Stability in Seattle? | John Burns Real Estate Consulting

Stability in Seattle?


Seattle is starting to show some signs of recovery. JT Schwartz and I recently visited nearly 50 residential projects, including regional master planned communities like Issaquah Highlands and Snoqualmie Ridge, as well as stand-alone projects in Southeast King County.

Here are a few of the interesting trends we found that convinced us that Seattle is positioned for a comeback:

  • Despite slower market conditions, new home prices are on the rise in Seattle’s King and Snohomish Counties:

  • Builders who have adopted smaller floorplans and achieving more attainable absolute prices are performing better than others. There is some evidence that price per square foot actually increased on a year-over-year basis in King County.
  • Destination master planned communities appear to be garnering the best sales rates because consumers value the amenities and lifestyle.
  • Plats that have been on hold for the last few years are being restarted, as some public builders and larger regional builders are finding opportunities to purchase distressed projects or re-launch mothballed projects.
  • We anticipate job growth to return to Seattle in 2011 and will continue to strengthen in 2012.

CONCLUSION: Home prices, and particularly price per square foot, appear to be showing some new strength as home designs are reconfigured for the evolving market. Seattle is a market with some barriers to entry, and the strongest local and national builders are finding new opportunities in today’s environment.

If you’d like to discuss Seattle or any of the many markets we have researched recently, send us an email or call. Mollie Carmichael, Tim Sullivan, Peter Dennehy and I will be at ULI in Washington D.C. if you would like to meet there.

This is the most current available data for all variables and markets.

Permits Statistics
Employment Statistics
Affordability
12-
12-
Total
NF Payroll Employment
State
Metro Area*
Month
S. Fam. Permits
Month
Total Permits
Permits / Peak Permits
1-Yr Growth
1-Yr Growth Rate
Unemp Rate
Median Home Price
Housing Costs / Income
JBREC Affordability Index
Alabama
Anniston-Oxford 117 125 27% 100 0.2% 9.1% $85,187 18% 0.0
Auburn-Opelika 687 867 39% (1,200) (2.3%) 7.8% $127,462 25% 0.0
Birmingham 1,701 1,751 22% (8,300) (1.7%) 8.9% $140,222 22% 0.0
Decatur 128 128 14% 0 0.0% 9.5% $95,008 18% 0.0
Dothan 286 328 44% 0 0.0% 8.2% $86,648 17% 0.0
Florence 157 197 25% 400 0.7% 8.8% $93,170 19% 0.0
Gadsden 109 109 27% (100) (0.3%) 9.2% $82,640 18% 0.0
Huntsville 2,199 2,199 44% 1,000 0.5% 7.2% $122,522 18% 0.0
Mobile 1,152 1,868 67% (1,700) (1.0%) 10.2% $124,520 25% 0.7
Montgomery 516 901 35% (4,700) (2.7%) 9.1% $129,571 22% 0.4
Tuscaloosa 385 726 28% 1,400 1.5% 8.3% $120,434 23% 0.0
Alaska
Anchorage 403 547 6% 100 0.1% 6.8% $178,611 20% 0.0
Fairbanks 44 44 6% (100) (0.3%) 6.3% $141,421 18% 0.0
Arizona
Flagstaff 180 268 20% (800) (1.3%) 8.1% $272,000 47% 5.6
Phoenix 8,362 9,001 13% 5,900 0.4% 9.1% $130,000 20% 1.1
