Karl Green, Associate Professor Community Resource ......Karl Green, Associate Professor Community...

Karl Green, Associate Professor

Community Resource Development Educator

University of Wisconsin, U.S. Department of Agriculture and Wisconsin counties cooperating. An EEO/AA employer, University of Wisconsin Extension provides equal

opportunities in employment and programming, including Title IX and Americans with Disabilities (ADA) requirements.

La Crosse’s Large Employer Housing Survey Page 2

Table of Contents

(Graphs & Diagrams)

Diagram 1 ............ Survey Subgroups .......................................................................................................... Page 8

Graph 1 ................ Total Respondents Ranked by Age ................................................................................ Page 9

Graph 2 ................ Ages versus Home Ownership ..................................................................................... Page 10

Graph 3 ................ Age compared to Home Ownership/Rent in La Crosse ............................................... Page 10

Graph 4 ................ Age compared to Home Ownership in and outside La Crosse .................................... Page 11

Graph 5 ................ Ages compared to Household Incomes ....................................................................... Page 12

Graph 6 ................ Total Respondents Ranked by Income ........................................................................ Page 15

Graph 7 ................ Incomes versus Home Ownership ............................................................................... Page 16

Graph 8 ................ Income compared to Home Ownership in and outside La Crosse .............................. Page 16

Graph 9 ................ Total Respondents Ranked by Educational Attainment ............................................. Page 20

Graph 10 .............. Educational Attainments versus Age Groups .............................................................. Page 21

Graph 11 .............. No Live La Crosse - Important Considerations in Moving to La Crosse ....................... Page 23

Graph 12 .............. Yes & No Live La Crosse Residents versus Age ............................................................ Page 24

Graph 13 .............. Yes & No Live La Crosse Residents versus Income ...................................................... Page 25

Graph 14 .............. Yes & No Live La Crosse Residents versus Educational Attainment ........................... Page 25

Graph 15 .............. No Live La Crosse - Residency Locations ..................................................................... Page 26

(Tables) Table 1 ................. Age - Important Factors in current residence ............................................................. Page 13

Table 2 ................. Age - Influencing Factors in next residence ................................................................ Page 13

Table 3 ................. Age - Important Characteristics in next residence ...................................................... Page 14

Table 4 ................. Income - Important Factors in current residence ....................................................... Page 17

Table 5 ................. Income - Influencing Factors in next residence .......................................................... Page 18

Table 6 ................. Income - Important Characteristics in next residence ................................................ Page 19

Table 7 ................. Educational Attainment - Important Factors in current residence ............................. Page 21

Table 8 ................. Educational Attainment - Influencing Factors in next residence ................................ Page 22

Table 9 ................. Educational Attainment - Important Characteristics in next residence ...................... Page 22

Table 10 ............... No Live La Crosse - Influencing Factors in next residence (Age) ................................. Page 27

Table 11 ............... No Live La Crosse - Influencing Factors in next residence (Income) ........................... Page 28

Table 12 ............... No Live La Crosse - Influencing Factors in next residence (Education) ....................... Page 29

Table 13 ............... No Live La Crosse - Important Characteristics in next residence (Age) ...................... Page 30

Table 14 ............... No Live La Crosse - Important Characteristics in next residence (Income)................. Page 31

Table 15 ............... No Live La Crosse - Important Characteristics in next residence (Education) ............ Page 31

Table 16 ............... People with and without kids - Important Factors in current residence ................... Page 32

Table 17 ............... People with and without kids - Influencing Factors in next residence ....................... Page 32

Table 18 ............... People with and without kids - Important Characteristics in next residence ............. Page 33


(Appendixes) Appendix A - Three Most Important Factors in Deciding on Current Residence (La Crosse Residents)

Table A.1 .......Ranked by Age Group .................................................................................... Page 34

Table A.2 .......Ranked by Educational Attainment ............................................................... Page 34

Table A.3 .......Ranked by Income Group .............................................................................. Page 35

Appendix B - Influencing Factors in Next Residence (La Crosse Residents)

Table B.1 .......Ranked by Age Group .................................................................................... Page 36

Table B.2 .......Ranked by Educational Attainment ............................................................... Page 36

Table B.3 .......Ranked by Income Group .............................................................................. Page 37

Appendix C - Characteristics in Next home (La Crosse Residents)

Table C.1 .......Ranked by Age Group .................................................................................... Page 37

Table C.2 .......Ranked by Educational Attainment ............................................................... Page 38

Table C.3 .......Ranked by Income Group .............................................................................. Page 38

Appendix D - Housing Survey Questions .................................................................................... Pages 39-44


La Crosse Housing Survey

1. Executive Summary

2. Survey Statistics

3. Background

4. Survey design

5. Survey response rate/Employer population, size implications for housing

market

6. Survey Subgroups

7. Results:

a. Overall group

i. Correlated by age

ii. Correlated by household Income

iii. Correlated by educational attainment

b. Cross-comparisons

i. Demographic comparisons of La Crosse residents and

non-residents

ii. Households with children compared to households without

children

8. Use of data in future


1. Executive Summary: The large employer housing survey was developed as a means to better understand housing preferences and characteristics important to home owners and home buyers in the La Crosse area.

With the large response rate from each of the five La Crosse based employers, this data set has integrity and is

representative of the larger employee base within these institutions that could have taken the survey. These

data thereby represent (at a >95% level of confidence) slightly over 8,000 employees within the five

organizations.

Some interesting contrasts appear between two natural subgroups; those which live outside of the City of

La Crosse - 56%, and those which do live in the City of La Crosse. However, some interesting similarities also

exist. For example, who would have guessed the importance of a garage? Questions asking about

characteristics within a house proposed through this survey found a garage was considered the most

important characteristic regardless of age, income, educational attainment or location of current residency,

followed closely by high energy efficiency construction.

Important factors influencing current residents appear somewhat inconsistent with factors important for

choosing their next home. For example, school districts ranked within the top three factors important to

people in choosing their current home, however this significantly falls in importance when picking their next

residence, even for households with kids.

Non-City of La Crosse residents appear consistent with the three most important factors they consider when

choosing their next homes; those being:

Perceptions of crime in the neighborhood,

The existing conditions of the neighborhood, and

The amount of property taxes.

This was consistent regardless of age, income or educational attainment.

This is not as harmonious when compared with the City of La Crosse respondents choosing their next homes.

