(Click on the images to see full sized.)Another interesting chart compares current Las Vegas prices to 2007 peak prices:This is an interesting article: Nevada home prices furthest from pre-recession peaks, report saysIn short, rents and prices are rising and Las Vegas prices still have the furtherest to climb of any major metro area.

Home prices have climbed significantly since 2010, as have property taxes, but rents have not kept up in tandem.  

Rents right now are at about $2300 and climbing.

Even if rates climb to 10%+, the present will always be a better time to buy than later. 

Orlando is on the climb right now and quite peaking prices wise.

I din't go there because people conoeing would get out along the river and try to climb the arch.

We are nowhere near a workout of residential foreclosures.Nationally banks have 300,000 residential reo's with another 700,000 bank owned but not yet listed for sale.About another 1,500,000 to 2,000,000 residential properties in pre-foreclosure that are short sales or are just 30 days behind all the way to having failed trial loan mods.Most of these properties will be foreclosed as they work through the system or failed loan mod to BK to eventually foreclosure.So in my opinion we are about 3 years away to work through most of the residential stuff.You have to remember that distress is not evenly spread out across the U.S.There are markets that have continued to go up and have zero to little foreclosures.Then you have the speculative markets that are first to rise and first to fall with wild swings in fluctuation.Then you have market that dip and recover but the decline is not as severe and is spread out over time.Whether you wait could depend on your strategy to buy properties.If you are long term buy and hold properties might dip a little before hitting bottom but that gain might be offset by higher future interest rates.If you are paying all cash then waiting and having the interest rate climb by 200 basis points but buying for 50k less might be a winning combo.You have to really explain your game plan more.Investing is not a one size fits all approach.

I wish I would have never stopped doing it for 7 years while I climbed the corporate ladder.

We are expecting light rail also, between Durham, Chaoel Hill, and Raleigh.I think the reason people are moving here is, because while the costs of living are climbing, they are still lower in relation to other larger cities, but offer a more sustainable career path by transitioning here during this window of time to establish yourself before the economic boom in this area slows down.

These are some barriers I had to make sure to be able to climb over.