Florida's Construction Industry is on Life Support

Florida's construction market has virtually shut down. We have been valuing properties throughout the state all year and, while we are seeing some modest improvement in sales velocity, there is virtually no new construction. Year-to-date through May, the state has recorded just 9,741 single-family permits - a 49% decline from the year-ago period. We project 16,900 single-family permits in 2009, which will be a decline of 91% from the peak in 2005.

The rolling 12-month total of permits continues to decline. When the line starts to flatten, construction will have bottomed out.

While the story is grim for Florida real estate owners, the story is fantastic for potential home buyers. The payment on many brand-new homes is now less than $1,000 per month, the FHA is still offering low down payment programs, and the government is offering an $8,000 tax credit to home buyers. Consumers may never see payments this affordable again, and the word is getting out among renters. A surging group of renters moving into homeownership is exactly what is needed to stabilize Florida's housing market, and eventually kick-start construction again.

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	142	196	42%	(2,200)	(4.1%)	9.5%	$87,401	19%	0.8
	Auburn-Opelika	629	904	41%	(800)	(1.5%)	7.7%	$134,310	28%	0.7
	Birmingham	1,747	2,314	30%	(19,600)	(3.7%)	8.7%	$133,023	23%	0.6
	Decatur	113	113	12%	(2,900)	(5.0%)	10.7%	$95,848	20%	1.0
	Dothan	313	315	42%	(1,700)	(2.7%)	8.1%	$91,842	21%	0.8
	Florence	153	209	27%	(1,100)	(2.0%)	9.3%	$96,440	20%	0.4
	Huntsville	2,309	3,176	64%	(5,100)	(2.4%)	7.2%	$123,352	19%	0.8
	Mobile	1,077	2,255	81%	(3,300)	(1.8%)	9.6%	$127,428	27%	3.2
	Montgomery	462	462	18%	(5,300)	(2.9%)	8.9%	$129,305	24%	1.0
	Tuscaloosa	417	811	31%	(2,500)	(2.5%)	8.8%	$122,410	26%	0.9
Alaska
	Anchorage	285	570	6%	(200)	(0.1%)	7.4%	$192,591	22%	1.1
Arizona
	Flagstaff	203	205	15%	(5,200)	(7.8%)	6.3%	$194,059	37%	4.3
	Phoenix	9,293	12,946	19%	(139,800)	(7.4%)	7.3%	$120,000	19%	0.6
	Prescott	390	511	11%	(5,600)	(8.9%)	8.5%	$166,954	34%	0.7
	Tucson	2,043	2,145	17%	(19,100)	(5.0%)	7.1%	$175,000	34%	4.4
	Yuma	742	780	29%	(3,000)	(5.6%)	23.3%	$163,000	38%	5.6
Arkansas
	Fayetteville	947	2,165	29%	(1,600)	(0.8%)	5.5%	$110,384	17%	0.4
	Fort Smith	484	709	54%	(1,900)	(1.5%)	7.5%	$77,563	15%	0.4
	Little Rock	1,551	3,081	54%	(6,800)	(1.9%)	5.9%	$129,120	19%	0.8
California
	Bakersfield	1,262	1,811	20%	(5,100)	(2.1%)	14.2%	$119,000	23%	1.1
	Chico	447	493	25%	(3,000)	(3.9%)	12.4%	$218,000	44%	5.1
	El Centro	248	303	14%	(2,500)	(5.3%)	26.8%	$99,000	22%	0.3
	Fresno	2,061	2,353	32%	(12,000)	(3.9%)	15.4%	$137,500	27%	1.3
	Hanford	180	317	24%	(1,200)	(3.2%)	14.4%	$130,000	25%	2.6
