Start A New Company | John Burns Real Estate Consulting

Start A New Company


While 2008 promises to be one of the most difficult years in home building, it will also present many opportunities, particularly for those individuals who do not have recourse loans. Here are 3 suggestions:

Start a New Company: Buy land at less than the cost of the improvements that are already in place. Build your team and your processes while making a slim margin, in preparation for the days when you will make great margins.

Load up on Land: There will be many distressed sales of land in the next 2 years. Most land sales will offer patient investors a great long-term return, but will not offer the vultures the ability to double their money in 3 years. Our favorite buys will be huge future communities in areas that may not experience much appreciation for the next few years, but will be in good locations the next time the housing market heats up, probably in 2013 or much later. The closer to the employment centers, the better.

Develop Your Exit Strategy Now: Develop a Top Ten List that will be the early indicators that you should restructure your balance sheet to be light on land and debt. Here are our favorites:

  • Affordability, as measured by our Housing Cycle Barometer, exceeds 6.0.
  • Total permits exceed the area’s historical average by more than 20%.
  • Three or more of your builder friends are buying corporate jets, buying lavish new corporate headquarters or hosting a corporate retreat in Hawaii or Cancun.
  • Two or more of your builder friends buy land in a city you have never heard of.
  • High-rises begin sprouting up all over town.
  • “This time is different,” according to someone who wants you to invest your money.
  • The person cutting your hair is buying homes as an investment.
  • Market fundamentals are performing at or below average levels while appreciation accelerates.
  • The Wall Street Journal starts warning about a home price bubble.
  • Market conditions are too good to be true.

Please e-mail us with others and we will publish a consensus Top Ten List.

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 248 456 100.0% 200 0.4% 3.8% $95,771 24% 3.5
Auburn-Opelika 1,169 1,491 67.6% (200) (0.4%) 3.5% $146,517 35% 2.8
Birmingham 4,919 5,431 69.5% 6,300 1.2% 3.4% $167,702 33% 4.6
Decatur 322 386 40.9% 300 0.5% 3.5% $103,513 24% 3.4
Dothan 340 344 46.0% 0 0.0% 3.6% $101,289 25% 3.6
Florence 314 414 52.9% 500 0.9% 4.1% $97,196 22% 0.0
Gadsden 239 263 58.1% 1,200 3.2% 4.1% $90,086 24% 4.3
Huntsville 3,282 4,465 89.4% 5,200 2.5% 2.9% $130,157 22% 0.8
Mobile 1,738 2,218 79.8% 2,500 1.4% 3.9% $135,952 32% 5.4
Montgomery 1,081 1,783 68.4% 3,100 1.7% 3.7% $146,664 31% 5.2
Tuscaloosa 910 1,934 73.8% 900 0.9% 3.3% $128,684 29% 0.0
Alaska
Anchorage 379 972 10.8% 700 0.4% 5.7% $222,815 31% 5.1
Fairbanks 97 122 15.5% 300 0.8% 5.7% $181,176 27% 4.8
Arizona
Flagstaff 476 478 35.2% 1,700 2.7% 4.8% $242,348 44% 5.7
Phoenix 28,716 39,292 56.8% 25,400 1.3% 3.9% $235,250 36% 5.9
Prescott 1,395 1,422 31.7% 1,500 2.3% 4.3% $220,334 45% 5.2
