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Wednesday, November 3, 2021

Fed Set to Wind Down Economic Stimulus This Week

 By Christopher Rugaber

It has a tricky job though: curbing inflation without hurting the economy. For homebuyers, it might mean slowly rising mortgage rates as the Fed cuts back on bond buys.

WASHINGTON (AP) – With inflation at its highest point in three decades, the Federal Reserve is set this week to begin winding down the extraordinary stimulus it has given the economy since the pandemic recession struck early last year, a process that could prove to be a risky balancing act.

Chair Jerome Powell has signaled that the Fed will announce after its policy meeting Wednesday that it will start paring its $120 billion in monthly bond purchases as soon as this month. Those purchases are intended to keep long-term loan rates low to encourage borrowing and spending.

Once the Fed has ended its bond purchases by mid-2022, it will then turn to a more difficult decision: When to raise its benchmark short-term rate from zero, where it’s been since COVID-19 hammered the economy in March 2020. Raising that rate, which affects many consumer and business loans, would be intended to make sure inflation doesn’t get out of control. But it would carry the risk of discouraging spending and undercutting the job market and the economy before they’ve regained full health.

“We don’t have a roadmap for what we’re going through,” said Diane Swonk, chief economist at Grant Thornton. Powell has to “walk a tightrope” by supporting the recovery while not “turning a deaf ear to inflation.”

Against that uncertain backdrop, President Joe Biden has yet to announce whether he will re-nominate Powell for another four-year term as Fed chair. Powell’s current term expires in early February, but previous presidents have usually announced such decisions in the late summer or early fall.

Biden is expected to offer Powell a second term despite complaints from progressive groups that the chairman has heightened risks to the financial system by loosening bank regulations and isn’t sufficiently committed to taking account of the economic threats from climate change in the Fed’s oversight of financial firms. Powell is admired on Wall Street and in most economic circles and has drawn praise for steering the economy through the recession, in part through an array of emergency Fed lending programs.

The Fed’s likely decision this week to taper its bond purchases comes as high inflation is bedeviling the U.S. economy for much longer than Powell and many other officials initially expected. Healthy spending demand from consumers has run up against clogged ports, shut-down factories and labor shortages that have forced up prices for autos, furniture, food, building materials and household products.

On Friday, the government said prices surged 4.4% in September from a year earlier – the fastest 12-month increase since 1991. There was, however, one sign that inflation might be ebbing: Excluding the volatile food and energy categories, prices ticked up just 0.2% from August to September. That was down a tenth from the previous month’s increase and far below the 0.6% jump in May.

Still, wages and salaries soared in the July-September period by the most in at least 20 years, according to a separate report Friday. That suggests that workers are increasingly able to compel higher pay from businesses that are desperate to fill a near-record number of open jobs. Large pay increases can drive up inflation if companies raise prices to cover their higher costs.

While inflation is running hot, the job market isn’t back to full strength. The unemployment rate was 4.8% in September, above its pre-pandemic level of 3.5%. And roughly 5 million fewer people have jobs now than did before the pandemic. Many Americans have yet to come off the sidelines to look for work, some of them because they still fear the virus or can’t find or afford childcare, others because they have decided to retire early.

Powell has said that he would like the job market to show further improvement before the Fed begins to raise its key short-term rate. Economists expect him to use the news conference that follows the Fed meeting Wednesday to stress, as he has before, that the start of tapering of the Fed’s bond purchases doesn’t mean a rate hike is near.

“I do think it’s time to taper, and I don’t think it’s time to raise rates,” he said about a week ago.

Minutes from the Fed’s last meeting indicate that the central bank will likely reduce its monthly purchases of Treasury and mortgage bonds by $15 billion a month. By tapering the bond purchases that quickly, the Fed would have the flexibility to raise rates by the second half of 2022.

That doesn’t meant it will. At its last meeting, about half the Fed’s policymakers forecast that the first rate hike would be in late 2022, with the other half projecting 2023 or later. The timing of any rate hike will depend, though, on whether inflation is still high, and whether the Fed thinks the job market is back at full health.