	Los Angeles (D)	2,374	8,282	12%	(183,600)	(4.5%)	11.4%	$298,000	47%	2.2
	Madera	164	221	10%	(700)	(2.0%)	13.7%	$125,000	27%	1.2
	Merced	93	93	3%	(1,700)	(2.9%)	17.3%	$102,000	20%	0.3
	Modesto	330	353	6%	(6,200)	(3.9%)	16.3%	$135,000	23%	0.6
	Monterey	147	351	13%	(4,200)	(3.2%)	10.4%	$191,000	29%	0.2
	Napa	200	214	21%	(4,400)	(6.7%)	8.3%	$350,000	44%	2.9
	Oakland (D)	1,684	3,361	15%	(44,500)	(4.3%)	10.4%	$251,750	30%	0.5
	Orange County (D)	1,105	1,802	7%	(71,100)	(4.7%)	8.6%	$475,000	54%	5.1
	Redding	308	474	20%	(3,800)	(6.0%)	15.1%	$180,000	34%	3.2
	Riverside-San Bernardino	4,888	7,120	12%	(77,900)	(6.3%)	13.0%	$156,000	24%	0.4
	Sacramento	3,288	4,563	19%	(46,200)	(5.2%)	11.1%	$204,000	29%	1.6
	San Diego	2,081	4,133	9%	(52,200)	(4.0%)	9.4%	$325,000	45%	2.3
	San Francisco (D)	442	1,870	28%	(46,600)	(4.7%)	8.6%	$667,000	75%	4.9
	San Jose	752	2,327	23%	(40,100)	(4.4%)	11.2%	$456,000	46%	2.7
	San Luis Obispo	390	487	14%	(3,400)	(3.2%)	8.4%	$374,500	62%	5.3
	Santa Barbara	198	262	10%	(4,300)	(2.5%)	7.6%	$250,000	39%	0.7
	Santa Cruz	153	255	18%	(4,900)	(5.1%)	10.7%	$410,000	54%	1.7
	Santa Rosa	518	546	9%	(9,100)	(4.8%)	9.5%	$321,000	43%	1.9
	Stockton	643	648	9%	(6,700)	(3.2%)	15.0%	$150,000	24%	0.5
	Vallejo-Fairfield	340	579	9%	(5,000)	(4.0%)	10.7%	$194,000	26%	0.8
	Ventura	276	507	7%	(16,400)	(5.6%)	9.5%	$400,000	45%	4.0
	Visalia-Porterville	1,006	1,109	31%	(4,200)	(3.7%)	14.3%	$122,000	24%	0.8
	Yuba-Sutter	188	190	6%	(1,900)	(4.6%)	17.7%	$152,000	29%	1.4
Colorado
	Boulder	262	938	18%	(6,900)	(4.0%)	6.0%	$290,860	32%	2.7
	Colorado Springs	1,263	1,701	15%	(10,300)	(3.9%)	7.7%	$175,900	23%	1.1
	Denver	3,028	5,669	20%	(49,200)	(3.9%)	7.5%	$206,150	26%	2.7
	Fort Collins	444	776	21%	(3,700)	(2.6%)	6.1%	$206,000	26%	1.0
	Grand Junction	502	514	25%	200	0.3%	8.1%	$158,782	26%	1.8
	Greeley	691	806	18%	(2,500)	(3.0%)	8.2%	$146,450	19%	0.5
	Pueblo	237	337	24%	(1,400)	(2.4%)	8.1%	$86,452	16%	0.3
Connecticut
	Bridgeport	463	1,495	28%	(13,000)	(3.1%)	7.5%	$345,783	34%	0.2
	Hartford	887	1,351	13%	(11,100)	(2.0%)	7.9%	$223,166	28%	0.6
	New Haven	468	706	10%	(5,100)	(1.8%)	7.8%	$220,723	30%	0.8
Delaware
	Dover	715	722	33%	(2,100)	(3.2%)	7.8%	$203,319	35%	6.4
	Wilmington (D)	912	1,144	18%	(14,400)	(4.1%)	8.4%	$203,493	29%	3.3
District of Columbia
	Washington D.C. (D)	7,498	10,448	28%	(31,300)	(1.3%)	6.4%	$261,406	25%	0.9
Florida
	Daytona Beach	749	900	11%	(6,100)	(3.6%)	10.8%	$116,700	23%	1.7
	Fort Lauderdale (D)	612	1,660	9%	(34,700)	(4.4%)	8.8%	$170,000	27%	0.9
	Fort Myers	929	1,130	4%	(18,400)	(8.4%)	12.4%	$84,400	14%	0.2
	Fort Walton Beach	308	1,028	28%	(2,400)	(2.9%)	6.9%	$173,960	26%	1.3
	Gainesville	342	771	23%	(3,300)	(2.5%)	6.7%	$151,453	34%	2.4