Tucson 5,384 5,774 45.0% 7,200 1.8% 4.4% $214,000 40% 5.7
Yuma 803 816 30.2% (300) (0.5%) 12.4% $180,500 39% 5.7
Arkansas
Fayetteville 2,245 3,409 44.9% 4,900 2.4% 3.9% $125,733 23% 0.0
Fort Smith 769 1,067 81.1% 2,000 1.6% 5.6% $82,908 17% 0.0
Hot Springs 93 93 24.7% 600 1.6% 5.8% $121,703 26% 0.0
Jonesboro 582 625 63.5% 500 1.0% 5.6% $78,300 15% 0.0
Little Rock 2,898 3,505 61.0% 7,200 2.1% 4.6% $131,164 22% 2.9
Pine Bluff 65 72 17.4% 0 0.0% 7.8% $73,303 16% 0.0
California
Bakersfield 3,429 4,119 46.5% 5,800 2.4% 9.5% $225,000 39% 6.0
Chico 779 886 44.5% 1,200 1.6% 7.4% $255,000 47% 5.7
El Centro 748 958 43.5% 900 1.9% 17.9% $217,500 44% 5.5
Fresno 3,699 4,518 60.9% 7,300 2.4% 9.9% $232,000 46% 6.5
Hanford 443 471 34.9% 1,200 3.5% 10.0% $193,000 34% 6.1
Los Angeles 7,231 19,011 27.1% 30,500 0.7% 5.2% $500,000 77% 7.3
Madera 526 630 27.8% 1,000 2.8% 8.5% $265,000 61% 8.3
Merced 797 811 22.1% (900) (1.5%) 12.2% $220,000 42% 5.6
Modesto 1,192 1,729 27.3% 1,000 0.6% 10.0% $263,000 46% 6.1
Monterey 646 964 34.2% 300 0.2% 11.3% $490,000 70% 6.2
Napa 224 282 28.1% 600 0.9% 5.1% $534,250 68% 7.0
Oakland 4,003 6,522 28.3% 2,300 0.2% 5.0% $525,000 60% 6.0
Orange County 2,252 7,360 29.5% (6,600) (0.4%) 4.3% $595,000 68% 6.8
Redding 555 722 30.5% 1,000 1.5% 8.4% $236,000 44% 5.7
Riverside-San Bernardino 16,099 19,737 34.2% 32,400 2.5% 6.2% $310,000 46% 6.3
Sacramento 6,935 8,077 33.9% 2,300 0.3% 5.9% $309,000 43% 5.5
San Diego 3,423 7,458 16.9% 14,600 1.1% 4.9% $470,000 60% 5.5
San Francisco 901 3,806 56.5% 15,500 1.6% 4.2% $776,750 87% 6.6
San Jose 1,859 4,176 41.6% 12,800 1.4% 5.1% $715,000 72% 7.6
San Luis Obispo 833 1,145 31.8% 200 0.2% 4.8% $520,000 87% 7.7
Santa Barbara 473 656 24.1% 1,300 0.7% 5.2% $370,000 57% 4.7
Santa Cruz 284 965 68.3% 1,500 1.5% 7.3% $680,000 91% 7.2
Santa Rosa 950 1,447 24.9% 2,000 1.0% 4.7% $435,000 60% 5.8
Stockton 2,204 2,423 34.4% (2,300) (1.1%) 9.7% $280,000 42% 4.9
Vallejo-Fairfield 882 1,068 17.1% 100 0.1% 5.8% $367,250 46% 5.8
Ventura 784 1,517 20.2% 500 0.2% 5.7% $540,000 61% 6.3
Visalia-Porterville 2,254 2,697 75.4% (500) (0.4%) 10.9% $184,000 36% 5.3
Yuba-Sutter 922 1,004 33.0% 200 0.5% 11.4% $231,500 43% 5.5
Colorado
Boulder 359 551 10.7% 2,600 1.5% 3.7% $316,250 40% 5.0
Colorado Springs 2,824 3,229 29.3% 1,100 0.4% 5.0% $192,000 27% 2.1
Denver 8,075 14,252 49.9% 19,400 1.6% 4.4% $220,000 30% 3.2
Fort Collins 1,116 1,341 36.6% 4,300 3.2% 3.8% $210,000 28% 2.1
Grand Junction 1,310 1,366 66.8% 3,000 4.9% 3.5% $178,661 31% 4.5
Greeley 1,534 1,788 40.5% 1,300 1.6% 4.6% $161,568 23% 0.0
Pueblo 663 677 47.1% 2,100 3.6% 5.5% $99,072 21% 0.4
Connecticut
Bridgeport 1,468 2,225 42.2% 5,800 1.4% 4.0% $472,336 49% 1.0
Hartford 2,027 2,965 27.5% 3,400 0.6% 4.7% $246,166 31% 2.6
New Haven 765 1,215 16.6% 700 0.2% 4.7% $273,230 35% 2.9
Delaware
Dover 1,263 1,437 65.9% 400 0.6% 3.4% $200,478 36% 6.9
Wilmington 1,662 1,979 30.8% 4,300 1.2% 3.6% $226,352 32% 5.8
District of Columbia
Washington D.C. 12,560 18,310 48.2% 35,000 1.4% 3.2% $404,132 41% 7.2
Florida
Daytona Beach 1,511 2,176 27.4% 1,100 0.6% 4.8% $160,000 31% 5.1
