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to improve modestly; despite strong demand and lean inventories, prices are being restrained by a sizable overhang of distressed properties, which is coming down only gradually. New York City's co-op and condo market has generally continued to strengthen,

particularly in Brooklyn, as both activity and prices have risen moderately. However, these trends do not hold for the high end of the market, where a glut of new development has put downward pressure on prices. Rental markets have softened, most notably at the high

end. While rents remain on a moderate upward trajectory in Brooklyn and parts of northern New Jersey, rents across most of the region have retreated and, in most areas, are now down from a year ago

Commercial real estate markets have been mixed in recent weeks. Office markets across the District were mostly steady in the first quarter, though asking rents have moved up modestly in Brooklyn, Queens, and northern New Jersey. The market for retail space has

weakened, with vacancy rates rising to multi-year highs in New York City, as well as in northern New Jersey and upstate New York. In contrast, the market for industrial space has strengthened: vacancy rates are at or near multi-year lows across most of the District

while rents are running 5-10 percent ahead of a year ago. Industrial and warehouse construction has picked up in northern New Jersey, but elsewhere commercial construction activity remains sluggish.

Business contacts across the District report a rebound in business activity, following a brief slump early this year. Both manufacturing and service-sector contacts report little

change in selling prices. In contrast, service-sector firms report continued upward cost pressures, and manufacturing contacts note some pickup in input prices.

The labor market has been increasingly robust in recent weeks, with labor shortages in certain areas and some acceleration in wages. Two major New York City employment agencies report continued improvement in hiring activity and moderate increases in

salaries. One notes that more candidates are getting multiple job offers and that employers are becoming less picky about prospective hirees' skills and experience. However, a major employment agency in upstate New York reports some slowing in hiring and notes that employers have become more selective.

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Hiring remains subdued at manufacturing firms and large financial firms but brisk in most service industries. More service-sector contacts than in the last report expect to raise wages in the months ahead

Bankers report further strengthening in loan demand. In particular, bankers note a widespread increase in demand for residential mortgages, and continued growth in demand for commercial mortgages and C&I (commercial and industrial) loans.

other hand, in the case of consumer loans, bankers report little change in demand. Banks report that credit standards were unchanged across all loan categories. Similarly, bankers indicate no change in spreads of loan rates over cost of funds across all loan categories

except commercial mortgages, for which bankers reported narrower spreads. Bankers report declining delinquency rates on home mortgage loans, C&I loans and commercial mortgages, while they report steady delinquency rates on consumer loans.