Rhode Island
Providence 2,528 3,245 27.6% 0 0.0% 4.6% $288,063 45% 5.5
South Carolina
Anderson 1,233 1,290 66.8% 400 0.6% 5.9% $107,357 23% 2.3
Charleston 6,149 7,437 68.7% 7,500 2.6% 4.7% $185,000 33% 3.8
Columbia 6,322 7,549 90.1% 3,300 0.9% 5.2% $138,500 25% 5.2
Florence 804 804 61.3% 2,200 2.5% 6.3% $102,130 22% 1.0
Greenville 4,576 5,317 93.3% 7,600 2.5% 5.3% $135,600 26% 5.3
Myrtle Beach 4,188 5,958 50.4% 3,700 2.9% 4.6% $204,434 44% 6.1
Spartanburg 1,743 1,743 63.1% (1,500) (1.2%) 5.8% $129,884 27% 5.5
Sumter 636 984 100.0% (100) (0.3%) 7.1% $107,556 23% 3.0
South Dakota
Rapid City 646 982 71.4% 1,500 2.5% 2.8% $124,724 22% 3.5
Sioux Falls 1,564 2,409 95.6% 4,100 3.1% 2.4% $139,779 23% 2.3
Tennessee
Chattanooga 2,399 2,633 68.8% 1,200 0.5% 3.9% $131,563 26% 1.2
Clarksville 1,790 2,446 76.1% 0 0.0% 5.3% $105,916 20% 0.5
Cleveland 604 746 78.9% (200) (0.5%) 4.3% $118,782 26% 3.2
Jackson 482 586 52.4% 1,000 1.6% 4.6% $96,969 21% 0.0
Johnson City 1,174 1,247 77.4% 1,800 2.2% 4.1% $119,381 29% 2.3
Kingsport 903 1,018 66.3% 1,100 0.9% 3.9% $112,195 26% 1.6
Knoxville 4,680 5,411 83.9% 1,900 0.6% 3.4% $158,254 32% 5.1
Memphis 6,756 8,664 78.4% 6,500 1.0% 4.9% $142,143 28% 2.6
Morristown 615 626 81.8% (400) (0.8%) 4.4% $115,356 29% 4.7
Nashville 11,949 13,994 76.2% 5,600 0.7% 3.7% $160,000 27% 5.1
Texas
Abilene 314 338 15.8% 1,100 1.7% 3.7% $114,700 26% 5.8
Amarillo 670 1,756 47.3% 2,000 1.8% 3.5% $121,800 27% 5.4
Austin 13,125 21,179 76.5% 25,900 3.5% 3.7% $182,900 32% 5.2
Beaumont 1,317 2,750 100.0% 3,600 2.2% 5.6% $130,900 26% 5.5
Brownsville 1,844 2,040 52.1% 2,100 1.7% 5.8% $114,600 33% 5.7
College Station 858 2,036 57.4% 800 0.9% 3.7% $137,100 33% 4.5
Corpus Christi 1,670 2,204 35.8% 3,500 2.0% 4.5% $136,000 28% 5.1
Dallas 19,601 29,148 39.4% 52,400 2.6% 4.3% $160,300 26% 4.5
El Paso 3,424 4,376 67.6% 4,400 1.6% 5.8% $136,000 31% 5.2
Fort Worth 10,598 14,103 36.6% 15,500 1.8% 4.2% $118,700 20% 5.0
Houston 45,290 66,156 88.1% 64,500 2.6% 4.3% $150,000 25% 5.1
Killeen 2,494 3,413 73.6% 200 0.2% 4.8% $117,912 23% 4.0
Laredo 1,599 2,247 91.6% 1,800 2.1% 4.6% $99,957 26% 1.3
Longview 316 605 38.1% 600 0.7% 4.2% $122,400 25% 5.1
Lubbock 1,043 1,504 36.1% 3,400 2.6% 3.5% $97,900 23% 1.4
Mcallen 5,298 6,576 70.6% 9,900 4.9% 6.2% $99,000 31% 2.6
Midland 511 511 13.2% 1,600 2.5% 3.0% $123,562 23% 5.2
Odessa 236 460 21.8% 1,100 1.9% 3.5% $147,900 33% 6.1
San Angelo 345 465 30.1% 800 1.8% 3.7% $111,500 24% 5.3
San Antonio 10,800 14,764 66.2% 15,100 1.8% 4.1% $149,200 29% 5.2
Sherman 217 307 28.2% 800 1.8% 4.7% $99,300 21% 4.9
Texarkana 249 403 47.7% 1,200 2.2% 4.8% $82,480 18% 0.3
Tyler 427 516 17.5% 500 0.5% 4.2% $139,000 29% 5.1
Victoria 153 153 8.5% 800 1.6% 3.8% $128,000 25% 5.4
Waco 957 1,059 35.4% 2,600 2.4% 4.3% $117,600 26% 3.7