Earlier in the pandemic, Powell had spoken optimistically about helping restore the unemployment rate to its pre-COVID level, when it reached a 50-year low of 3.5%. More recently, though, he and other officials have expressed doubts about whether the job market can recover that fully.

It’s far from clear whether or when the several million Americans who have left the labor force will return. Among the newly jobless are those who live or work in places, such as the downtowns of major urban centers, where jobs may never fully return. If many people have indeed dropped out of the job market for good, the Fed might decide it can cut rates sooner than it otherwise would.

“They have to be thinking now that the labor force has changed in a structural way,” said Steve Friedman, an economist at asset manager MacKay Shields and a former senior staffer at the New York Fed.

Yet the risk is that the Fed might end up raising rates too soon. Supply bottlenecks may loosen in the coming months. If the Fed were to raise rates at the same time, it could depress spending and weaken the economy just as its supply problems are healing.

“We could easily find that demand is damping just as supply is increasing,” Randal Quarles, a member of the Fed’s Board of Governors, said in a recent speech. “In the worst case, we could depress the incentives for supply to return, leading to an extended period of sluggish activity.”

Copyright 2021 The Associated Press. All rights reserved. This material may not be published, broadcast, rewritten or redistributed without permission.

Multifamily rents in Palm Beach County were up 28% year-to-year

 By Amber Randall

Multifamily rents in Palm Beach County were up 28% year-to-year, as out-of-state newcomers and low inventory created lots of demand for too-few available units.

With rents on the rise in South Florida, many are wondering when, if ever, prices will become affordable.

Rent in South Florida has increased astronomically over the past year. By the end of the third quarter in 2021, rents for multifamily buildings in Palm Beach County increased by 28% compared to the same quarter last year. Broward County rents rose by 17%, while Miami-Dade County increased by 14%, according to data from CoStar Group, a provider of commercial real estate information.

And rents won’t slow down any time soon, experts say.

Prices are projected to rise 8.9% in Palm Beach County, 8.6% in Broward County and 8% in Miami-Dade County by the end of 2022, a forecast from CoStar Group reveals.

“Let’s say you rented an apartment for $2,400 in the third quarter of 2021. We’re projecting that rent will increase 8% to about $2,600,” said Jay Lybik, national director of multifamily analytics at the CoStar Group.

Rents are increasing faster in South Florida than they are nationally, and by the end of the year, South Florida should be the worst place to rent relative to income, with renters devoting 40% of their incomes to rent, a forecast from Zillow predicted.

Meanwhile, rents rose about 11% nationally and are expected to grow 7% by the end of 2022.

Fueling the spike

A few factors are causing rents to spike: There’s been an influx of out-of-state newcomers lured by the South Florida lifestyle and no state income tax. Additionally, heavy demand for housing has caused low inventory, thereby forcing would-be buyers into a limited number of rentals, experts say.

Some newcomers to the state are able to bid up because rents in South Florida are cheaper than those where they came from, said Dan Dratch, director of multifamily investments at Franklin Street.

Average asking rents in San Francisco, for example, sit at around $2,900 compared to $1,900 in Miami, according to CoStar Group.

“All of this just speaks to the desirability of living in South Florida,” Dratch added.

The trend dovetails with dropping vacancy rates across South Florida. The vacancy rate in Palm Beach County fell from 7.9% at the beginning of 2020 to 3.7% this quarter, while in Broward the rate dropped from 5.5% to 3.5% and Miami-Dade saw a drop of 6.8% to 3.5%.

According to Charles Foschini, senior managing director of Bekardia, a mortgage broker, supply chain issues are causing new buildings to be more expensive than projected, and the cost is being passed on to renters.

Realtors are seeing rent price growth happen in real-time. Realtor Paige Coburn with Keller Williams Realty said she recently listed a condo in Pompano Beach for $2,900 a month. A year ago, the asking rent was only $2,000.

“Because we don’t have houses to put people in, they are stuck in the rental market. Landlords know that they can keep the rental rates high because the demand is there,” said Jay Granieri with ONE Sotheby’s International Realty.

With the spike in costs, some renters have been forced to live out of their cars, while others are dipping into emergency savings just to make it work.

