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Business = 2.0:
New=20 Rules of Real Estate	Full=20 coverage

The Best Places to (Still) Invest

It's far too late to play the = buy-and-flip game.=20 But there are some great opportunities out there for those with = the=20 patience to buy and hold.

By Paul=20 Kaihla, Janet Rae-Dupree and Michael Fitzhugh, Business 2.0=20 Magazine

February 12 2007: 4:56 PM = EST

(Business 2.0 Magazine) -- True, America is littered with "for = sale"=20 signs these days. And many cities haven't bottomed out yet, and = may not=20 for some time. But all the fear and loathing about a housing slump = obscures the fact that the end of one cycle marks the start of = another.=20

So it is again this time: Believe it or not, there are housing = markets=20 that economists predict will yield returns as high as 72 percent = over the=20 next five years - if you can stomach the notion of buying now and = not=20 letting go. We asked researchers at Moody's Economy.com to crunch = the=20 latest forecast data and identify which cities will see the = highest=20 appreciation between now and 2011. =

More from = Business=20 2.0

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Fastes= t=20 Growing Tech Companies

Current = Issue=20

= Subscribe=20 to Business 2.0=20 =

Then, after vetting the list against other macroeconomic = research, we=20 arrived at a consensus for the 10 strongest markets. For = comparison's=20 sake, we also asked the number crunchers for a list of the cities = most=20 likely to go into the tank. Of course, we can't guarantee the = accuracy of=20 our crystal ball - but we can promise that you'll know what you're = getting=20 into if you decide to take the plunge.

1. Panama City, FL

Projected gain in home prices (2006-2011): 72%

A small city needs one of two things to jack up housing demand: = more=20 people or wealthier people. Unlike the rest of Florida, Panama = City hasn't=20 really attracted either, mainly because it's isolated on Florida's = panhandle. The interstate highway system bypasses it, and the = runway at=20 the local airport isn't long enough to support anything beyond = regional=20 jets. But now Panama City is poised to host big airliners, more = visitors -=20 and a lot more buyers. State and local governments and a top = regional=20 developer, St. Joe Co., are planning to build a new airport by = 2008 at a=20 cost of more than $300 million. Locals expect the new facility to = open up=20 the region the way Southwest Florida International Airport in Fort = Myers=20 helped drive a housing boom along Florida's southwestern coast in = the=20 1980s.

"Panama City is an economy waiting to break out," says Steven = Cochrane,=20 chief regional economist for Moody's Economy.com. Other factors = increasing=20 demand: Property prices are still low by Florida standards, and = the local=20 market has already absorbed a price correction after peaking last = year.=20 Janet Roan, a Century 21 agent in Panama City, notes that = two-bedroom=20 beachfront condos are going for as little as $330,000 - down by = more than=20 $100,000 from 2005.

Caution: Local politicians, notoriously cozy with = builders, have=20 green-lighted several master-plan communities for future = development. If=20 supply gets out of hand, prices will stall.

Metro Region Stats

Median home price (2011): $383,000

Population (2011): 187,000

Per capita income (2011): $40,200

2. Vero Beach, FL

Projected gain in home prices (2006-2011): 64%

Balmy weather, low property taxes, and a cost of living 3 = percent lower=20 than that of nearby West Palm Beach make this coastal town an = affordable=20 alternative, with sandy shores and the best surfing on the East = Coast.=20 "Vero Beach is at high risk in the short term but will move up in = the long=20 term," Cochrane says. Here's why: A Florida Atlantic University = study says=20 Indian River County and its two closest neighbors will need a = projected=20 154,000 new homes during the next 25 years to house the growing = population=20 and replace old structures. A Manpower Employment Outlook Survey = predicts=20 growth in construction, manufacturing, and retail jobs too. Per = capita=20 income growth closely shadowed that of Martin County, Florida's=20 second-wealthiest, and is gaining on that of Palm Beach County, = the=20 state's richest.

Caution: Projected job growth in the region will revolve = mainly=20 around lower-wage work, which can dampen home values.