Fort Lauderdale 1,797 4,147 21.3% 5,400 0.7% 4.0% $300,000 47% 6.6
Fort Myers 4,357 5,906 20.1% 3,000 1.3% 5.7% $225,000 37% 5.5
Fort Walton Beach 844 1,009 27.1% 300 0.3% 3.4% $204,014 31% 5.2
Gainesville 741 1,476 44.6% 600 0.4% 3.2% $193,853 42% 5.7
Jacksonville 7,352 10,932 43.6% 8,600 1.3% 4.3% $168,000 27% 4.8
Lakeland 3,874 4,240 32.2% 1,400 0.6% 4.7% $159,450 29% 5.3
Melbourne 2,032 2,926 29.6% (200) (0.1%) 5.0% $163,000 27% 5.0
Miami 3,193 8,208 31.4% 11,500 1.1% 3.9% $330,000 63% 8.2
Naples 1,067 2,093 25.7% 800 0.6% 4.7% $399,500 56% 6.5
Ocala 2,536 3,035 40.7% 500 0.5% 5.4% $140,000 27% 5.3
Orlando 11,808 18,856 52.2% 25,200 2.3% 4.3% $230,000 37% 6.4
Panama City 656 1,058 19.1% 1,300 1.7% 4.6% $187,442 33% 5.6
Pensacola 1,760 2,678 41.5% 1,300 0.7% 4.2% $157,249 27% 3.2
Port St. Lucie 2,074 2,471 22.9% 1,800 1.3% 5.8% $190,000 32% 5.3
Punta Gorda 932 1,370 29.2% 0 0.0% 6.2% $162,500 28% 3.8
Sarasota 2,214 2,680 18.5% (2,300) (0.7%) 4.7% $220,000 36% 5.8
Tallahassee 1,776 2,064 48.2% 4,200 2.3% 3.4% $168,688 34% 4.4
Tampa 8,056 12,341 32.5% 13,500 1.0% 4.7% $176,000 32% 5.5
Vero Beach 1,130 1,257 30.0% 500 1.0% 6.0% $182,000 33% 5.6
West Palm Beach 2,101 3,130 13.5% 7,900 1.3% 4.6% $280,000 40% 5.5
Georgia
Albany 456 602 47.8% 800 1.2% 5.1% $95,438 21% 1.6
Athens 1,252 1,781 75.6% 1,400 1.7% 3.6% $141,835 27% 0.0
Atlanta 31,173 44,785 60.5% 52,600 2.2% 4.4% $175,198 23% 2.6
Augusta 2,885 3,227 59.0% 1,600 0.7% 5.5% $117,517 22% 1.8
Brunswick 851 857 67.1% 100 0.2% 3.9% $165,059 25% 1.7
Columbus 1,053 1,662 74.0% 600 0.5% 5.3% $114,388 21% 0.0
Dalton 546 724 65.9% 0 0.0% 4.9% $114,114 20% 0.0
Gainesville 1,501 1,518 57.9% 1,900 2.5% 3.6% $150,004 25% 1.5
Hinesville 134 398 45.2% 600 3.3% 4.7% $129,530 23% 1.3
Macon 1,163 1,449 77.4% 800 0.8% 5.0% $105,359 19% 0.0
Rome 282 306 42.4% (200) (0.4%) 4.5% $100,893 19% 0.0
Savannah 3,434 4,387 90.3% 3,700 2.3% 3.9% $155,346 27% 4.7
Valdosta 1,011 1,192 81.5% 900 1.6% 4.2% $113,035 26% 2.4
Warner Robins 1,224 1,464 69.3% 2,600 4.5% 3.9% $106,308 16% 0.0
Hawaii
Honolulu 1,152 2,944 59.5% 5,600 1.2% 2.5% $614,248 78% 5.7
Idaho
Boise City 3,782 4,894 42.4% 1,600 0.6% 2.9% $196,249 30% 5.2
Coeur D’Alene 1,010 1,668 62.1% 2,200 4.0% 3.4% $195,290 33% 5.1
Idaho Falls 1,193 1,459 76.2% 1,800 3.6% 2.2% $127,998 20% 3.6
Lewiston 148 167 41.1% 0 0.0% 3.8% $149,423 30% 5.2
Pocatello 313 329 46.9% (600) (1.5%) 2.8% $115,688 21% 2.8
Illinois
Bloomington 415 641 37.8% 400 0.4% 4.2% $151,337 26% 1.1
Champaign-Urbana 564 2,127 97.7% (400) (0.3%) 4.7% $137,627 27% 3.4
Chicago 13,419 28,449 64.7% 32,000 0.8% 4.9% $235,000 37% 5.7
Danville 10 10 5.2% 0 0.0% 7.1% $65,112 13% 0.0
Decatur 35 41 6.9% 100 0.2% 6.2% $84,094 18% 1.2
Kankakee-Bradley 481 507 61.3% 100 0.2% 7.6% $135,986 23% 6.0
Lake-Kenosha 2,358 2,751 42.5% 4,400 1.1% 5.6% $269,377 33% 5.0
Peoria 1,285 1,518 78.4% 1,500 0.8% 5.1% $119,300 21% 5.4
Rockford 1,112 1,319 50.2% 300 0.2% 7.1% $121,394 23% 6.4
Springfield 474 632 40.8% 0 0.0% 4.9% $107,683 19% 1.8
Indiana
