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Why Are You Moving?


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The average length of homeownership has been 10-12 years…..until now?!?

Nearly half of Americans are considering a move to a new home

Of those considering a move, more than 1 in 4 (27%) want to stay within their current area. The main driver behind this sentiment is a desire to reduce living expenses, which is true for 44% of respondents.

Rounding out the top five reasons behind a potential move are:

  • “My current home is too small” (27%)
  • “I’m looking for different features” (27%)
  • “I’d rather live in a different part of town” (12%)
  • “I don’t like the management of the property I’m renting” (11%)

“The economic crisis has adversely affected the finances of many Americans,” said Tendayi Kapfidze, LendingTree’s chief economist. “Even those who have kept their jobs and added to savings, via stimulus and spending less due to staying home, are likely worried about the stability of their financial position.”

https://www.lendingtree.com/home/mortgage/nearly-half-of-americans-are-considering-a-move-to-reduce-living-expenses/
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Median Home Value to Median Income

If there is anyone left who still believes in market fundamentals, here’s a graph that shows how the traditional 3:1 price-to-income ratio is still a decent measuring stick in the rest of America.  But in California, it has escalated to dizzying heights!

San Diego County

Median Household Income: $75,456

Median Sales Price, YTD: $705,000

Price-to-Income Ratio: 9.3

Encinitas

Median Household Income: $113,175

Median Sales Price, YTD: $1,465,000

Price-to-Income Ratio: 12.9

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With the affluent in full control of the real estate market, expect these numbers to get dizzier!

Million-Dollar Sales Double

Ultra-low rates, record home equity, and societal needs/concerns make the perfect frenzy cocktail:

The pandemic is driving a major boom in the housing market that’s breaking all kinds of records and exposing a very uneven economic recovery between the haves and the have-nots.

The most dramatic increases are happening at the top end of the market — sales of homes costing $1 million and up have more than doubled since last year.

Millions of people are working from home while juggling their kids’ remote schooling. And many who can afford to are buying bigger houses.

Home sales in September were up more than 20% from a year ago, according to the National Association of Realtors. And median home prices hit a record $311,800. That’s about $40,000 more than just a year ago.

“It is great news for homeowners as they are seeing equity rise and rise,” says Lawrence Yun, the chief economist for the Realtors group. But he says prices are rising too fast. Generally, he says, economists like to see home prices climb in line with people’s wages. But in recent years, home prices have been rising much more quickly.

“It will eventually lead to a choking point where first-time buyers simply can not show up to the market,” Yun says. Already the percentage of first-time buyers is decreasing — they represent about 31% of the market. In a healthy market, they represent 35% to 40% of buyers, Yun says.

He worries that if the trend continues, the country will see a further “divergence in society where you have the haves, with homeownership gaining their equity, and those people who would like to become homeowners continually being frustrated, unable to reach that goal of owning a home.”

Read full article here:

https://www.npr.org/sections/coronavirus-live-updates/2020/10/22/926657942/housing-boom-sales-of-million-dollar-homes-double

Survey of Market Conditions

The experts were surveyed on what they think about the market – a sample question:

Fleming: “Our research has found that in past recessions, house prices show their “downside stickiness,” meaning they remain flat or their growth slows during economic downturns, but often do not decline much with one exception – the Great Recession. Because of the downside stickiness of home prices, and the supply and demand imbalance that exists in the market today, we anticipate nominal house price appreciation to actually accelerate this summer. House prices are going up!”

Marr: “As mortgage rates decline, prices rise. Demand fell, but so did supply, which muted any impact to home prices. Right now, they are continuing to grow at the same pace as before the pandemic. Growth may slow as the economic impacts grow, but the consensus is that home prices will continue to rise over the year.”

Tucker: “Overall, Zillow is forecasting a slight decline in home prices through October, followed by a slow recovery through 2021.”

McLaughlin: “We think price growth is going to slow, and even possibly turn negative, by the beginning of next year, as lower aggregate demand emerges and legislation that protects homeowners from foreclosure expire. However, we do expect price grow quite strongly by the end of next year, growing between 4-6% on a year-over-year basis.”

Teta: “Some pockets around the country may do well – like suburban areas around big cities if large numbers of people decide to move because of concerns that it’s too risky to stay in densely populated places where the virus has spread so rampantly. That could sew a silver lining into the market. But it may be more likely that the price boom of recent years is in serious jeopardy.”

