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Tuesday, May 31, 2022

Fannie Mae: Housing Crisis Will Last a Decade

 WASHINGTON – Fannie Mae has issued a new analysis of the residential single-family home market, where it stated that: “the demand for entry-level single-family homes should remain high for the rest of the decade.”

The government-owned mortgage firm found that between 2018 and 2020, the shortage in homes increased nationally from 2.5 units to 3.8 units. The declining supply of entry-level (or starter) homes is driving the home shortage.

Fannie Mae defines a starter home as having less than 1,400 square feet. In the 1980s, 40% of all homes built were starter homes. By comparison, in 2019, only 7% of homes built were starter homes.

The influx of 27 million millennials into the housing market has pushed this shortage even further. In the period from 2018 through 2020, the COVID-19 pandemic and systemic housing trends caused a 52% decrease in the supply of homes. The combination of low supply and high demand resulted in a 12% increase in home prices.

As younger workers continue to enter the market, the demand for starter homes will continue to rise. Fannie Mae anticipates that affordability will remain an issue for the next decade, “especially when it comes to down payments.”

Copyright © 2022 BridgeTower Media. All Rights Reserved. © Copyright, 2022, Idaho Business Review (Boise, ID)

Census Finds Big City Losses, Sunbelt Gains

 By Mike Schneider

8 of the 10 largest U.S. cities lost population during the first year of the pandemic, though reasons varied from housing costs to jobs, births, and deaths.

NEW YORK – Ko Im always thought she would live in New York forever. She knew every corner of Manhattan and had worked hard to build a community of friends. Living in a small apartment, she found her attitude shifting early in the pandemic. After her brother accepted a job in Seattle in the summer of 2020, she decided to move there too.

“It was fine until it wasn’t,” said Im, 36. “The pandemic really changed my mindset about how I wanted to live or how I needed to live.”

Eight of the 10 largest cities in the U.S. lost population during the first year of the pandemic, with New York, Los Angeles and Chicago leading the way. Between July 2020 and July 2021, New York lost more than 305,000 people, while Chicago and Los Angeles contracted by 45,000 residents and 40,000 people, respectively.

The population estimates released Thursday by the U.S. Census Bureau capture a time early in the pandemic and don’t reflect changes since last summer. Whether the virus has permanently changed the urban landscape of America remains an open question.

San Francisco suffered the largest rate of decline, losing almost 55,000 residents, or 6.3% of its 2020 population, the highest percentage of any U.S. city.

Among the 10 largest U.S. cities, only San Antonio and Phoenix gained new residents, but they added only about 13,000 people each, or less than 1% of their populations, according to the bureau’s 2021 vintage population estimates.

Justin Jordan’s move to Phoenix a year ago was motivated by a job offer paying him more money than the one in Moundsville, West Virginia, where he had been living. He has had to adjust to 110 degree Fahrenheit (43.3 degree Celsius) temperatures and unwieldly traffic.

“I love the weather, the atmosphere, and all the stuff to do,” said Jordan, 33, a senior operations manager for a business services firm.

Among the largest U.S. cities, Austin and Fort Worth in Texas; Jacksonville, Florida; Charlotte, North Carolina; and Columbus, Ohio also registered modest population gains.

In March, the Census Bureau released estimates for metro areas and counties showing changes from mid-2020 to mid-2021. The estimates released Thursday offer a more granular perspective. For instance, the March data showed metro Dallas had the largest population gain of any metro area in the U.S., adding more than 97,000 residents, but Thursday’s estimates show the city of Dallas lost almost 15,000 residents. The growth occurred in Dallas suburbs like Frisco, McKinney and Plano.

Reasons for population changes vary from city to city, driven by housing costs, jobs, births and deaths. The pandemic and the lockdown that followed in spring 2020 made living in a crowded city less appealing for a time, and those who could leave – workers who could do their jobs remotely, for example – sometimes did.

Brookings Institution demographer William Frey said he believes the population declines in most of the largest U.S. cities from 2020 to 2021 have been “short-lived and pandemic-related.”