While some La Crosse resident age groups share the concern of property taxes (30-39 & 50-59), other age

groups (20-29 & 40-49) are more concerned with a short commute time over property taxes. La Crosse

residents aged 60+ ranked being close to services such as shops, hospital, etc., more important than either

property taxes or a short commute.

Older age group residents, both inside and outside of La Crosse, place importance on single-level housing

options much more than younger age group residents. On the contrary, younger residents and residents with

kids appear to prefer larger homes over single-level living, yet still less important than a garage or high energy

efficient homes.

In addition to the City/Non-City residence comparisons, surveys responses that reported having kids in their

household were compared against households without kids. Regardless of having kids in the household or

not, survey takers indicated perception of crime as their number one issue influencing where they would

move in the next five years.


While this report attempts to slice the survey results into 2 different comparable data sets (City/Non City,

Kids/No kids), the 3,957 results can be sliced in numerous other demographic or question/response based

formats. This educator will make all attempts to share this data, while maintaining anonymity for each

employer subgroup.

2. Summary Statistics:

Group participants:

Gundersen Health System

Mayo Health System

University of Wisconsin – La Crosse

La Crosse County

City of La Crosse

Total number responses: 3,957

Total Est. potential respondents: 8,085

Collective Response Rate: 49%

Individual organization response rate range: 33.8% – 55.3%

Survey Objectives:

To improve our understanding of the residential housing market in the City of La Crosse and the

La Crosse area,

To provide better understanding on what is important to residential home buyers,

To better understand what home buyers are looking for in future housing, and

To better understand what may help attract home buyers into the City of La Crosse.


3. Background: On January 3rd, 2014, City of La Crosse Mayor Tim Kabat convened a meeting of major employers in La Crosse, including: Mayo Health System, Gundersen Health System, the University of Wisconsin-La Crosse, Western Technical College, Viterbo, La Crosse County, Festival Foods, Kwik Trip, Mathy Construction and various elected officials and city staff. The meeting focused on the housing situation in the City of La Crosse, and a presentation of the Challenging Trends Facing Housing in La Crosse was presented by UW-Extension Community Resource Educator Karl Green. Following the program illustrating the data on housing values in the City of La Crosse, a series of questions were proposed to the local business leaders. Answers were facilitated and discussed with the larger group.

Amongst ideas generated, it was quickly decided that a housing survey should be performed that helps gauge

what home buyers are looking for. Based on the large employee base represented by the employer

institutions present that day, it was decided employers would try and work with the City/County staff to

develop a housing survey that helps set the stage for consumer preference in La Crosse County.

The housing survey was written by UW-Extension & City Planning Community Development Administrator

Caroline Neilsen. Participating employers were asked to make suggestions as well.

4. Survey Design: The following themes were considered to help design questions for the survey:

To improve our understanding of the residential housing market in the City of La Crosse and the

La Crosse area,

To provide better understanding on what is important to residential home buyers,

To better understand what home buyers are looking for in future housing, and

To better understand what may help attract home buyers into the City of La Crosse.

In order to do this, questions were designed so respondents would complete value statements based on levels

of importance for various homeownership aspects in and out of La Crosse. Demographic data was also

requested to improve our understanding of the local housing markets based on home buyer demographics like

age, life stage, education levels, etc. It is these demographics that developers, builders and realtors may find

useful.

5. Survey Response Rate: In total, five major employers participated in the housing survey, generating 3,957 responses. Individual

response rates place employer subgroup confidence intervals above 95% but below 99%. Although the

responses cannot statistically be applied to the greater population in La Crosse County, the responses are high

enough that we can apply them to the entire employer population with a 95% confidence level (interval).

Ultimately, this means we can predict with 95% confidence, that the results from each employer represent

each individual employer base – 5 groups of varying sizes, with employment numbers ranging from 500 to

over 5000.


6. Survey Subgroups Diagram 1 illustrates the survey “subsets” reviewed in this housing survey.

N = 3,957

Age

N = 3,777

Income

Group

N = 3,613

Yes Live

La Crosse

N = 1,729

No Live

La Crosse

N = 2,218

People with Children

in Household

N = 1,760

People without

Children in Household

N = 2,034

Age

N = 2,074

Education

N = 2,076

Income

N = 1,969 Income

N = 1,641

Age

N = 1,700

Education

N = 1,699

Education

N = 3,778


7. Survey Results: Age: (N = 3,777)

The following age categories were used for survey respondents to self-identify their age range:

Graph 1

Age is an interesting demographic to consider when comparing responses, as it suggests life stage and

potential preferences that may be important to the homebuyer.

Graph 2 (next page) illustrates that nearly two-thirds of the 20-29 age group rent their residences’. This drops

to nearly 2 out of every ten respondents in the 30-39 age category, and further drops to approximately 1 out

of ten for the age groups 40-49, 50-59 and above 60.

Of the 3,957 responses, 3,128 self-reported as home owners.

13.2%

23.4%

22.6%

28.7%

12.1%

Total Respondents (Age Categories)

21-29 (n=498)

30-39 (n=885)

40-49 (n=855)

50-59 (n=1,083)

60+ (n=456)


Graph 2

As expected, homeownership is less dominant in 21-29 year old age group, and increases to approximately

four out of every five respondents over 30. Home ownership can be further defined by those living in the City

of La Crosse versus outside the City limits. These two group comparisons can be found beginning on page 23

of this report. Graph 3 further refines age groups of the homeowners and renters, both in the City of

La Crosse, and outside the City of La Crosse:

Graph 3

322

185 102 100 44

173

694 750 977 403

0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%

21-29 30-39 40-49 50-59 60+

Pe

rcen

t H

om

e O

wn

ersh

ip v

s. R

en

t

Age Group

Homeownership versus Age

Rent Own

82 288 267 360

201 91

406 483 616 201

232

122 53 58 28 90

62 49 42 16

0%

20%

40%

60%

80%

100%

21-29 (n=495)

30-39 (n=878)

40-49 (n=852)

50-59 (n=1076)

60+ (n=446)

Pe

rcen

tage

of

Tota

l Age

Gro

up

Age Group

Age Group Compared to Home Ownership/Rent in City of La Crosse

Owns a home in City Owns a home out of city Rents a home in City Rents a home outside of La Crosse


As illustrated in graph 3, seventy five percent (75%) of all 21-29 respondents that rent do so in La Crosse.