Greg Allen of Delray Beach was renting a one-bedroom, one bathroom townhome for $1,450 before a sudden $500-a-month increase to $1,910. He didn’t see it coming, and is now dipping into a rainy-day emergency fund to cover the costs. Once that’s gone, his future remains uncertain.

“Is it worth it to live in South Florida?” he said. “I don’t know what I am going to do after that.”

It remains to be seen when or if prices will taper off.

“I don’t see rents coming down anytime soon,” said Eli Beracha, director of the Hollo School of Real Estate at Florida International University. But, he notes that since the spike has been dramatic, he expects increases in the future to be slow-moving.

© 2021 South Florida Sun-Sentinel. Distributed by Tribune Content Agency, LLC.

Tuesday, November 2, 2021

What International Buyers are Looking for in the Florida Market

 What International Buyers are Looking for in the Florida Market

A detailed look at where international clients originate and what they're buying in the Sunshine State. Plus: A profile of the Florida international buyer.

ORLANDO, Fla. – Nov. 2, 2021 – Florida Realtors® has released its latest report on the state's foreign buyer and seller transactions, the 2021 Profile of International Residential Real Estate Activity. The one year-report – from August 2020 through July 2021 – reveals the emergence from the global pandemic though massive disruptions in production and travel remained.

Tourist arrivals to the United States are rising gingerly but are still decimated due to the travel bans and advisories in many countries regarding inbound and outbound entry and quarantine regulations. During the period August 2020-July 2021, tourist arrivals to the United States totaled 13.8 million, a decline of 83% compared the level during the same period prior to the pandemic in 2019.

 

Here are highlights from the 2021 report:

$12.3 Billion

Dollar volume of Florida’s existing homes purchased by foreign buyers during August 2020–July 2021, which is 5% of the dollar volume of Florida’s existing home sales (22% decrease from the prior 12-month level of $15.6 billion)

22,500

Number of existing homes purchased in Florida by foreign buyers, which is 4% of existing-home sales (34% decrease from the prior 12-month period level of 33,900)

71%

Share of foreign buyers whose primary residence is abroad (Type A)

Florida’s top 5 foreign buyers

  1. Canada ($1.8 B)
  2. Argentina ($0.9 B)
  3. Colombia ($0.8 B)
  4. Brazil ($0.7 B)
  5. Venezuela ($0.4 B)

Top foreign buyer destinations

Miami-Ft. Lauderdale-West Palm Beach (52% of foreign buyers)

Orlando-Kissimmee-Sanford (10%)

Tampa-St. Petersburg-Clearwater (8%)

Cape Coral-Ft. Myers (5%)

North Port-Sarasota-Bradenton (4%)

Naples-Immokalee-Marco Island (4%)

$347,300

Foreign buyer median purchase price ($310,400 for all Florida existing homes sold)

66%

Foreign buyers who paid all-cash (39% among all U.S. foreign buyers)

72%

Foreign buyers who intended to use the property for vacation, residential rental, or both uses

52%

Foreign buyers who purchased single-family units

89%

Percent of foreign buyers who visited Florida at least once before making a purchase

73%

Percent of foreign buyers who were referrals of personal and business contacts and former clients, or who were former clients

18%

Respondents who reported clients (either non-U.S. citizen or U.S. citizen) seeking to purchase property abroad

42%

Percent of respondents who speak a language other than English

70%

Percent of respondents who “have not had problems” working with foreign buyers

FinCEN Targeting Extended for Six Months in South Florida

 By Kerry Smith

The rule that requires title companies to identify actual buyers – not shell companies – in 12 major U.S. metro areas now stays in effect until April 29, 2022.

WASHINGTON – The Financial Crimes Enforcement Network (FinCEN) announced the renewal of its Geographic Targeting Orders (GTOs). The rules require U.S. title insurance companies to identify the natural persons behind shell companies used in all-cash purchases of residential real estate of $300,000 or more in each covered metropolitan area.

Of the 10 major U.S. metros under FinCEN’s targeting rules, one is in Florida: The South Florida counties of Miami-Dade, Broward, and Palm Beach. Without an extension, the last order was due to expire on Nov. 1, 2021.