Daniel Akerman, a New York real estate agent, said the Census Bureau data, which doesn’t go past July 2021, fail to capture how people have returned to the city in the past year. He said real estate transactions have skyrocketed and available rental apartments have dropped.

“People have definitely returned to the city. There are a lot more people on the streets,” Akerman said. “In July 2021, people were still guarded about COVID and a lot of that has gone away. People are a lot more free. They are out and about, going to restaurants.”

When it came to growth rates, as opposed to raw numbers, the fastest-growing cities with populations of at least 50,000 residents were in the suburbs of booming Sunbelt metro areas. They included Georgetown and Leander outside Austin; the town of Queen Creek and the cities of Buckeye, Casa Grande and Maricopa, outside Phoenix; the city of New Braunfels, outside San Antonio; and Fort Myers, Florida. They had growth rates of between 6.1% and 10.5%.

As metro Austin has grown by leaps and bounds, so has Georgetown, located more than 25 miles (40 kilometers) north of the Texas capital, said Keith Hutchinson, the city’s communications manager. The city grew by 10.5%, the most in the nation last year, and now has 75,000 residents.

“It’s not really a surprise,” Hutchinson said. “People are moving here for jobs.”

The estimates also showed population declines of 3% to 3.5% in New Jersey cities outside New York, such as Union City, Hoboken and Bayonne. Similar declines occurred outside San Francisco in Daly City, Redwood City and San Mateo, as well as Cupertino in Silicon Valley.

Lake Charles, Louisiana, which was devastated by Hurricane Laura in 2020, lost almost 5% of its residents, the second-highest rate in the U.S. behind San Francisco.

Though the Category 4 storm was the driver there, elsewhere, the pandemic created opportunities to move. Andrew Mazur, 31, had been wanting for some time to leave Philadelphia for South Florida where he grew up, and the chance to work remotely in his job at a large professional services firm arrived in November 2020. He joined almost 25,000 residents who left Philadelphia between 2020 and 2021.

Although he now needs a car to get around, Mazur loves golfing every weekend and going to the beach. He recently moved out of his parents’ home, getting his own apartment in Fort Lauderdale. He made the move official three weeks ago by obtaining a Florida driver’s license.

“I’m not going back. It has been great,” Mazur said. “Philly, New York, Chicago – tons of people from there are moving down here.”

Copyright 2022 The Associated Press. All rights reserved. This material may not be published, broadcast, rewritten or redistributed without permission.

Wednesday, May 25, 2022

Economic Survey: Mild Recession, Much Disagreement

 By Paul Davidson

If there is a slump, most economists predict it will be relatively mild – and a majority believe the odds are greater than 50% that the U.S. won’t see a recession at all.

WASHINGTON – Despite a solid economy and booming job growth, the specter of recession is looming ever larger as a growing number of economists raise their odds for a downturn and the stock market takes a historic drubbing.

Here’s the good news: If there is a slump, top economists say, it probably will be relatively mild.

Think early 1990s and 2001 slides, not the job-killing collapses of 2007-09 and 2020 that were triggered by the housing crisis and COVID-19 pandemic.

“If it were to happen, it wouldn’t last long, it would not be severe, and we’ll be on the other side of it quickly,” says Mark Zandi, chief economist of Moody’s Analytics.

That’s largely because U.S. consumers and the economy are in good financial shape, with few signs of the kind of excesses that have triggered past downturns, Zandi says.

Factors dragging on the economy

Fueling the growing recession chatter is a confluence of shocks to the economy. Inflation is at a 40-year high of 8.3%, and the Federal Reserve is raising interest rates aggressively to fight it, both of which are burdening consumers with higher costs and starting to squeeze corporate earnings.

As a result, the Standard & Poor’s 500 index is down nearly 20% from its peak early this year, pushing it close to bear market territory on Friday.

