Submarket Analysis Helps With Great Decisions | John Burns Real Estate Consulting

Submarket Analysis Helps With Great Decisions


We believe there will be a flood of investment opportunities over the next few years. To distinguish a diamond in the rough from Fool’s Gold, it is important to get smart about which submarkets will emerge first – and strongest – from this downturn. We advise cutting your market up evenly into A, B, C, D and F submarkets. This will help you stay disciplined.

By compiling a ton of data and working with local market experts to identify the best areas from a consumer’s standpoint, we have completed our analysis of the largest markets in the country. We determined that the following four factors do the best job at identifying the most desirable submarkets:

Employment Proximity – The “A” markets are generally close to jobs, so we used the density of jobs per household to determine employment proximity for each submarket. Our consumer research, as well as our interpretation of government initiatives to make development more “green,” suggests that this factor may become even more important than in the past.
Low Crime – Good schools correlate very well with low crime, and the crime data is more readily available.
High Incomes – Median income in an area correlates very well with the area’s desirability, because those with higher incomes have the choice of where to live. The presence of apartments, however, can skew the results, so be careful.
Well-Educated Residents – Areas with high concentrations of well-educated individuals tend to be more desirable areas.
While this analysis tells you the most desirable areas, it doesn’t tell you where land is available, and which areas are improving or declining at more rapid rates. To include these important components, we added two scores to the grade:

Land Availability – A high number of improved lots scored a “1,” and a low number of lots score a “3.” We maintained the discipline of including an equal number of 1s, 2s and 3s.
Fundamental Shifts – Finally, we used our local expert and some data to score areas with low distress and/or a major change (such as a significant infrastructure investment under construction) a “+,” with an equal number of “-” scores.
The submarkets have to be relatively large to make this work. We suggest one submarket for every 300,000 people. Here is an example of how we’ve used this tool to evaluate Seattle, WA by submarket:

The most desirable submarkets of Seattle are Bellevue, Redmond, Kirkland and Issaquah. These tend to be the areas with higher incomes, better-educated residents, lower crime and closer proximity to work. The worst submarkets are, conversely, the areas that are farthest out from Seattle’s central core, to the south towards Tacoma and to the northeast in east Snohomish County. Land is generally more readily available in the areas farther out from the city center, but can also be found in more desirable areas like the Northeast/Redmond submarket.