	Jacksonville	3,854	6,052	24%	(28,800)	(4.6%)	9.7%	$155,000	25%	4.4
	Lakeland	1,567	2,201	17%	(9,300)	(4.4%)	10.8%	$105,000	21%	1.6
	Melbourne	976	1,388	14%	(10,300)	(4.9%)	10.2%	$124,000	22%	2.1
	Miami (D)	679	2,241	9%	(44,100)	(4.2%)	9.6%	$175,000	35%	2.7
	Naples	594	800	10%	(7,800)	(6.2%)	10.0%	$205,000	30%	1.8
	Ocala	685	717	10%	(4,500)	(4.3%)	12.1%	$113,000	23%	3.3
	Orlando	3,984	6,498	18%	(64,200)	(5.9%)	10.2%	$140,000	24%	1.7
	Panama City	329	627	11%	(3,200)	(4.1%)	8.6%	$151,752	28%	2.7
	Pensacola	861	953	15%	(7,000)	(4.1%)	9.1%	$128,048	24%	0.4
	Port St. Lucie	519	720	7%	(7,100)	(5.5%)	12.3%	$112,700	19%	0.4
	Sarasota	1,266	1,540	11%	(18,500)	(6.7%)	10.9%	$149,000	26%	2.0
	Tallahassee	732	934	22%	(4,900)	(2.8%)	7.1%	$149,638	31%	0.9
	Tampa	4,129	8,279	22%	(53,900)	(4.4%)	10.6%	$126,500	24%	2.3
	West Palm Beach (D)	912	1,444	6%	(23,000)	(4.2%)	10.2%	$215,000	33%	4.0
Georgia
	Albany	186	235	19%	(2,200)	(3.4%)	9.1%	$87,960	20%	0.9
	Athens	371	415	18%	(1,400)	(1.6%)	6.9%	$131,029	27%	0.8
	Atlanta	7,100	11,639	16%	(136,800)	(5.6%)	9.6%	$115,532	16%	0.4
	Augusta	1,848	1,967	36%	(6,100)	(2.8%)	9.3%	$110,841	20%	1.0
	Columbus	791	1,022	46%	(2,800)	(2.3%)	8.6%	$104,578	21%	0.7
	Dalton	150	208	19%	(6,600)	(8.8%)	12.6%	$100,023	20%	0.5
	Gainesville	245	563	22%	(3,600)	(4.6%)	8.9%	$139,308	25%	1.8
	Macon	455	523	28%	(5,200)	(5.0%)	9.2%	$94,830	19%	0.5
	Savannah	1,249	1,443	30%	(4,900)	(3.0%)	8.0%	$140,539	26%	3.6
	Valdosta	582	660	45%	(1,700)	(3.0%)	7.5%	$103,687	24%	1.1
	Warner Robins	596	720	34%	(700)	(1.2%)	6.8%	$95,803	16%	0.5
Hawaii
	Honolulu	716	1,175	24%	(11,200)	(2.4%)	6.0%	$557,786	68%	4.7
Idaho
	Boise City	1,583	1,979	17%	(21,100)	(7.7%)	8.5%	$154,334	23%	0.8
	Coeur D'Alene	660	731	27%	(1,800)	(3.1%)	7.9%	$162,563	29%	4.0
Illinois
	Bloomington	277	469	28%	(500)	(0.5%)	6.0%	$161,307	26%	1.8
	Champaign-Urbana	372	849	39%	1,000	0.9%	6.7%	$145,662	28%	4.7
	Chicago (D)	3,894	7,582	17%	(185,900)	(4.8%)	10.7%	$195,000	28%	1.8
	Decatur	163	442	74%	(2,000)	(3.6%)	10.0%	$84,080	17%	2.0
	Lake-Kenosha (D)	708	777	12%	(17,200)	(4.2%)	8.7%	$231,545	28%	1.5
	Peoria	659	818	42%	(5,200)	(2.7%)	8.9%	$114,665	20%	4.5
	Rockford	253	360	14%	(5,400)	(3.4%)	13.4%	$103,238	18%	3.9
	Springfield	239	416	27%	(2,900)	(2.6%)	6.3%	$115,142	20%	2.7
Indiana
	Bloomington	265	503	41%	500	0.6%	7.1%	$123,580	26%	1.5
	Elkhart-Goshen	230	378	23%	(16,800)	(13.4%)	17.5%	$107,876	19%	1.5
	Evansville	527	730	34%	(6,000)	(3.3%)	8.7%	$88,406	17%	1.0
	Fort Wayne	707	892	24%	(10,200)	(4.6%)	10.9%	$84,831	15%	0.6
	Gary (D)	977	1,067	23%	(5,900)	(2.1%)	10.2%	$96,992	16%	1.0
	Indianapolis	3,740	6,190	36%	(37,000)	(4.0%)	8.5%	$99,387	16%	0.4
	Lafayette	424	522	29%	(200)	(0.2%)	8.8%	$106,004	21%	1.0