Although the health crisis largely has eased and Americans are resuming activities like traveling and going to sporting events, it hasn’t gone away. COVID-19 cases have recently spiked from low levels.

Meanwhile, Russia’s war in Ukraine and China’s new COVID-19-sparked lockdowns pose new hurdles to unwinding the global supply chain bottlenecks that have kept inflation elevated.

What are the odds of a recession?

Here’s one plausible recession scenario: As prices and interest rates climb and the battered stock market makes investors feel less wealthy, consumers will pull back spending. Businesses will rein in investment and hiring while expanding layoffs. Economic activity will start to slow and job losses will mount.

Zandi puts the chances of a recession at 33% within the next 12 months and 50% within two years but believes the nation will probably sidestep it. More than half of economists and other experts surveyed by the National Association of Business Economics say the risk of a downturn within 12 months is greater than 25%, according to a report out Monday.

What would a recession mean?

Although both retail sales and job growth were robust in April, there are early signs of a slowdown, says Paul Christopher, head of global market strategy for Wells Fargo Investment Institute. Initial jobless claims – a gauge of layoffs – were historically low last week at 218,000 but marked a four-month high. Mortgage applications and existing home sales have been tumbling amid rising interest rates. And credit card spending has declined.

If there is slump, Zandi reckons it will start at the end of the year and last five or six months. Economic output, he says, probably would fall 2%, 3 million jobs would be lost, and the unemployment rate would rise from April’s 3.6% to about 5%.

That’s not a good thing. But during the Great Recession of 2007-09, gross domestic product fell 3.8%, 8.7 million jobs were wiped out and unemployment reached 10%, according to Labor Department figures and Wells Fargo. In the COVID-19 slump in 2020, GDP fell by more than 10%, 22 million jobs were erased and unemployment reached 14.7%.

Wells Fargo’s Christopher is more sanguine than Zandi. He estimates GDP will fall 1.3% in a recession he believes will begin late this year and unemployment will rise to 4.4%. That would equate to about 2 million jobs lost.

“There’s no reason to think the bottom is going to fall out of the economy,” Christopher says.

Thomas Goldsby, a professor of supply chain management at University of Tennessee, even thinks a mild downswing would have a silver lining by giving backed-up supply chains a chance to heal, relieving inflation pressures.

“A little slowdown might tamper the chaos a bit,” he says.

Here’s why economists think any recession probably would be contained:

Consumers still have lots of cash

Americans still have $2.6 trillion in excess savings from hunkering down during the pandemic, federal stimulus checks and other aid, Zandi says. Even if inflation and higher interest rates force people to adjust spending, they’re not going to close their wallets just as summer and a resumption of traveling and other activities beckon.

Solid household, firm balance sheets – Household debt payments amounted to 9.3% of disposable income personal income in the fourth quarter, a figure that has edged up recently but is down from 9.9% in late 2019 and 13.2% in 2007 before the Great Recession.

Corporate debt is at a record high, but in line with long-term trends relative to GDP, says RBC Wealth Management.

Few excesses in economy – Severe recessions are often triggered by dramatic imbalances, Zandi notes, such as the commercial real estate crisis in the early 1990s, the dot-com meltdown in 2000 and the housing crash of the 2000s. No such crises are evident. Housing and stock prices have been overvalued but are now falling, and they’re not bubbles waiting to burst, he says.

Strong labor market – Job openings and the number of people quitting jobs reached record highs in March, Labor Department figures show. That has kept wages rising sharply. Such trends probably will ease but won’t completely reverse, giving consumers the wherewithal to keep spending, Christopher says.

COVID-19, supply chain snags should ease – The effects of the Russia-Ukraine war and COVID-19 on supply chains and the economy should ease this year, Zandi says, helping slow inflation and counter the impact of rising interest rates.

What might happen in a recession?

Some economists disagree that any recession will be tempered. Deutsche Bank’s David Folkerts-Landau is predicting a severe downturn. The Fed, he says, can raise rates to tamp down demand but can’t fix the supply snarls that have been worsened by the war and China’s lockdowns. Plus, he says, the Fed was slow to hike rates to curtail rising prices and now needs to catch up.