Anderson 230 232 30.0% (1,600) (3.7%) 5.8% $83,855 16% 0.0
Bloomington 571 888 72.8% 700 0.8% 3.7% $127,359 26% 0.0
Columbus 257 257 42.0% 1,000 2.2% 3.4% $122,751 18% 0.0
Elkhart-Goshen 616 682 41.2% 1,100 0.8% 4.6% $116,265 19% 0.8
Evansville 883 1,317 60.5% 2,100 1.2% 4.2% $98,885 19% 2.0
Fort Wayne 1,070 1,115 30.2% 300 0.1% 4.6% $98,731 18% 0.0
Gary 2,372 3,128 67.6% 400 0.1% 4.6% $140,722 23% 3.4
Indianapolis 7,203 8,352 48.6% 9,700 1.1% 3.9% $120,537 19% 0.0
Kokomo 123 149 20.1% (100) (0.2%) 4.9% $93,183 17% 0.7
Lafayette 625 925 50.5% 2,100 2.2% 3.7% $113,059 22% 0.0
Michigan City 320 327 55.0% 300 0.6% 5.1% $118,659 21% 3.0
Muncie 126 140 24.5% (100) (0.2%) 5.0% $82,837 19% 0.0
South Bend 734 1,289 64.9% 200 0.1% 4.8% $90,735 16% 0.0
Terre Haute 306 578 84.3% (400) (0.5%) 5.1% $83,320 18% 0.7
Iowa
Ames 257 373 39.4% 100 0.2% 3.0% $138,060 24% 0.0
Cedar Rapids 870 1,217 59.2% (500) (0.4%) 4.1% $132,738 23% 3.4
Davenport 679 987 64.8% 1,300 0.7% 4.8% $107,444 20% 3.4
Des Moines 3,157 3,795 60.2% 6,500 2.0% 3.8% $151,242 22% 2.4
Dubuque 307 354 40.6% 100 0.2% 4.5% $119,069 21% 0.0
Iowa City 741 962 56.7% 300 0.3% 3.0% $152,457 26% 0.0
Sioux City 202 250 21.2% 0 0.0% 4.2% $89,585 17% 0.0
Waterloo 456 475 56.5% 400 0.4% 4.1% $112,253 20% 5.0
Kansas
Lawrence 268 458 24.2% 700 1.3% 3.4% $153,252 21% 0.0
Topeka 708 1,077 78.2% 3,900 3.5% 4.7% $112,688 20% 3.9
Wichita 2,335 2,694 58.9% 8,200 2.7% 3.8% $115,957 20% 3.2
Kentucky
Bowling Green 659 797 57.5% 900 1.4% 4.0% $112,191 21% 0.0
Elizabethtown 700 964 72.8% 300 0.6% 5.0% $115,020 22% 1.6
Lexington 2,388 2,615 51.1% 1,900 0.7% 3.9% $144,880 25% 1.8
Louisville 4,363 5,991 67.0% 1,800 0.3% 5.4% $139,607 24% 2.8
Owensboro 305 435 39.8% 600 1.2% 4.6% $86,181 16% 0.0
Louisiana
Alexandria 481 481 50.5% 700 1.1% 3.5% $97,192 25% 4.5
Baton Rouge 4,707 6,681 73.7% 8,700 2.4% 3.5% $172,690 35% 5.6
Houma 680 738 61.9% 2,800 3.0% 2.5% $113,737 23% 3.8
Lafayette 1,433 1,684 32.9% 2,700 1.8% 2.6% $130,984 29% 5.0
Lake Charles 815 1,308 87.0% 1,700 1.9% 3.7% $110,468 23% 4.0
Monroe 594 673 55.8% 100 0.1% 4.2% $98,612 26% 4.5
New Orleans 4,000 7,025 52.9% 15,500 3.1% 3.8% $160,662 33% 5.1
Shreveport 1,267 1,368 44.6% 3,400 1.9% 4.1% $138,583 34% 5.6
Maine
Bangor 440 482 48.4% 1,800 2.7% 4.6% $122,828 25% 2.3
Lewiston-Auburn 229 233 27.2% 600 1.2% 4.9% $138,809 30% 3.5
Portland 2,317 2,878 50.1% 300 0.2% 3.7% $228,919 35% 3.0
Maryland
Baltimore 4,854 6,337 32.4% 16,300 1.2% 3.6% $259,846 35% 7.7
Bethesda 2,302 4,532 37.1% 6,000 1.0% 2.5% $419,900 42% 6.8
Cumberland 203 203 49.9% 300 0.7% 4.9% $101,460 23% 3.5
Hagerstown 1,603 1,832 44.3% 1,000 1.0% 4.2% $192,045 29% 3.8
Salisbury 292 536 41.3% 1,300 2.3% 4.3% $160,369 30% 4.1
Massachusetts
Barnstable Town 667 779 15.7% 1,200 1.2% 4.9% $379,772 55% 4.0
Boston 1,633 4,075 38.5% 22,500 1.3% 3.4% $393,396 53% 7.0
Cambridge 1,616 4,037 53.9% 22,200 0.9% 3.7% $417,527 49% 5.4
Pittsfield 222 254 27.5% 100 0.3% 3.8% $215,421 39% 4.3
Michigan
Ann Arbor 438 560 19.3% (2,000) (1.0%) 4.7% $184,839 26% 0.0
Battle Creek 110 164 26.3% (900) (1.5%) 6.7% $93,255 17% 0.7
