PS,
The answer to your first question is not enough. Anecdotally, most of what I am hearing is the high end buyers are coming from out of the area. I don’t haven’t had any listings in that range lately so its hard to say for sure. I do have a couple buyers in that range and they are coming from out of the area. Most are wealthy or work from home and could live anywhere.

As for my friend, he would love to live here if he could find the right job here. He will probably retire out here. My comment wasnt intended to say he was considering a move here. I was just shocked to hear anybody but Bay Area residents think our prices are cheap.

When I said the high end is stronger I meant it is relatively stronger. NO PRICE RANGES ARE STRONG RIGHT NOW!