As a result, he believes the central bank will boost its key interest rate to about 5% – not the 3% most economists are expecting – sparking a sharp pullback in consumer and business spending.

JPMorgan Chase’s Michael Feroli notes the Fed never has been adept at measured tweaks to the economy. “Whenever the vacancy rate goes down a little (because higher rates lead businesses to cut job openings), it goes down a lot” as corporate America’s mindset broadly shifts to increased caution, Feroli says. That would mean a notable rise in unemployment, he says.

Joseph LaVorgna, chief economist of the Americas for research firm Natixis, sees another path to a mild recession. As the stock market tumbles and borrowing costs rise, the Fed will reverse course this summer and pause in its plan to raise its key rate to about 2.75% by year-end.

“It will begin to really scare the Fed and they’ll do a 180,” says LaVorgna, who was a top economic adviser to President Donald Trump.

He predicts a slump, but no more than 100,000 to 200,000 job losses.

Copyright 2022, USATODAY.com, USA TODAY

Moving to Florida: In 2021, for every 100 who left, 210 moved in

 By Kelly Hayes

Florida rents are up because demand is up, and new residents boost demand. In 2020, 167 people moved in for every 100 who left. In 2021, the inbound number was 210.

MIAMI – In Florida’s top metros, rents have risen by 24% to 32% in a year. Usually, rents swing by about 1% or 2% per year.

New Yorkers and Californians are flocking to the Sunshine State, with Florida reporting the largest year-to-year increase in net migration among all U.S. states, according to a new data report from moveBuddha. The report used a combination of U.S. Census Bureau data and moveBuddha proprietary data, as well as Zillow’s Home Value Index and Florida Housing Data.

In 2020, 167 people moved into Florida for every 100 who left. In 2021, that number surged to 210 inbound residents for every 100 who left, meaning more than twice as many people moved into the state than left it.

In 2022, the surge is so far being led by Californians and New Yorkers – each state represented, respectively, 10% of inbound moves to Florida as of early 2022, or about 20% collectively. Following New York and California, individuals from Illinois (6.8%), New Jersey (5.9%) and Pennsylvania (5.4%) also make up a large percentage of new settlers, according to the report.

So, why are people moving to Florida?

While there is not one direct answer, the report provides several reasons why individuals may be choosing Florida over other states to settle down in.

As far as expenses, California, New York and Illinois are all in the top 10 for state income tax, while Florida boasts no state income tax at all, as well as lower property taxes. This week, state legislators meet for a Special Session on property insurance in hopes of clearing policy to stabilize Florida’s skyrocketing property insurance market, another effort to decrease costs for residents.

It’s also no surprise the Sunshine State has become a hub for retirees to spend their golden years – Florida has the second-largest percentage of 65+ residents out of all the states, second only to Maine. And, families of Florida seniors also can benefit from their residency after Gov. Ron DeSantis signed into law a policy that waives out-of-state tuition at some universities for grandchildren of Floridians.

Florida also is booming in the tech industry, attracting more tech companies than any other state in 2021 – 2,715 new businesses totaling 10,522 jobs.

And then of course, there’s the pandemic.

The COVID-19 pandemic led to an influx in remote working conditions, leading some to move based on destination rather than work location.

On the more political side, some newcomers to the state may find appeal in the lack of COVID-19 restrictions. DeSantis has been a vocal critic of strict mitigation measures, staunchly opposing mask and vaccine mandates throughout the COVID-19 pandemic. COVID-19 struck Florida in March 2020 as lawmakers were wrapping the final weeks of that year’s Legislative Session.

However, his response to the pandemic has been criticized by others, who saw the Governor’s position as too lax during the pandemic’s peak. More than 74,000 individuals have died from COVID-19 in Florida.

