Traditional 'rules' of homebuying return

Check out "Where All The Homes Are"...

Buyers can balance the bargain hunt with realistic expectations.

                             By Rachel Koning Beals of U.S. News & World Report

Depending on the location, house hunters may find themselves in a strange, transitional real-estate market that's emerging from historic lows. Does the buyer have an advantage? Yes, in many areas, that's still the case.


But buyers have guidelines for success in this type of market, too. They need to show that they're serious if they hope to secure their dream house amid stiff deal-sniffing buyer competition or sellers so frustrated they may be willing to hold out for a stronger market turnaround. Professionalism and realistic expectations can go a long way toward ensuring a smooth and timely closing transaction, which is important to buyers and sellers alike.

Deals can be found, but playing hardball with lowball offers that are out of sync with comparable local sales can be time-consuming. Time can mean money.


There may be wiggle room with seller concessions — covering closing costs, tossing in repair credits — so entering into a prospective deal armed with local-market knowledge and respectful consideration of the seller's position can go a long way toward getting a great deal on a great property.

Here are a few tips for buyers to consider, culled from National Association of Realtors data and independent brokerage sites:

• Save yourself and all involved the delay and headache of financial surprises by researching your own credit report. You should also consider securing a preapproved loan or at least let a bank determine the range for which you'll likely qualify. This will help set realistic expectations for your search.

• Short sales, foreclosed properties or rent-to-own dwellings shouldn't be ruled out as part of a wide and comprehensive home search. But these types of sales may take more time and involve more financial hoops, so be prepared.

• With your agent or on your own, thoroughly study the comparable nearby sales. Limit the search to recent transactions — no older than six months if such data are available. Extend the time frame if you need to. Price isn't all that matters; find out how long properties are staying on the market, on average. This statistic can also help inform how far below the asking price you might consider for an opening bid.

• Speaking of negotiations, they're back and have been for a few years. Gone — in most markets — are the bidding wars where would-be buyers didn't stand a chance unless they came in above the asking price from the start. Ironically, tough competition has cropped up in some instances, thanks to the weak housing market. If buyers are going for a foreclosure, for instance, all-cash offers from property developers and other buyers are edging out bank-financed offers. Again, be prepared and know your own financial situation in advance.

• Keep in mind that real-estate health is not only a local market story (you can essentially ignore national sales statistics), but it can change street by street. Maybe the property you desire is near a prestigious hospital, university, large government employer or vibrant restaurant and shopping district. That's good for your long-term investment, but it also means the seller has a pricing advantage at the outset and couldn't care less about macro-pricing trends. Competition may be tight; if the economy remains spotty, other buyers will look for this kind of neighborhood stability.

• It's perfectly acceptable to ask how firm the seller is on the price. You or your agent can pose this question to the seller's agent. Semantics are important: Ask, "How flexible are they on the price?" Avoid: "How much less will they take?" Consult with your agent for his opinion on the likelihood of the success of a lowball offer. You have the right to go in at whatever level you want, but keep in mind that a lowball number may turn off the seller and close down any chance at negotiation. You may have to bid on several properties before you get a seller to jump. Of course, this tactic might work on your first try. Try to check your emotions at the door.

• Incentives are great, but buyers may still be responsible for closing costs and should plan on this expense well ahead of house-hunting. The average amount of closing costs and prepaid items needed to cover your closing are approximately 4% of your loan amount. Buyers may also have to put up "earnest" or "good faith" money, which is essentially a deposit before moving into the offer/contract phase.

• Regardless of market conditions, there are a few basics to add to the checklist. These can be a jumping-off point for negotiations. Buyers should hire a title company to check the house for liens and tax arrearages and hire their own inspector, not the seller's. Buyers should have their inspector also check for any potentially unpermitted work, such as an addition. Keep in mind that some states have specific rules about disclosures. Verify the accuracy of the property lines by requesting a seller-secured survey, or buyers may have to buy their own survey. Be respectful as you talk with sellers and their agents about these needs. Sellers should be accommodating, as these steps show that a buyer is serious about the property.

Bottom line: Savvy buyers should know what they're up against and what opportunities abound, as another traditional springtime homebuying season ramps up — this one as market traffic and pricing are on the rise.