Prescott 271 455 10% (700) (1.2%) 10.1% $125,323 23% 0.0
Tucson 1,940 2,322 18% (700) (0.2%) 9.0% $160,000 29% 1.1
Yuma 550 610 23% (1,500) (3.1%) 30.2% $137,336 28% 3.9
Arkansas
Fayetteville 1,219 1,394 18% (1,000) (0.5%) 6.5% $100,021 16% 0.0
Fort Smith 589 829 63% (800) (0.7%) 7.9% $76,045 14% 0.0
Hot Springs 41 41 11% 100 0.3% 7.9% $107,576 21% 0.0
Jonesboro 512 711 72% 900 1.9% 7.3% $76,915 14% 0.0
Little Rock 1,942 3,641 63% (7,300) (2.2%) 7.1% $131,931 21% 1.3
Pine Bluff 55 139 34% (600) (1.6%) 9.7% $66,890 13% 0.0
California
Bakersfield 1,427 1,716 19% (2,600) (1.2%) 15.3% $125,000 21% 1.0
Chico 194 465 23% (4,000) (5.6%) 13.8% $200,000 37% 3.4
El Centro 114 122 6% (900) (2.0%) 30.4% $121,500 26% 1.6
Fresno 1,579 1,901 26% (6,200) (2.2%) 15.4% $150,000 26% 1.7
Hanford 190 238 18% (300) (0.8%) 14.8% $136,000 22% 2.6
Los Angeles (D) 2,478 6,591 9% (39,400) (1.0%) 13.0% $345,000 48% 3.1
Madera 104 112 5% (200) (0.6%) 14.3% $132,750 23% 1.1
Merced 62 67 2% (400) (0.7%) 17.4% $119,000 21% 0.9
Modesto 187 187 3% (2,400) (1.6%) 16.4% $139,000 21% 0.3
Monterey 159 266 9% (500) (0.4%) 10.5% $239,000 32% 1.1
Napa 116 122 12% (900) (1.5%) 9.4% $354,000 42% 2.8
Oakland (D) 2,105 3,187 14% (23,700) (2.5%) 11.5% $335,750 35% 2.0
Orange County (D) 1,562 2,984 12% 12,000 0.9% 9.6% $530,000 53% 5.1
Redding 191 235 10% (1,300) (2.2%) 15.0% $170,000 30% 1.5
Riverside-San Bernardino 5,633 7,049 12% (22,700) (2.0%) 14.8% $180,000 24% 1.1
Sacramento 2,327 2,695 11% (24,500) (3.0%) 12.4% $210,000 27% 1.3
San Diego 2,234 3,768 9% (9,700) (0.8%) 10.6% $375,000 46% 3.3
San Francisco (D) 416 995 15% (18,300) (2.0%) 9.3% $707,000 69% 4.1
San Jose 920 2,228 22% (1,500) (0.2%) 11.2% $563,000 50% 4.3
San Luis Obispo 333 486 14% (2,800) (2.9%) 10.3% $380,000 52% 4.0
Santa Barbara 298 411 15% (1,500) (0.9%) 8.9% $351,750 47% 3.7
Santa Cruz 124 158 11% (1,800) (2.1%) 11.0% $485,000 57% 3.0
Santa Rosa 296 505 9% (3,900) (2.3%) 10.5% $360,000 44% 2.8
Stockton 850 858 12% (3,000) (1.6%) 16.6% $165,000 23% 0.8
Vallejo-Fairfield 572 572 9% (2,400) (2.0%) 12.0% $200,000 23% 0.6
Ventura 190 441 6% (3,400) (1.3%) 11.2% $419,000 42% 3.7
Visalia-Porterville 813 988 28% (900) (0.8%) 15.9% $127,000 23% 0.8
Yuba-Sutter 121 123 4% (1,200) (3.2%) 17.6% $155,000 25% 0.5
Colorado
Boulder 194 554 11% (700) (0.5%) 6.4% $365,000 40% 5.8
Colorado Springs 1,680 1,687 15% (3,800) (1.5%) 8.7% $195,000 25% 1.8
Denver 3,616 4,366 15% (8,200) (0.7%) 8.1% $230,000 29% 3.8
Fort Collins 465 871 24% (2,600) (1.9%) 6.5% $223,500 30% 2.9
Grand Junction 351 413 20% (2,000) (3.3%) 9.3% $131,791 19% 0.0
Greeley 850 902 20% 0 0.0% 9.1% $158,000 21% 0.6
Pueblo 201 336 23% 300 0.5% 9.7% $82,985 15% 0.3
Connecticut
Bridgeport 565 699 13% 1,200 0.3% 8.6% $390,537 35% 0.1
Hartford 1,267 1,607 15% (1,100) (0.2%) 9.4% $225,527 25% 0.0
New Haven 479 1,066 15% 2,000 0.8% 9.6% $220,629 27% 0.0
Norwich 303 390 14% (2,100) (1.6%) 8.7% $215,392 24% 0.0
Delaware
Dover 719 835 38% 700 1.1% 8.8% $195,334 34% 6.2
Wilmington (D) 1,041 1,250 19% 200 0.1% 9.2% $197,988 28% 3.4