This system can be used to set a wide variety of strategies and we have seen our developer clients use the results in very different ways than our investor clients.

Regardless of your place in the industry, there’s no denying that risks associated with building or lending in an “A” versus an “F” submarket are huge, which is one factor we find that the industry (especially the banks) tended to overlook in this cycle.

If you’d like to receive more detailed information on our Submarket Grading Tool, examples of strategy, or talk to our team about how you might apply submarket intelligence, please send an e-mail tocontact@realestateconsulting.com
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 138 202 43% (2,100) (3.9%) 9.1% $88,341 19% 0.1
Auburn-Opelika 637 762 35% (1,300) (2.4%) 6.7% $136,623 27% 0.0
Birmingham 1,857 2,434 31% (17,700) (3.3%) 7.7% $139,691 23% 0.1
Decatur 134 134 14% (2,800) (4.8%) 8.9% $101,297 20% 0.1
Dothan 323 325 43% (2,000) (3.2%) 7.2% $93,089 20% 0.1
Florence 151 215 28% (500) (0.9%) 8.5% $96,479 19% 0.0
Huntsville 2,297 3,186 64% (5,200) (2.4%) 6.1% $127,893 19% 0.1
Mobile 1,150 2,328 84% (3,100) (1.7%) 8.5% $124,264 25% 0.9
Montgomery 485 485 19% (5,200) (2.9%) 8.0% $123,503 22% 0.1
Tuscaloosa 441 892 34% (2,900) (2.9%) 7.3% $126,572 26% 0.1
Alaska
Anchorage 272 426 5% 1,200 0.7% 7.3% $198,143 22% 0.0
Arizona
Flagstaff 220 222 16% (4,000) (6.1%) 5.9% $201,269 37% 3.6
Phoenix 10,027 14,148 20% (129,700) (6.8%) 6.8% $118,000 18% 0.1
Prescott 431 552 12% (5,400) (8.6%) 8.3% $160,735 32% 0.0
Tucson 2,202 2,316 18% (17,500) (4.5%) 6.5% $168,500 31% 2.4
Yuma 763 801 30% (3,600) (6.7%) 20.3% $155,000 35% 5.2
Arkansas
Fayetteville 952 1,913 25% (2,000) (1.0%) 5.0% $111,410 17% 0.0
Fort Smith 505 723 55% (1,400) (1.1%) 7.0% $78,906 14% 0.0
Little Rock 1,620 3,018 53% (3,900) (1.1%) 5.4% $126,394 18% 0.0
California
Bakersfield 1,302 1,849 21% (4,200) (1.8%) 14.8% $110,000 20% 0.1
Chico 459 513 26% (3,300) (4.3%) 12.4% $200,000 39% 3.1
El Centro 246 366 17% (2,200) (4.7%) 26.9% $116,000 24% 0.5
Fresno 1,982 2,396 32% (10,700) (3.5%) 15.5% $130,000 24% 0.1
Hanford 201 338 25% (900) (2.4%) 15.3% $115,000 21% 0.2
Los Angeles (D) 2,541 9,388 13% (167,900) (4.1%) 10.7% $295,000 45% 1.5
Madera 176 233 10% (100) (0.3%) 14.6% $122,250 25% 0.2
Merced 191 191 5% (1,900) (3.3%) 18.3% $105,000 20% 0.1
Modesto 333 356 6% (5,800) (3.7%) 16.8% $130,750 21% 0.1
Monterey 166 384 14% (3,500) (2.7%) 11.7% $203,000 29% 0.1
Napa 215 229 23% (4,800) (7.3%) 8.5% $300,500 36% 0.6
Oakland (D) 1,648 3,359 15% (43,100) (4.2%) 10.1% $241,000 27% 0.1
Orange County (D) 1,114 2,102 8% (72,600) (4.8%) 8.3% $430,000 47% 3.4
Redding 335 501 21% (3,300) (5.3%) 15.4% $201,450 37% 4.4
Riverside-San Bernardino 5,063 7,758 14% (78,500) (6.3%) 12.6% $156,000 23% 0.1
Sacramento 3,562 4,711 20% (43,600) (4.9%) 10.8% $190,000 26% 0.3
San Diego 2,163 4,463 10% (45,300) (3.5%) 9.1% $325,000 43% 1.7