However, for those 21-29 that bought homes, 54% (of all 21-29 homeowners) live outside of the City of

La Crosse.

Graph 4 illustrates the homeownership rate (%) within and outside of the City of La Crosse for the various age

groups:

Graph 4

This may likely relate to the number of homes in the lower price ranges for which La Crosse is prolific, as these

are typically sought by first time home buyers (21-29 year olds).

Graph 5 (next page) illustrates age group compared with total household income as identified by each survey

taker. As illustrated, the predominant household income range is $50,000 - $75,000 in every age category

aside from 21-29 year olds, where $25,000 - $50,000 is most dominant. However, even in this category, over

115 households earn above $75,000.

47% 41% 36% 37% 50%

53% 59% 64% 63% 50%

0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%

21-29 30-39 40-49 50-59 60+

Pe

rce

nta

ge H

om

eo

wn

ersh

ip

Age Group

Homeownership within and outside of La Crosse

Own a house in the La Crosse Own a house outside of La Crosse


Graph 5

Survey questions were designed to understand both external housing characteristics (external to property

such as neighborhood conditions, parks nearby, school district, etc.), as well as housing specific characteristics

such as energy efficiency, with or without a garage, higher quality materials, etc.

The following tables illustrate the preferences each age group originally sought in:

1) Important factors in their current residence,

2) Important factors influencing where they would move in the next five years, and

3) Important characteristics homebuyers are looking for in their next home.

As Table 1 (next page) illustrates, neighborhood conditions was ranked the most important of the factors

listed for each age group, however commonality between age groups is less prevalent in this question, than in

other survey questions. The home’s size was important to all age groups (all ranked as 4 or better).

0

50

100

150

200

250

21-29 30-39 40-49 50-59 60+

Nu

mb

er o

f R

esp

on

ses

Age Group

Age Group & Household Incomes

$0-$24,999 $25,000-$49,999 $50,000-$74,999 $75,000-$99,999 $100,000-$124,999 $125,000-$149,999 $150,000-$174,999 $175,000-$199,999 $200,000 and up


Table 1: Ranking of three most important factors in picking Current Residence (All Ages)

Age Group (n=3,777)

Three most important factors in picking current residence 21-29 30-39 40-49 50-59 60+

Neighborhood conditions (what other homes around you look like) 1 1 1 1 1

Size of home 4 2 3 4 2

School district the home resided in 9 3 6 9 4

Living in the country/small town 11 8 9 3 3

Perception of crime in neighborhood 2 4 5 12 12

Being close to family and friends 10 9 2 7 7

Larger lot size and privacy 13 7 4 2 9

Close to amenities, services, shopping, and downtown 6 10 11 6 5

Close to where I work 3 5 12 13 8

Pet-friendly 5 13 8 11 6

Low annual property taxes 7 6 10 10 10

Move-in ready/New construction 8 11 7 5 13

Parks and other public places (library, community centers, etc.) 12 12 13 8 11

Interestingly, “living in the country/small town” was in both the 50-59 & 60+ age groups top three, but scored

considerably lower for the age groups under 50 years old. Also interesting is property taxes score low for all

age groups picking their current residence, but scores in the top 3 factors influencing the person’s next move.

Table 2: Factors influencing where Person would move in next 5 years (All Ages)

Age Group (n=3,777)

Influencing Factors 21-29 30-39 40-49 50-59 60+

Perception of crime in neighborhood 1 1 1 1 1 Neighborhood conditions (what other homes around you look like) 2 2 2 2 2 Amount of property taxes 3 3 3 3 3 Nice parks and other public places (library, community centers, etc.) 4 4 4 4 4

Short commute time (15 minutes or less) 6 7 5 5 7

Walk-able or bikeable, with sidewalks, pedestrian crosswalks, bike lanes, etc. 7 8 7 6 6

Large yard, privacy, and/or rural setting 5 6 6 9 10

Move-in ready/new construction 9 9 8 7 8

Close to services, hospitals, restaurants, shopping, and entertainment 10 10 10 8 5

School district the home resides in 8 5 9 11 11

Close to family and friends 11 11 11 10 9

As illustrated in Table 2, the most influential factors impacting the decision where people would move in the

next five years is consistent throughout all age groups, those being: perceptions of crime in neighborhood,

existing neighborhood conditions, the amount of property taxes, and the public amenities (ex. parks, libraries,

community centers, etc). Additionally, short commute times, and walk-able/bike-able neighborhoods fared

consistently higher than being close to friends/family, close to services, or the school district the home resides.

Good school districts in all La Crosse County municipalities may help influence the lower ranking of importance

of school districts to this survey’s group of home buyers.


Table 3: Characteristics (within home) Important in Next Residence

Age Group (n = 3,777)

Characteristics Important in Next Home 20-29 30-39 40-49 50-59 60+

Garage (attached or detached) 1 1 1 1 1 High energy efficiency 2 2 2 2 2 Extra storage for large recreational items (ex. boats, kayaks, bikes) 4 4 3 4 7

Large-size home (2000 square feet or more) 3 3 4 7 8

Single-level home (one floor) 8 7 5 3 3 High-end home or luxury apartment 5 5 6 5 5

Landscaping, yard maintenance, snow removal, etc. is provided by a homeowners association

6 6 7 6 4

A housing development that provides residents with community areas for social gatherings

7 8 8 8 6

Table 3 illustrates an interesting preference – regardless of the age group the most important characteristic in

a house is the presence of a garage. Of the 3,957 responses, 2,362 ranked a garage as very-important

(approximately 60%), with another 27% ranking a garage as important. High-efficiency housing was the

second most predominantly important characteristic amongst all age groups. A larger home (>2,000 sq. ft.)

ranked stronger amongst younger residents than older residents (50+ rank either 7th or 8th). A home with

extra storage for larger items also ranked stronger for 20-29’s, 30-39’s & 40-49’s (all ranked each either 3rd or

4th in importance). Extra storage was still highly ranked by 50-59’s group, but interest for extra storage waned

in the 60+ age group. The 50-59’s and 60+ age groups both indicate a strong preference (ranked 3rd) for a

single-level home. Also interesting to note – all groups rank a high end home as 5th in importance, except 40-

49 year olds who ranked it as 6th in overall importance; seeming to indicate there is some level of demand for

higher end housing.