	Muncie	59	63	11%	(1,400)	(2.6%)	10.8%	$72,912	17%	0.6
	South Bend	293	730	37%	(3,600)	(2.5%)	11.1%	$65,908	12%	0.6
	Terre Haute	127	195	28%	(2,100)	(2.9%)	10.5%	$73,191	16%	0.6
Iowa
	Cedar Rapids	673	935	46%	(1,800)	(1.3%)	5.4%	$132,395	23%	4.1
	Davenport	363	410	27%	(2,600)	(1.4%)	6.9%	$104,171	19%	3.5
	Des Moines	1,547	2,291	36%	(4,200)	(1.3%)	5.0%	$141,674	21%	1.4
	Dubuque	215	231	27%	(2,200)	(3.9%)	5.9%	$110,774	19%	1.2
	Iowa City	541	761	45%	(1,700)	(1.8%)	3.7%	$145,514	25%	0.8
	Sioux City	106	118	10%	(1,700)	(2.2%)	5.0%	$85,209	16%	1.0
	Waterloo	325	331	39%	(1,800)	(2.0%)	4.7%	$102,354	19%	3.7
Kansas
	Topeka	373	390	28%	(2,100)	(1.9%)	6.5%	$110,830	19%	3.8
	Wichita	1,478	2,323	51%	(6,500)	(2.1%)	8.3%	$114,008	20%	2.9
Kentucky
	Bowling Green	316	512	37%	(3,300)	(5.3%)	10.6%	$105,842	23%	1.4
	Lexington	1,262	2,378	46%	(9,200)	(3.6%)	8.3%	$135,789	27%	3.7
	Louisville	1,967	2,983	33%	(29,500)	(4.7%)	10.2%	$123,135	25%	3.6
Louisiana
	Alexandria	300	352	37%	(800)	(1.2%)	5.9%	$90,551	18%	0.0
	Baton Rouge	2,264	2,711	30%	1,300	0.3%	6.0%	$153,553	25%	1.0
	Houma	485	785	66%	(500)	(0.5%)	4.3%	$109,498	18%	0.6
	Lafayette	698	869	17%	(1,700)	(1.1%)	5.0%	$123,595	22%	0.7
	Lake Charles	944	1,063	71%	(2,500)	(2.6%)	5.9%	$103,381	18%	0.7
	Monroe	271	280	23%	(2,000)	(2.5%)	7.5%	$92,752	19%	0.7
	New Orleans	2,284	3,654	28%	(3,800)	(0.7%)	6.0%	$152,864	24%	0.7
	Shreveport	906	1,123	37%	(1,700)	(0.9%)	6.8%	$138,980	27%	4.0
Maine
	Bangor	250	347	35%	(1,600)	(2.4%)	7.4%	$117,477	22%	0.6
	Portland	938	1,117	19%	(6,000)	(3.1%)	6.4%	$191,368	28%	0.6
Maryland
	Baltimore	2,736	5,023	26%	(39,200)	(2.9%)	7.6%	$245,040	33%	6.8
	Bethesda (D)	1,451	1,716	14%	(4,000)	(0.7%)	5.4%	$350,500	34%	5.0
	Hagerstown	709	835	20%	(2,900)	(2.8%)	9.8%	$168,494	25%	1.0
	Salisbury	166	269	21%	(2,300)	(4.1%)	8.5%	$143,609	27%	2.2
Massachusetts
	Barnstable Town	346	440	9%	(5,100)	(5.0%)	7.8%	$279,606	37%	0.5
	Boston (D)	997	3,164	30%	(45,300)	(2.6%)	7.1%	$295,241	36%	1.3
	Cambridge (D)	958	1,853	25%	(68,900)	(2.7%)	7.5%	$329,556	35%	0.7
Michigan
	Ann Arbor	230	279	10%	(6,800)	(3.5%)	9.1%	$161,945	23%	0.5
	Battle Creek	33	33	5%	(3,800)	(6.4%)	12.7%	$83,127	16%	0.7
	Detroit (D)	368	630	10%	(47,900)	(6.2%)	16.0%	$85,741	17%	0.4
	Flint	116	163	5%	(6,500)	(4.5%)	16.5%	$80,948	16%	0.5
	Grand Rapids	782	800	16%	(22,100)	(5.6%)	11.7%	$72,439	12%	0.2
	Holland	422	590	22%	(10,000)	(8.8%)	12.9%	$133,108	20%	0.7
	Jackson	79	178	18%	(3,600)	(6.1%)	14.1%	$91,080	18%	2.1
	Kalamazoo	382	477	19%	(6,800)	(4.7%)	10.8%	$110,254	21%	0.7
	Lansing	222	305	10%	(8,900)	(3.9%)	11.3%	$70,145	12%	0.3
	Muskegon	129	146	15%	(4,200)	(6.4%)	15.8%	$85,228	17%	0.8
	Niles	146	205	25%	(4,100)	(6.2%)	12.8%	$115,684	23%	3.4