San Francisco (D) 455 1,902 28% (39,700) (4.0%) 8.3% $600,500 65% 2.9
San Jose 791 2,819 28% (40,000) (4.4%) 10.9% $430,000 42% 1.5
San Luis Obispo 431 521 15% (3,200) (3.1%) 8.4% $367,500 58% 5.0
Santa Barbara 199 270 10% (3,400) (2.0%) 7.6% $286,000 43% 1.7
Santa Cruz 170 272 19% (4,500) (4.8%) 12.0% $415,000 52% 1.4
Santa Rosa 527 555 10% (7,800) (4.2%) 9.4% $300,000 39% 0.6
Stockton 676 685 10% (3,600) (1.8%) 15.6% $145,000 22% 0.1
Vallejo-Fairfield 343 582 9% (4,700) (3.8%) 10.5% $189,500 24% 0.3
Ventura 294 506 7% (14,600) (5.0%) 9.2% $380,000 41% 2.6
Visalia-Porterville 1,025 1,126 32% (4,500) (3.9%) 15.4% $118,500 22% 0.1
Yuba-Sutter 185 187 6% (1,600) (3.9%) 18.2% $158,000 29% 1.4
Colorado
Boulder 277 988 19% (6,700) (3.9%) 5.7% $308,000 33% 3.1
Colorado Springs 1,326 1,756 16% (9,300) (3.6%) 7.7% $169,900 21% 0.2
Denver 3,258 6,809 24% (51,200) (4.1%) 7.5% $200,000 24% 1.8
Fort Collins 490 832 23% (1,800) (1.3%) 6.1% $216,750 27% 1.2
Grand Junction 544 556 27% 700 1.1% 8.0% $163,195 26% 1.2
Greeley 703 839 19% (1,900) (2.3%) 8.1% $145,000 18% 0.2
Pueblo 268 303 21% (1,500) (2.5%) 8.1% $87,672 16% 0.0
Connecticut
Bridgeport 532 1,660 32% (14,000) (3.3%) 7.4% $374,104 36% 0.0
Hartford 908 1,413 13% (14,200) (2.5%) 7.7% $225,913 27% 0.0
New Haven 498 763 10% (4,400) (1.6%) 7.7% $237,135 31% 1.0
Delaware
Dover 715 715 33% (3,100) (4.7%) 7.5% $211,976 35% 6.3
Wilmington (D) 901 1,121 17% (15,200) (4.3%) 7.9% $202,943 28% 1.6
District of Columbia
Washington D.C. (D) 7,557 10,382 27% (28,700) (1.2%) 5.8% $266,594 25% 0.3
Florida
Daytona Beach 800 961 12% (6,300) (3.7%) 10.3% $114,000 22% 0.9
Fort Lauderdale (D) 647 1,720 9% (32,700) (4.2%) 8.3% $175,000 27% 0.7
Fort Myers 1,003 1,238 4% (19,500) (8.8%) 11.9% $85,000 14% 0.0
Fort Walton Beach 312 1,043 28% (1,800) (2.2%) 6.5% $167,320 24% 0.0
Gainesville 327 772 23% (2,500) (1.8%) 5.7% $158,463 34% 2.1
Jacksonville 4,108 6,400 26% (25,600) (4.1%) 9.2% $150,000 24% 3.1
Lakeland 1,725 2,381 18% (9,700) (4.6%) 10.3% $99,900 19% 0.4
Melbourne 1,024 1,460 15% (9,400) (4.5%) 9.8% $120,000 20% 0.9
Miami (D) 724 2,311 9% (41,300) (3.9%) 8.0% $170,000 32% 0.9
Naples 598 806 10% (6,900) (5.4%) 9.2% $187,809 27% 0.6
Ocala 749 781 11% (4,500) (4.3%) 11.7% $116,000 23% 3.0
Orlando 4,143 7,049 20% (54,600) (5.0%) 9.7% $145,000 24% 1.6
Panama City 347 641 12% (3,400) (4.4%) 8.5% $167,252 29% 3.3
Pensacola 913 1,005 16% (6,300) (3.7%) 8.7% $134,310 24% 0.0
Port St. Lucie 593 802 7% (7,000) (5.3%) 11.7% $115,000 19% 0.1
Sarasota 1,362 1,708 12% (19,300) (7.0%) 10.5% $149,700 25% 1.3
Tallahassee 755 976 23% (5,200) (2.9%) 6.4% $139,029 27% 0.0
Tampa 4,274 8,926 24% (53,400) (4.3%) 10.1% $126,300 23% 1.6
West Palm Beach (D) 928 1,458 6% (23,700) (4.3%) 9.7% $220,000 33% 3.6
Georgia
Albany 195 247 20% (2,000) (3.1%) 8.5% $89,025 20% 0.0
Athens 393 437 19% (800) (0.9%) 6.8% $133,540 26% 0.0
Atlanta 8,125 12,590 17% (123,600) (5.1%) 9.1% $131,414 18% 0.0