Household Income:

Another way to consider the 3,957 responses is to filter responses based on household income levels. This

approach helps illustrate if income has any form of influence on housing choices and location. Household

income amounts were asked of survey respondents by having them identify their overall household income

range. Graph 6 illustrates the breakdowns used for income ranges, as well as the percentage of respondents

in each category.

Graph 6

The La Crosse County median household income value is $50,7711. While specific household income levels

were not attained during this survey, it is clear to see that on average, this survey group of professionals

belongs to households that make as much as or higher than the La Crosse County median household income.

This does not come as a surprise considering the level of professions in these organizations.

1 http://quickfacts.census.gov/qfd/states/55/55063.html

4.1%

20.5%

24.3%

20.0%

14.4%

6.4%

4.4%

1.6%

4.2%

What is your approximate household income? (All Responses, N= 3,613)

$0-$24,999 (n=148)

$25,000-$49,999 (n=740)

$50,000-$74,999 (n=878)

$75,000-$99,999 (n=723)

$100,000-$124,999 (n=521)

$125,000-$149,999 (n=232)

$150,000-$174,999 (n=160)

$175,000-$199,999 (n=58)

$200,000 and up (n=153)

http://quickfacts.census.gov/qfd/states/55/55063.html


As illustrated in Graph 7, home ownership significantly increases as income levels increase. No surprise in

that, but it is interesting to look at where homeownership occurs (Graph 8).

Graph 8 illustrates that higher household income groups are in greater numbers outside of the City of

La Crosse. Out of the groups of home buyers based on income, <$25,000 are more likely to purchase in the

City, as are the $25k - $50k group.

Graph 7

Graph 8

46

413 685

655 489 210 150 56 143

99

322 186

64 27 21 10 2 8

0% 10% 20% 30% 40% 50% 60% 70% 80% 90%

100%

Pe

rce

nt

Ho

me

Ow

ner

ship

vs.

Re

nt

Income Group

Home Ownership versus Income

Own Rent

26 208 328 244 170 62 48 18 44

20 205 356 411 319 148 102 38 98

0% 10% 20% 30% 40% 50% 60% 70% 80% 90%

100%

Pe

rcen

tage

Ho

me

Ow

ner

ship

Income Group

Home Ownership within and outside of La Crosse

Own a house in La Crosse Own a home outside of La Crosse


Table 4 illustrates the three most important factors for people picking their current residence, sorted and ranked based on income groups.

Interestingly, we see the majority of income groups pick neighborhood conditions, the size of the home, and the school district for which the home

is located - the same as the age group break outs. However, as we tease out income groups preferences, we can see the <$25,000 income group is

more concerned with living close to work. Interestingly, the lowest ranking “Close to where I work” received was a six (6) for any income group. It

appears that “Close” is a relative term. Another interesting note is how “Perception of Crime in neighborhood” ranks lower as incomes increase –

suggesting that it may be less of a concern for more affluent households. It is noted, higher income households have a much stronger ranking for

the school district for which the home resides, when compared to respondents that identified with a lower-income household.

Table 4: Ranking of three most important factors in picking Current Residence (All Income Groups)

Income Group (n=3,613)

Three most important factors in picking current residence

$0-$24,999

$25,000-$49,999

$50,000-$74,999

$75,000-$99,999

$100,000-$124,999

$125,000-$149,999

$150,000-$174,999

$175,000-$199,999

$200,000 and up

Neighborhood conditions (what other homes around you looks like)

3 1 1 1 1 1 1 1 1

Size of home 4 4 2 3 4 3 3 3 4

School district the home resided in 7 8 6 2 2 2 2 2 2

Close to where I work 1 3 3 6 5 6 5 5 6

Low annual property taxes 8 6 5 4 3 7 6 6 5

Perception of crime in neighborhood 2 2 4 5 6 8 10 8 9

Larger lot size and privacy 13 13 10 8 7 4 4 4 3 Living in the country/small town 12 10 7 7 8 5 7 6 6

Close to amenities, services, shopping, and downtown

4 5 8 10 9 9 9 9 8

Move-in ready/New construction 11 12 12 11 10 9 8 9 10

Being close to family and friends 10 9 9 9 11 12 11 12 13

Pet-friendly 6 7 11 13 13 13 12 11 12

Parks and other public places (library, community centers, etc.)

9 11 13 12 12 11 13 13 11


Table 5: Factors influencing where Person would move in next 5 years (All Income Groups)

Income Group (n = 3,613)

Influencing Factors $0-

$24,999 $25,000-$49,999

$50,000-$74,999

$75,000-$99,999

$100,000-$124,999

$125,000-$149,999

$150,000-$174,999

$175,000-$199,999

$200,000 and up

Perception of crime in neighborhood 1 1 1 1 2 1 1 1 1 Neighborhood conditions (what other homes around you look like)

2 2 2 2 1 2 2 2 2

Amount of property taxes 7 3 3 3 3 3 3 5 4

Nice parks and other public places (library, community centers, etc.)

3 5 4 4 4 4 5 3 3

Short commute time (15 minutes or less) 4 4 5 5 7 6 6 4 5

Walk-able or bike-able, with sidewalks, pedestrian crosswalks, bike lanes, etc

4 6 7 7 5 6 4 5 5

Large yard, privacy, and/or rural setting 7 8 6 6 5 5 7 9 8

Move-in ready/new construction 9 9 10 8 8 8 8 7 7

Close to services, hospitals, restaurants, shopping, and entertainment

6 7 8 10 9 9 9 8 9

School district in which the home resides 11 11 11 9 10 10 11 10 10

Close to family and friends 10 10 9 11 11 11 10 11 11


Table 6: Characteristics Important in Next Home (All Income Groups)

Income Group (n = 3,613)

Characteristics Important in Next Home $0-

$24,999 $25,000-$49,999

$50,000-$74,999

$75,000-$99,999

$100,000-$124,999

$125,000-$149,999

$150,000-$174,999

$175,000-$199,999

$200,000 and up

Garage (attached or detached) 2 1 1 1 1 1 1 1 1

High energy efficiency 1 2 2 2 2 2 2 2 2 Extra storage for large recreational items (ex. boats, kayaks, bikes)

5 5 3 3 3 3 4 4 5

Large-size home (2000 square feet or more) 6 7 5 4 4 4 3 3 3 High-end home or luxury apartment (quality materials and craftsmanship)

7 6 7 6 6 5 5 4 4

Single-level home (one floor) 8 4 4 5 5 6 6 6 6

Landscaping, yard maintenance, snow removal, etc. is provided by a homeowners association 3 3 6 7 7 8 7 7 7


4 8 8 8 8 7 8 7 8

As similar to the age-group break downs, filtering answers based on income groups indicates that a garage is the most important characteristic (of

the eight characteristics listed) by all income groups except the <$25,000 group, which ranked high energy efficiency with greater importance.