Bay City 156 156 34.6% (1,300) (3.4%) 7.2% $94,764 19% 2.7
Detroit 1,018 1,143 18.1% (16,200) (2.0%) 9.0% $95,088 19% 0.0
Flint 507 558 16.2% (5,100) (3.3%) 8.3% $99,340 19% 2.8
Grand Rapids 1,607 1,851 36.7% 2,100 0.5% 6.0% $127,663 22% 1.4
Holland 661 826 30.1% (900) (0.8%) 5.8% $149,521 22% 0.7
Jackson 164 282 28.0% (1,300) (2.2%) 7.6% $108,579 22% 5.0
Kalamazoo 720 973 39.5% 1,400 0.9% 5.7% $123,228 23% 2.4
Lansing 546 781 24.7% (900) (0.4%) 5.7% $122,024 21% 1.9
Monroe 301 335 27.9% (100) (0.2%) 6.5% $140,550 21% 1.4
Muskegon 287 354 35.7% (100) (0.2%) 7.0% $94,439 20% 0.4
Niles 396 427 52.3% 1,300 2.0% 7.1% $126,218 24% 4.1
Saginaw 174 176 18.1% (2,900) (3.1%) 7.4% $82,849 18% 0.1
Warren 2,924 3,245 16.4% (20,500) (1.7%) 7.3% $163,389 22% 0.0
Minnesota
Duluth 776 977 57.0% 1,600 1.2% 5.6% $117,520 22% 6.5
Minneapolis 7,600 9,997 35.5% 1,700 0.1% 4.5% $229,900 30% 4.3
Rochester 617 753 37.4% 1,400 1.3% 4.0% $140,137 19% 1.4
St. Cloud 762 865 42.9% 400 0.4% 5.2% $142,763 23% 3.4
Mississippi
Gulfport-Biloxi 2,523 5,235 100.0% 2,600 2.4% 5.9% $157,562 33% 5.8
Hattiesburg 337 1,173 100.0% 500 0.8% 5.1% $100,496 25% 1.6
Jackson 2,905 3,072 68.2% 4,800 1.8% 5.1% $144,910 30% 4.3
Pascagoula 753 1,226 78.4% 2,600 4.7% 6.2% $116,229 24% 5.4
Missouri
Columbia 865 1,165 49.8% 400 0.4% 3.5% $135,070 27% 3.0
Jefferson City 285 294 25.6% 500 0.6% 4.1% $111,616 20% 3.2
Joplin 315 377 50.8% 1,500 1.9% 4.4% $86,334 21% 2.6
Kansas City 6,103 8,233 44.7% 9,600 1.0% 5.1% $155,503 24% 2.2
Springfield 1,906 3,400 66.5% 5,000 2.5% 4.1% $127,685 28% 3.9
St. Joseph 160 190 44.4% 1,900 3.3% 4.5% $93,283 18% 0.7
St. Louis 8,242 10,176 55.5% 24,500 1.8% 5.4% $165,656 29% 5.3
Montana
Billings 677 677 46.2% 5,200 6.6% 2.5% $143,567 24% 0.8
Great Falls 345 421 100.0% 1,900 5.4% 3.4% $118,155 22% 0.6
Missoula 513 667 59.2% 2,000 3.5% 3.5% $210,891 43% 5.6
Nebraska
Lincoln 1,035 1,317 48.7% 2,300 1.3% 2.6% $136,913 22% 2.9
Omaha 3,818 4,979 75.1% 8,200 1.8% 3.3% $140,627 22% 3.8
Nevada
Carson City 45 51 7.2% (300) (0.9%) 6.1% $236,657 40% 5.3
Las Vegas 13,473 24,039 61.3% 7,700 0.8% 5.6% $268,000 40% 5.9
Reno 2,022 2,110 33.3% 900 0.4% 5.4% $290,000 44% 6.0
New Hampshire
Manchester 725 992 13.9% (700) (0.7%) 3.3% $199,360 22% 1.1
New Jersey
Atlantic City 1,026 1,137 28.6% (600) (0.4%) 5.8% $253,288 35% 4.8
Camden 2,349 3,299 39.1% 8,300 1.5% 4.1% $222,733 25% 2.9
Edison 4,111 6,753 27.7% 8,800 0.8% 3.8% $356,490 36% 5.1
Newark-Union 2,713 5,443 59.0% 4,100 0.4% 4.1% $404,903 42% 3.7
Ocean City 614 1,070 44.0% 300 0.7% 8.3% $254,158 38% 4.1
Trenton 465 719 19.8% 3,500 1.4% 3.5% $288,770 30% 3.7
Vineland 568 679 92.1% (300) (0.5%) 6.3% $159,984 25% 3.5
New Mexico
Albuquerque 3,696 4,499 50.7% 3,600 0.9% 3.1% $197,500 36% 4.5
Farmington 371 371 63.2% 1,000 1.9% 2.8% $184,411 36% 5.3
Las Cruces 1,374 1,424 56.7% 900 1.3% 3.4% $125,733 28% 2.6
Santa Fe 277 277 21.5% 2,200 3.5% 2.4% $268,318 43% 4.0
New York
Albany 1,645 3,034 56.9% (700) (0.2%) 4.1% $197,337 31% 4.2
Binghamton 242 242 18.4% 300 0.3% 4.7% $116,716 21% 3.1
Buffalo 1,416 1,880 40.4% 1,300 0.2% 5.2% $108,469 21% 1.8