Augusta 1,834 1,900 35% (5,200) (2.4%) 8.5% $112,471 20% 0.0
Columbus 781 1,022 46% (2,100) (1.7%) 8.3% $106,030 20% 0.0
Dalton 163 233 21% (7,300) (9.7%) 12.8% $95,428 18% 0.0
Gainesville 256 574 22% (3,900) (4.9%) 8.6% $138,359 24% 0.4
Macon 481 549 29% (4,500) (4.4%) 8.7% $95,122 19% 0.0
Savannah 1,322 1,764 36% (3,800) (2.4%) 7.7% $142,688 25% 2.7
Valdosta 616 734 50% (1,100) (1.9%) 7.3% $105,486 24% 0.0
Warner Robins 624 950 45% (1,000) (1.7%) 6.5% $95,561 15% 0.0
Hawaii
Honolulu 726 1,310 27% (7,000) (1.6%) 5.7% $569,643 67% 4.0
Idaho
Boise City 1,746 2,162 19% (19,200) (7.0%) 8.2% $158,380 22% 0.1
Coeur D’Alene 633 708 26% (200) (0.4%) 8.2% $162,129 27% 2.8
Illinois
Bloomington 281 478 28% 200 0.2% 5.9% $161,071 25% 0.0
Champaign-Urbana 388 845 39% 1,400 1.2% 6.2% $136,367 25% 1.5
Chicago (D) 4,219 8,604 20% (171,300) (4.4%) 9.9% $188,250 26% 0.6
Decatur 159 438 74% (1,400) (2.6%) 9.8% $82,857 16% 0.5
Lake-Kenosha (D) 759 833 13% (12,600) (3.1%) 8.5% $238,057 27% 0.1
Peoria 694 853 44% (1,900) (1.0%) 9.2% $119,478 20% 4.1
Rockford 275 382 15% (4,700) (2.9%) 12.1% $111,677 19% 4.3
Springfield 249 436 28% (2,000) (1.8%) 6.0% $103,451 17% 0.4
Indiana
Bloomington 270 516 42% (1,200) (1.4%) 6.9% $121,296 24% 0.1
Elkhart-Goshen 253 403 24% (16,800) (13.5%) 17.8% $105,770 18% 0.1
Evansville 527 735 34% (6,000) (3.4%) 8.5% $89,344 16% 0.1
Fort Wayne 727 900 24% (5,600) (2.6%) 9.7% $89,367 15% 0.1
Gary (D) 1,020 1,132 25% (6,500) (2.3%) 9.9% $118,365 19% 0.1
Indianapolis 3,811 6,525 38% (30,800) (3.4%) 8.2% $105,006 16% 0.2
Lafayette 462 573 31% (400) (0.4%) 8.2% $107,795 21% 0.1
Muncie 59 63 11% (1,200) (2.3%) 9.6% $74,501 16% 0.1
South Bend 325 765 39% (3,200) (2.2%) 10.8% $82,186 15% 0.1
Terre Haute 144 229 33% (1,900) (2.6%) 10.0% $73,735 16% 0.1
Iowa
Cedar Rapids 702 939 46% (1,500) (1.1%) 4.8% $137,937 23% 3.8
Davenport 375 422 28% (1,400) (0.7%) 6.5% $99,981 17% 1.5
Des Moines 1,597 2,346 37% (4,000) (1.2%) 4.6% $148,597 21% 1.0
Dubuque 204 222 26% (1,600) (2.9%) 5.8% $111,116 19% 0.1
Iowa City 573 802 47% (1,600) (1.7%) 3.2% $144,611 24% 0.0
Sioux City 120 130 11% (1,400) (1.8%) 4.7% $85,541 15% 0.1
Waterloo 336 342 41% (1,800) (2.0%) 4.4% $105,616 18% 3.3
Kansas
Topeka 365 386 28% (1,700) (1.5%) 5.9% $106,759 18% 1.4
Wichita 1,506 2,345 51% (3,700) (1.2%) 7.1% $119,037 19% 2.3
Kentucky
Bowling Green 313 507 37% (2,800) (4.5%) 9.3% $107,303 22% 0.4
Lexington 1,341 2,587 51% (9,100) (3.5%) 7.6% $138,221 26% 2.5
Louisville 2,055 3,066 34% (20,600) (3.3%) 9.3% $123,817 24% 1.1
Louisiana
Alexandria 317 369 39% 0 0.0% 5.3% $90,968 18% 0.0
Baton Rouge 2,291 2,835 31% 800 0.2% 5.2% $157,291 24% 0.3
Houma 505 805 68% 1,400 1.4% 3.6% $111,467 17% 0.0
Lafayette 726 904 18% (1,400) (0.9%) 4.3% $125,833 21% 0.0
Lake Charles 937 1,056 70% (2,300) (2.4%) 5.4% $104,207 17% 0.0
Monroe 275 294 24% (300) (0.4%) 6.2% $100,017 19% 0.0
New Orleans 2,262 3,930 30% (3,200) (0.6%) 5.3% $154,630 24% 0.0