High energy efficiency ranked high for all income levels. Also interesting is how household income groups of $50,000 or lower each ranked a

homeowner’s association that performed lawn/snow removal as the third most important characteristic. It also appears that home size, extra

storage and high-end construction ranked considerably stronger for higher income households ($50,000 and up).


Educational Attainment:

Survey responses were also sorted based on various educational attainments of the respondents.

Graph 9

Graph 9 illustrates the total respondent population based on educational attainment. As may be anticipated

with this population set (two hospitals, one university, one college & two local government units), the majority

of the population set have a bachelors degree or higher (58%).

Graph 10 compares educational attainment numbers for each age group. The 21-29’s age group has the

lowest proportion of graduate & doctoral degrees when compared with the population, most likely due to this

group having the fewest years post-bachelor attainment.

High School Diploma or Less (n=213)

6%

Some college / no degree (n=530)

14%

Associates (n=833)

22%

Bachelors (n=1166)

31%

Graduate (n=680)

18%

Doctorate (n=356)

9%

Total Respondents (Educational Attainment, N = 3,778)


Graph 10

Table 7: Three Most Important Factors in Deciding on Current Residence (All Educational Attainment Levels) Educational Attainment (n = 3,778)

Three Most Important Factors in Deciding on current residence

High School Diploma or

less

Some college (no

degree) Associates

Degree Bachelor Degree

Graduate Degree

Doctoral Degree

Neighborhoods conditions (what other homes around you look like)

1 1 1 1 1 1

Size of Home 3 4 5 2 4 3

School District the home resides in 6 3 3 5 2 4

Perception of Crime in Neighborhood 4 2 3 4 6 8

Close to where I work 7 7 7 3 2 2

Low-annual property taxes 5 5 2 6 7 7

Living in the Country/small town 2 6 6 7 11 11

Large lot size and privacy 9 9 8 8 8 6

Close to amenities, service, shopping and downtown

11 10 11 9 5 5

Being close to family and friends 8 8 9 11 13 13

Move-in ready/New Construction 12 11 10 10 10 9

Pet-friendly 10 12 12 12 12 11

Parks & Other public places (library, community centers, etc.)

13 13 13 13 9 10

0

50

100

150

200

250

300

350

21-29 30-39 40-49 50-59 60+

Nu

mb

er o

f R

esp

on

den

ts

Age Group

Education Versus Age Group (n = 3,778)

High School Degree or Equivalent Some College but No Degree Associate Degree Bachelor Degree Graduate Degree Doctorate


Table 8: Factors influencing where Person would move in next 5 years (All Educational Groups)

Educational Attainment (n=3,778)

Influencing Factors in Next Residence


less

Some college (no

degree) Associates


Graduate Degree

Doctoral Degree

Perception of crime in neighborhood 1 1 1 1 1 2 Neighborhood conditions (what other homes around you look like) 2 2 2 2 1 1

Amount of property taxes 3 3 3 3 5 6


5 4 5 4 3 3

Short commute time (15 minutes or less) 7 5 6 6 6 4

Large yard, privacy, and/or rural setting 4 6 4 5 9 10

Walk-able or bike-able, with sidewalks, pedestrian crosswalks, bike lanes, etc

8 9 8 7 4 5

Move-in ready/new construction - Important

5 7 7 8 8 9


10 8 9 9 7 7

School district the home resides in 11 11 11 10 10 8

Close to family and friends 8 10 10 11 11 11

Table 9: Characteristics Important in Next Home (All Educational Groups)

Educational Attainment (n = 3778)

Characteristics Important in Next Home


less

Some college (no

degree) Associates


Graduate Degree

Doctoral Degree

Garage (attached or detached) 1 1 1 1 1 1

High energy efficiency 2 2 2 2 2 2 Extra storage for large recreational items (ex. boats, kayaks, bikes)

4 4 3 3 3 4

Single-level home (one floor) 3 3 4 5 6 6

Large-size home (2000 square feet or more)

7 7 5 4 4 5

High-end home or luxury apartment (quality materials and craftsmanship)

6 6 6 6 5 3


5 5 7 7 7 8


8 8 8 8 8 6


Comparative analysis between Non-La Crosse Resident’s and La Crosse Residents

A large subgroup of the overall employer data set is the group that currently does not live within the City of

La Crosse (2,218 respondents reported as living outside of the City of La Crosse). This group is distinctive in

where they live, and their preferences may help illustrate how future demand for residential housing could be

met by La Crosse’s neighborhoods. It is important to stress again, this group of 2,218 respondents is large

enough that this subgroups answers are representative of this subgroup of non-La Crosse living employees at

the five participating organizations, not the entire La Crosse County population commuting daily into

La Crosse.

Graph 11 (below) illustrates responses from all non-La Crosse residents. The three most common issues non-

residents agreed or strongly agreed as influencing their decision to potentially move (live) into La Crosse were:

1. Perception of Crime in the Neighborhoods (1,527)

2. Taxes were lower (1,412)

3. Employer Incentive given to employees who buy a home near their work (1,066)

Graph 11

882 848

408 294 496

239 257 129 34

645 564

658 723 432

598 276 399

134

289 406

575 641 609 657

808 844

598

99 110 221 222

215 321 357 406

510

150 148 186 178 294 216 340 265

769

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30%

40%

50%

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90%

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Cri

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I would consider living in the City of La Crosse if… (No Live, n = 2,218)

Strongly Agree Agree No Opinion or Uncertain Disagree Strongly Disagree


However, responses receiving significant support also included:

Homes in the neighborhoods were nicer (1,017)

A $50,000 Promise Scholarship was offered (928)

An incentive was offered to fix up a home in the City of La Crosse (837)

The subgroup of residents Not Living in La Crosse (n= 2,218) can be compared with the other natural

subgroup of residents Living in La Crosse (1,729) to potentially illustrate differences in preferences. First

however, it is interesting to compare how the initial three considerations of age, income and education level

vary between respondents that live in the City of La Crosse compared with respondents that do not live in the

City of La Crosse.

