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Economic and Real Estate Outlook By Lawrence Yun, Ph.D. Chief Economist, National Association of REALTORS® Presentation at Arkansas REALTORS® Association Eastern Arkansas REALTORS® Association Northwest Arkansas Board of REALTORS® April 6 and 7, 2016
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Lifetime Wealth at near All-Time High
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Consumer Confidence Index
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Median Household Income (Inflation Adjusted)
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Annual GDP … Below 3% for 11 straight years
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Sluggish GDP and Gap after Recession ($2.5 trillion gap … $7,000 per person) 3% Growth Line Slow 2% Growth Line
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Sluggish Business Spending Despite High Profit
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Homeownership Rate (seasonally adjusted … near 50-year low)
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First-time collapse … why? Lowest in nearly 30 years … since 1987
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Student Loan (in $billion)
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H.O.M.E. Survey (Housing Opportunity and Market Experience) 87 percent of Americans believe homeownership is part of their personal American Dream HIGHER for 18-24 year olds at 91 percent
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Even with Falling ownership rate, Home Sales Rising
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Monthly Pending Sales Index - Steady (Seasonally Adjusted) Source: NAR
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Monthly Pending Sales Index – What Triggered the Sustained Decline? (Seasonally Adjusted) Source: NAR
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Jump in Mortgage Rate
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Fed Rate Hike in December
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Fed Rate Hike in December then again in May? then again in September? then again in …
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Fed Policy and Mortgage Rate
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What Determines Bond Yields? Federal Reserve’s short-term rate changes Inflation and erosion of purchasing power Foreign capital flow and demand for dollar Savings rate U.S. budget deficit Printing of money …
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Federal Deficit - Shrinking ( $ million, 12 month total)
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Federal Debt … Cumulative ( $ million; debt held by public excluding intra-governmental holdings)
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U.S. Dollar Reversing the Decline … Stronger and Stronger
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No CPI Inflation – Yet
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Rents Rising at 7-year high
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Rental Vacancy Rate (30-year low)
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Multifamily Oversupply?
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Rising Home Price is becoming Obstacle (Median National Existing Home Price)
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New Home Price … Even Higher
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Memphis and Little Rock Median Home Price – Very Affordable ! In $1000
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Arkansas Home Price Index (Repeat Price Measurement by Federal Housing Finance Agency)
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Would Home Sales Rise? Rising Mortgage Rates – Not Good Too Fast Rising Prices – Not Good Housing Equity for Pent-up Sellers – Good Credit Qualification Normalizes - Good Return Boomerang Buyers - Good Steadily increased supply - Good Job creation – Super Good
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Pent-Up Home Sellers
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Credit Box Opens? FICO New Method Fannie/Freddie – Lower down payment products FHA premiums … lowered Portfolio Lending … historic low mortgage default rates on recent vintages (2010-2014)
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Trade-Up Opportunities from Housing Equity $ billion
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Return Buyers
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Housing Starts Thousand units
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Arkansas Housing Permits
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Time to Sell a New Spec Home (in months)
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Jobs (8 million lost … 14 million gained) In thousands
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Fresh Unemployment Insurance Claims In thousands
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Unemployment Rate Falling Out-of-the-Labor Force Rising
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Top and Bottom States for Jobs The Best% Gain in 12 months Idaho3.8 Utah3.5 Nevada3.4 Florida3.0 Washington3.0 California2.9 South Carolina2.9 Oregon2.7 Arizona2.3 The Worst% Gain in 12 months Wyoming0.2 Oklahoma0.1 Louisiana-0.4 West Virginia-1.8 North Dakota-2.0 Arkansas job growth rate of 1.6%, 24 nd rank
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Jobs in Nashville and Memphis
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Jobs in Little Rock and Fayetteville
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Jobs in Mobile and Charleston SC
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Jobs in Grand Rapids and Flint
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FSBO collapse
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Impossible Poker Face and Google Bump
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Commercial Real Estate
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Commercial Investment Sales of Large Properties (Properties valued at $2.5 million and over)
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Commercial Property Price Index Source: Federal Reserve
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REALTOR ® Deal Size (Not $2.5 million Properties)
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2/3 of Members used 1031 Like-Kind Exchanges
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Economic Forecast 201420152016 Forecast GDP Growth2.6%2.1%1.3% Job Growth+3.0 million+2.6 million+1.5 million CPI Inflation1.6%0.3%2.5% 10-year Treasury2.6%2.1%2.7%
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Housing Forecast (as of March 2016) 201420152016 Forecast New Home Sales437,000500,000560,000 Existing Home Sales4.9 million5.3 million5.4 million Median Price Growth+ 5.7%+ 6%+4% 30-year Rate4.2%3.9%4.1%
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REALTORS ® CRE Outlook Commercial Real Estate Vacancy Forecast (%) 2014.Q32014.Q42015.Q12015.Q22015.Q32015.Q42016.Q12016.Q22016.Q32016.Q4201420152016 Office15.714.915.115.915.815.515.315.114.914.816.015.615.0 Industrial9.911.611.310.810.39.89.49.08.58.412.011.78.8 Retail13.812.513.713.213.012.712.312.111.911.613.813.212.0 Multifamily6.16.88.46.66.76.6 6.76.67.1 Source: NAR Commercial Property Price Indices Forecast 200820092010201120122013201420152016 NCREIF 215.2165.1168.2186.5195.2211.9224.9 249.8249.0 Green St. Advisors 86.163.574.487.192.299.4106.7 117.5115.5 Sources: NAR, NCREIF, Green Street Advisors
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