Shreveport 923 929 30% (900) (0.5%) 6.3% $140,407 26% 3.2
Maine
Bangor 242 345 35% (1,700) (2.5%) 7.4% $120,140 22% 0.0
Portland 958 1,137 20% (4,800) (2.5%) 6.3% $210,949 29% 1.0
Maryland
Baltimore 2,749 4,609 24% (38,000) (2.9%) 7.1% $241,590 31% 6.1
Bethesda (D) 1,465 2,031 17% (1,600) (0.3%) 4.9% $320,000 30% 3.1
Hagerstown 739 867 21% (2,600) (2.6%) 9.3% $169,607 24% 0.0
Salisbury 175 283 22% (2,000) (3.6%) 8.4% $139,206 25% 0.2
Massachusetts
Barnstable Town 354 459 9% (3,500) (3.6%) 8.4% $303,695 39% 0.0
Boston (D) 1,019 3,417 32% (46,100) (2.7%) 6.7% $322,303 38% 1.8
Cambridge (D) 1,020 1,958 26% (70,800) (2.8%) 7.2% $351,625 36% 0.4
Michigan
Ann Arbor 247 301 10% (6,400) (3.3%) 7.8% $160,238 22% 0.0
Battle Creek 37 37 6% (3,400) (5.8%) 11.4% $81,756 15% 0.0
Detroit (D) 407 767 12% (47,500) (6.2%) 14.6% $82,840 15% 0.0
Flint 125 169 5% (5,700) (4.0%) 14.2% $81,328 15% 0.0
Grand Rapids 830 876 17% (20,100) (5.2%) 10.5% $83,076 14% 0.1
Holland 423 591 22% (8,500) (7.5%) 11.5% $131,448 19% 0.0
Jackson 81 184 18% (3,100) (5.4%) 12.8% $91,715 18% 1.3
Kalamazoo 406 555 23% (6,100) (4.2%) 9.7% $109,437 20% 0.0
Lansing 225 308 10% (9,700) (4.3%) 9.6% $81,438 13% 0.0
Muskegon 149 168 17% (3,600) (5.7%) 14.2% $85,945 17% 0.0
Niles 140 199 24% (3,500) (5.4%) 11.6% $115,839 22% 1.9
Saginaw 116 138 14% (2,700) (3.2%) 11.8% $43,606 9% 0.1
Warren (D) 1,175 1,302 7% (95,900) (8.4%) 12.8% $145,344 19% 0.0
Minnesota
Duluth 555 680 40% (3,000) (2.3%) 9.5% $110,796 21% 5.0
Minneapolis 3,776 5,320 19% (62,500) (3.5%) 7.8% $186,005 24% 1.5
Rochester 410 594 30% 100 0.1% 6.6% $130,499 17% 0.1
St. Cloud 329 619 31% (1,100) (1.1%) 8.1% $129,666 21% 1.2
Mississippi
Gulfport-Biloxi 1,655 2,994 55% (3,100) (2.8%) 7.1% $127,300 25% 1.4
Hattiesburg 192 743 66% (1,100) (1.8%) 6.3% $93,892 21% 0.1
Jackson 1,591 1,641 36% (5,500) (2.1%) 6.7% $127,239 23% 0.1
Pascagoula 627 680 38% (3,800) (6.2%) 7.6% $105,466 19% 0.3
Missouri
Columbia 460 574 25% (500) (0.5%) 4.8% $140,753 27% 1.0
Jefferson City 212 236 21% (2,300) (2.9%) 6.2% $105,225 19% 0.1
Joplin 181 266 36% (900) (1.1%) 6.3% $81,362 19% 0.1
Kansas City 1,990 3,558 19% (23,800) (2.3%) 7.8% $134,506 20% 0.0
Springfield 749 1,658 32% (5,000) (2.5%) 7.0% $118,580 24% 1.6
St. Joseph 101 111 26% (600) (1.0%) 7.0% $86,508 17% 0.2
St. Louis 3,969 4,833 26% (34,200) (2.5%) 8.0% $171,830 28% 5.2
Montana
Billings 465 479 33% (1,800) (2.3%) 4.2% $131,975 21% 0.0
Missoula 257 330 29% (1,300) (2.4%) 5.8% $177,509 31% 1.4
Nebraska
Lincoln 603 700 26% (2,300) (1.3%) 4.2% $132,140 20% 0.3
Omaha 3,026 4,117 62% (7,300) (1.6%) 4.7% $130,157 19% 0.1
Nevada
Las Vegas 4,830 10,716 27% (54,700) (5.9%) 10.4% $140,950 20% 0.1
Reno 698 1,605 25% (18,500) (8.5%) 11.0% $185,000 26% 0.1
New Hampshire
Manchester 378 519 7% (900) (0.9%) 6.2% $223,467 21% 0.0
New Jersey
Atlantic City 510 608 15% (7,900) (5.3%) 11.0% $209,453 34% 3.8
Camden (D) 1,457 2,158 26% (22,900) (4.2%) 8.3% $197,285 26% 3.1