Graph 12

Graph 12 illustrates the majority of respondents in the 21-29 and 30-39 age groups live in the City of La Crosse

(includes both renters and home owners). However, Non-City of La Crosse residents represent the majority

for the 40-49 and 50-59 age groups. An educated guess for this is that perhaps due to household income

increasing with professionals with age (experience), thus allowing increased size/value of housing, for which

the City of La Crosse has a limited supply. As La Crosse County residents age into their sixties (60’s) they may

wish to either downsize, reduce living expenses, live closer to work, or consider multi-family options they

might not have previously, and thus move back into the City of La Crosse. As Table 2 previously suggests

(page 13), respondents 60 and over ranked perceptions of crime and neighborhood conditions as the two

most important considerations influencing where they may move in the next five years.

18.6%

24.4%

18.8%

24.6%

13.6%

9%

23% 26%

32%

11%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%

35.0%

21-29 30-39 40-49 50-59 60+

Age Group Yes Live in La Crosse vs. No Live in La Crosse

Yes Live in La Crosse Response (%) No Live in La Crosse Response (%)


Graph 13

Graph 14

Graph 13 shows the respondents living in the City of La Crosse compared with non-City of La Crosse

respondents, broken out by household income groups. City of La Crosse residents create the majority of

household income groups under $75,000. Household income groups greater than $75,000 appear more likely

to reside outside of the City of La Crosse.

Graph 14 illustrates an interesting situation. As level of education goes up, there appears a significant

increase in the percentage of graduate degree and doctorate degree. This may be due to the high number of

6.6%

26.1% 27.2%

16.8%

11.4%

4.4% 3.3% 1.2%

2.9% 2.0%

15.8%

21.8% 22.7%

17.0%

8.1% 5.4%

1.9%

5.3%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%

$0

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Household Income - Yes Live in La Crosse vs. No Live in La Crosse

Yes Live in La Crosse No Live in La Crosse

0.1%

5.4%

12.7%

18.0%

30.9%

20.8%

12.2%

0.1%

5.7%

15.1%

25.4%

30.8%

15.7%

7.1%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%

35.0%

Less than high school degree

High school degree or equivalent (e.g., GED)

Some college but no degree

Associate degree

Bachelor degree

Graduate degree

Doctorate

Education Level - Yes Live in La Crosse vs. No Live in La Crosse

Yes Live La Crosse No Live La Crosse


residency students employed at both Gundersen Health System and Mayo Health System. These programs

have a combined estimated total of approximately 150 resident doctors enrolled in the residency program.

There are approximately 1,035 persons who responded as having a Graduate degree or a Doctorate degree.

So where are non-City of a La Crosse residents coming from? Survey respondents that reported not living

in La Crosse were asked where they currently reside. From the responses received 1,955 recorded their

municipality of residency from the 2,218 respondents that identified as not living in La Crosse. The

following graph illustrates from where the 1,955 employee responses indicated the highest residency.

Graph 15

It is noted, local or regional municipalities not listed were recorded less frequently than the lowest appearing

residency location (<10 employees reported living in Hokah, MN).

0

50

100

150

200

250

300

350

400

Cit

y o

f O

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aska

Ho

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Not Living in La Crosse (n=2,218) Residency Location

Number of residents


So how do the Non-City of La Crosse resident subgroups answer the three questions about current residency,

future residency, and characteristics they are looking for in a home?

Tables 10 – 12 illustrates only Non-La Crosse living employee’s ranking of responses to the same question

asking respondents to rank the factors influencing their next residence location, and as broken out into

following subcategories: Age, Income & Educational Attainment:

Table 10: Factors influencing where Person would move in next 5 years (Non-La Crosse Residents, by Age)

Age Group (No Live La Crosse, n=2,074)

Influencing Factors in Next Residence 21-29 30-39 40-49 50-59 60+

Perception of crime in neighborhood 1 1 1 1 1 Neighborhood conditions (what other homes around you look like)

2 2 2 2 2

Amount of property taxes 3 3 3 3 3 Nice parks and other public places (library, community centers, etc.)

5 6 5 4 4

Large yard, privacy, and/or rural setting 6 4 4 5 9


Walk-able or bike-able, with sidewalks, pedestrian crosswalks, bike lanes, etc.

8 9 8 6 5




11 11 10 9 7



Table 11: Factors influencing where Person would move in next 5 years (Non-La Crosse Residents, by Income)

Income Group (No Live La Crosse, n=1,969)

Influencing Factors in Next Residence $0-

$24,999 $25,000-$49,999

$50,000-$74,999

$75,000-$99,999

$100,000-$124,999

$125,000-$149,999

$150,000-$174,999

$175,000-$199,999

$200,000 and up

Perception of crime in neighborhood 1 1 1 1 1 1 1 1 1 Neighborhood conditions (what other homes around you look like)

2 2 2 2 2 2 2 2 2

Amount of property taxes 3 3 3 3 3 3 3 6 3 Nice parks and other public places (library, community centers, etc.)

5 4 4 4 4 5 6 3 4



4 8 8 7 7 7 6 4 8




7 9 9 11 9 10 9 9 9

School district the home resides in 11 11 11 8 10 9 11 4 10



Table 12: Factors influencing where Person would move in next 5 years (Non-La Crosse Residents, by Educational Attainment Level)

Educational Group (No Live La Crosse, n=2,076)

Influencing Factors in Next Residence High school degree

or equivalent Some college but

no degree Associate

degree Bachelor degree

Graduate degree Doctorate

Perception of crime in neighborhood 1 1 1 1 1 1 Neighborhood conditions (what other homes around you look like)

2 2 2 2 2 2



6 4 5 5 4 3

Large yard, privacy, and/or rural setting 4 5 4 4 8 6

Move-in ready/new construction 5 7 6 6 7 8

Short commute time (15 minutes or less) 8 6 7 7 6 7


8 8 8 8 5 5


10 9 9 10 9 9




Without alarm, it is apparent that regardless of age, income or educational attainment, the factors influencing

where non-City of La Crosse residents will next move are:

1. Perception of crime in neighborhoods

2. Neighborhood conditions

3. Amount of property taxes

The Non-City of La Crosse resident subgroup was also asked about the characteristics they sought in their next

home. These questions are the same as illustrated in Tables 3, 6 and 9, but highlighting only the Non-City of

La Crosse resident subgroup.