Outside of money and politics, there is of course the reason the peninsula earned its nickname “The Sunshine State” – the coastal climate of Florida, while hot in the summer, cannot be beat. The tropical weather, year-round sunshine and mild winters make the state a haven for those used to harsh snows up North. It’s also the reason many Floridians taunt: “We live where you vacation.”

Impact of newcomers

The influx of out-of-state newcomers is prompting some major shifts.

Perhaps one of the most noticeable impacts the growth has caused on Floridians is the rising cost of rent. The top five Florida cities with the highest percent-increase in Zillow Home Value Index (ZHVI) from 2020-22 also show large population growth in the past decade. The top five cities each have ZHVI increases above 50% over the past two years.

For example, Cape Coral, which reported the highest ZHVI increase from 2020 to 2022 at 63%, saw its population increase by 30% between 2010 and 2020.

Rent increases have only garnered more momentum over the last year. An analysis by Florida real estate academics cited in an NBC report found in Florida’s four top metro-markets – Tampa Bay, Fort Myers, Miami and Orlando – rents have risen by 24% to 32% in a year. Usually, rents swing by about 1% or 2% per year.

The increases are hitting South Florida especially hard. When averaged among the state’s largest metros, housing values have increased about 70% from 2010 to 2020, followed by a rise of another 39% in the last two years alone, according to moveBuddha.

Where are people moving?

In the last decade, nearly 3 million new people moved to the state of Florida.

In 2022, the city of Ocala saw the highest inbound over outbound ratio – for every 596 people to move to Florida’s horse capital, only 100 left. As far as 2022 in-to-out ratios, Ocala was followed by Sarasota (311 to 100), St. Augustine (250 to 100) and Tampa (242 to 100).

Tampa was also among the top three metro areas that saw the most new residents from 2010 to 2020, along with Orlando and Miami.

So, while it doesn’t look like the mass migration to Florida is slowing down anytime soon, the affordability of the state – a critical part of its appeal – is teetering. Affordable housing and property insurance are measures legislators will have to address in the coming years, as the state continues to turn visitors into residents each day.

© Copyright 2022, Highlands News-Sun, All Rights Reserved

Monday, May 23, 2022

Florida ranked one of the best states in the country for taxes

 

by Liz Hughes 

 

Friday, May 20, 2022

Florida Has Top 5 Hottest Commercial Markets in the U.S.

 NAR's Commercial Real Estate Metro Market Conditions Index for the first quarter of 2022 shows that Florida held the top five hottest commercial real estate metro markets: Orlando, Miami, Palm Beach, Fort Lauderdale, and Fort Myers. The South region is the hottest commercial real estate region, accounting for 11 of the top 16 commercial real estate markets, including the Florida markets (Savannah, Austin, Atlanta, Asheville, Charleston, Nashville) followed by the West region with four markets (Riverside, Las Vegas, Bend, Provo), and the Northeast with one market (Boston).  

NAR's Commercial Real Estate Market Conditions Index is calculated using 25 variables pertaining to the metro area's economic conditions (job growth, unemployment rate, wage growth), demographic conditions (net domestic migration, population growth), commercial market conditions for multifamily, office, industrial, and retail property sectors (vacancy rate, absorption, rent growth, cap rate, professional/business services, and retail trade job growth) and employment conditions in the hotel/lodging industry (job growth, share of leisure and hospitality workers to total employment).

The index is calculated using the ratio of the number of variables where a metro area's condition is stronger compared nationally to the total number of indicators used in calculating the index (25 if all are available). An index above 50 means market conditions are stronger than nationally, and an index below 50 means local market conditions are weaker than nationally. An index of 80 means that the metro area is outperforming the U.S. indicators on 20 of the 25 indicators. Commercial market data is from CoStar and economic and demographic data are from the U.S. Census Bureau and the U.S. Bureau of Labor Statistics. Some CoStar metro area delineations could be submarkets or may not exactly match the U.S. Census Bureau or Bureau of Labor Statistics delineation1.