Edison (D) 2,505 4,122 17% (48,500) (4.7%) 7.8% $330,033 39% 5.9
Newark-Union (D) 1,598 3,308 36% (24,300) (2.3%) 7.9% $352,114 44% 3.8
Trenton 272 364 10% (6,000) (2.5%) 6.9% $249,004 32% 3.4
Vineland 276 284 39% (1,100) (1.8%) 11.3% $146,881 27% 3.8
New Mexico
Albuquerque 1,609 2,017 23% (12,000) (3.0%) 6.0% $196,378 31% 1.5
Las Cruces 848 1,109 44% (700) (1.0%) 5.8% $112,136 23% 0.0
Santa Fe 114 114 9% (2,000) (3.1%) 5.0% $236,507 32% 0.0
New York
Albany 1,136 1,826 34% (9,100) (2.0%) 6.7% $191,760 29% 3.2
Binghamton 258 258 20% (2,600) (2.3%) 7.7% $108,158 20% 2.2
Buffalo 930 1,508 32% (13,700) (2.5%) 8.5% $106,558 20% 1.2
Glens Falls 298 339 21% (900) (1.7%) 8.0% $145,756 28% 2.5
Ithaca 105 130 20% (400) (0.6%) 4.9% $157,668 30% 2.9
Kingston 258 505 36% (1,500) (2.3%) 7.0% $219,073 34% 3.2
Nassau (D) 1,515 2,165 19% (33,900) (2.7%) 6.7% $346,990 34% 3.5
New York (D) 1,816 34,021 82% (127,700) (2.4%) 7.8% $437,967 65% 4.1
Poughkeepsie 852 1,731 34% (4,400) (1.7%) 7.2% $226,390 28% 1.4
Rochester 1,302 1,752 34% (3,700) (0.7%) 7.4% $112,533 19% 1.3
Syracuse 789 953 28% (3,500) (1.1%) 7.7% $114,059 20% 1.8
Utica-Rome 240 268 20% (1,000) (0.8%) 7.4% $103,642 22% 2.2
North Carolina
Asheville 1,398 2,154 50% (8,500) (4.8%) 9.0% $172,955 33% 3.0
Burlington 529 533 26% (2,800) (4.6%) 12.0% $108,103 20% 0.1
Charlotte 5,403 10,030 40% (52,100) (6.0%) 11.4% $151,500 23% 1.8
Durham 1,672 2,366 36% (4,100) (1.4%) 7.3% $167,939 28% 1.4
Fayetteville 1,379 2,209 51% (3,300) (2.5%) 8.4% $103,967 19% 0.1
Greensboro 1,574 2,621 41% (22,700) (6.1%) 11.1% $134,569 25% 0.1
Greenville 436 972 38% (1,900) (2.4%) 10.1% $105,296 21% 0.0
Hickory 747 767 32% (11,300) (7.1%) 14.9% $106,710 21% 0.1
Raleigh-Cary 4,937 8,317 47% (17,100) (3.3%) 8.3% $183,500 25% 0.4
Rocky Mount 304 308 30% (2,500) (3.9%) 13.7% $93,008 19% 0.1
Wilmington 2,082 2,602 28% (6,000) (4.1%) 9.5% $192,261 34% 2.6
Winston-Salem 1,044 1,241 28% (7,500) (3.4%) 9.7% $119,200 20% 0.1
North Dakota
Bismarck 429 563 51% 700 1.2% 3.7% $162,412 22% 4.2
Fargo 690 1,062 38% 100 0.1% 4.5% $140,125 21% 0.0
Grand Forks 141 301 45% (500) (0.9%) 4.7% $120,689 20% 0.0
Ohio
Akron 814 933 23% (11,300) (3.3%) 9.8% $106,900 17% 1.6
Canton 332 401 26% (5,500) (3.2%) 11.5% $87,098 15% 0.2
Cincinnati 2,901 3,471 22% (34,400) (3.3%) 9.1% $110,000 16% 0.8
Cleveland 1,942 2,284 29% (48,100) (4.5%) 9.0% $93,884 14% 0.2
Columbus 2,420 4,044 24% (18,700) (2.0%) 8.2% $127,250 18% 1.0
Dayton 913 1,048 25% (13,700) (3.5%) 11.3% $94,225 15% 0.2
Lima 125 134 27% (1,700) (3.1%) 11.6% $89,573 15% 0.0
Mansfield 75 101 17% (1,900) (3.3%) 13.2% $88,286 17% 0.1
Springfield 75 105 15% (1,200) (2.3%) 10.5% $91,343 15% 0.0
Toledo 561 1,008 24% (18,100) (5.6%) 12.0% $81,130 13% 0.2
Youngstown 310 450 24% (12,100) (5.1%) 12.8% $63,778 12% 0.1
Oklahoma
Oklahoma City 3,144 3,454 16% (2,900) (0.5%) 5.4% $125,470 19% 0.0
Tulsa 2,532 3,246 27% (4,800) (1.1%) 6.1% $132,177 20% 0.0
Oregon
Bend 528 629 14% (2,900) (4.2%) 15.6% $190,783 27% 1.5