Home Buyers Find Market Isn't What They Expected

A shortage of “move-in ready” homes and bidding wars over houses in good condition are leaving potential buyers scrambling to find a home to buy, according to media reports. 

Housing inventories have sunk nationwide, leaving home shoppers with fewer options. Bidding wars are back, and in some markets the shortage is prompting buyers to try to bid on homes even before they are listed, reports The Los Angeles Times. 

In April, the number of for-sale homes was 2.5 million, which marks the lowest number for an April since 2006, according to National Association of REALTORS®’ housing data. 

“The sharp drop in inventory along with rock-bottom interest rates have helped stabilize even some of the hardest-hit markets, including the Southland, Las Vegas, Phoenix and Miami,” The Los Angeles Times reports. “Some real estate professionals are concerned that the lack of inventory might turn off potential buyers, stifling the recent recovery in home sales.”

While buyers are suddenly feeling a sense of urgency, sellers are feeling they can wait, says Glenn Kelman, chief executive of Redfin. 

Meanwhile, investors are snatching up bank-owned properties at bargains, new construction remains at historic lows, and home owners are taking a “wait-and-see-approach” before they list their homes. That’s left many buyers scrambling to find a property. 

Some home owners are hesitant to sell, held back by negative equity and waiting for more of a bounce-back in home prices before they list. 

"With the downturn, it seems like there are a lot of people who have been waiting in the wings to pounce, and because the rates are low, there is just a lot more competition," says one LA-area home shopper, Eddie David, who says he and his wife have been outbid on three different properties recently. "We tried to get in on a couple other homes, and even though it had been just a week or two weeks, it was just too late."

Source: “Shortage of Homes for Sale Creates Fierce Competition,” The Los Angeles Times (June 10, 2012)

Short-Sale Process Expected to Speed Up

DAILY REAL ESTATE NEWS | TUESDAY, MAY 29, 2012

The short-sale process is expected to get shorter starting June 15. New guidelines issued under the Federal Housing Finance Agency will require Fannie Mae and Freddie Mac to give home buyers of short sales notice of their final decision within 60 days. The new guidelines also will require the mortgage giants to respond to initial short-sale requests within 30 days of receiving an offer from a potential buyer.

The speedier process is expected to be a boost to the housing market, Michael McHugh, president of the Empire State Mortgage Bankers Association, told the New York Times. Home buyers and sellers often have to wait months before they receive a decision from a lender on an offer for a short sale. Some deals fall apart just from the long wait alone. 

Short sales have been increasing in recent months, as many lenders find them more appealing than foreclosures, which can be much more costly and take longer to remove from their books. 

Short sales now outpace foreclosure sales in many parts of the country. Short sales represent more than 14 percent of existing-home sales, according to CoreLogic housing data from March, the most recent month available. 

McHugh says that a faster short-sale process may be particularly helpful in speeding the recovery in judicial states, where foreclosures must go through the courts before they are approved. For example, in New York, judicial foreclosures can take a year or longer to be approved. Now short sales may be viewed by defaulting home owners as more of an option in avoiding foreclosure. 

“There should be a significant improvement in the turnaround,” McHugh said regarding housing markets with judicial foreclosure processes.

Source: “Speeding Up Short Sales,” The New York Times (May 24, 2012)

How do Real Estate Agents Rank in Honesty/Ethics in Professions

Real estate professionals rank higher than lawyers, business executives, and advertising practitioners when it comes to the public’s perceptions of honesty and ethics, according to a recent Gallup poll. 

In fact, real estate professionals received their highest rating yet in the poll, since Gallup began measuring Americans’ perceptions of honesty and ethics of 21 professions since 1976. 

In the survey, 20 percent of respondents gave real estate professionals a “very high to high” rating on honesty and ethics. Fifty-seven percent of the Americans surveyed rated them as “average” when it comes to honesty and ethics. 

Meanwhile, the profession that scored the lowest of the 21 professions ranked were members of Congress, in which only 7 percent of respondents rated them “very high to high” when it comes to ethics and honesty -- the lowest on record. 

The professions that scored the highest in honesty and ethics belonged to the medical profession, with nurses, pharmacists, and doctors -- who were all at the top of the list.  