Elmira 31 50 16.9% 500 1.2% 4.8% $67,961 13% 0.0
Glens Falls 422 449 27.8% 600 1.1% 5.1% $171,435 33% 4.8
Ithaca 157 280 42.5% 500 0.8% 3.1% $160,791 30% 3.3
Kingston 517 696 49.3% 900 1.4% 4.3% $269,196 44% 5.6
Nassau 2,648 2,792 24.3% 4,100 0.3% 3.8% $442,358 45% 7.4
New York 2,719 41,543 100.0% 62,000 1.2% 4.8% $514,831 78% 7.1
Poughkeepsie 1,268 1,732 33.6% 1,600 0.6% 4.1% $250,452 33% 3.1
Rochester 1,571 2,123 41.1% 1,800 0.3% 4.8% $117,482 20% 2.4
Syracuse 1,200 1,317 38.3% 1,700 0.5% 4.6% $119,469 23% 3.6
Utica-Rome 453 525 39.6% 800 0.6% 4.8% $109,590 22% 2.2
North Carolina
Asheville 3,327 3,869 89.8% 2,600 1.5% 3.5% $187,013 42% 6.4
Burlington 1,552 1,552 76.5% 700 1.2% 4.9% $114,942 25% 0.0
Charlotte 15,200 20,484 81.4% 17,800 2.1% 4.8% $149,000 26% 2.8
Durham 2,819 3,289 50.5% 5,500 1.9% 3.7% $185,402 36% 5.9
Fayetteville 2,063 2,536 58.6% 5,500 4.3% 5.0% $110,985 25% 3.2
Goldsboro 450 450 65.2% 400 0.9% 4.7% $102,476 24% 0.1
Greensboro 3,742 4,806 74.9% 2,800 0.8% 4.7% $154,097 32% 5.1
Greenville 1,342 2,538 98.5% 1,600 2.1% 4.8% $112,269 25% 0.0
Hickory 1,618 1,692 69.6% (900) (0.5%) 5.9% $115,377 26% 4.3
Jacksonville 1,642 1,752 85.7% 2,200 4.9% 4.3% $139,559 35% 5.8
Raleigh-Cary 12,687 16,249 91.7% 9,100 1.8% 3.5% $185,000 29% 3.5
Rocky Mount 645 700 68.0% 2,400 3.7% 6.1% $97,864 22% 0.0
Wilmington 4,440 5,622 61.1% 3,000 2.1% 4.3% $214,768 44% 6.6
Winston-Salem 3,385 3,567 80.3% 2,200 1.0% 4.3% $128,994 27% 1.9
North Dakota
Bismarck 709 947 86.5% 1,600 2.7% 3.1% $137,557 24% 4.8
Fargo 1,179 1,821 64.6% 100 0.1% 2.8% $141,561 26% 4.4
Grand Forks 138 274 40.7% 1,300 2.3% 3.3% $128,025 28% 5.2
Ohio
Akron 1,250 1,551 38.6% 2,400 0.7% 5.6% $121,000 21% 0.6
Canton 626 666 42.8% 600 0.3% 6.3% $109,312 20% 0.0
Cincinnati 5,296 6,884 44.2% 2,900 0.3% 5.0% $142,000 22% 0.0
Cleveland 3,571 4,091 51.1% 500 0.0% 6.1% $130,879 22% 0.0
Columbus 4,297 6,360 37.2% 5,100 0.5% 4.9% $134,900 22% 0.2
Dayton 1,458 1,543 37.1% (1,500) (0.4%) 6.0% $118,365 21% 1.3
Lima 82 87 17.2% 100 0.2% 6.5% $94,921 18% 0.9
Mansfield 139 171 28.4% 0 0.0% 6.8% $95,609 19% 1.2
Sandusky 24 4.2% 0 0.0% 7.3% $122,937 19% 0.0
Springfield 191 395 57.6% (600) (1.1%) 7.3% $102,672 18% 0.0
Toledo 1,265 1,655 40.1% (700) (0.2%) 6.4% $104,029 18% 0.0
Youngstown 586 810 42.6% (2,800) (1.1%) 6.5% $78,418 15% 0.0
Oklahoma
Lawton 298 874 79.8% 900 2.2% 4.5% $95,929 20% 1.9
Oklahoma City 5,560 6,342 29.3% 16,700 2.9% 4.1% $127,469 23% 5.0
Tulsa 4,414 5,175 42.4% 7,300 1.7% 4.1% $124,978 24% 3.0
Oregon
Bend 1,574 1,785 40.0% 1,500 2.1% 6.1% $259,784 43% 7.2
Corvallis 155 173 21.8% 900 2.3% 3.8% $235,055 39% 4.7
Eugene 1,048 1,493 53.9% 1,800 1.2% 5.4% $226,288 43% 7.1
Medford 1,013 1,091 51.0% 100 0.1% 5.9% $223,498 46% 6.0
Portland 8,416 13,121 66.3% 14,100 1.4% 4.9% $270,000 41% 7.6
Salem 1,545 2,078 61.6% 1,900 1.3% 5.5% $220,672 37% 5.9
Pennsylvania
Allentown 2,683 2,838 52.5% 7,500 2.2% 4.2% $247,473 36% 6.4
Altoona 263 268 54.0% 100 0.2% 4.4% $99,601 17% 0.0
Erie 721 954 93.8% 600 0.4% 4.9% $99,584 20% 0.9
