Prices are up?

This is a difficult picture to explain. Comparing April 2008 to April 2009 it appears that prices have increased by 2%. Volume is still down 21% reflecting a market that does not believe in itself. Many are having difficulty selling their home and afraid to offer on another with a "sale of property" condition. Look how uneven it is. Prices are down 12% in Niagara-on-the-Lake, but Niagara Falls, Thorold, Pt. Colborne, and Pelham are doing well. I have no explanation.

Residential Sales	2008		2009			Comparison
	# of Listings	Average Sale Price	# of Listings	Average Sale Price	Volume Change		Price Change
NIAGARA-ON-THE-LAKE	22	355,649	18	311,667	82%		88%
NIAGARA FALLS	131	178,668	108	190,735	82%		107%
FORT ERIE	61	180,526	46	160,699	75%		89%
ST.CATHARINES	212	195,595	142	194,576	67%		99%
THOROLD	30	190,467	27	202,848	90%		107%
FONTHILL/PELHAM	23	262,696	26	284,388	113%		108%
WELLAND	87	172,190	58	168,260	67%		98%
PORT COLBORNE/WAINFLEET	35	147,817	37	170,468	106%		115%
LINCOLN/WEST LINCOLN	27	269,306	31	255,132	115%		95%
Totals	628	195,684	493	198,941	79%		102%