Source: “Housing Prices Show Signs of Stability,” The Wall Street Journal (May 29, 2012)

10 Romantic Date Night Ideas You Can Do At Home...

Lair of Love

By Amy Elisa Keith

Instead of the standard candlelit dinner and Barry White tunes, lifestyle expert Abby Larson of Style Me Pretty reveals her top ten outside-the-box ideas for an intimate night at home. The best part? They're all budget-friendly. Swoon, swoon.

Play Time

"Sometimes, all you need to turn up the romance dial is a little bit of fun," says Larson. "Good, old-fashioned Twister fun." Larson spotted this idea on You+Me where a duo turned their backyard into their very own game. When his hand is on red and your leg is on green, there's sure to be some romance in between.

                                                                           

Floor for Two

Dining at the dinner table can feel overly stiff and formal. Get closer to your significant other by moving your feast to the floor. "With a bunch of cozy throws and some super-comfy pillows, suddenly, dining à la casa seems special," says Larson, "and kind of sexy." Try serving up fingers foods or smaller bites that you can each feed one another.

Checking In

"Transform your own bedroom into a hotel. Crisp new sheets with a fabulous thread count will instantly up the sexy factor," says Larson. Bring candlesticks from the dining room and set a bottle of sparkling wine with fresh strawberries on a silver tray. "Stuff all those boring bedroom items under the bed for the night, and let your imagination run wild."

Guessing Game

Rev up the excitement and suspense by presenting your significant other with a sealed envelope filled with hints about your upcoming date night. "I saw this idea on Find the Joy in the Journey and was smitten," says Larson. "In the envelope, include tickets to a great movie you've been dying to see, a gift certificate to your favorite restaurant, a confirmation to a hotel getaway, or a favorite DVD and a recipe for a delicious meal at home."

Great Outdoors

Take your party of two to the backyard for movie night. "Rent a screen and a projector from your local library. Then add in some beautiful throws and plush pillows," says Larson. Cuddle up and enjoy some nontraditional movie fare: gourmet popcorn and bubbly. 

Room Service

For a twist on the traditional B&B experience, enjoy a gourmet meal in the warmth of your own sheets. "Turn the bedroom into a fancy bed and breakfast with yummy treats scored the day before at your local bakery," says Larson. "Serve them on your finest china, and cozy up to the deliciousness." 

Sweet Talk 

"There is something sexy about mixing sugary goodness together in the kitchen," says the founder of Style Me Pretty. "Think Ghost but with butter instead of clay." Add a little chocolate to the equation, and you have the perfect recipe for love to start your evening.

Pitching In

Get on trend with glamping, or glamorous camping, which is all the rage, according to Larson. Whether indoors or out, pitch a beautiful tent to create the ultimate lair of love. "Fill it with pretty string lights, your favorite bites, and soft fabrics, and pretend that you're anywhere else but at home," suggests Larson.

4 insider tips for getting multiple offers

BY TARA-NICHOLLE NELSON, TUESDAY, MAY 8, 2012.

Inman News®

The market is heating up. No, really.

Coast to coast, a much higher percentage of listings are (a) selling, period (b) selling, fast and (c) selling at or above the asking price than they have during any spring in recent memory.

Yet and still, today's buyers hold in recent memory the real estate mountaintop and the depths of the recession; some have been waiting out the market for years, hoping for a deal, but unwilling to buy into a declining market. Others actually lost homes to foreclosure at the beginning of the housing recession and are on the comeback trail. And competition from short sale and foreclosure listings is still abundant.

Long story short, the days when every home on the market got multiple offers are still a thing of the past. By and large, the listings I see receiving multiple offers and selling for over asking on today's market have the following ingredients (a recipe sellers can replicate if they'd like to set the stage to receive multiple offers, too):

1. Pristine and staged. The homes that I've seen get multiple offers in my own market recently are immaculately clean -- not a whiff of anything within noseshot, so to speak -- and dressed to the nines. Their photos look like something out of a home decor catalog or design magazine -- like no one lives there, even if someone does. Their owners have often spent months in advance cleaning, decluttering, organizing, primping and otherwise sprucing their homes for sale with the intention of blowing the competition out of the water.

I won't purport to capture the art of staging in a sentence, but prepacking is a good visual to hold in mind as you prepare your home. (And anecdotally, I will say that it strikes me that a large proportion of multiple-offer homes have actually been professionally staged. I'd urge a seller who wants multiple offers to explore whether there's some level of staging service or even staging advice that is worth the investment, before dismissing it as too expensive out of hand.)