Eugene 462 582 21% (8,000) (5.1%) 13.0% $201,017 35% 5.0
Medford 322 396 19% (3,400) (4.2%) 13.9% $174,694 31% 1.8
Portland 3,387 5,794 29% (49,600) (4.8%) 11.6% $238,000 33% 5.2
Salem 463 658 20% (7,600) (5.0%) 11.8% $176,100 28% 4.8
Pennsylvania
Allentown 1,313 1,548 29% (8,800) (2.6%) 8.1% $237,471 35% 5.9
Altoona 164 180 36% (2,100) (3.4%) 6.9% $99,173 18% 0.2
Erie 244 399 39% (3,900) (2.9%) 8.1% $95,304 19% 0.0
Harrisburg 1,130 1,373 37% (9,800) (2.9%) 6.7% $149,652 22% 2.5
Johnstown 80 229 61% (1,900) (3.1%) 8.2% $81,097 18% 1.4
Lancaster 990 1,316 36% (8,800) (3.7%) 6.7% $170,426 25% 2.7
Philadelphia (D) 3,705 4,827 27% (52,000) (2.7%) 7.3% $209,279 29% 3.7
Pittsburgh 2,986 3,314 47% (27,600) (2.4%) 6.9% $116,140 20% 0.0
Reading 457 501 23% (6,400) (3.6%) 8.4% $154,713 23% 4.0
Scranton 606 650 30% (8,300) (3.2%) 8.4% $125,294 24% 2.9
State College 338 423 38% (2,000) (2.6%) 5.2% $165,283 31% 3.4
Williamsport 110 182 34% (2,500) (4.6%) 8.5% $113,312 23% 2.0
York 1,056 1,103 35% (4,900) (2.7%) 7.7% $162,837 24% 2.7
Rhode Island
Providence 1,167 1,392 12% (25,000) (4.4%) 11.4% $214,199 31% 0.4
South Carolina
Anderson 373 397 21% (2,000) (3.1%) 11.6% $102,585 18% 0.0
Charleston 2,937 3,904 36% (9,000) (3.0%) 8.7% $174,625 26% 0.1
Columbia 2,803 3,938 49% (6,900) (1.9%) 8.5% $125,000 19% 0.5
Florence 384 543 41% (1,700) (1.9%) 11.7% $119,347 22% 0.0
Greenville 1,790 1,941 35% (10,200) (3.2%) 9.6% $129,000 22% 1.5
Myrtle Beach 1,479 2,392 20% (7,600) (5.9%) 11.2% $176,509 30% 0.4
Spartanburg 810 810 29% (4,600) (3.5%) 11.6% $122,789 22% 0.8
South Dakota
Rapid City 380 402 29% (900) (1.5%) 4.8% $123,406 20% 0.0
Sioux Falls 811 1,701 68% (900) (0.7%) 4.5% $144,486 20% 0.0
Tennessee
Chattanooga 1,116 1,292 34% (5,800) (2.3%) 8.7% $124,852 24% 0.0
Clarksville 1,038 1,298 40% (2,800) (3.3%) 9.4% $99,872 19% 0.1
Jackson 262 318 28% (2,400) (3.9%) 9.9% $88,668 20% 0.1
Johnson City 494 567 39% (2,600) (3.2%) 8.7% $112,853 26% 0.2
Kingsport 508 587 38% (4,200) (3.4%) 8.8% $113,756 26% 0.5
Knoxville 1,646 2,223 34% (11,700) (3.5%) 8.2% $140,335 26% 0.1
Memphis 1,755 2,609 24% (14,200) (2.2%) 9.0% $102,432 19% 0.0
Nashville 4,475 6,806 37% (28,400) (3.7%) 8.7% $137,950 22% 1.2
Texas
Abilene 182 182 9% (600) (0.9%) 4.8% $115,400 22% 4.8
Amarillo 434 692 19% (1,600) (1.4%) 4.1% $126,000 22% 3.0
Austin 6,430 9,310 35% 3,400 0.4% 5.8% $185,300 26% 2.8
Beaumont 1,396 2,508 97% (4,100) (2.5%) 8.3% $131,200 24% 4.1
Brownsville 875 1,132 29% (2,900) (2.3%) 8.3% $83,300 22% 3.7
College Station 718 1,872 53% (2,100) (2.2%) 4.5% $142,800 28% 2.2
Corpus Christi 1,045 1,083 18% (2,900) (1.6%) 5.9% $122,200 24% 2.6
Dallas (D) 9,939 22,165 30% (42,900) (2.0%) 6.7% $150,000 21% 1.2
El Paso 2,724 3,504 54% (2,600) (0.9%) 7.6% $128,100 29% 4.0
Fort Worth (D) 6,076 8,184 21% (6,600) (0.8%) 6.6% $111,100 16% 1.2
Houston 23,031 33,877 45% (35,300) (1.4%) 6.3% $148,800 22% 2.2
Killeen 1,720 1,975 43% 1,300 1.0% 5.6% $118,601 21% 2.2