Table 13: Characteristics Important in Next Home (Non-La Crosse Residents, by Age)

Age Group (No Live La Crosse, n=2,074)


Garage (attached or detached) 1 1 1 1 1

High energy efficiency 2 2 2 2 2 Extra storage for large recreational items (ex. boats, kayaks, bikes)

4 4 3 4 6


Single-level home (one floor) 8 6 5 3 3 High-end home or luxury apartment (quality materials and craftsmanship)

5 5 6 5 5


6 8 7 7 4


7 7 8 8 7


Table 14: Characteristics Important in Next Home (Non-La Crosse Residents, by Income)

Income Group (No Live Only, n = 1,969)


$24,999 $25,000-$49,999

$50,000-$74,999

$75,000-$99,999

$100,000-$124,999

$125,000-$149,999

$150,000-$174,999

$175,000-$199,999

$200,000 and up

Garage (attached or detached) 2 1 1 1 1 1 1 1 1

High energy efficiency 1 2 2 2 2 2 2 2 2 Extra storage for large recreational items (ex. boats, kayaks, bikes)

3 4 3 3 3 3 4 3 5

Large-size home (2000 square feet or more) 5 7 5 4 4 5 3 4 3



7 6 6 6 6 6 5 5 4


4 5 7 7 7 8 7 8 7


7 8 8 8 8 7 8 7 8

Table 15: Characteristics Important in Next Home (Non-La Crosse Residents, by Educational Attainment)

Educational Group (No Live Only, n=2,076)

Characteristics Important in Next Home High school degree

or equivalent Some college but no degree

Associate degree

Bachelor degree

Graduate degree Doctorate

Garage (attached or detached) 1 1 1 1 1 1

High energy efficiency 2 2 2 2 2 2

Extra storage for large recreational items (ex. boats, kayaks, bikes) 4 4 3 3 4 5

Large-size home (2000 square feet or more) 7 7 4 4 3 3



7 5 6 6 5 4


5 5 7 7 7 8


6 8 8 8 8 7


Comparative analysis between People with Kids and People without kids

The following tables were prepared to illustrate differences between respondents that reported having kids

within their household when compared to people who reported not having household dependents.

Table 16: Three Most Important Factors in Deciding on Current Residence

(Comparison between people with kids versus people without kids)

People with Kids in Household

Three Most Important Factors in Deciding on Current Residence Yes (n = 1,760) No (n = 2,034)

Neighborhood conditions (what other homes around you looks like) 2 1 Size of home 3 3 Close to where I work 6 2 Low annual property taxes 4 5

Perception of crime in neighborhood 5 4

School district the home resided in 1 10

Living in the country/small town 8 7

Larger lot size and privacy 7 8

Close to amenities, services, shopping, and downtown 11 6

Being close to family and friends 9 11

Pet-friendly 13 9

Move-in ready/New construction 10 12

Parks and other public places (library, community centers, etc.) 12 13

Table 17: Factors influencing where Person would move in next 5 years

(Comparison between people w/ kids versus people without kids)

People with Kids in Household

Influencing Factors in Next Residence Yes (n = 1,760) No (n = 2,034)

Perception of crime in neighborhood 1 1 Neighborhood conditions (what other homes around you look like) 2 2 Amount of property taxes 3 3 Nice parks and other public places (library, community centers, etc.) 4 4

Short commute time (15 minutes or less) 7 5


8 6

Large yard, privacy, and/or rural setting 6 9

School district the home resides in 5 11

Move-in ready/new construction 9 8

Close to services, hospitals, restaurants, shopping, and entertainment 10 7

Close to family and friends 11 10

Interestingly, of the group of people with kids in their household, rank the “School District the home resides

in” to be an important factor in deciding their current residence. This was noticed in upper income levels of all

respondents as illustrated in Table 4 (page 17). In both cases, this important factor for picking their current

residence does not carry through for either subgroup into an important factor in picking their next residence

(Table 5) and Table 17.


Also interesting is that both subgroups rank: perception of crime in neighborhoods, neighborhood conditions,

and amount of property taxes as the three most important factors in choosing their next residence. This is

similar to the subgroup of non-La Crosse residents.

Table 18: Characteristics Important in Next Home

(Comparison between people w/ kids versus people without kids)

People w/Kids in Household

Characteristics Important in Next Home Yes (n = 1,760) No (n = 2,034)

Garage (attached or detached) 1 1 High energy efficiency 2 2 Extra storage for large recreational items (ex. boats, kayaks, bikes) 4 4

Single-level home (one floor) 6 3 Large-size home (2000 square feet or more) 3 7

High-end home or luxury apartment (quality materials and craftsmanship) 5 5


7 6


8 8

Table 18 (above) again illustrates the common theme developed during this survey: garage and high energy

efficiency are the two most important factors when ranked against the 8 options respondents given.

9. Use of Data in Future

While this report attempts to summarize various aspects and ways to look at the data set(s), there are

many ways remaining to dissect the data not yet explored. It is the intent of this educator to maintain

this database for continued analysis and data extraction. The UW-Extension Community Resource

Educator will gladly present this information upon request for the purpose of community education on

housing demand in the La Crosse area. The UW-Extension office will provide analysis or potential

access to the scrubbed data file (all data numerically converted and any personal/organizational

information removed).


Appendix Table A.1 La Crosse Resident, ranked by Age Group

Age Group (La Crosse Resident)

Three most important factors in picking current residence 21-29 30-39 40-49 50-59 60+

Neighborhood conditions (what other homes around you looks like) 2 1 1 1 1 Close to where I work 1 2 2 2 2 Size of home 4 3 3 3 2 Perception of crime in neighborhood 3 4 5 5 7

Close to amenities, services, shopping, and downtown 5 5 6 4 4

School district the home resided in 11 6 4 6 5

Parks and other public places (library, community centers, etc.) 9 7 7 8 6

Low annual property taxes 8 8 8 9 11

Move-in ready/New construction 7 10 9 10 9

Being close to family and friends 10 11 11 7 8

Pet-friendly 6 9 9 12 12

Larger lot size and privacy 12 12 12 11 10

Living in the country/small town 13 13 13 13 13

Appendix Table A.2 La Crosse Resident, ranked by Educational Attainment

Education Group (La Crosse Resident)

Three Most Important Factors in Deciding on current residence

High School Diploma or less

Some college (no degree)

Associates Degree

Bachelor Degree

Graduate Degree

Doctoral Degree

Neighborhood conditions (what other homes around you looks like) 1 1 1 1 1 2

Close to where I work 2 3 2 2 2 1 Size of home 4 4 3 4 3 3 Perception of crime in neighborhood 3 2 4 3 7 7

Close to amenities, services, shopping, and downtown

7 5 6 5 4 4

School district the home resided in 5 6 5 6 5 5

Parks and other public places (library, community centers, etc.)