2. Low prices. The homes that get multiple offers are not priced at the top of their markets. In fact, I know that many of their listing agents and owners specifically aimed to list these homes slightly below what they believed to be the true fair market value of the property at the time they listed it. Why? What seems like it might be risky is actually a time-proven strategy for cranking up the number of buyers who come view the property.

When buyers see a beautiful home listing online for less than they'd expect for the area, they show up in droves, eager to get a great home for a great value. And the math from there is simple -- it takes more showings to drive more offers.

Once these value hunters are at the place and fall in love with it, they often become willing to offer more than the asking price if they need to, to secure it in the face of competing offers, knowing that it was priced well to start with.

3. Ample exposure to the market. Part of the effect of a low list price is that it creates an auction atmosphere, the environment that churns up bidding wars. The other half of the auction equation is ensuring that the home has ample exposure to the market, both in terms of time for buyers to come see and fall in love with the place and in terms of marketing the property aggressively to reach as many prospective buyer/bidders as possible.

Ample exposure can be achieved in several ways. Professional photography. An aggressive online marketing campaign -- most experienced local listing agents will happily brief prospective seller clients on what they do in this vein. One ample exposure method I've seen become a standard practice in my area is to create and publish an offer timeline. In my town, it's now almost universal for listing agents to list the home a day or two prior to the broker's open house, hold it open for brokers once, hold two general Sunday open houses and then take offers the Tuesday following the second Sunday open house.

By publishing this timeline as part of the listing, buyers are assured that they will have time to see the place and get their ducks in a row in order to compete for it. And sellers are assured that they will not forgo the great offer that might come tomorrow by virtue of taking a good one that comes in the day after they put the home on the market.

Now, sometimes, aggressive buyers force a seller's hand, making an offer immediately upon seeing the property, despite a preset offer timeline. In those cases, the listing agent can call up all the other agents who have expressed an interest in the place and offer them the opportunity to get in the game. For this reason, and for any other important updates or changes that might come along, it's essential that buyers and their brokers let the listing agent know if they plan to make an offer, even early in the published offer timeline.

4. Showable on demand. Hard-to-show homes just don't sell, when there's lots of competition. When buyers' brokers put their home tours together, if a particular listing requires too much notice (i.e., 48 hours) or too many calls and callbacks for appointment-setting, they're very likely just to turn to one of the other dozens of homes that's easy to show. Anything that diminishes the chances your home will be shown diminishes the chances your home will receive multiple offers.

To get multiple offers on today's market, in fact, a seller's home must be showable on demand. If you require an appointment, you should keep advance notice requirements as low as possible -- an hour or less is ideal. Even better is to be accommodating and let brokers show your home at their leisure -- ideally, stepping out or running to the market when they come by. Allowing your broker to put a lockbox on the place and let it be shown at all times while you're at work or out and about on the weekends will require that you keep the place in tiptop shape, 24/7, but it will also be well worth it.

How to challenge that low appraisal

A low appraisal can prevent you from buying or selling a home at the price you have negotiated. Here's what you can do about it.

By Michele Lerner of HSH.com

In the volatile real-estate market of the past several years, prospective homebuyers and refinancers have encountered the same frustrating obstacle: a low appraisal.
Appraisal complaints have risen in recent years, particularly since home values began plummeting in 2007 and the Home Valuation Code of Conduct took effect in May 2009. But the experts say this isn't the first real-estate cycle in which contract prices don't often match an appraised value.


"Everyone needs to understand that real-estate appraisers report the market; we don't make the market," says Sara Stephens, president of The Appraisal Institute and principal of Richard A. Stephens and Associates in Little Rock, Ark. "We gather information, analyze it and make a report."


Why appraisals can come in low
A low appraisal is not necessarily wrong, but it does create a situation in which a lender may not approve the loan. Simply stated, appraisers compare the value of a home with the comparable properties, or "comps," in the surrounding area.



Buyers and refinancers often run into trouble when lenders use an appraisal management company to hire an appraiser who doesn't know the local nuances that could affect home values. In markets plagued by foreclosures or short sales, the surrounding comps can weigh down the price of a home in good standing. Or, if there have been few home sales in a given neighborhood, appraisers may be forced to look for comps in surrounding areas where market conditions and the homes may be different.