District of Columbia
Washington D.C. (D) 7,860 10,337 27% 14,800 0.6% 6.3% $300,496 25% 1.2
Florida
Daytona Beach 612 692 9% (200) (0.1%) 12.6% $99,000 18% 0.0
Fort Lauderdale (D) 949 1,144 6% (8,800) (1.3%) 10.7% $165,000 26% 0.2
Fort Myers 1,158 1,229 4% (600) (0.3%) 13.7% $88,000 14% 0.2
Gainesville 417 554 17% 1,100 0.9% 8.8% $150,858 29% 0.0
Jacksonville 3,795 4,017 16% (800) (0.1%) 11.9% $145,000 22% 2.5
Lakeland 1,227 1,313 10% 0 0.0% 13.4% $98,150 18% 0.0
Melbourne 1,100 1,208 12% (2,500) (1.3%) 11.9% $107,000 17% 0.0
Miami (D) 947 2,520 10% (1,400) (0.1%) 14.4% $170,500 32% 1.1
Naples 761 1,300 16% 200 0.2% 13.6% $183,250 25% 0.2
Ocala 499 507 7% (1,200) (1.3%) 14.4% $82,000 16% 0.0
Orlando 4,400 5,208 14% 400 0.0% 11.9% $130,000 21% 0.1
Panama City 226 410 7% 500 0.7% 10.0% $161,821 27% 3.1
Pensacola 1,351 1,777 28% 800 0.5% 10.8% $134,927 24% 0.6
Port St. Lucie 444 470 4% 300 0.3% 14.6% $105,000 17% 0.0
Punta Gorda 247 355 8% (400) (1.0%) 13.0% $97,000 17% 0.0
Sarasota 1,772 2,250 16% 1,100 0.4% 12.5% $145,000 25% 0.7
Tallahassee 581 972 23% 800 0.5% 9.0% $138,465 24% 0.0
Tampa 4,341 6,995 18% (4,300) (0.4%) 12.6% $124,900 22% 2.0
Vero Beach 287 339 8% 0 0.0% 16.2% $118,000 21% 1.5
West Palm Beach (D) 1,318 1,489 6% 4,000 0.8% 12.5% $211,750 32% 4.0
Georgia
Albany 183 265 21% 500 0.8% 10.9% $82,903 18% 0.0
Athens 232 254 11% 500 0.6% 7.8% $122,998 23% 0.0
Atlanta 6,603 7,848 11% 200 0.0% 10.4% $119,607 16% 0.0
Augusta 2,340 2,405 44% 3,800 1.8% 9.3% $105,059 19% 0.0
Brunswick 417 417 33% (1,000) (2.4%) 9.9% $129,263 23% 0.0
Columbus 722 1,429 64% (500) (0.4%) 9.7% $99,161 20% 0.0
Dalton 112 123 11% (800) (1.2%) 12.0% $92,120 18% 0.0
Gainesville 241 241 9% (600) (0.8%) 9.2% $123,644 20% 0.0
Hinesville 166 418 48% 200 1.0% 8.6% $100,516 20% 0.0
Macon 286 286 15% (1,000) (1.0%) 10.4% $90,837 18% 0.0
Rome 59 59 8% 900 2.3% 10.8% $90,060 18% 0.1
Savannah 1,153 1,528 31% 600 0.4% 9.1% $133,175 23% 1.7
Valdosta 544 1,016 70% 200 0.4% 8.6% $99,246 21% 0.0
Warner Robins 600 600 28% 200 0.3% 7.7% $91,174 13% 0.0
Hawaii
Honolulu 873 1,863 38% 2,800 0.7% 5.6% $551,537 60% 3.1
Idaho
Boise City 1,864 1,944 17% (4,000) (1.6%) 9.1% $136,780 20% 0.0
Coeur D’Alene 594 695 26% (1,000) (1.8%) 9.2% $136,079 22% 0.0
Idaho Falls 348 432 23% (800) (1.6%) 6.6% $94,284 14% 0.0
Lewiston 72 79 20% (500) (1.9%) 7.0% $124,023 22% 1.1
Pocatello 151 154 22% (600) (1.7%) 8.7% $95,113 16% 0.0
Illinois
Bloomington 332 384 23% (300) (0.3%) 7.9% $157,642 23% 1.0
Champaign-Urbana 289 475 22% (900) (0.9%) 9.4% $138,683 26% 3.1
Chicago (D) 2,842 4,902 11% (55,700) (1.5%) 9.7% $205,000 30% 2.6
Danville 2 2 1% 200 0.7% 11.9% $55,277 12% 0.8
Decatur 118 120 20% (500) (1.0%) 11.7% $87,705 17% 2.3
Kankakee-Bradley 70 74 9% (300) (0.7%) 12.7% $125,310 21% 4.6
Lake-Kenosha (D) 671 789 12% (13,500) (3.5%) 10.1% $214,311 26% 0.8
Peoria 641 721 37% 100 0.1% 10.0% $114,108 19% 3.7
Rockford 332 336 13% 700 0.5% 14.5% $107,058 19% 5.2
Springfield 376 466 30% (1,000) (0.9%) 7.9% $116,532 18% 1.2
Indiana
