The year (2010) ended almost in lock step with 2009 but with a totally inverted curve.  The 1st 6 months of 2010 looked much better compared to 2009 because the last 3 or 4 months of 2008 were atrocious.  The 2nd half of 2010 pales in comparison to the 2nd half of 2009 therefore leaving us with almost identical year end data.  The critical factors for 2011 will continue to be listing inventory.  Until that number comes down significantly, a housing recovery cannot occur.  Bank owned properties will keep our inventory above what is acceptable along with the shadow inventory of sellers who are waiting for the “market to improve”.  Look for sales to increase as 2011 progresses but prices to go down a bit before they improve.