12 11 10 8 6 6

Move-in ready/New construction 9 10 11 7 9 8

Pet-friendly 10 8 9 10 8 9

Low annual property taxes 8 9 7 9 10 12

Being close to family and friends 6 7 8 11 12 11

Larger lot size and privacy 12 12 12 12 11 10

Living in the country/small town 11 13 13 13 13 13


Appendix Table A.3

La Crosse Resident, ranked by Income Group

Income Group (La Crosse Resident)

Three most important factors in picking current residence

$0-$24,999

$25,000-$49,999

$50,000-$74,999

$75,000-$99,999

$100,000-$124,999

$125,000-$149,999

$150,000-$174,999

$175,000-$199,999

$200,000 and up

Neighborhood conditions (what other homes around you looks like) 3 1 1 1 1 1 1 1 1 Close to where I work 1 2 2 2 2 3 2 3 2 Size of home 5 4 3 3 4 2 3 2 4

Close to amenities, services, shopping, and downtown 4 5 5 6 3 4 4 4 5

Perception of crime in neighborhood 2 3 4 5 6 7 7 4 7

School district the home resided in 8 10 6 4 5 5 5 4 3 Parks and other public places (library, community centers, etc.) 7 7 9 7 7 6 8 8 6

Move-in ready/New construction 9 11 11 9 8 8 6 7 9

Low annual property taxes 9 9 8 8 9 11 12 8 7

Pet-friendly 6 6 7 11 12 11 9 8 12

Being close to family and friends 9 8 9 10 11 10 11 8 13

Larger lot size and privacy 12 12 12 12 9 9 9 8 10

Living in the country/small town 13 13 13 13 13 13 13 8 10


Appendix Table B.1 La Crosse Resident, ranked by Age Group


Influencing Factors in Next Residence 21-29 30-39 40-49 50-59 60+

Neighborhood conditions (what other homes around you look like) 2 1 1 2 1 Perception of crime in neighborhood 1 2 2 1 2 Amount of property taxes 5 3 4 3 5


Nice parks and other public places (library, community centers, etc.) 4 5 5 5 4


7 7 6 7 6

Close to services, hospitals, restaurants, shopping, and entertainment 8 9 7 6 3 Large yard, privacy, and/or rural setting 6 8 9 9 10




Appendix Table B.2 La Crosse Resident, ranked by Educational Attainment

Education Group (La Crosse Resident)

Influencing Factors in Next Residence

High School Diploma or less

Some college (no degree)

Associates Degree

Bachelor Degree

Graduate Degree

Doctoral Degree

Perception of crime in neighborhood 1 1 1 1 2 2 Neighborhood conditions (what other homes around you look like)

2 2 2 2 1 1

Short commute time (15 minutes or less)

4 4 4 5 5 3



5 5 5 4 3 5


5 6 7 7 6 6


8 10 10 6 4 4

Large yard, privacy, and/or rural setting

5 7 6 8 10 10

Move-in ready/new construction 9 8 8 9 9 9




Appendix B.3 La Crosse Resident, ranked by Income Group


Influencing Factors in Next Residence $0-

$24,999 $25,000-$49,999

$50,000-$74,999

$75,000-$99,999

$100,000-$124,999

$125,000-$149,999

$150,000-$174,999

$175,000-$199,999

$200,000 and up

Perception of crime in neighborhood 1 1 1 2 2 2 1 1 1 Neighborhood conditions (what other homes around you look like) 2 2 2 1 1 1 2 2 2


Nice parks and other public places (library, community centers, etc.) 2 5 5 5 4 3 5 3 5

Amount of property taxes 8 4 3 3 3 6 6 5 6


5 6 6 6 7 4 3 8 3


6 7 7 7 6 7 6 5 6



School district the home resides in 11 11 10 10 10 9 11 9 8


Appendix C.1 La Crosse Resident, ranked by Age Group



Garage (attached or detached) 1 1 1 1 1 High energy efficiency 2 2 2 2 2 Extra storage for large recreational items (ex. boats, kayaks, bikes) 3 4 3 4 7

Landscaping, yard maintenance, snow removal, etc. is provided by a homeowners association 5 6 7 5 4


Single-level home (one floor) 8 8 5 3 3 High-end home or luxury apartment (quality materials and craftsmanship) 6 5 6 6 6

A housing development that provides residents with community areas for social gatherings 7 7 8 7 5


Appendix C.2 La Crosse Resident, ranked by Educational Attainment Education Group (La Crosse Resident)

Characteristics Important in Next Home High School

Diploma or less Some college (no degree)

Associates Degree

Bachelor Degree

Graduate Degree

Doctoral Degree

Garage (attached or detached) 1 1 1 1 1 1 High energy efficiency 1 2 2 2 2 2 Extra storage for large recreational items (ex. boats, kayaks, bikes) 5 3 3 3 3 5


Large-size home (2000 square feet or more) 7 6 5 4 6 3


4 4 6 6 8 7

High-end home or luxury apartment (quality materials and craftsmanship) 6 8 7 7 5 4


8 6 8 8 7 6

Appendix C.3 La Crosse Resident, ranked by Income Group



$24,999 $25,000-$49,999

$50,000-$74,999

$75,000-$99,999

$100,000-$124,999

$125,000-$149,999

$150,000-$174,999

$175,000-$199,999

$200,000 and up

Garage (attached or detached) 2 2 1 1 1 1 1 1 1 High energy efficiency 1 1 2 2 2 2 2 2 2 Extra storage for large recreational items (ex. boats, kayaks, bikes)

5 4 3 3 4 3 6 5 5

Large-size home (2000 square feet or more) 7 8 5 5 3 6 4 3 3 High-end home or luxury apartment (quality materials and craftsmanship)

6 6 7 7 6 4 3 4 4



3 3 6 6 8 8 8 5 7


4 7 8 8 7 7 7 8 6







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