Top Commercial Real Estate Markets

Orlando-Kissimmee-Sanford, Florida

Orlando's economic and commercial market conditions are all stronger than national levels, garnering an index of 84 (meaning Orlando is outpacing the U.S. on 21 out of 25 indicators). Wages are rising 9% in Orlando compared to 4% nationally. In 2020, 10,000 people migrated to Orlando from other states. The multifamily asking rents are up 26% compared to 11.4% nationally. The office vacancy rate is just 8% compared to 12.2% nationally. The industrial vacancy rate is 3.6% compared to 4.1% nationally. The retail vacancy rate is at 3.8% compared to 4.5% nationally. Orlando is a vacation destination, with 19% of the workforce employed in hotel/lodging compared to 10% nationally.

The main risk area in Orlando's commercial market is the hotel/lodging sector, as rising airfare and gasoline prices make travel costlier.

Miami-Miami Beach-Kendall, Florida

The Miami metro area's economic and commercial market conditions are stronger than national levels and about the same as national levels regarding the hotel/lodging market. It garnered a score of 76 (so it outperformed the U.S. on 19 indicators). Wages are rising at par nationally, at 4.7%. In 2020, the combined Miami-Fort Lauderdale-West Palm Beach metro area (based on U.S. Census Bureau delineation) experienced net domestic outmigration, with 46,000 people leaving the area for other states. Still, the commercial market is performing well. Multifamily asking rents are up 19% compared to 11.4% nationally. The office vacancy rate is at 10% compared to 12.2% nationally. The industrial vacancy rate is 2.7% compared to 4.1% nationally. The retail vacancy rate is at 3.3% compared to 4.5%. It has a higher share of the workforce in retail/lodging, at 11.3% compared to 10% nationally.

The main risk area in the multifamily sector, given the area's high asking rent of $2,120, compared to $1,587 nationally, equivalent to 24.3% of a 2-earner household income, compared to 16.5% nationally.

West Palm Beach-Boca Raton-Delray Beach, Florida

The Palm Beach metro area's economic and commercial market conditions are stronger than national levels except for the hotel/lodging industry, garnering an index of 76 (so it outperformed the U.S. on 19 indicators), like the Miami area. Wages are growing faster, at 8.4% compared to 4.7% nationally. In 2020, the combined Miami-Fort Lauderdale-West Palm Beach metro area (based on U.S. Census Bureau delineation) experienced net domestic outmigration, with 46,000 people leaving the area for other states. Still, the commercial market is performing well. Multifamily asking rents are up 26.8% compared to 11.4% nationally. The office vacancy rate is at 8.9% compared to 12.2% nationally. The industrial vacancy rate is 2.8% compared to 4.1% nationally. The retail vacancy rate is at 3.9% compared to 4.5%. It has a higher share of the workforce in retail/lodging, at 13.8% compared to 10% nationally.

The main risk area is in the multifamily market, given the area's high asking rent of $2,317, compared to $1,587 nationally, equivalent to 26.3% of a 2-earner household income, compared to 16.5% nationally.

Fort Lauderdale-Pompano Beach-Deerfield Beach, Florida

The Fort Lauderdale metro area's economic and commercial market conditions are stronger than nationally except for the hotel/lodging industry which is at par with national conditions, garnering an index of 72 (so it outperformed the U.S. on 18 indicators). Wages are growing faster, at 9.1% compared to 4.7% nationally. In 2020, the combined Miami-Fort Lauderdale-West Palm Beach metro area (based on U.S. Census Bureau delineation) experienced net domestic outmigration, with 46,000 people leaving the area for other states. Still, the commercial market is performing well. Multifamily asking rents are up 22.9% compared to 11.4% nationally. The office vacancy rate is at 10.5% compared to 12.2% nationally. The industrial vacancy rate is 3.8% compared to 4.1% nationally, but industrial rents rose 16.4%. The retail vacancy rate is at 3.9% compared to 4.5%. It has a slightly higher share of the workforce in retail/lodging, at 10.5% compared to 10% nationally.