	Saginaw	116	138	14%	(3,700)	(4.2%)	13.5%	$30,969	7%	0.2
	Warren (D)	1,112	1,227	6%	(106,600)	(9.2%)	14.1%	$146,813	20%	0.5
Minnesota
	Duluth	526	651	38%	(4,700)	(3.5%)	9.4%	$109,828	22%	5.9
	Minneapolis	3,598	5,074	18%	(62,100)	(3.4%)	7.8%	$177,464	24%	1.7
	Rochester	397	591	29%	(300)	(0.3%)	6.4%	$129,658	18%	1.1
	St. Cloud	311	514	26%	(1,400)	(1.3%)	7.7%	$129,657	22%	2.5
Mississippi
	Gulfport-Biloxi	1,598	3,050	56%	(3,300)	(3.0%)	7.8%	$132,810	27%	3.8
	Hattiesburg	180	707	63%	(1,100)	(1.8%)	7.3%	$93,190	21%	0.8
	Jackson	1,481	1,531	34%	(4,500)	(1.7%)	7.6%	$124,533	24%	1.2
	Pascagoula	627	669	39%	(4,900)	(7.9%)	8.4%	$106,268	20%	1.5
Missouri
	Columbia	416	532	23%	(1,100)	(1.2%)	5.7%	$153,221	31%	4.4
	Jefferson City	218	242	21%	(2,700)	(3.3%)	6.9%	$104,446	19%	1.5
	Joplin	160	224	30%	(800)	(1.0%)	7.4%	$80,454	20%	1.1
	Kansas City	1,900	3,309	18%	(17,500)	(1.7%)	8.6%	$131,251	20%	0.7
	Springfield	715	1,562	31%	(4,600)	(2.3%)	8.0%	$116,326	25%	2.4
	St. Joseph	119	129	30%	(1,000)	(1.7%)	8.0%	$86,211	18%	1.3
	St. Louis	3,845	4,733	26%	(45,200)	(3.3%)	9.0%	$171,706	30%	5.5
Montana
	Billings	463	477	33%	(2,200)	(2.7%)	4.1%	$127,017	21%	0.8
	Missoula	245	285	25%	(1,100)	(2.0%)	5.6%	$175,172	32%	2.2
Nebraska
	Lincoln	593	710	26%	(1,700)	(1.0%)	4.2%	$134,593	21%	2.1
	Omaha	3,086	4,142	63%	(10,200)	(2.2%)	4.6%	$131,986	20%	1.4
Nevada
	Las Vegas	4,385	10,037	26%	(58,600)	(6.3%)	11.1%	$140,000	21%	0.3
	Reno	643	1,294	20%	(18,000)	(8.3%)	11.2%	$179,000	27%	0.5
New Hampshire
	Manchester	378	528	7%	(1,000)	(1.0%)	6.3%	$216,425	21%	0.4
New Jersey
	Atlantic City	498	560	14%	(7,600)	(5.1%)	11.3%	$203,195	34%	4.6
	Camden (D)	1,417	2,188	26%	(19,000)	(3.5%)	8.8%	$196,590	27%	4.0
	Edison (D)	2,464	3,946	16%	(46,200)	(4.4%)	8.1%	$320,023	39%	6.3
	Newark-Union (D)	1,503	3,218	35%	(20,000)	(1.9%)	8.4%	$358,607	46%	4.9
	Trenton	268	334	9%	(7,100)	(2.9%)	7.4%	$256,563	35%	4.6
	Vineland	264	272	37%	(800)	(1.3%)	11.6%	$141,449	27%	4.3
New Mexico
	Albuquerque	1,535	1,899	21%	(11,600)	(2.9%)	6.7%	$208,019	34%	3.7
	Las Cruces	804	1,067	43%	(1,900)	(2.7%)	6.5%	$109,247	23%	0.6
	Santa Fe	107	107	8%	(1,300)	(2.0%)	5.5%	$227,147	33%	0.6
New York
	Albany	1,127	1,758	33%	(11,300)	(2.5%)	6.8%	$185,649	29%	3.4
	Binghamton	222	222	17%	(3,200)	(2.7%)	7.9%	$116,236	23%	3.9
	Buffalo	917	1,455	31%	(13,800)	(2.5%)	8.3%	$104,509	21%	1.6
	Glens Falls	293	334	21%	(2,300)	(4.1%)	7.5%	$167,973	34%	4.7
	Ithaca	111	136	21%	(200)	(0.3%)	5.4%	$151,248	30%	3.0
	Kingston	252	499	35%	(1,100)	(1.7%)	7.5%	$194,111	31%	2.4
	Nassau (D)	1,439	2,004	18%	(35,600)	(2.8%)	6.9%	$360,254	36%	4.9
	New York (D)	1,658	30,079	72%	(131,100)	(2.5%)	8.5%	$424,868	66%	4.8
	Poughkeepsie	823	1,567	30%	(5,400)	(2.1%)	7.6%	$220,821	29%	1.9