Harrisburg 1,726 1,788 48.0% 3,200 1.0% 3.5% $152,761 22% 2.3
Johnstown 94 151 40.5% 600 1.0% 5.4% $87,997 20% 3.2
Lancaster 1,460 1,858 51.4% 3,700 1.5% 3.2% $176,901 26% 3.2
Lebanon 501 503 59.5% 600 1.2% 3.4% $152,429 24% 3.9
Philadelphia 5,834 8,676 48.7% 13,200 0.7% 4.2% $222,241 31% 4.8
Pittsburgh 3,845 4,664 65.9% 900 0.1% 4.4% $123,187 22% 1.0
Reading 925 979 44.8% 0 0.0% 4.2% $155,423 25% 4.5
Scranton 1,123 1,266 58.1% 2,400 0.9% 4.9% $126,813 23% 2.8
State College 388 518 47.0% 1,200 1.6% 3.5% $165,513 31% 3.2
Williamsport 256 268 50.4% (200) (0.4%) 5.1% $114,668 23% 2.1
York 1,991 2,081 66.1% 3,100 1.7% 3.6% $173,184 24% 3.2
Rhode Island
Providence 2,423 3,163 26.9% 300 0.1% 5.3% $269,381 41% 4.2
South Carolina
Anderson 1,135 1,189 61.6% 300 0.5% 6.3% $104,631 22% 0.9
Charleston 5,590 6,758 62.5% 5,400 1.9% 5.0% $187,500 38% 5.3
Columbia 6,044 7,333 90.3% 3,400 0.9% 5.4% $129,900 24% 4.4
Florence 753 753 57.4% 1,800 2.0% 7.1% $100,993 23% 2.2
Greenville 4,359 5,493 99.4% 5,100 1.6% 5.5% $132,000 28% 5.6
Myrtle Beach 3,797 5,252 44.4% 400 0.3% 6.7% $200,118 43% 5.9
Spartanburg 1,644 1,644 59.5% (1,100) (0.9%) 6.4% $134,646 30% 6.3
Sumter 568 916 100.0% (1,200) (3.0%) 8.6% $109,228 26% 4.8
South Dakota
Rapid City 681 1,009 73.4% 300 0.5% 3.0% $124,882 22% 2.5
Sioux Falls 1,556 2,490 98.8% 3,000 2.3% 2.5% $147,493 21% 0.3
Tennessee
Chattanooga 2,075 2,362 61.7% 900 0.4% 4.3% $131,664 25% 0.5
Clarksville 1,551 2,098 65.3% (500) (0.6%) 5.4% $104,842 19% 0.0
Cleveland 516 657 69.5% (300) (0.7%) 4.9% $114,254 27% 3.4
Jackson 430 530 47.4% 900 1.4% 5.4% $95,654 22% 0.5
Johnson City 1,240 1,337 92.8% 2,000 2.4% 4.8% $118,637 29% 2.1
Kingsport 830 983 64.0% 1,900 1.5% 4.4% $113,471 25% 0.6
Knoxville 4,107 4,873 75.5% 2,800 0.8% 4.0% $157,851 29% 3.4
Memphis 5,760 8,162 73.9% 10,100 1.6% 5.5% $139,159 27% 1.5
Morristown 656 659 86.1% (300) (0.6%) 5.4% $114,760 27% 2.6
Nashville 10,747 13,628 74.2% 4,200 0.5% 4.2% $156,000 26% 4.1
Texas
Abilene 290 318 14.9% 1,200 1.8% 3.5% $109,200 22% 5.0
Amarillo 686 1,793 48.3% 1,500 1.3% 3.2% $129,000 25% 5.1
Austin 12,140 19,947 75.2% 23,300 3.1% 3.6% $189,500 30% 5.0
Beaumont 1,213 2,601 100.0% 3,300 2.0% 5.9% $123,500 24% 5.1
Brownsville 1,566 1,776 45.3% 3,200 2.6% 5.9% $88,300 25% 4.3
College Station 889 1,943 54.8% 600 0.6% 3.3% $138,700 31% 3.5
Corpus Christi 1,637 2,071 33.7% 1,900 1.1% 4.4% $138,900 30% 5.6
Dallas 17,677 28,857 39.0% 49,400 2.4% 4.2% $154,200 24% 2.0
El Paso 3,274 4,234 65.4% 3,700 1.4% 5.6% $130,900 30% 4.6
Fort Worth 9,822 13,273 34.5% 16,400 1.9% 4.1% $118,600 19% 3.8
Houston 42,101 63,258 84.2% 59,800 2.4% 4.2% $154,300 25% 5.0
Killeen 2,510 3,222 70.4% (200) (0.2%) 4.7% $125,689 25% 5.1
Laredo 1,516 2,179 90.9% 1,500 1.7% 4.6% $97,600 25% 0.1
Longview 330 353 22.3% 1,000 1.1% 4.0% $120,600 25% 4.8
Lubbock 974 1,319 31.6% 3,300 2.5% 3.2% $101,200 23% 1.9
Mcallen 5,070 6,398 68.7% 11,200 5.4% 6.6% $107,200 28% 1.2
Midland 514 514 13.3% 1,600 2.5% 2.7% $128,263 22% 5.1
Odessa 215 439 20.8% 800 1.4% 3.2% $151,200 31% 5.7
San Angelo 353 353 22.8% 900 2.0% 3.5% $115,700 28% 5.9