Anderson 75 84 11% 100 0.2% 11.4% $78,283 15% 0.0
Bloomington 255 297 24% (100) (0.1%) 8.2% $122,833 25% 0.0
Columbus 126 126 21% 500 1.2% 8.9% $113,992 18% 0.0
Elkhart-Goshen 174 222 13% 1,100 1.1% 13.4% $100,951 17% 0.0
Evansville 658 772 36% (200) (0.1%) 8.9% $89,203 16% 0.1
Fort Wayne 822 996 27% 1,600 0.8% 10.1% $98,419 16% 1.3
Gary (D) 1,055 1,349 29% (2,400) (0.9%) 10.1% $120,168 19% 2.2
Indianapolis 3,905 5,865 34% (1,600) (0.2%) 9.1% $121,578 18% 1.7
Kokomo 17 17 2% 700 1.8% 11.7% $77,611 13% 0.0
Lafayette 467 516 28% (2,000) (2.3%) 9.3% $107,416 20% 0.1
Michigan City 137 161 27% (100) (0.2%) 11.3% $106,859 19% 0.0
Muncie 47 49 9% 1,500 3.2% 11.0% $72,780 15% 0.0
South Bend 277 316 16% (1,000) (0.8%) 11.3% $91,067 15% 1.5
Terre Haute 149 161 24% 1,200 1.7% 11.2% $74,383 15% 0.0
Iowa
Ames 112 174 18% (300) (0.7%) 5.4% $127,033 20% 0.0
Cedar Rapids 669 1,115 54% 400 0.3% 6.6% $141,428 22% 3.2
Davenport 437 849 56% (200) (0.1%) 8.2% $110,898 20% 4.4
Des Moines 2,016 2,816 45% (2,100) (0.7%) 6.5% $145,496 20% 0.3
Dubuque 374 591 68% 300 0.6% 6.5% $115,073 19% 1.0
Iowa City 542 638 38% 2,000 2.3% 5.1% $146,794 22% 0.0
Sioux City 223 254 22% (1,800) (2.5%) 7.4% $88,458 15% 0.4
Waterloo 366 387 46% (100) (0.1%) 6.4% $111,555 20% 4.6
Kansas
Lawrence 192 290 15% 400 0.8% 6.2% $139,017 22% 0.0
Topeka 289 403 29% 2,700 2.5% 6.8% $107,256 16% 0.0
Wichita 1,248 1,454 32% (1,200) (0.4%) 8.2% $118,735 17% 0.7
Kentucky
Bowling Green 384 566 41% (600) (1.0%) 9.2% $103,155 21% 0.5
Elizabethtown 585 631 48% 1,300 2.9% 9.3% $104,822 20% 1.3
Lexington 1,199 1,351 26% (200) (0.1%) 8.6% $143,092 25% 2.4
Louisville 2,091 2,402 27% (3,400) (0.6%) 10.0% $135,186 25% 4.7
Owensboro 282 348 32% 400 0.8% 9.1% $80,305 16% 0.6
Louisiana
Baton Rouge 2,881 2,991 33% (600) (0.2%) 8.2% $165,447 30% 4.8
Houma 403 410 34% (200) (0.2%) 5.9% $110,091 21% 1.5
Lafayette 829 896 18% 1,500 1.0% 6.6% $123,379 24% 0.0
Lake Charles 799 862 57% 1,100 1.2% 7.6% $99,834 20% 0.0
Monroe 250 264 22% 0 0.0% 8.6% $94,387 21% 0.7
New Orleans 1,836 2,118 16% 1,900 0.4% 8.1% $159,601 31% 4.9
Shreveport 1,149 1,285 42% 1,400 0.8% 7.7% $153,524 34% 5.5
Maine
Bangor 286 374 38% (1,000) (1.6%) 7.4% $110,611 21% 0.0
Lewiston-Auburn 159 207 24% 700 1.5% 7.5% $122,442 22% 0.0
Portland 1,300 1,344 23% (1,800) (0.9%) 5.7% $212,950 30% 2.0
Maryland
Baltimore 3,608 5,856 30% 6,500 0.5% 8.2% $279,900 37% 6.5
Bethesda (D) 1,813 2,854 23% 5,700 1.0% 5.7% $380,000 36% 5.7
Cumberland 89 146 36% (1,400) (3.6%) 9.1% $99,731 22% 3.0
Hagerstown 712 774 19% (2,000) (2.1%) 10.0% $143,831 23% 0.0
Salisbury 191 322 25% (500) (1.0%) 8.8% $120,866 23% 0.0
Massachusetts
Barnstable Town 382 414 8% (2,500) (2.3%) 7.1% $320,477 39% 0.7
Boston (D) 1,172 2,967 28% 22,900 1.4% 7.2% $350,132 37% 2.2
Cambridge (D) 1,347 1,778 24% 36,600 1.5% 7.6% $371,835 34% 0.4
Pittsfield 104 151 16% (400) (1.1%) 7.9% $180,744 28% 0.3
Springfield 525 626 13% (6,800) (2.4%) 9.6% $183,994 26% 0.3
Worcester 1,279 3,130 42% (3,800) (1.6%) 9.2% $231,991 25% 0.9
Michigan