	Rochester	1,257	1,880	36%	(5,600)	(1.1%)	7.7%	$113,880	20%	2.6
	Syracuse	777	941	27%	(3,800)	(1.2%)	8.0%	$124,416	23%	4.1
	Utica-Rome	222	250	19%	(1,400)	(1.0%)	7.2%	$104,515	23%	3.1
North Carolina
	Asheville	1,318	2,173	50%	(8,100)	(4.5%)	9.2%	$170,328	34%	3.9
	Burlington	510	514	25%	(2,900)	(4.7%)	12.2%	$109,887	22%	0.7
	Charlotte	4,810	9,024	36%	(52,000)	(6.0%)	12.0%	$150,500	24%	2.4
	Durham	1,605	2,299	35%	(6,600)	(2.3%)	8.1%	$172,830	30%	3.7
	Fayetteville	1,552	2,460	57%	(2,700)	(2.1%)	9.2%	$103,380	20%	0.8
	Greensboro	1,531	2,600	41%	(23,300)	(6.3%)	11.9%	$134,450	26%	1.0
	Greenville	404	962	37%	(1,800)	(2.3%)	11.0%	$104,735	22%	0.6
	Hickory	703	723	30%	(12,000)	(7.5%)	15.4%	$105,749	22%	1.1
	Raleigh-Cary	4,678	8,418	48%	(18,300)	(3.5%)	8.9%	$195,000	28%	3.2
	Rocky Mount	275	279	27%	(2,300)	(3.5%)	14.2%	$90,595	19%	0.5
	Wilmington	1,959	2,407	26%	(7,100)	(4.7%)	10.0%	$188,267	35%	3.4
	Winston-Salem	947	1,249	28%	(7,600)	(3.5%)	10.5%	$119,222	21%	0.6
North Dakota
	Bismarck	416	542	50%	700	1.1%	3.5%	$153,024	21%	3.1
	Fargo	719	1,134	40%	800	0.6%	4.4%	$136,767	21%	1.0
	Grand Forks	149	309	46%	(100)	(0.2%)	4.6%	$118,575	20%	0.8
Ohio
	Akron	772	886	22%	(7,400)	(2.2%)	9.8%	$114,000	19%	2.6
	Canton	314	383	25%	(6,200)	(3.6%)	11.3%	$71,886	13%	0.4
	Cincinnati	2,777	3,263	21%	(43,900)	(4.2%)	9.4%	$118,000	17%	1.1
	Cleveland	1,889	2,319	29%	(52,800)	(4.9%)	10.0%	$76,143	12%	0.2
	Columbus	2,396	4,020	24%	(18,200)	(1.9%)	8.3%	$137,706	20%	2.3
	Dayton	898	1,030	25%	(13,800)	(3.5%)	11.2%	$84,895	14%	0.3
	Lima	103	112	22%	(1,100)	(2.0%)	11.4%	$88,459	15%	0.6
	Mansfield	69	76	13%	(2,800)	(4.9%)	13.1%	$87,274	17%	0.7
	Springfield	71	101	15%	(1,200)	(2.3%)	10.2%	$90,324	16%	0.6
	Toledo	528	972	24%	(22,300)	(6.9%)	13.1%	$69,459	12%	0.3
	Youngstown	272	411	22%	(13,800)	(5.8%)	12.8%	$52,820	10%	0.3
Oklahoma
	Oklahoma City	3,029	3,315	15%	(6,000)	(1.0%)	5.7%	$128,024	20%	1.0
	Tulsa	2,537	3,572	29%	(8,000)	(1.8%)	6.6%	$130,765	20%	0.6
Oregon
	Bend	499	547	12%	(2,800)	(4.0%)	15.2%	$181,727	27%	1.6
	Eugene	449	581	21%	(8,000)	(5.1%)	12.9%	$206,181	37%	5.7
	Medford	327	400	19%	(3,100)	(3.8%)	13.7%	$170,658	32%	2.5
	Portland	3,213	5,400	27%	(51,600)	(4.9%)	11.6%	$240,000	35%	5.7
	Salem	421	613	18%	(7,900)	(5.2%)	11.5%	$185,000	31%	5.5
Pennsylvania
	Allentown	1,216	1,460	27%	(10,500)	(3.0%)	8.7%	$228,794	35%	6.1
	Altoona	164	180	36%	(2,300)	(3.7%)	7.3%	$96,648	19%	1.1
	Erie	225	380	37%	(5,900)	(4.4%)	9.0%	$89,322	18%	0.5
	Harrisburg	1,114	1,343	36%	(11,200)	(3.3%)	7.1%	$145,040	23%	3.0
	Johnstown	98	247	66%	(2,000)	(3.2%)	8.6%	$80,765	19%	2.3
	Lancaster	977	1,261	35%	(10,500)	(4.4%)	7.1%	$163,544	25%	2.9
	Philadelphia (D)	3,437	4,473	25%	(54,700)	(2.8%)	8.0%	$209,856	30%	4.8
	Pittsburgh	2,921	3,257	46%	(33,600)	(2.9%)	7.3%	$110,728	20%	0.9
