I has been over 2.5 years since I started with ICG in the Oklahoma City area. In that time we have sold single family homes, high rise condos, town homes, and multi-use properties that combine commercial and residential. Our values are still climbing with a current trend that should put us at at least 8% appreciation this year. However, if the property cannot be rented in a timely fashion then appreciation can be negated or even create lower value, especially if a market is oversaturated with investment property. Our current rental situation in Oklahoma City is as follows: Edmond has 1 vacancy, Deer Creek has none, Moore has none, Choctaw has 1, Yukon has 0, Piedmont has 2 and Mustang has 3. This is out of over 300 properties. Our single family vacancy is approaching 1%. I will gladly match these stats with with any city in the United States. When you consider that a 10% down interest only loan gives you positive cash flow which is unmatched virtually anywhere, and you have had 2005 at 10.5% appreciation, 2006 at 7.1%, and 2007 expected to be higher, then you have a market that in this transitional year of real estate where many previously hot areas have depreciated and rents have gone down is the market for you. If the stock market is volatile, then you get out of stocks and go to something like safe treasury bonds or gold. Oklahoma City is your same scenario. Also, by not oversaturating the market we are now starting to see rental appreciation.