The main risk area is in the multifamily market, given the area's high asking rent of $2,182, compared to $1,587 nationally, equivalent to 23.5% of a 2-earner household income, compared to 16.5% nationally.

Fort Myers, Florida

The Fort Myers metro area's economic and commercial market conditions are stronger than nationally except for the hotel/lodging industry, which is at par with national conditions, garnering an index of 72 (so it outperformed the U.S. on 18 indicators). Wages are growing faster, at 12% compared to 4.7% nationally. In 2020, 18,500 people moved into the area from other states. Multifamily asking rents are up 29.6% compared to 11.4% nationally. The office vacancy rate is a low 4.7% compared to 12.2% nationally. The industrial vacancy rate is at 2.4% compared to 4.1% nationally, with industrial rents up 11.5%. The retail vacancy rate is at 3.7% compared to 4.5%. It is a vacation destination, with a slightly higher share of the workforce in retail/lodging, at 15% compared to 10% nationally.

The main risk area is in the hotel/lodging sector, as rising airfare and gasoline prices make travel costlier.

Tuesday, May 10, 2022

Florida home buyers can expect to see a “prolonged period of unaffordability”

Wary buyers and rising interest rates may affect some U.S. markets, but Florida’s rising demand and lack of construction will probably offset a potential cooldown.

WEST PALM BEACH, Fla. – Six of the nation’s top 25 most overvalued housing markets are in the Sunshine State, which can expect to see a “prolonged period of unaffordability” even as prices in other regions of the country cool.

Recent studies by three South Florida universities and the University of Alabama point to the same high demand and low inventory as reasons for the homebuyer and rental angst experienced since the start of the pandemic, but the research also found future population growth in Florida will extend housing woes.

Fort Myers led the state as the most “overvalued” market in April with homebuyers paying 51% more than they should based on historic pricing trends, according to a study by Florida Atlantic University and Florida International University. Lakeland was runner-up, with homes overvalued by 50%, followed by Tampa (49%), Melbourne (44.5%), Sarasota (44%) and Daytona Beach (44%).

The Gold Coast counties of Palm Beach, Broward and Miami-Dade ranked 53rd in the top 100 market list nationwide, with homebuyers paying 27% over value. While the ranking puts southeast Florida in the middle of the nation’s housing malaise, the area is creeping up the ladder as previous leaders falter.

“When we first started this about a year ago, southeast Florida was in about 75th place, now we’re up near 50,” said FAU real estate economist Ken H. Johnson. “Ten years from now, we’ll be talking about how it was good to go through a growth spurt, but they create short-term real estate problems.”

The housing study considered population growth numbers from the Indiana Business Research Center at the Indiana University Kelley School of Business. According to the center, Palm Beach County could grow by 12% over the next decade, an addition of about 180,000 people.

Martin and St. Lucie counties are expected to see even bigger percentage gains in residents, at about 17.5% in both counties.

At the same time, areas such as Detroit and Memphis, Tenn., could see only a 1.7% and 0.8% population growth, respectively. With higher interest rates, that near-stagnant growth is something Johnson said could dramatically cool – if not topple – the housing market in some areas.

“There is a reckoning coming one way or another,” Johnson said. “Around the country we are either going to continue to be unaffordable for a number of years, or a region could see a crash.”

The average interest rate on a 30-year fixed mortgage was 5.48% Thursday, an increase of 7 basis points over the past week, according to Bankrate.com. Rates as low as 2% in recent years fueled demand for homes.

That clamor for housing was exacerbated in South Florida by the pandemic when work-from-home edicts and extended lockdowns pushed people south.

“A lot of them are here to stay because they’ve seen what Florida has to offer,” said Ronald Pietkewicz, Bank of America preferred lending market leader for Palm Beach County and the Treasure Coast. “We are poised to have a very hot market through 2022 and a very robust spring homebuying season.”

Housing crash unlikely

Still, most economists are not predicting the catastrophic housing crash of 2007-2009 when there was a surplus of homes nationwide and a market saturated with bad mortgages.