"Appraisals are a moving target and are based on closed sales, which can be a problem when there are few closed sales to use for comparable properties," says Carole Short, a sales associate with Coldwell Banker Residential Brokerage in Dunwoody, Ga.


While homebuyers and homeowners cannot control a property appraisal, they can influence and challenge it if need be.



Educate the appraiser
"I recommend that [real-estate agents] and homeowners prepare written materials for an appraiser that include information about home improvements and anything else they know about the property that can improve its value. This can improve the chances for a higher appraisal," says Amy Tierce, regional vice president for Fairway Independent Mortgage in Boston.


Stephens recommends that sellers be present at an appraisal. While lenders are held at arm's length and cannot directly communicate with an appraiser, real-estate agents, buyers and sellers are allowed to talk to the appraiser. Agents can present the appraiser with information on comparable sales and how they came up with their sale price.


How to challenge a low appraisal
An appraisal dictates how much money lenders are willing to lend to a borrower. If a home's value is determined to be less than the preapproved loan amount, the lender cannot approve the loan. Buyers have the following five options when challenging a low appraisal:



1. Cancel the contract. Short says that almost all sale contracts today are written with an appraisal contingency that allows buyers and sellers to cancel the contract if the appraisal comes in too low.


2. Negotiate a new deal. "Buyers are allowed to challenge a low appraisal, but usually they prefer to renegotiate the contract," Short says. "A lot of buyers are actually excited if an appraisal comes in for $20,000 less than they offered because they assume they can negotiate to buy the house they want for less money." But that's only if sellers are willing to accept the lower price, which many times they're not.


3. Pay extra. "Every negotiation is specific to the individual circumstances of the contract, how much the buyers want the house and whether the sellers are willing to drop the price or assist with the financing," Short says.



Not all sellers are willing to negotiate, however. So sometimes after an appraisal comes in low, buyers must pay additional cash in order to meet the agreed-upon sale price. Tierce says negotiations should be as creative as possible, including seller financing or other concessions.


4. Challenge the paperwork. Stephens says the individual who pays for the appraisal, typically the buyer, can request a copy of the appraisal and review it. Short says real-estate agents and buyers would need to provide additional facts about comps or point out mistakes regarding such items as the number of square feet or the number of bedrooms.


"You should check the comps to be sure they have geographic relevance and the same interior and exterior features," Stephens says. "You can also hire another appraiser to do a review of the appraisal for an additional cost."



5. Request a second appraisal. "If a challenge or a review doesn't change the appraisal, then a buyer can ask their lender to hire another appraiser," Stephens says. "Be sure to request someone with geographical knowledge and someone competent and explain why you are asking for a second appraisal."


Short says either the buyer or the seller can challenge an appraisal or even request a second appraisal. "A challenge should be based on specific errors rather than opinions."

What are the best cities for raising a family?

By Blaze Bullock, Deseret News


1. Grand Rapids, Michigan

Grand Rapids, Michigan

Rankings (of 100 largest metros):
Median income: 65
Cost of living index: 6
Housing affordability: 7
Commuting: 22
Percent owning homes: 5 (75%)
Crime: 27
Education: 35

Grand Rapids has multiple furniture making companies and there are several charter schools to supplement the public school system.

2. Boise, Idaho

Boise, Idaho

Rankings (of 100 largest metros):
Median income: 64
Cost of living index: 44
Housing affordability: 34
Commuting: 23
Percent owning homes: 29 (69%)
Crime: 5
Education: 1

Boise is the third biggest city in the Pacific Northwest and has less crime and lower costs than Portland and Seattle.

3. Provo, Utah

Provo, Utah

Rankings (of 100 largest metros):
Median income: 33
Cost of living index: 10
Housing affordability: 54
Commuting: 34
Percent owning homes: 59 (65%)
Crime: 1
Education: 11

Housing can be a little expensive but the cost of living is pretty low. This city has a lower crime rate than any other metro in the U.S.