San Antonio 9,331 13,296 59.6% 16,600 2.0% 4.0% $149,200 28% 5.1
Sherman 168 258 23.7% 900 2.0% 4.6% $94,200 17% 2.6
Texarkana 231 441 52.2% 1,200 2.1% 4.7% $87,342 18% 0.0
Tyler 384 476 16.1% 3,100 3.4% 4.4% $126,700 24% 2.1
Victoria 147 147 8.2% 600 1.2% 3.6% $116,200 20% 2.1
Waco 858 1,096 36.7% 1,700 1.6% 4.0% $110,500 25% 2.4
Wichita Falls 206 640 71.4% 1,000 1.6% 4.0% $87,200 20% 3.0
Utah
Logan 917 1,006 71.7% 1,000 1.9% 2.1% $142,980 26% 1.8
Ogden-Clearfield 2,856 3,382 65.8% 5,500 2.8% 3.2% $171,359 24% 3.0
Provo-Orem 3,872 4,482 69.1% 9,300 5.0% 2.6% $198,593 31% 3.7
Salt Lake City 4,285 6,281 50.6% 27,200 4.3% 2.8% $229,931 33% 5.5
St. George 1,796 1,954 50.8% 1,200 2.2% 3.2% $208,616 38% 4.1
Virginia
Charlottesville 1,060 1,152 43.7% 2,500 2.5% 2.6% $242,866 36% 4.4
Danville 189 199 38.0% 2,800 6.8% 6.2% $97,920 23% 2.0
Harrisonburg 733 1,051 85.2% 1,500 2.3% 2.5% $186,845 33% 3.9
Lynchburg 1,470 1,770 96.1% 2,100 1.9% 3.5% $144,871 27% 2.6
Richmond 5,792 6,954 60.9% 1,100 0.2% 3.5% $212,000 32% 4.8
Roanoke 913 938 48.6% 1,500 0.9% 3.4% $150,875 26% 2.9
Virginia Beach 4,609 6,405 27.0% 15,900 2.1% 3.5% $240,305 38% 6.8
Winchester 711 743 41.7% 1,300 2.2% 3.3% $192,313 31% 2.3
Washington
Bellingham 929 1,351 52.9% 2,900 3.4% 4.0% $252,608 44% 5.7
Bremerton 1,117 1,257 48.7% 600 0.7% 4.2% $265,180 37% 6.0
Kennewick 1,293 1,297 39.7% 3,400 3.9% 6.0% $164,857 25% 4.4
Longview 531 610 86.8% 600 1.6% 6.8% $173,887 30% 4.2
Mount Vernon 832 853 74.4% 1,200 2.6% 5.0% $240,253 40% 5.8
Olympia 1,854 2,273 70.9% 2,800 2.8% 4.4% $250,000 34% 6.5
Seattle 9,055 19,704 71.2% 41,100 2.8% 3.8% $399,950 47% 7.0
Spokane 1,773 2,293 52.2% 4,700 2.2% 5.1% $165,000 29% 5.1
Tacoma 3,614 5,037 73.8% 5,600 2.0% 4.7% $262,600 36% 6.2
Wenatchee 788 978 93.7% 1,100 2.8% 5.8% $232,080 35% 3.6
Yakima 677 728 77.5% 1,700 2.2% 7.8% $155,274 29% 4.0
West Virginia
Charleston 473 629 74.4% 1,200 0.8% 3.7% $125,363 26% 2.0
Huntington 495 832 100.0% (100) (0.1%) 4.5% $92,496 21% 0.0
Morgantown 110 180 100.0% 1,100 1.8% 2.9% $129,384 27% 0.0
Parkersburg 225 237 54.1% 500 0.7% 4.8% $89,843 18% 0.0
Weirton 59 125 66.8% 700 1.5% 6.3% $83,146 19% 3.9
Wheeling 1 43 14.7% (100) (0.1%) 5.2% $83,478 18% 0.0
Wisconsin
Appleton 676 796 36.5% 3,000 2.5% 4.3% $130,007 19% 2.0
Eau Claire 490 635 44.7% 1,400 1.7% 4.3% $122,579 21% 2.1
Fond Du Lac 236 264 42.6% 300 0.6% 4.4% $128,680 20% 1.6
Green Bay 1,490 1,839 59.1% 800 0.5% 4.5% $151,979 23% 2.3
Janesville 551 609 47.5% 0 0.0% 5.1% $127,400 21% 5.0
La Crosse 457 645 76.1% 800 1.1% 4.1% $126,298 22% 2.3
Madison 1,437 2,699 44.1% 4,300 1.2% 3.3% $230,257 31% 5.0
Milwaukee 2,112 3,310 38.6% 7,900 0.9% 4.7% $228,219 34% 5.8
Oshkosh-Neenah 444 560 38.4% 200 0.2% 4.0% $123,358 19% 0.5
Racine 441 548 42.9% (100) (0.1%) 5.7% $155,567 23% 4.6
Sheboygan 161 248 33.8% 900 1.4% 4.0% $137,740 23% 4.9
Wausau 281 535 38.4% 600 0.8% 3.9% $123,992 19% 0.7
Wyoming
Casper 404 404 50.8% 900 2.3% 2.9% $145,070 29% 5.4
Cheyenne 299 299 34.1% 1,200 2.8% 4.3% $139,590 22% 0.0

 


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