Ann Arbor 303 364 13% 300 0.2% 8.8% $153,318 20% 0.0
Battle Creek 46 46 7% (900) (1.6%) 11.3% $77,110 14% 0.0
Bay City 41 41 9% 400 1.1% 11.5% $72,708 13% 0.0
Detroit (D) 332 471 8% (10,900) (1.6%) 15.7% $83,687 16% 0.0
Flint 77 111 3% 500 0.4% 13.9% $70,147 13% 0.0
Grand Rapids 905 934 19% 3,500 1.0% 10.7% $91,666 15% 0.8
Holland 412 446 16% (3,000) (3.0%) 11.3% $125,920 18% 0.0
Jackson 70 70 7% (100) (0.2%) 12.8% $87,471 16% 0.2
Kalamazoo 357 366 15% (1,700) (1.3%) 10.9% $107,144 19% 0.0
Lansing 365 370 12% 900 0.4% 10.1% $85,498 14% 0.7
Monroe 105 109 9% (1,100) (3.0%) 12.9% $109,868 15% 0.0
Muskegon 75 99 10% (100) (0.2%) 13.5% $79,201 16% 0.0
Niles 139 139 17% (600) (1.0%) 12.4% $107,990 20% 0.1
Saginaw 105 113 12% (200) (0.2%) 11.8% $51,752 10% 1.0
Warren (D) 1,808 2,229 11% (20,800) (2.0%) 13.5% $138,393 18% 0.0
Minnesota
Duluth 425 496 29% 1,100 0.9% 7.5% $106,114 21% 5.2
Minneapolis 4,186 5,740 20% 6,300 0.4% 7.0% $173,755 24% 1.9
Rochester 409 597 30% 1,500 1.4% 5.6% $123,562 17% 0.0
St. Cloud 358 559 28% 700 0.7% 6.7% $120,507 21% 1.8
Mississippi
Gulfport-Biloxi 1,242 1,817 33% (1,300) (1.2%) 7.2% $128,135 28% 4.3
Hattiesburg 55 55 5% 1,600 2.8% 7.4% $90,459 21% 0.0
Jackson 1,323 1,411 31% 1,300 0.5% 6.8% $130,087 25% 2.5
Pascagoula 447 520 34% (2,300) (3.9%) 7.9% $99,250 18% 0.0
Missouri
Columbia 527 569 24% 800 0.9% 6.9% $144,358 27% 1.4
Jefferson City 210 331 29% (400) (0.5%) 7.6% $107,880 19% 1.2
Joplin 147 179 24% (100) (0.1%) 8.9% $82,208 19% 0.6
Kansas City 2,088 3,506 19% (13,600) (1.4%) 8.8% $145,393 21% 1.7
Springfield 925 1,422 28% 3,900 2.1% 8.5% $110,417 22% 0.3
St. Joseph 86 125 29% 3,400 5.9% 8.1% $87,181 18% 0.9
St. Louis 4,453 5,738 31% 7,500 0.6% 9.9% $126,582 21% 1.1
Montana
Billings 351 441 30% (2,100) (2.7%) 5.5% $114,678 18% 0.0
Great Falls 150 194 61% (2,000) (5.6%) 6.1% $97,458 18% 0.0
Missoula 184 259 23% 3,600 6.6% 6.6% $163,419 29% 0.9
Nebraska
Lincoln 713 755 28% 400 0.2% 3.9% $134,324 19% 0.0
Omaha 2,490 2,820 43% (3,500) (0.8%) 4.9% $137,199 18% 0.0
Nevada
Carson City 18 36 5% (700) (2.3%) 13.1% $138,609 20% 0.0
Las Vegas 4,938 5,685 15% (15,800) (2.0%) 14.7% $135,000 18% 0.0
Reno 520 884 14% (6,700) (3.5%) 13.3% $179,500 24% 0.2
New Hampshire
Manchester 389 718 10% 1,700 1.8% 6.0% $237,333 22% 0.2
New Jersey
Atlantic City 455 549 14% (600) (0.4%) 11.5% $219,312 29% 3.5
Camden (D) 1,304 2,201 26% (6,700) (1.3%) 9.9% $194,708 21% 0.0
Edison (D) 2,950 4,472 18% (10,900) (1.1%) 8.7% $327,291 30% 3.1
Newark-Union (D) 1,458 2,441 26% (5,600) (0.6%) 9.3% $376,239 37% 2.1
Ocean City 271 508 21% 2,900 5.4% 7.3% $230,140 31% 1.8
Trenton 189 417 12% (3,700) (1.6%) 8.1% $260,240 26% 2.2
Vineland 242 284 39% (700) (1.2%) 12.8% $129,744 19% 0.0
New Mexico
Albuquerque 1,578 1,732 20% (7,300) (1.9%) 8.9% $207,209 35% 5.0
Farmington 209 295 50% (1,300) (2.7%) 9.8% $181,222 34% 5.0
Las Cruces 877 1,059 42% 1,200 1.8% 8.1% $99,525 22% 0.0
Santa Fe 111 111 9% (800) (1.3%) 6.9% $203,990 30% 0.0
New York
Albany 1,205 1,356 25% (1,200) (0.3%) 6.8% $192,303 28% 3.1
