Tag: Housing Market

U.S. Housing Market Shifts Gears: June Sales Slump Signals Transition to Buyer’s Market

Posted on by slightbourne@noblecapitalmarkets.com
Key Points:
– Existing home sales dropped 5.4% in June, indicating a market slowdown
– Housing inventory increased by 23.4% year-over-year, yet prices continue to rise
– Market shows signs of transitioning from a seller’s to a buyer’s market

The U.S. housing market is showing signs of a significant shift, as June’s home sales data points to a cooling market and a potential transition favoring buyers. According to the latest report from the National Association of Realtors (NAR), sales of previously owned homes declined by 5.4% in June compared to May, reaching an annualized rate of 3.89 million units. This marks the slowest sales pace since December and represents a 5.4% decrease from June of the previous year.

The slowdown in sales can be largely attributed to the spike in mortgage rates, which surpassed 7% in April and May. Although rates have slightly retreated to the high 6% range, the impact on buyer behavior is evident. Lawrence Yun, chief economist for the NAR, noted, “We’re seeing a slow shift from a seller’s market to a buyer’s market.”

One of the most significant changes in the market is the substantial increase in housing inventory. The number of available homes jumped 23.4% year-over-year to 1.32 million units at the end of June. While this represents a considerable improvement from the record lows seen recently, it still only amounts to a 4.1-month supply, falling short of the six-month supply typically considered balanced between buyers and sellers.

The surge in inventory is partly due to homes remaining on the market for longer periods. The average time a home spent on the market increased to 22 days, up from 18 days a year ago. This extended selling time, coupled with buyers’ increasing insistence on home inspections and appraisals, further indicates a shift in market dynamics.

Interestingly, despite the increased supply and slower sales, home prices continue to climb. The median price of an existing home sold in June reached $426,900, marking a 4.1% increase year-over-year and setting an all-time high for the second consecutive month. However, this price growth is not uniform across all segments of the market.

The higher end of the market, particularly homes priced over $1 million, was the only category experiencing sales gains compared to the previous year. In contrast, the most significant drop in sales occurred in the $250,000 and lower range. This disparity highlights the ongoing affordability challenges in the housing market, especially for first-time buyers and those seeking lower-priced homes.

The changing market conditions are also influencing buyer behavior. Cash purchases increased to 28% of sales, up from 26% a year ago, while investor activity slightly decreased to 16% of sales from 18% the previous year. These trends suggest that well-funded buyers are still active in the market, potentially taking advantage of the increased inventory and longer selling times.

Looking ahead, the market’s trajectory remains uncertain. Yun suggests that if inventory continues to increase, one of two scenarios could unfold: either home sales will rise, or prices may start to decrease if demand doesn’t keep pace with supply. The influx of smaller and lower-priced listings, as noted by Danielle Hale, chief economist for Realtor.com, could help moderate overall price growth and potentially improve affordability for some buyers.

As the housing market navigates this transition, both buyers and sellers will need to adjust their strategies. Buyers may find more options and negotiating power, while sellers may need to be more flexible on pricing and terms. The coming months will be crucial in determining whether this shift towards a buyer’s market solidifies or if other factors, such as potential changes in mortgage rates or economic conditions, alter the market’s trajectory once again.

Mortgage Rates and Stocks Find Relief as Powell Reinforces Rate Cut Prospects

Posted on by slightbourne@noblecapitalmarkets.com

The housing and stock markets received a welcome boost this week as Federal Reserve Chair Jerome Powell reinforced expectations for interest rate cuts later this year. In his semi-annual monetary policy testimony to Congress, Powell acknowledged that recent data shows inflation is moderating, paving the way for potential rate reductions in 2024.

For homebuyers and prospective sellers who have grappled with soaring mortgage rates over the past year, Powell’s remarks offer a glimmer of hope. Mortgage rates, which are closely tied to the Fed’s benchmark rate, have retreated from their recent highs, dipping below 7% for the first time since mid-February.

According to Mortgage News Daily, the average rate for a 30-year fixed-rate mortgage settled at 6.92% on Thursday, while Freddie Mac reported a weekly average of 6.88% for the same loan term. This marks the first contraction in over a month and a significant improvement from the peak of around 7.3% reached in late 2023.

The moderation in mortgage rates has already begun to revive homebuyer demand, as evidenced by a nearly 10% week-over-week increase in mortgage applications. The Mortgage Bankers Association (MBA) noted that the indicator measuring home purchase applications rose 11%, underscoring the sensitivity of first-time and entry-level homebuyers to even modest rate changes.

“Mortgage applications were up considerably relative to the prior week, which included the President’s Day holiday. Of note, purchase volume — particularly for FHA loans — was up strongly, again showing how sensitive the first-time homebuyer segment is to relatively small changes in the direction of rates,” said Mike Fratantoni, MBA’s chief economist.

This renewed interest from buyers coincides with a much-needed increase in housing inventory. According to Realtor.com, active home listings grew 14.8% year-over-year in February, the fourth consecutive month of annual gains. Crucially, the share of affordable homes priced between $200,000 and $350,000 increased by nearly 21% compared to last year, potentially opening doors for many previously priced-out buyers.