Link to Forbes article

Pendings Daily and YoY

The graph above shows the raw data – how the pendings started to increase as we got into April.  It seemed like the action began to slow down just recently, and, sure enough, the rolling averages have been in decline over the last week or two in San Diego – and elsewhere.

If you just need some covid relief, then the graph below will make you feel better.  For the last month, the pending sales in San Diego have been comfortably ahead of last year’s counts.

https://www.mikedp.com/

More New Listings

One key to any potential comeback is having more homes to sell.

The weekly counts above are the net effect of new listings minus new pendings. When we have a good week of net new pendings (like we did this week with +13), it means a positive move by the new listings is even more impressive.  Let’s also note how different this year started.

Last year we averaged 103 new NSDCC listings per week, and today’s count was 79 for the past week, so we’re not far off our normal springtime pace. We can probably expect a very active summer!

Market-Comeback Indicators

To get a feel for when the market is starting to come back, let’s watch these data points.

When sellers are feeling more comfortable putting their house on the market, we should see the number of houses for sale begin to increase (or that will be a sign that fewer are selling, and the unsolds are stacking up).

Let’s compare the drastic difference between today and a few years ago – this includes Oceanside:

March Inventory:

2011: 3,350

2015: 1,541

2020: 1,158

The lack of homes for sale was already a problem before the coronavirus hit – with this few on the market now, don’t be surprised if sellers try to push their list prices even higher.

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Before we get an increase in new pendings, we will need an increase in showings:


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Once showings pick up, then the weekly new pendings should gradually improve.  Here’s the latest look:

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The baseline for the mortgage industry is Fannie and Freddie.  Let’s keep an eye on their thoughts – especially if they start pulling back on their loan programs:

Freddie Mac’s Economic and Housing Research Group says that due to the stay-at-home orders in effect in more than half of the states, housing markets will not have their typical spring sales surge. They will probably fall 45 percent on a seasonally adjusted annual basis in the second quarter. House prices, however, will be insulated to some extent by the fiscal stimulus and extended unemployment insurance coverage provided by the Coronavirus Aid, Relief, and Economic Security (CARES) Act. The forbearance and foreclosure mitigation programs put into effect by lenders and reinforced by the CARES Act will limit the fire-sale conditions that emerged during the Great Recession. Freddie Mac expects home prices to decline by 0.5 percentage point over the next four quarters.

Also preventing a price collapse is the persistent lack of available homes for sale.In addition, population growth and pent up household formations will provide a “tailwind” to housing demand. When the recovery begins, the company forecasts that price growth will accelerate back to a long-term increases between 2 and 3 percent a year.

When Treasury yields became volatile several weeks ago the Federal Reserve stepped in to shore them up. They then turned to the secondary market in mortgage-backed securities (MBS), buying billions of those when demand dried up and interest rates surged.

Freddie Mac forecasts that inflation will remain in check as economic growth slows and long-term interest rates, including those for mortgages, will remain low for the next two years. Refinancing will regain the momentum seen earlier this year but will slow next year. Purchase mortgage originations will be the mirror image of refinances so total originations will be around $2.4 trillion in both 2020 and 2021.

The economists say their forecast is relatively optimistic and there are significant downside risks. Some of the important data reported over the last month, such as unemployment insurance claims and job growth, have been surprises, and not in a good way. They conclude, “If the economic contraction is larger and longer than what we currently forecast the housing market will suffer. Home sales may be slower to bounce back if potential buyers do not come to market. House price declines could also be larger than what we expect, particularly if forbearance and foreclosure mitigation programs do not successfully limit contagion effects on house prices. In the downside scenario mortgage origination volumes would be significantly lower than we forecast.”

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How about mortgage rates?  A general rule-of-thumb today would be when rates are under 3.5%, we can expect a positive effect on the market, and when they are above 4%, it’s a negative:

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Let’s watch these indicators, and add others as time goes on.  The sellers will probably need to go first, and bring more homes to market.  Then once we see showings and pendings start to trend upward, then we can say we are getting somewhere!

Housing For The Decade

What a decade!

Our median home price – fueled by low rates and the Bank of Mom&Dad – more than doubled the percentage increase in the median household income!

Our net migration was fine really – we must have a steady influx of affluent folks:

Here’s an interesting graph on those renters over 60 years old. San Diego was 20th by percentage, but we were fifth in the total number of additional seniors who rent (could be renters who just reached 60?):

Hat tip to AL for sending in the link – with loads of other data:

https://www.rentcafe.com/blog/rental-market/market-snapshots/renting-america-housing-changed-past-decade/

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