Binghamton 123 173 13% (1,000) (0.9%) 7.7% $108,875 20% 2.6
Buffalo 1,063 1,531 33% (900) (0.2%) 7.6% $116,637 21% 2.4
Elmira 28 60 20% 600 1.5% 7.8% $95,940 18% 2.7
Glens Falls 290 324 20% 500 0.9% 6.5% $144,309 25% 2.3
Ithaca 94 121 18% 700 1.2% 6.1% $147,397 25% 1.1
Kingston 181 383 27% 500 0.8% 7.6% $213,813 30% 2.4
Nassau (D) 1,409 1,524 13% 8,800 0.7% 7.0% $389,378 35% 4.5
New York (D) 1,452 8,862 21% (3,800) (0.1%) 9.3% $442,180 60% 4.0
Poughkeepsie 925 1,528 30% (2,100) (0.9%) 7.6% $213,072 25% 0.3
Rochester 1,230 1,499 29% (4,400) (0.9%) 7.5% $118,149 19% 2.0
Syracuse 834 1,087 32% 600 0.2% 7.6% $119,795 21% 3.0
Utica-Rome 291 386 29% (600) (0.5%) 6.9% $106,079 20% 1.7
North Carolina
Asheville 1,127 2,125 49% 300 0.2% 8.0% $161,177 31% 2.6
Burlington 488 892 44% 0 0.0% 10.6% $103,818 19% 0.0
Charlotte 5,124 6,331 25% 6,100 0.8% 11.0% $178,500 26% 3.4
Durham 1,498 2,098 32% 5,800 2.1% 7.3% $208,300 34% 4.5
Fayetteville 1,721 3,153 73% 2,100 1.6% 9.0% $102,545 19% 0.0
Goldsboro 286 286 41% (500) (1.1%) 8.3% $95,925 19% 0.0
Greensboro 1,455 1,981 31% (300) (0.1%) 10.4% $129,914 24% 0.0
Greenville 389 565 22% 900 1.2% 9.8% $100,987 21% 0.0
Hickory 476 528 22% (400) (0.3%) 12.6% $102,570 21% 0.0
Jacksonville 2,007 2,539 100% (300) (0.6%) 7.9% $127,594 23% 0.0
Raleigh-Cary 4,882 5,554 31% (900) (0.2%) 8.2% $201,120 27% 3.3
Rocky Mount 237 243 24% 0 0.0% 12.7% $87,663 18% 0.0
Wilmington 1,616 1,860 20% (1,200) (0.9%) 9.3% $212,510 38% 4.9
Winston-Salem 964 1,310 30% 1,300 0.6% 9.3% $117,805 21% 0.0
North Dakota
Bismarck 533 575 53% 1,100 1.8% 3.1% $160,791 20% 1.9
Fargo 817 1,470 52% (200) (0.2%) 3.7% $142,579 21% 0.1
Grand Forks 156 311 46% 700 1.4% 4.2% $117,878 18% 0.0
Ohio
Akron 632 685 17% (1,600) (0.5%) 9.3% $128,750 21% 3.1
Canton 309 338 22% (700) (0.4%) 10.6% $94,597 17% 1.4
Cincinnati 3,040 3,311 21% (3,100) (0.3%) 9.3% $121,883 17% 0.0
Cleveland 1,989 2,063 26% 9,300 0.9% 9.6% $104,969 17% 1.2
Columbus 2,983 4,779 28% (10,700) (1.2%) 8.3% $143,708 21% 1.9
Dayton 719 847 20% (2,500) (0.7%) 10.3% $101,318 17% 1.0
Lima 43 82 16% 100 0.2% 10.3% $87,270 16% 0.1
Mansfield 55 77 13% 600 1.1% 10.7% $84,231 17% 0.7
Sandusky 43 47 8% 1,800 4.5% 8.4% $107,253 18% 0.0
Springfield 51 55 8% (1,000) (2.0%) 10.0% $87,974 16% 0.0
Toledo 581 937 23% (2,000) (0.7%) 10.5% $83,041 14% 0.5
Youngstown 362 392 21% 600 0.3% 11.1% $72,225 14% 1.4
Oklahoma
Lawton 340 461 42% 300 0.7% 6.2% $92,076 16% 0.8
Oklahoma City 3,309 4,002 19% 11,500 2.1% 6.3% $149,500 22% 3.1
Tulsa 2,522 2,854 23% 0 0.0% 7.6% $131,867 20% 0.0
Oregon
Bend 366 378 9% (1,900) (3.0%) 13.0% $136,210 19% 0.0
Corvallis 65 83 10% (900) (2.5%) 7.3% $182,963 26% 0.0
Eugene 489 670 24% 200 0.1% 10.5% $198,879 34% 5.0
Medford 303 388 18% (600) (0.8%) 12.4% $143,348 25% 0.0
Portland 3,524 4,537 23% (13,400) (1.4%) 10.2% $240,000 33% 5.2
Salem 562 999 30% (700) (0.5%) 10.1% $160,250 26% 3.1
Pennsylvania
Allentown 1,256 1,458 27% (1,100) (0.3%) 9.6% $219,586 27% 3.0
Altoona 70 94 19% 1,100 1.8% 7.6% $92,389 15% 0.0
Erie 396 591 58% 100 0.1% 9.4% $105,647 18% 1.0