	Reading	426	470	22%	(7,000)	(4.0%)	9.1%	$149,832	24%	4.3
	Scranton	573	617	28%	(8,600)	(3.3%)	8.9%	$121,541	24%	3.4
	State College	336	393	36%	(2,800)	(3.7%)	5.6%	$153,807	30%	3.0
	Williamsport	96	168	32%	(2,400)	(4.4%)	9.1%	$108,450	23%	2.3
	York	959	1,003	32%	(5,800)	(3.1%)	8.3%	$156,177	24%	2.8
Rhode Island
	Providence	1,140	1,414	12%	(26,000)	(4.5%)	12.0%	$201,685	31%	0.5
South Carolina
	Anderson	336	360	19%	(2,300)	(3.6%)	12.5%	$101,295	18%	0.7
	Charleston	2,835	3,789	35%	(9,000)	(2.9%)	9.4%	$191,250	30%	2.2
	Columbia	2,637	3,746	46%	(6,800)	(1.8%)	9.2%	$127,500	20%	1.6
	Florence	366	514	39%	(1,200)	(1.3%)	12.2%	$101,137	19%	0.7
	Greenville	1,664	1,784	32%	(10,700)	(3.3%)	10.3%	$136,000	25%	4.8
	Myrtle Beach	1,365	2,244	19%	(8,700)	(6.7%)	11.4%	$171,647	31%	1.3
	Spartanburg	732	760	28%	(3,700)	(2.9%)	12.3%	$113,475	21%	1.2
South Dakota
	Rapid City	373	389	28%	(1,000)	(1.6%)	4.8%	$121,114	20%	1.4
	Sioux Falls	830	1,751	70%	(1,300)	(0.9%)	4.8%	$98,250	14%	1.0
Tennessee
	Chattanooga	1,068	1,234	32%	(7,900)	(3.2%)	9.3%	$119,017	24%	1.2
	Clarksville	1,075	1,364	42%	(3,100)	(3.7%)	10.3%	$97,291	19%	0.9
	Jackson	242	298	27%	(2,800)	(4.5%)	10.7%	$88,129	20%	0.9
	Johnson City	437	510	35%	(2,300)	(2.8%)	9.3%	$109,857	27%	1.4
	Kingsport	497	548	36%	(4,200)	(3.4%)	9.8%	$107,860	26%	2.0
	Knoxville	1,536	2,037	32%	(13,700)	(4.1%)	8.8%	$142,141	28%	1.9
	Memphis	1,677	2,509	23%	(15,700)	(2.5%)	9.7%	$99,073	19%	0.3
	Nashville	4,206	6,624	36%	(29,800)	(3.9%)	9.3%	$145,000	24%	3.2
Texas
	Abilene	163	163	8%	(1,200)	(1.8%)	5.2%	$104,500	20%	3.9
	Amarillo	439	697	19%	(1,500)	(1.3%)	4.7%	$129,500	24%	4.5
	Austin	6,411	9,304	35%	4,200	0.5%	6.1%	$191,700	28%	4.7
	Beaumont	1,556	2,807	100%	(5,600)	(3.4%)	9.1%	$139,200	26%	5.3
	Brownsville	856	1,044	27%	(2,900)	(2.3%)	9.0%	$86,000	23%	3.9
	College Station	707	1,839	52%	(1,800)	(1.9%)	4.9%	$149,400	31%	3.3
	Corpus Christi	971	1,013	17%	(4,500)	(2.4%)	6.6%	$122,200	25%	0.0
	Dallas (D)	9,435	21,372	29%	(52,100)	(2.5%)	7.2%	$165,300	24%	3.5
	El Paso	2,706	3,472	54%	(3,400)	(1.2%)	8.3%	$126,800	30%	4.5
	Fort Worth (D)	5,680	7,129	19%	(10,400)	(1.2%)	7.1%	$113,800	17%	2.4
	Houston	21,921	32,034	43%	(56,300)	(2.2%)	6.9%	$156,000	24%	4.0
	Killeen	1,786	2,032	44%	1,100	0.9%	6.1%	$121,943	22%	3.5
	Laredo	628	1,008	42%	(300)	(0.3%)	7.8%	$88,749	21%	0.5
	Longview	177	200	13%	(2,200)	(2.2%)	6.9%	$132,600	26%	5.1
	Lubbock	897	933	22%	(800)	(0.6%)	4.6%	$111,400	23%	1.5
	McAllen	2,829	3,153	34%	300	0.1%	9.4%	$96,800	25%	1.2
	Midland	347	347	9%	700	1.0%	5.2%	$123,652	21%	3.5
	Odessa	188	650	31%	1,100	1.8%	7.8%	$138,000	27%	4.5
	San Antonio	5,271	7,335	33%	(6,900)	(0.8%)	5.8%	$150,700	26%	5.0
	Texarkana	285	323	38%	(600)	(1.0%)	5.8%	$77,639	15%	0.4