Metro Region Stats

Median home price (2011): $386,000

Population (2011): 147,000

Per capita income (2011): $51,200

3. Bridgeport, CT

Projected gain in home prices (2006-2011): 63%

The last place you'd expect to find undervalued real estate is = in tony=20 Fairfield County, home to ultraexclusive towns like Greenwich and = Darien,=20 where the Masters of the Universe retreat after a tough day on = Wall=20 Street. But a mere 20 miles up the coast lies the hardscrabble = city of=20 Bridgeport, which has long suffered from sleazy politics and urban = decay=20 but is finally cleaning up its act. The average home price is = severely=20 depressed - $280,000, compared with $840,000 in the county's other = large=20 urban setting, Stamford. But the wealth is starting to spread: As = more=20 businesses have left New York for Greenwich and Stamford, more=20 middle-class workers - entry-level professionals, executive = assistants,=20 and so on - have come too, and they're keen to take advantage of = bargain=20 prices. "Bridgeport has fixed the corruption," says Norman = Feinstein, a=20 principal with New Jersey-based Hampshire Funds. "The local = government is=20 pro-development, and buildings are being rehabbed."

Caution: The new demand is not organically driven by=20 Bridgeport's economy. If the New York business climate starts to = slip, all=20 bets are off.

Metro Region Stats

Median home price (2011): $784,000

Population (2011): 934,000

Per capita income (2011): $87,000

4. Lakeland, FL

Projected gain in home prices (2006-2011): 59%

Aside from the panhandle and Vero Beach, few places in Florida = scream=20 out "buy now" like Lakeland. A house goes for a fifth less than = the=20 national median of $227,500, and Lakeland is just 30 minutes from = Tampa, a=20 juggernaut of 2.7 million people that's projected to add almost = 210,000=20 more residents over the next five years. Lakeland is the = greenfield -=20 actually, orange and yellow, because of the surrounding citrus = groves -=20 that developers are divvying up to house many of those newcomers. = Meritage = Homes=20 (Charts),=20 one of the fastest-growing U.S. builders, plans to build more than = 1,300=20 homes in the area by 2008. "All the big national and regional = builders=20 have moved into town," says Larry Comegys, Meritage regional = president.=20 "Lakeland has become major." It also sits along I-4, where the = density of=20 development is beginning to mirror the Dulles corridor in = Virginia.

Caution: Prices tend to top out more quickly in areas = like=20 Lakeland that are largely populated by semiskilled service = workers.

Metro Region Stats

Median home price (2011): $282,000

Population (2011): 599,000

Per capita income (2011): $39,100

5. McAllen, TX

Projected gain in home prices (2006-2011): 57%

A Hispanic baby boom is working its way through the regional = economy,=20 and families will soon be trading up their digs. McAllen is = already 85=20 percent Latino, and the average age of those households is two = decades=20 younger than that of non-Hispanic ones. Latino families are also = larger:=20 3.8 members, on average, compared with 2.4 for Caucasians. "These = border=20 towns have a housing shortage," Cochrane says. "There's pent-up = demand.=20 They'll be looking for more space and better space." He predicts = that=20 incomes will catch up to the area's economic growth, currently = more than=20 double the state average of 2.9 percent. So far, cheap labor has = driven a=20 development boom. Manufacturers locate on both sides of the border = to take=20 advantage of low wages and the common market for goods created by = NAFTA.=20

Caution: As the economy matures, higher-paying = industries like=20 health care and business services will grow. The area could lose = its=20 low-wage "nearshoring" edge, slowing down industrial growth and = the demand=20 for new homes.

Metro Region Stats

Median home price (2011): $109,000

Population (2011): 785,000

Per capita income (2011): $23,200

6. San Luis Obispo, CA

Projected gain in home prices (2006-2011): 40%

SLO-Town, as the locals call it, is on the development fast = track. It's=20 in the middle of the last semirural stretch of central California=20 coastline, and it's also home to the state's rising star of wine=20 production, Paso Robles, where even French vintners are buying = property.=20 The median home price in Paso Robles has shot up by more than 100 = percent=20 since 2000. And according to local developer Peter Laughlin, = commercial=20 land has skyrocketed from $3 to $20 a square foot since 2001. Yet = the=20 natural amenities, proximity to Southern California, and = relatively low=20 prices support forecasts of a continuing surge. Thousands of=20 retirement-age boomers, it's said, will sell their SoCal homes for = cheaper=20 digs in SLO. Anti-development sentiment also helps. "They're not = zoning=20 quickly enough for the demand," Laughlin says. "Either they have = to allow=20 more homes or prices will go through the roof."

Caution: Prices are already getting ahead of job and = income=20 growth.