Wichita Falls 234 652 72.8% 1,000 1.6% 4.1% $88,200 18% 0.8
Utah
Logan 1,076 1,169 83.3% 1,100 2.1% 2.0% $147,052 25% 0.9
Ogden-Clearfield 3,398 3,969 77.3% 5,600 2.8% 2.8% $173,837 23% 2.3
Provo-Orem 4,699 5,459 84.2% 10,200 5.5% 2.3% $202,736 32% 4.2
Salt Lake City 5,005 7,282 58.7% 27,500 4.4% 2.5% $232,557 30% 5.1
St. George 1,951 2,095 54.4% 2,500 4.7% 2.5% $218,807 41% 4.7
Virginia
Charlottesville 1,121 1,419 53.8% 2,600 2.6% 2.1% $242,827 40% 5.6
Danville 207 225 43.0% 900 2.2% 6.1% $95,958 23% 2.4
Harrisonburg 733 1,017 82.4% 1,800 2.8% 2.2% $189,303 37% 5.5
Lynchburg 1,450 1,578 85.7% 2,600 2.4% 3.0% $146,930 30% 5.1
Richmond 6,154 7,109 62.3% 5,900 0.9% 3.0% $230,000 37% 5.8
Roanoke 959 1,009 52.3% 2,400 1.5% 2.9% $152,738 29% 5.1
Virginia Beach 5,061 7,170 30.2% 16,800 2.2% 3.0% $246,451 40% 7.2
Winchester 792 834 46.8% 1,500 2.6% 2.9% $205,386 38% 4.8
Washington
Bellingham 984 1,374 53.8% 3,500 4.3% 3.9% $265,440 49% 6.5
Bremerton 1,199 1,245 48.2% 100 0.1% 4.3% $288,030 43% 7.1
Kennewick 1,399 1,403 43.0% 4,100 4.7% 4.5% $169,926 29% 5.6
Longview 539 650 92.5% 1,000 2.6% 6.3% $183,953 36% 6.1
Mount Vernon 879 967 84.4% 1,200 2.6% 4.2% $245,292 45% 6.6
Olympia 2,056 2,321 69.2% 2,300 2.3% 4.2% $248,500 38% 7.9
Seattle 9,542 19,488 70.4% 36,500 2.5% 4.0% $410,000 57% 8.7
Spokane 2,167 2,765 59.2% 5,500 2.6% 4.3% $170,000 34% 6.5
Tacoma 3,807 5,200 76.2% 3,200 1.2% 4.6% $267,772 44% 8.3
Wenatchee 843 1,105 100.0% 1,700 4.3% 3.5% $235,992 45% 6.3
Yakima 679 730 77.7% 2,300 2.9% 4.4% $140,853 29% 4.3
West Virginia
Charleston 500 659 78.0% 1,100 0.7% 3.7% $125,555 24% 1.1
Huntington 453 780 100.0% 1,600 1.3% 4.6% $91,649 21% 0.0
Morgantown 113 136 82.4% 1,600 2.6% 3.0% $131,806 28% 0.1
Parkersburg 218 230 52.5% 800 1.1% 4.4% $93,090 20% 0.3
Weirton 57 123 65.8% 600 1.3% 5.8% $81,089 17% 0.0
Wheeling 1 67 22.9% 400 0.6% 4.7% $80,379 18% 0.2
Wisconsin
Appleton 689 839 38.5% 3,100 2.6% 4.4% $129,728 22% 5.2
Eau Claire 491 675 47.5% 1,100 1.3% 4.2% $119,758 26% 5.9
Fond Du Lac 228 263 42.5% 500 1.0% 4.3% $127,733 24% 5.7
Green Bay 1,487 1,838 59.1% 500 0.3% 4.6% $150,737 29% 5.9
Janesville 598 704 54.9% (300) (0.4%) 5.3% $126,375 25% 6.4
La Crosse 445 690 81.4% 900 1.2% 3.9% $123,879 26% 5.5
Madison 1,475 2,978 48.7% 2,300 0.7% 3.5% $223,643 39% 6.9
Milwaukee 2,195 3,422 39.9% 10,400 1.2% 5.2% $219,161 41% 7.8
Oshkosh-Neenah 440 563 38.6% 400 0.4% 4.4% $122,847 23% 5.2
Racine 451 551 43.1% 1,000 1.2% 5.6% $158,104 28% 6.5
Sheboygan 192 278 37.9% 200 0.3% 4.3% $138,701 25% 5.5
Wausau 353 670 48.0% 800 1.1% 4.0% $124,570 23% 5.5
Wyoming
Casper 388 388 48.7% 1,600 4.1% 2.2% $141,994 27% 5.2
Cheyenne 320 322 36.8% 1,100 2.5% 3.1% $138,256 23% 1.3

 


If you have any questions, please contact us at (949) 870-1200 or fill out this form.