Renters are up against the same spike in prices as homebuyers, with Florida having five of the nation’s top 25 most overvalued rental markets, according to a study released this week by FAU, Florida Gulf Coast University and the University of Alabama.

Palm Beach, Broward and Miami-Dade counties came in first place for the most overvalued rents, with people paying nearly 22% more than what they should based on historic pricing trends. Fort Myers was runner-up, with rents overvalued by 18%. Tampa was third at 17%, followed by Sarasota (16.9%) and Port St. Lucie (15.6%).

The first market listed outside of Florida was Killeen, Texas. Also in the top 10 for most overvalued rents are Lakeland, Bakersfield, Calif., Phoenix and Knoxville, Tenn.

“There are a lot of people being forced to reduce the size of their housing because of the higher prices,” said United Realty Group Realtor Tonsela Watts. “If a couple has two children, instead of living in a three-bedroom home with two bathrooms they are down to a two-bedroom apartment and one bathroom.”

Watts said she helped a client rent an efficiency apartment in Riviera Beach recently for $1,240 a month. Tenants in the same complex with current leases were paying only $550. That’s a price sure to increase when their leases renew, Watts said.

“I feel bad for people, but it’s beyond my control,” Watts said.

Landlords note that their costs are going up also with non-homesteaded properties getting hit with tax hikes and higher insurance premiums. A Singer Island landlord who didn’t want her name used out of concern her renters would read about her talking about raising their monthly payments said she’s had to increase leasing costs just to keep making the same money she did a year ago.

She’s considering turning two of her properties into short-term rentals to make up for the loss in revenue – a move that would take more rental homes for full-time residents off the market.

“Higher rents will persist until inflation comes under control and we build enough units,” said Shelton Weeks, FGCU’s Lucas Professor of Real Estate. “In the meantime, people will have to make hard choices.”

© Copyright 2022 Palm Beach Newspapers, Inc.

Thursday, May 5, 2022

The largest home price increase in the 45-year history of the index

CoreLogic: A record high, the annual growth was the largest in the 45-year history of the home price index. 

Florida had the highest state home price gain, 31.4%.

IRVINE, Calif. – U.S. home prices continued to post significant year-over-year gains in March, up by 20.9%, another record high. Even with the past year’s streak of double-digit price increases, annual gains are projected to slow to around 6% by next March, due in part to rising mortgage rates and higher home prices hampering affordability for some home shoppers.

Buyers who closed on a property in March had a good chance of locking in mortgage rates around 4% or slightly lower. By late April, rates had moved up to more than 5%, a jump of about 30% from the same time last year and a trend that might derail more prospective buyers.

“The annual growth in the U.S. index was the largest we have measured in the 45-year history of the CoreLogic Home Price Index,” said Dr. Frank Nothaft, chief economist at CoreLogic. “Couple that price increase with the rapid rise in mortgage rates and buyer affordability has fallen sharply.

In April, 30-year fixed mortgage rates averaged nearly 2 percentage points higher than one year earlier. With the growth in home prices, that means the monthly principal and interest payment to buy the median-priced home was up about 50% in April compared with last April.”

Top takeaways

Nationally, home prices increased 20.9% in March 2022, compared to March 2021. On a month-over-month basis, home prices increased by 3.3% compared to February 2022.

In March, annual appreciation of detached properties (22%) was 4.7 percentage points higher than that of attached properties (17.3%).

Annual home price gains are forecast to slow to 5.9% by March 2023.

In March, Tampa, Florida, logged the highest year-over-year home price increase of the country’s 20 largest metro areas at 32.5%. Phoenix ranked second with a 30.4% year-over-year gain. On the lower end of the price growth spectrum were the New York and Washington metro areas, both at 9.9%.

Mirroring metro level trends, Florida and Arizona were the states with the highest home price gains, a respective 31.4% and 28.7%. Tennessee edged out Nevada for third place with a 26.7% increase in home price growth.

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