Metro Region Stats

Median home price (2011): $615,000

Population (2011): 287,000

Per capita income (2011): $42,900

7. Wilmington, NC

Projected gain in home prices (2006-2011): 37%

Nestled between the Cape Fear River and North Carolina's Inner = Bank=20 beaches, Wilmington has great golf, mild weather, natural beauty, = and a=20 relatively cheap cost of living, all of which make it popular with = both=20 permanent residents and second-home vacationers. But it hasn't = always been=20 this way. It was an isolated backwater until 1990, when the final = 120-mile=20 stretch of I-40 opened. Now the Research Triangle's well-heeled = tech=20 workers can be at the beach in three hours. As the only city of = any=20 significant size on the North Carolina coast, Wilmington may be = just at=20 the beginning of its boom. It has a seaport, an international = airport, and=20 a UNC campus. But it has also maintained its "historic" ambience, = bringing=20 it another revenue stream: Hollywood has filmed 180 features here = during=20 the past two decades.

Caution: Wilmington has seen a high proportion of = speculators=20 invade the region in recent years. Barron's estimated last year = that 38=20 percent of its homeowners are nonresident investors who use their=20 properties only occasionally, if at all. One other word of = warning:=20 hurricanes.

Metro Region Stats

Median home price (2011): $297,000

Population (2011): 361,000

Per capita income (2011): $38,300

8. Manchester, NH

Projected gain in home prices (2006-2011): 35%

New Hampshire's financial appeal is readily apparent: It has no = income=20 or sales tax, and it's within commuting distance of Boston, one of = the=20 most expensive housing markets in the country. Manchester, a = former=20 textile mill town, is the largest city in northern New England;=20 neighboring Nashua, which twice has won honors as Money magazine's = "best=20 place to live" in America, shares a border with Massachusetts, = which has=20 been losing population since 2004. "The edges of greater Boston = are beyond=20 the state boundary," notes geographer Andrew Schiller, founder of=20 NeighborhoodScout. "People know they can move out of Boston, get = more=20 house for their dollar, and have a great quality of life." And now = may be=20 a good time to buy, because appreciation rates started dropping in = New=20 England several quarters earlier than in the rest of the country. = Prices=20 are expected to burst upward again by mid-2007.

Caution: It remains to be seen whether southern New = Hampshire=20 can buck the larger demographic trend: people leaving New England = in=20 droves to seek milder, sunnier climes.

Metro Region Stats

Median home price (2011): $305,000

Population (2011): 413,000

Per capita income (2011): $54,200

9. Fort Collins, CO

Projected gain in home prices (2006-2011): 28%

Fort Collins appears time and again on the media's "best" lists = - best=20 place to live, best place to retire, best place to raise a family, = best=20 "dream" town, even the best place to "reinvent your life." "Great = schools,=20 low crime, good jobs in a high-tech economy," Money crowed earlier = this=20 year when it named Fort Collins its No. 1 small city. And talk = about a=20 lifestyle play: The city is an outdoorsman's fantasy come to life, = boasting 40 parks within the city limits, more than 60 miles of = hiking and=20 biking trails, three city-owned golf courses, and easy access to=20 whitewater rafting, kayaking, fishing, and skiing. The presence of = Colorado State University makes it a college town, to boot. Add to = all=20 this that Colorado has been a housing price laggard in recent = years, with=20 "relatively anemic" price appreciation, according to economist = Andrew=20 Leventis at the Office of Federal Housing Enterprise Oversight. = With tech=20 companies fleeing high-priced Silicon Valley, bringing California = =E9migr=E9s=20 with them, now looks like a good time to buy.

Caution: Another tech slump could dampen the housing = forecast.=20 With large divisions of Agilent=20 Technologies (Charts)= , Eastman = Kodak (Charts= ),=20 and Hewlett-Packard= =20 (Charts)=20 based here, the regional economy leans mighty heavily on = tech-industry=20 growth.

Metro Region Stats

Median home price (2011): $251,000

Population (2011): 306,000

Per capita income (2011): $48,400

10. Atlanta GA

Projected gain in home prices (2006-2011): 24%

Sure, the projected price gain is only a third that of = top-ranked=20 Panama City. But it's dramatic for a metro region with a = population of=20 more than 5 million people. NeighborhoodScout's Schiller notes its = strategic importance as the primary "growth pole" for the entire=20 Southeast, and Bruce Katz, head of the urban development program = at the=20 Brookings Institution, says Atlanta is "sprawl on steroids." While = the=20 city itself is home to only 400,000 people, the greater region = includes=20 110 municipal governments, each determined to beat its neighbors = in=20 growth. With the greatest job growth expected near Atlanta's = heart,=20 commuters from far-flung suburbs are fighting harder each day to = get back=20 inside the I-285 "perimeter" that encircles the city. That has = already=20 pumped up prices in the more desirable north Atlanta = neighborhoods,=20 including swank Buckhead, forcing less well-heeled newcomers to = look=20 outside the perimeter for a price break. Expect to see the = greatest=20 appreciation along Atlanta's southern perimeter fringes, = particularly in=20 and around Peachtree City.