Harrisburg 1,365 1,607 43% (2,500) (0.8%) 8.0% $141,290 18% 0.0
Johnstown 62 62 17% 0 0.0% 10.0% $77,842 17% 1.7
Lancaster 1,314 1,533 42% (100) 0.0% 7.8% $161,674 22% 1.1
Lebanon 301 301 36% 0 0.0% 7.4% $136,393 20% 0.7
Philadelphia (D) 3,185 4,486 25% (8,400) (0.5%) 9.2% $223,811 25% 2.8
Pittsburgh 3,001 3,319 47% 4,500 0.4% 8.2% $122,738 18% 0.4
Reading 359 365 17% (800) (0.5%) 9.5% $154,902 21% 3.5
Scranton 669 703 32% 0 0.0% 10.0% $116,798 19% 0.0
State College 255 324 29% 100 0.1% 6.6% $154,041 24% 0.2
Williamsport 154 164 31% 600 1.2% 8.9% $107,236 18% 0.0
York 1,084 1,161 37% 800 0.5% 9.0% $146,064 19% 0.3
Rhode Island
Providence 1,327 1,494 13% (5,700) (1.1%) 11.8% $221,725 30% 0.4
South Carolina
Anderson 295 359 19% (500) (0.9%) 11.7% $94,132 18% 0.0
Charleston 2,803 3,128 29% 6,700 2.4% 10.0% $230,000 36% 5.2
Columbia 2,756 3,526 43% 1,700 0.5% 10.0% $132,000 23% 3.0
Florence 306 372 28% 700 0.8% 12.2% $111,670 23% 0.8
Greenville 1,440 1,602 29% 700 0.2% 10.3% $137,000 25% 5.0
Myrtle Beach 1,536 1,753 15% 5,000 4.2% 10.5% $152,411 30% 0.9
Spartanburg 621 626 23% 900 0.8% 12.0% $118,298 22% 2.1
Sumter 329 393 43% (600) (1.7%) 13.2% $93,836 20% 0.0
South Dakota
Rapid City 447 643 47% 400 0.6% 4.1% $119,633 18% 0.1
Sioux Falls 975 1,436 57% 1,500 1.1% 4.4% $139,035 18% 0.6
Tennessee
Chattanooga 995 1,103 29% 2,800 1.2% 8.8% $121,525 24% 0.0
Clarksville 1,232 1,758 55% (100) (0.1%) 10.0% $98,152 19% 0.3
Cleveland 264 576 61% (300) (0.8%) 9.3% $102,692 23% 0.0
Jackson 277 277 25% 100 0.2% 9.9% $83,646 18% 0.0
Johnson City 492 643 45% 200 0.3% 8.8% $109,806 27% 1.0
Kingsport 519 598 39% 300 0.3% 8.8% $106,302 24% 0.8
Knoxville 1,508 2,316 36% 1,900 0.6% 7.8% $137,648 28% 1.4
Memphis 1,761 2,641 24% (11,600) (1.9%) 9.6% $116,717 23% 1.6
Morristown 226 232 30% (800) (1.8%) 11.2% $96,131 23% 0.0
Nashville 4,067 5,480 30% (3,700) (0.5%) 8.8% $152,250 26% 4.3
Texas
Abilene 305 421 20% 300 0.5% 6.7% $123,200 25% 5.4
Amarillo 602 623 17% 700 0.6% 5.7% $130,300 23% 4.6
Austin 6,388 7,444 28% 18,700 2.5% 7.2% $196,500 27% 4.6
Brownsville 1,060 1,178 30% 1,700 1.4% 11.7% $113,800 31% 5.2
College Station 860 870 25% 1,800 2.0% 6.8% $148,500 30% 3.2
Corpus Christi 1,043 1,236 20% 2,200 1.3% 8.3% $148,500 29% 5.4
Dallas (D) 11,144 13,757 19% 24,300 1.2% 8.4% $166,900 23% 2.8
El Paso 2,815 4,645 72% 1,100 0.4% 10.2% $137,300 32% 5.1
Fort Worth (D) 5,300 6,563 17% 4,400 0.5% 8.3% $145,065 22% 2.8
Houston 23,667 28,904 39% (900) 0.0% 8.7% $157,500 23% 3.8
Killeen 2,073 2,418 53% 2,500 2.0% 7.9% $122,716 21% 2.8
Laredo 663 747 31% 900 1.0% 9.0% $84,147 20% 0.2
Longview 235 345 22% 600 0.6% 7.6% $128,400 24% 4.3
Lubbock 794 1,098 26% 1,100 0.9% 6.4% $111,700 21% 0.2
McAllen 2,872 3,418 37% 3,000 1.4% 12.2% $116,400 30% 3.0
Midland 424 424 11% 600 0.9% 5.6% $124,532 20% 2.8
Odessa 270 710 34% 1,400 2.5% 8.1% $138,000 26% 4.5
San Angelo 215 215 14% 1,100 2.5% 6.6% $117,900 24% 5.0
San Antonio 5,509 6,498 29% 1,000 0.1% 7.6% $157,800 27% 5.1
Sherman 89 94 9% 1,500 3.6% 8.6% $73,600 13% 0.0