4. Youngstown, Ohio

Youngstown, Ohio

Rankings (of 100 largest metros):
Median income: 96
Cost of living index: 18
Housing affordability: 1
Commuting: 27
Percent owning homes: 10 (73%)
Crime: 31
Education: 21

Youngstown has good schools and affordable costs even though it struggles with the bad economy.

5. Raleigh, North Carolina

Raleigh, North Carolina

Rankings (of 100 largest metros):
Median income: 19
Cost of living index: 32
Housing affordability: 56
Commuting: 54
Percent owning homes: 32 (69%)
Crime: 12
Education: 4

Commuters drive 25 extra hours a year in Raleigh compared to the national average but that only equates to about 10 minutes a day. This city is in the top fifth in median income in the nation.

6. Poughkeepsie, New York

Poughkeepsie, New York

Rankings (of 100 largest metros):
Median income: 8
Cost of living index: 86
Housing affordability: 67
Commuting: 4
Percent owning homes: 15 (72%)
Crime: 3
Education: 34

Yes, the costs of this city are high, but the incomes are high as well and the crime rate is one of the nation's lowest.

7. Omaha, Nebraska

Omaha, Nebraska

Rankings (of 100 largest metros):
Median income: 34
Cost of living index: 8
Housing affordability: 24
Commuting: 37
Percent owning homes: 16 (71%)
Crime: 43
Education: 56

Apparently Warren Buffet knows value.

8. Ogden, Utah

Ogden, Utah

Rankings (of 100 largest metros):
Median income: 16
Cost of living index: 20
Housing affordability: 11
Commuting: 41
Percent owning homes: 60 (55%)
Crime: 4
Education: 67
Ogden has the greatest spread between high median income and low 

cost of living.

9. Cincinnati, Ohio

Cincinnati, Ohio

Rankings (of 100 largest metros):
Median income: 44
Cost of living index: 24
Housing affordability: 13
Commuting: 36
Percent owning homes: 68 (64%)
Crime: 30
Education: 8

Cincinnati doesn't have any issues in these categories, being in the top half in all except percent owning homes.

10. Worcester, Massachusetts

Worcester, Massachusetts

Rankings (of 100 largest metros):
Median income: 14
Cost of living index: 71
Housing affordability: 23
Commuting: 17
Percent owning homes: 20 (70.3%)
Crime: 17
Education: 62
This metro isn't far from Boston and Hartford and is an industrial downtown yet it's close to neighborhoods like Marlborough and Shrewsbury.

City vs. Suburb: Where will you Settle

More Americans are showing a preference for living closer into the city than the outer suburbs, according to newly released U.S. Census data. The annual rate of growth in American cities and surrounding urban areas recently surpassed exurbs for the first time in two decades.

Residential exurbs on the edge of metro areas once were a popular place for city dwellers to flock for bigger and more affordable housing options, but the trend is reversing. 

“The heyday of exurbs may well be behind us,” Robert J. Shiller, a Yale University economist, told the Associated Press. 

Rising gas prices are certainly one factor behind the shift, economists note, but demographic changes are also playing a part. More young singles are delaying marriage and having children, and thus find they don’t need the extra roominess the exurbs tend to offer in housing. Older populations are also showing greater preferences for living in walkable urban centers. 

Many outer suburbs that had been experiencing booming growth just a few years ago are now seeing growth stall. In fact, 99 of the 100 fastest-growing exurbs and outer suburbs of 2006 experienced small or no growth at all in 2011, according to Census data. (Spotsylvania County, Va., south of the Washington, D.C., metro area, was the only exception.)

“The sting of this experience may very well put the damper on the long-held view among young families and new immigrants that building a home in the outer suburbs is a quick way to achieve the American dream,” William H. Frey, a Brookings Institution demographer, told the Associated Press. 

Source: “An End to America’s Exurbia? For First Time, City, Urban Growth Outpaces that of Outer Suburbs,” Associated Press (April 6, 2012)

Provo-Orem, Heber in nation’s top 10 in growth

Provo-Orem, Heber in nation’s top 10 in growth; St. George slips and some rural Utah counties see an exodus, 2011 estimates show.

By Lee Davidson

| The Salt Lake Tribune

First Published Apr 04 2012 10:31 pm

Provo-Orem, Heber City and St. George — and, to a lesser extent, Salt Lake County — were among the fastest-growing places in the nation in 2011, according to new estimates from the U.S. Census Bureau.