Caution: Atlanta has never been known for = record-breaking=20 housing appreciation. This year's closure of Ford's assembly plant = in=20 Hapeville and the scheduled closure of General Motors's Doraville = plant in=20 2008 could also slow things down.

Metro Region Stats

Median home price (2011): $214,000

Population (2011): 5,615,000

Per capita income (2011): $45,400

To = send a letter=20 to the editor about this story, click=20 here.

From the November 1, 2006 = issue

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left; = MARGIN: 0px 5px 3px 0px; BORDER-LEFT: medium none; BORDER-BOTTOM: medium = none } A.hatlink1:hover { COLOR: #cccccc } .hattxt { FONT-SIZE: 12px; COLOR: #639dcf; FONT-FAMILY: Arial, Helvetica, = sans-serif } .homenav { FONT-WEIGHT: bold; FONT-SIZE: 11px; COLOR: white; FONT-FAMILY: Verdana, = Arial, Helvetica, sans-serif; TEXT-DECORATION: none } .navlink1 { FONT-SIZE: 11px; FONT-FAMILY: Verdana, Arial, Helvetica } A.homenav:hover { COLOR: black; TEXT-DECORATION: underline } .horiznavtext { PADDING-RIGHT: 1px; PADDING-LEFT: 1px; FONT-WEIGHT: bold; FONT-SIZE: = 11px; COLOR: #fff; LINE-HEIGHT: 11px; FONT-FAMILY: verdana, arial, = sans-serif; TEXT-DECORATION: none } A.horiznavtext:hover { COLOR: #fff; TEXT-DECORATION: underline } #TopStoriesBox { PADDING-BOTTOM: 6px } #TopStoriesBox .topstoriesTable { BORDER-RIGHT: #999 1px solid; BORDER-TOP: #999 1px solid; BORDER-LEFT: = #999 1px solid; WIDTH: 100%; BORDER-BOTTOM: #999 1px solid } #TopStoriesBox .headerRow { BACKGROUND-COLOR: #eee } #TopStoriesBox .headerCell { PADDING-RIGHT: 0px; PADDING-LEFT: 4px; PADDING-BOTTOM: 2px; = PADDING-TOP: 2px; BORDER-BOTTOM: #999 1px solid } #TopStoriesBox .storyLink { FONT-SIZE: 13px; PADDING-BOTTOM: 6px; PADDING-TOP: 3px; FONT-FAMILY: = Arial, Helvetica, sans-serif } #RecentStoriesBox { PADDING-BOTTOM: 6px } #RecentStoriesBox .recentstoriesTable { BORDER-RIGHT: #999 1px solid; BORDER-TOP: #999 1px solid; BORDER-LEFT: = #999 1px solid; WIDTH: 218px; BORDER-BOTTOM: #999 1px solid } #RecentStoriesBox .headerRow { BACKGROUND-COLOR: #eee } #RecentStoriesBox .headerCell { PADDING-RIGHT: 0px; PADDING-LEFT: 4px; PADDING-BOTTOM: 2px; = PADDING-TOP: 2px; BORDER-BOTTOM: #999 1px solid } #RecentStoriesBox .storyLink { FONT-SIZE: 13px; PADDING-BOTTOM: 6px; PADDING-TOP: 3px; FONT-FAMILY: = Arial, Helvetica, sans-serif } #RecentStoriesBullets { PADDING-BOTTOM: 6px } #RecentStoriesBullets .recentstoriesTable { WIDTH: 215px } #RecentStoriesBullets .storyLink { FONT-SIZE: 13px; PADDING-BOTTOM: 2px; 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} #snapshot #oil TABLE { WIDTH: 120px } #snapshot .cnnBCrow { PADDING-RIGHT: 7px; PADDING-LEFT: 7px; HEIGHT: 52px } #snapshot .cnnBCtxt { FONT-WEIGHT: bold; FONT-SIZE: 11px; WIDTH: 65px; LINE-HEIGHT: 14px; = WHITE-SPACE: nowrap; TEXT-ALIGN: left } #snapshot .cnnBCdata { FONT-WEIGHT: bold; FONT-SIZE: 11px; WIDTH: 65px; COLOR: #000; = LINE-HEIGHT: 14px; WHITE-SPACE: nowrap; TEXT-ALIGN: right } .cnnBCnegative { PADDING-RIGHT: 3px; BACKGROUND-POSITION: left bottom; PADDING-LEFT: = 18px; FONT-WEIGHT: bold; FONT-SIZE: 11px; BACKGROUND-IMAGE: = url(http://i.a.cnn.net/money/.element/img/1.0/data/mk_snapshot/BigCharts_= dwn_arrow.gif); BACKGROUND-REPEAT: no-repeat; WHITE-SPACE: nowrap } .cnnBCpositive { PADDING-RIGHT: 3px; BACKGROUND-POSITION: left bottom; PADDING-LEFT: = 18px; FONT-WEIGHT: bold; FONT-SIZE: 11px; BACKGROUND-IMAGE: = url(http://i.a.cnn.net/money/.element/img/1.0/data/mk_snapshot/BigCharts_= up_arrow.gif); BACKGROUND-REPEAT: no-repeat; WHITE-SPACE: nowrap } #overnightMk 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FONT-FAMILY: arial, helvetica, = sans-serif } .BoxStoryLt { FONT-SIZE: 9pt; COLOR: #000000; FONT-FAMILY: arial, helvetica, = sans-serif } .BoxTxt { FONT-SIZE: 9pt; COLOR: #000000; FONT-FAMILY: arial, helvetica, = sans-serif } .BoxTxt:link { FONT-SIZE: 9pt; COLOR: #000000; FONT-FAMILY: arial, helvetica, = sans-serif } .BoxTxtDk { FONT-SIZE: 9pt; COLOR: #000000; FONT-FAMILY: arial, helvetica, = sans-serif } .BoxTxtDk:link { FONT-SIZE: 9pt; COLOR: #000000; FONT-FAMILY: arial, helvetica, = sans-serif } .BoxTxtLt { FONT-SIZE: 9pt; COLOR: #000000; FONT-FAMILY: arial, helvetica, = sans-serif } .cnn6pxPad { PADDING-RIGHT: 6px; PADDING-LEFT: 6px; PADDING-BOTTOM: 6px; = PADDING-TOP: 6px } .cnnBodyText { FONT-SIZE: 12px; COLOR: #000000; FONT-FAMILY: arial, helvetica, = sans-serif } .cnnBodyText11 { FONT-SIZE: 11px; COLOR: #000000 } .cnnSectCopyright { FONT-SIZE: 10px; COLOR: #000000; PADDING-TOP: 3px; FONT-FAMILY: = verdana, arial, sans-serif } .cnnStoryBoxHeadW { PADDING-RIGHT: 4px; 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10px; PADDING-TOP: 10px } .cnn10pxBRLPad { PADDING-RIGHT: 10px; PADDING-LEFT: 10px; PADDING-BOTTOM: 10px } .cnn10pxTRLPad { PADDING-RIGHT: 10px; PADDING-LEFT: 10px; PADDING-TOP: 10px } .cnn10L40BPad { PADDING-BOTTOM: 20px } .cnn15pxBPad { PADDING-BOTTOM: 15px } .cnn40pxRPad { PADDING-RIGHT: 40px } .cnn25pxRBPad { PADDING-RIGHT: 10px; PADDING-BOTTOM: 25px } .chartlink { FONT: bold 11px Verdana } H1 { PADDING-BOTTOM: 2px; MARGIN: 0px } H1 { PADDING-BOTTOM: 2px; MARGIN: 0px } H2 { PADDING-BOTTOM: 2px; MARGIN: 0px } H2 { PADDING-BOTTOM: 2px; MARGIN: 0px } ------=_NextPart_000_0000_01C7503A.FC8F6650 Content-Type: text/css; charset="iso-8859-1" Content-Transfer-Encoding: quoted-printable Content-Location: http://i.cnn.net/money/.element/ssi/css/1.0/story.css #storyPage { WIDTH: 994px } #storyPage .storyTD { PADDING-RIGHT: 15px; PADDING-LEFT: 15px; PADDING-TOP: 15px } #storyPage .adTD { WIDTH: 336px; PADDING-TOP: 20px } .storySponsorSmall { FLOAT: right } #hasStoryBanner .storyTD { 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