Laredo 612 1,047 44% 600 0.7% 7.2% $90,960 21% 0.2
Longview 185 208 13% (1,200) (1.2%) 6.2% $128,300 24% 4.1
Lubbock 912 940 23% (200) (0.2%) 4.2% $115,200 23% 1.4
McAllen 2,841 3,194 34% 0 0.0% 8.9% $89,700 23% 0.1
Midland 381 381 10% 1,500 2.2% 4.5% $130,529 21% 3.6
Odessa 198 660 31% 1,800 2.9% 6.6% $138,000 26% 4.0
San Antonio 5,362 8,671 39% (4,600) (0.5%) 5.4% $146,800 25% 3.5
Texarkana 289 325 39% (200) (0.3%) 5.2% $78,464 15% 0.0
Tyler 215 298 10% 1,100 1.2% 6.4% $132,600 23% 2.3
Waco 378 658 22% (1,000) (0.9%) 5.5% $111,900 23% 1.9
Wichita Falls 163 165 18% (1,400) (2.3%) 6.2% $101,900 20% 3.3
Utah
Ogden-Clearfield 1,270 1,630 32% (5,400) (2.7%) 5.0% $148,363 23% 2.0
Provo-Orem 966 1,153 18% (7,500) (3.9%) 4.7% $169,068 29% 2.4
Salt Lake City 1,529 4,495 36% (19,600) (3.0%) 5.0% $212,250 34% 5.6
St. George 569 594 15% (1,700) (3.3%) 6.6% $161,076 31% 0.2
Virginia
Charlottesville 671 694 26% (2,600) (2.5%) 5.5% $217,715 31% 1.1
Harrisonburg 520 1,013 78% (1,000) (1.6%) 6.0% $173,788 31% 2.5
Lynchburg 707 723 39% 100 0.1% 7.2% $138,057 26% 0.7
Richmond 3,090 3,864 34% (24,500) (3.9%) 7.6% $199,999 30% 3.4
Roanoke 547 547 28% (2,700) (1.7%) 7.0% $143,271 25% 0.3
Virginia Beach 2,997 4,969 21% (6,400) (0.8%) 6.5% $210,036 31% 4.1
Winchester 370 370 21% (2,500) (4.4%) 8.0% $146,069 23% 0.0
Washington
Bellingham 466 517 20% (3,300) (3.8%) 8.5% $227,196 37% 3.9
Bremerton 600 643 25% (4,500) (5.2%) 8.2% $236,000 30% 4.1
Kennewick 940 981 30% (700) (0.7%) 7.8% $166,059 25% 3.6
Olympia 1,077 1,227 38% (500) (0.5%) 8.0% $229,950 30% 5.3
Seattle (D) 3,765 9,696 35% (53,100) (3.6%) 7.4% $345,000 40% 5.2
Spokane 1,010 1,950 44% (7,400) (3.4%) 9.4% $157,500 26% 3.7
Tacoma (D) 1,427 2,041 30% (7,500) (2.7%) 10.2% $225,500 29% 3.0
Yakima 532 675 55% (2,600) (3.3%) 9.8% $137,432 24% 0.6
West Virginia
Charleston 288 574 68% (2,200) (1.5%) 6.8% $126,516 22% 0.1
Huntington 94 146 23% (1,100) (0.9%) 7.4% $85,390 18% 0.1
Morgantown 34 128 49% 300 0.5% 4.9% $120,776 23% 0.0
Parkersburg 121 181 41% (900) (1.2%) 9.2% $86,074 16% 0.0
Wheeling 36 36 12% (400) (0.6%) 8.6% $77,026 15% 0.0
Wisconsin
Appleton 453 571 26% (3,800) (3.2%) 8.6% $126,272 19% 2.4
Eau Claire 297 450 32% (2,600) (3.1%) 7.4% $114,884 20% 2.3
Green Bay 518 707 23% (4,900) (2.9%) 8.4% $145,984 24% 3.4
Janesville 188 215 17% (4,400) (6.4%) 12.9% $113,403 19% 2.3
La Crosse 273 336 40% (2,000) (2.7%) 6.8% $120,186 21% 1.5
Madison 680 1,619 27% (11,700) (3.4%) 6.0% $223,118 31% 4.7
Milwaukee 1,032 1,921 22% (40,700) (4.8%) 8.9% $195,704 31% 4.2
Oshkosh-Neenah 366 479 33% (1,500) (1.6%) 8.1% $114,356 18% 0.0
Racine 239 388 30% (2,600) (3.3%) 10.6% $144,442 22% 3.7
Sheboygan 85 149 20% (2,800) (4.4%) 9.2% $127,021 22% 3.6
Wausau 234 468 34% (2,800) (3.9%) 9.0% $119,852 19% 1.9
Wyoming
Cheyenne 154 172 20% (300) (0.7%) 4.4% $122,485 18% 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

 


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