But not everywhere in Utah is booming. Estimates also showed that rural Beaver, Carbon, Emery, Garfield, Piute and Wayne counties all lost population last year.

"It’s not that we are booming economically in Utah. But relative to other places, we are doing a little better — so that is attracting some people to come here for economic opportunity, or to stay here or move around in the state," said state demographer Juliette Ten-nert. "Also, we have a lot of natural increase [more births than deaths]. We have a high fertility rate and a lot of women in childbearing years."

The Census Bureau released 2011 population estimates on Thursday for counties, metropolitan areas and micropolitan areas (places between 10,000 and 50,000 population). Last December, it released 2011 estimates for states — which then said Utah was the second fastest-growing in the nation (behind Texas) with a 1.9 percent increase from 2010 to 2011, more than double the 0.9 percent average growth nationally.

New estimates show some areas of Utah are surging even more.

The Heber City micropolitan area, for example, grew by 3.8 percent — or four times faster than the national rate. That made Heber the seventh fastest-growing such area in the nation.

Meanwhile, the Provo-Orem metropolitan area grew by 2.7 percent, or three times the national average. It also finished as the nation’s seventh fastest-growing metropolitan area.

Metro St. George landed at No. 11 out of 366 metropolitan areas nationally with 2.6 percent growth. Metro Salt Lake City was No. 40 at 1.9 percent. Logan was No. 64 at 1.7 percent. Ogden-Clearfield was No. 77 at 1.6 percent.

Among counties with at least 10,000 population, Wasatch was the 29th fastest-growing in the nation (at 3.8 percent) and Summit was No. 36 (at 3.5 percent). By numeric jump, Salt Lake County was No. 32 in the nation (adding an estimated 19,300 people in the year) and Utah County was No. 49 (adding nearly 14,000).

Even with its relatively quick growth, Salt Lake County dropped from the nation’s 38th most populous county to No. 39 — surpassed by Travis County, Texas, home of the state capital of Austin. (A chart showing new population estimates for all counties in Utah is online at sltrib.com.)

Heber City Manager Mark Anderson explained growth there, saying, "A lot of people here work in Summit or Utah counties, but prefer to live here. It’s a little slower pace of life, with access to recreational activities and a high-quality lifestyle."

Utah County Commissioner Larry Ellertson sees numerous reasons for the relatively high growth in his county.

"Several significant businesses have located here in the past year," he said. "We also had a number of big construction projects that may have brought people here to find employment or kept some here who otherwise might have moved."

Among businesses moving or expanding in Utah County, he said, were Microsoft and Adobe. Major construction projects include the Interstate 15 rebuild and the huge new National Security Agency computer center near Camp Williams.

"We are also looking forward to some more companies coming in the near future," Ellertson said, "but they are not yet ready to announce their plans."

The commissioner also notes that Utah County has among the highest fertility rates in the nation, so most of its growth comes from births.

Pam Perlich, senior research economist at the University of Utah, said helping accelerate that trend was the recent conversion of Utah Valley University into a full university, attracting more students — many of whom marry and have children. Along with Brigham Young University, she said, that shift creates an especially high birthrate.

Growth in St. George was perhaps the most surprising and welcome.

"The recession had been worse here than in other parts of Utah," said Lecia Langston, regional economist in St. George for the Utah Department of Workforce Services. "The boom was bigger here because of the housing market, and the bust was bigger, too. It’s good to see it turning around now, but I guess that’s easier to do once you hit rock bottom."

During the decade between 2000 and 2010, St. George was the second-fastest growing metro area in the nation. The Census Bureau noted that other areas of fast growth in the previous decade have slowed dramatically as their booming housing markets collapsed.

For example, Palm Coast, Fla., fell from the No. 1 fastest-growing metro area to No. 55. And Las Vegas plunged from No. 3 to No. 155. St. George remained fairly high, slipping from No. 2 to No. 11.

The areas that lost population in Utah were all rural. The Census Bureau estimated that they all had natural increase (more births than deaths), but lost population due to people leaving — likely to find work.

Piute County had the biggest drop by percentage, 3.8 percent; followed by Wayne, 1.5 percent; Beaver and Garfield, 0.5 percent; Carbon, 0.4 percent; and Emery, 0.3 percent.