Texarkana 85 254 30% 500 0.9% 7.8% $79,561 15% 0.0
Tyler 164 223 8% 2,000 2.2% 7.8% $143,100 26% 4.4
Victoria 113 113 6% 200 0.4% 7.8% $132,700 23% 4.7
Waco 468 797 27% 1,600 1.5% 7.4% $132,900 27% 4.6
Wichita Falls 166 214 24% (200) (0.3%) 8.0% $96,000 18% 1.0
Utah
Logan 480 761 54% 100 0.2% 6.2% $123,190 19% 0.3
Ogden-Clearfield 1,543 1,692 33% (2,900) (1.5%) 7.8% $132,949 16% 0.1
Provo-Orem 1,551 2,037 31% (2,300) (1.3%) 8.0% $139,223 17% 0.0
Salt Lake City 1,965 3,427 28% (7,800) (1.3%) 7.5% $210,127 26% 3.5
St. George 870 893 23% (1,300) (2.8%) 9.7% $124,093 18% 0.0
Virginia
Charlottesville 640 1,056 40% 600 0.6% 6.0% $198,721 24% 0.0
Danville 85 125 24% (800) (2.1%) 12.4% $84,870 19% 0.2
Harrisonburg 384 433 33% 1,600 2.7% 6.5% $158,464 23% 0.0
Lynchburg 712 842 46% (900) (0.9%) 8.0% $130,341 21% 0.0
Richmond 2,706 3,680 32% 700 0.1% 7.9% $205,000 29% 3.6
Roanoke 469 489 25% 600 0.4% 7.5% $133,693 21% 0.0
Virginia Beach 3,360 4,600 19% 6,500 0.9% 7.4% $206,540 29% 3.5
Winchester 335 337 19% (600) (1.1%) 7.4% $136,184 20% 0.0
Washington
Bellingham 418 446 17% (1,100) (1.4%) 8.0% $196,284 36% 3.8
Bremerton 503 510 20% (200) (0.2%) 7.3% $295,950 41% 6.8
Kennewick 1,390 1,399 43% 3,800 3.9% 6.4% $176,563 29% 5.4
Longview 120 125 18% (300) (0.9%) 11.9% $133,563 25% 1.7
Mount Vernon 249 258 23% (1,400) (3.1%) 9.3% $173,969 28% 0.6
Olympia 1,057 1,229 38% 700 0.7% 7.5% $235,000 33% 6.1
Seattle (D) 4,489 7,217 26% (100) 0.0% 8.4% $354,000 44% 6.0
Spokane 1,045 2,262 52% (4,000) (1.9%) 8.7% $180,575 32% 6.0
Tacoma (D) 1,628 1,866 27% (700) (0.3%) 9.2% $220,000 31% 4.3
Wenatchee 339 353 32% (800) (2.0%) 7.6% $174,355 31% 1.3
Yakima 446 528 43% 1,000 1.3% 8.9% $151,300 29% 3.6
West Virginia
Charleston 320 349 41% 600 0.4% 8.1% $125,569 26% 2.8
Huntington 111 200 32% 900 0.8% 8.7% $85,011 20% 0.6
Morgantown 28 73 28% 700 1.1% 6.1% $117,493 24% 0.0
Parkersburg 119 162 37% 500 0.7% 9.1% $85,995 17% 0.2
Wheeling 20 20 7% 0 0.0% 9.3% $73,812 17% 0.5
Wisconsin
Appleton 437 634 29% 300 0.3% 7.1% $120,285 18% 2.5
Eau Claire 360 442 31% 1,200 1.5% 6.7% $111,417 19% 1.5
Fond Du Lac 158 274 44% (100) (0.2%) 7.6% $115,271 19% 1.0
Green Bay 761 1,587 51% 500 0.3% 7.2% $132,290 22% 1.4
Janesville 175 179 14% (100) (0.2%) 10.2% $108,329 19% 1.7
La Crosse 236 236 28% 900 1.3% 6.1% $116,681 21% 1.5
Madison 867 1,565 26% (400) (0.1%) 5.6% $213,589 30% 4.7
Milwaukee 960 1,675 20% (2,600) (0.3%) 8.5% $204,642 33% 5.6
Oshkosh-Neenah 284 518 36% 800 0.9% 6.9% $110,384 18% 0.3
Racine 209 219 17% 300 0.4% 9.4% $131,873 21% 2.9
Sheboygan 63 71 10% 0 0.0% 7.7% $123,507 21% 3.1
Wausau 269 284 20% (1,400) (2.1%) 8.2% $113,891 18% 0.9
Wyoming
Casper 300 819 100% (100) (0.3%) 7.2% $107,657 17% 0.0
Cheyenne 232 450 51% (600) (1.4%) 7.2% $114,086 16% 0.2
0 0 0% 0 0.0% 0.0% $ 0% 0.0
0 0 0% 0 0.0% 0.0% $ 0% 0.0
* 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/2007/List1.txt

 


Ken Perlman If you have any questions, please contact Ken Perlman at (858) 281-7214 or by email.

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