	Tyler	207	290	10%	800	0.8%	7.0%	$132,700	24%	3.1
	Waco	374	666	22%	(1,400)	(1.3%)	6.0%	$114,600	24%	2.8
	Wichita Falls	159	161	18%	(1,700)	(2.8%)	6.7%	$97,700	20%	3.3
Utah
	Ogden-Clearfield	1,270	1,566	31%	(7,000)	(3.4%)	5.2%	$145,958	24%	2.9
	Provo-Orem	987	1,188	18%	(8,400)	(4.5%)	4.8%	$164,582	29%	3.1
	Salt Lake City	1,459	4,698	38%	(21,300)	(3.3%)	5.2%	$227,738	38%	6.3
	St. George	540	542	14%	(1,700)	(3.2%)	6.7%	$154,273	31%	0.6
Virginia
	Charlottesville	682	703	27%	(2,900)	(2.8%)	5.9%	$211,680	32%	1.7
	Harrisonburg	512	808	55%	100	0.2%	6.5%	$169,205	31%	3.0
	Lynchburg	680	696	38%	100	0.1%	7.7%	$135,050	26%	1.5
	Richmond	2,976	3,746	33%	(21,000)	(3.3%)	8.1%	$218,000	34%	5.3
	Roanoke	489	489	25%	(3,600)	(2.2%)	7.5%	$141,342	26%	1.7
	Virginia Beach	2,892	5,219	22%	(6,900)	(0.9%)	7.0%	$199,469	31%	4.4
	Winchester	373	373	21%	(2,600)	(4.6%)	8.2%	$153,035	25%	0.4
Washington
	Bellingham	441	507	20%	(3,200)	(3.7%)	8.4%	$221,669	38%	4.7
	Bremerton	584	603	23%	(4,200)	(4.9%)	8.2%	$240,000	32%	5.1
	Kennewick	929	969	30%	700	0.7%	7.2%	$165,165	26%	4.8
	Olympia	994	1,197	37%	(1,300)	(1.2%)	8.0%	$230,000	32%	5.7
	Seattle (D)	3,621	9,028	33%	(55,400)	(3.7%)	8.4%	$345,500	42%	5.7
	Spokane	973	1,917	44%	(8,500)	(3.8%)	9.1%	$165,000	29%	5.3
	Tacoma (D)	1,350	2,028	30%	(9,000)	(3.2%)	10.2%	$224,950	31%	4.2
	Yakima	521	664	54%	(3,000)	(3.8%)	9.3%	$147,645	28%	3.1
West Virginia
	Charleston	259	549	65%	(1,700)	(1.1%)	7.5%	$124,216	23%	0.9
	Huntington	94	146	23%	(800)	(0.7%)	8.0%	$85,816	19%	0.8
	Morgantown	33	121	46%	(400)	(0.6%)	5.4%	$119,221	24%	0.5
	Parkersburg	122	182	42%	(1,300)	(1.8%)	9.5%	$83,656	16%	0.4
	Wheeling	37	37	13%	(800)	(1.2%)	8.6%	$76,184	15%	0.5
Wisconsin
	Appleton	437	555	26%	(3,900)	(3.3%)	8.6%	$111,588	18%	1.5
	Eau Claire	287	446	31%	(2,000)	(2.4%)	7.1%	$112,088	21%	2.9
	Green Bay	509	656	21%	(4,700)	(2.8%)	8.4%	$140,126	24%	3.6
	Janesville	168	195	15%	(3,300)	(4.8%)	12.9%	$112,160	20%	3.4
	La Crosse	264	277	33%	(2,300)	(3.0%)	6.8%	$116,880	22%	2.3
	Madison	677	1,441	24%	(9,700)	(2.8%)	6.2%	$213,850	31%	5.1
	Milwaukee	972	1,760	21%	(44,800)	(5.2%)	9.0%	$210,322	35%	5.7
	Oshkosh-Neenah	337	446	31%	(1,900)	(2.0%)	8.0%	$111,356	19%	1.2
	Racine	218	367	29%	(3,300)	(4.1%)	10.2%	$141,290	23%	4.6
	Sheboygan	89	155	21%	(3,200)	(4.9%)	9.5%	$126,263	23%	5.0
	Wausau	212	434	31%	(3,400)	(4.7%)	9.2%	$117,654	19%	2.9
Wyoming
	Cheyenne	131	149	17%	(700)	(1.5%)	4.9%	$121,867	18%	0.4
* 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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Lesley Deutch, a Vice President at John Burns Real Estate Consulting, was the author of this newsletter.

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