The stock market has also responded positively to Powell’s testimony, interpreting his comments as a reassurance that the central bank remains committed to taming inflation without derailing the economy. Despite a hotter-than-expected inflation report in January, Powell reiterated that rate cuts are likely at some point in 2024, provided that price pressures continue to subside.

Investors cheered this stance, propelling the S&P 500 to new record highs on Thursday. The benchmark index gained nearly 1%, while the tech-heavy Nasdaq Composite surged 1.4%, underscoring the market’s preference for a more dovish monetary policy stance.

However, Powell cautioned that the timing and magnitude of rate cuts remain uncertain, as the Fed seeks to strike a delicate balance between containing inflation and supporting economic growth. “Pinpointing the optimal timing for such a shift has been a challenge,” said Jiayi Xu, Realtor.com’s economist. “Specifically, the risk of a dangerous inflation rebound is looming if rate cuts are made ‘too soon or too much.'”

This ambiguity has contributed to ongoing volatility in both the housing and stock markets, as market participants attempt to gauge the Fed’s next moves. While the prospect of rate cuts has provided relief, concerns remain that the central bank may need to maintain a more hawkish stance if inflationary pressures prove more stubborn than anticipated.

Nevertheless, Powell’s remarks have injected a sense of optimism into the markets, at least temporarily. For homebuyers, the potential for lower mortgage rates could translate to increased affordability and a more favorable environment for purchasing a home. Meanwhile, investors have embraced the possibility of a less aggressive monetary policy stance, driving stocks higher in anticipation of a potential economic soft landing.

As the data continues to unfold, both the housing and stock markets will closely monitor the Fed’s actions and rhetoric. While challenges persist, Powell’s testimony has offered a glimpse of light at the end of the tunnel, reigniting hopes for a more balanced and sustainable economic landscape in the months ahead.

Consumer Confidence Jumps to Five-Month High, Signaling Economic Optimism

Posted on by slightbourne@noblecapitalmarkets.com

U.S. consumer confidence increased substantially in December to reach its highest level in five months, according to new data from the Conference Board. The confidence index now stands at 110.7, up sharply from 101.0 in November. This surge in optimism indicates consumers have a brighter economic outlook heading into 2024.

The gains in confidence were broad-based, occurring across all age groups and household income levels. In particular, confidence rose sharply among 35-54 year olds as well as those earning $125,000 per year or more. Consumers grew more upbeat about both current conditions and their short-term expectations for business, jobs, and income growth.

The large improvement in consumer spirits is likely the result of several positive economic developments in recent months. Stock markets have rebounded, mortgage rates have retreated from their peaks, and gas prices have declined significantly. Many shoppers also appear to be returning to more normal holiday spending after two years of pandemic-distorted patterns.

Labor Market Resilience Boosts Spending Power

Driving much of this economic optimism is the continued resilience in the labor market. The survey’s measure of jobs plentiful versus hard to get widened substantially in December. This correlates with the 3.7% unemployment rate, which remains near a 50-year low. Robust hiring conditions and rising wages are supporting the consumer spending that makes up 70% of GDP.

With inflationary pressures also showing signs of cooling from 40-year highs, households have more spending power heading into 2023. Consumers indicated plans to increase purchases of vehicles, major appliances, and vacations over the next six months. This points to solid ongoing support for economic growth.

Fed Rate Hikes Could Be Nearing an End

Another factor buoying consumer sentiment is growing expectations that the Fed may pause its rapid interest rate hikes soon. After a cumulative 4.25 percentage points of tightening already delivered, markets are betting on a peak rate below 5% in early 2024.

This prospect of nearing an end to historically-aggressive Fed policy has sparked a powerful rally in rate-sensitive assets like bonds and stocks while boosting housing affordability. With inflation expectations among consumers also falling to the lowest since October 2020, pressure on the central bank to maintain its torrid tightening pace is declining.

Housing Market Poised for Rebound

One key area that could see a revival from lower rates is the housing sector. Existing home sales managed to eke out a small 0.8% gain in November following five straight months of declines. While higher mortgage rates earlier this year crushed housing affordability, the recent rate relief triggered a jump in homebuyer demand.

More consumers reported plans to purchase a home over the next six months than any time since August. However, extremely tight inventory continues hampering sales. There were just 1.13 million homes for sale last month, 60% below pre-pandemic levels. This lack of supply will likely drive further home price appreciation into 2024.

The median existing-home price rose 4% from last year to $387,600 in November. But lower mortgage rates could bring more sellers and buyers to the market. Citigroup economists project stronger price growth next spring and summer as rates have room to decrease further. This would provide a boost to household wealth and consumer spending power.

Economic Growth Appears Solid Entering 2024

Overall, with consumers opening their wallets and the job market thriving, most economists expect the US to avoid a downturn next year. The sharp rise in confidence, spending intentions, and housing market activity all point to continued economic growth in early 2024.

Inflation and Fed policy remain wildcards. But the latest data indicates the price surge has passed its peak. If this trend continues alongside avoiding a spike in unemployment, consumers look primed to keep leading GDP forward. Their renewed optimism signals economic momentum instead of approaching recession as 2024 gets underway.