The overall targeting orders are an attempt to identify and stop money laundering, which is generally considered a way to make ill-gotten gains become – or appear to become – legitimate by investing in real estate, businesses or other enterprises.

According to FinCEN, the GTOs provide “valuable data on the purchase of residential real estate by persons possibly involved in various illicit enterprises.”

The 12 U.S. metros included in FinCEN’s GOT extension include the full metro areas surrounding:

  1. Boston
  2. Chicago
  3. Dallas-Fort Worth
  4. Honolulu
  5. Las Vegas
  6. Los Angeles
  7. Miami
  8. New York City
  9. San Antonio
  10. San Diego
  11. San Francisco
  12. Seattle

© 2021 Florida Realtors®

Home Prices Could See ‘Bumpy’ Road Ahead

 Bubbles won’t pop, but fast price increases have made some experts take note. While the growth rate slowed, buyers in a few areas face a tricky price vs. worth balance.

NEW YORK – After months of U.S. home prices rapidly accelerating, new figures show the growth is slowing – not that bargain hunters are ready to whip out their wallets.

U.S. home prices rose 19.8% year-over-year in August, after July’s 19.7% annual increase, according to the S&P CoreLogic Case-Shiller U.S. National Home Price Index. The leveling off comes after four straight months of record-setting, increasing growth.

“August data also suggest that the growth in housing prices, while still very strong, may be beginning to decelerate,” said Craig Lazzara, managing director and global head of index investment strategy at S&P Dow Jones Indices.

Buyers should be wary, index co-creator Robert Shiller wrote in Project Syndicate Monday. Purchasing in booming locations may not be a safe long-term bet, he said.

“Even at currently elevated U.S. home-price levels, buying still makes sense for those who are set on ownership,” Shiller wrote. “But buyers need to be sure that they can accept what could be a rather bumpy and disappointing long-term path for home values.”

The bursting of the housing bubble that triggered the Great Recession saw national home prices fall 36% from December 2005 to February 2012. (They have since risen 71%.) But that isn’t the only example of declining home values.

Shiller cited data that showed that U.S. home prices, adjusted for inflation, were often lower in the 1990s than they were a century ago. The drop came as cities spread out to cheaper land and homebuilding technology improved.

For buyers and sellers focused on today, the August pause in price-growth acceleration was similar across two other Case-Shiller indices: the 10-city composite, which rose by 18.6%, and the 20-city composite, which rose by 19.7%. Both figures were less than their July gains.

Experts credit the market’s rise in part to buyers’ response to the coronavirus pandemic as they migrated from urban apartments to farther-out homes. More data is needed to determine if the demand surge is attributable to households advancing their homebuying plans – causing purchases to bunch up – or to changes in location preferences.

Phoenix and San Diego saw the highest year-over-year gains in home prices in August, increasing by 33% and 26.2%, respectively. Tampa replaced Seattle at No. 3, with prices increasing by 25.9%.

Price growth was strongest in the Southwest, though every region saw double-digit gains.

Case-Shiller’s national index is 45.5% higher than its previous peak in July 2006. Only eight of the cities in the 20-city index reported higher year-over-year price increases in August than in July.

© 1998-2021 WNCT, Nexstar Broadcasting, Inc. All rights reserved.

Saturday, October 23, 2021

Florida’s Housing Market: Median Prices, All-Cash Sales Up.

 By Marla Martin

Florida Realtors’ data: Median prices up 18.3% for single-family homes to $355,000 year-to-year; up 17.2% to $255,000 for condos. Single-family home sales down 1.3% year-over-year; condo sales up 4.9%. However, Sept. 2020 saw a huge sales surge because the pandemic shifted transactions into summer and fall, says Chief Economist O’Connor.

ORLANDO, FL – Florida’s housing market reported higher median prices, a rise in all-cash sales and constrained inventory levels in September compared to a year ago, according to Florida Realtors® latest housing data.

“The September data shows that while median prices are well above their year-ago levels for both single-family and condo-townhouse properties, the rate of price growth month-to-month has slowed down quite a bit over the past few months,” says 2021 Florida Realtors President Cheryl Lambert, broker-owner with Only Way Realty Citrus in Inverness. “Of course, demand and a lack of inventory continue to put rising pressure on home prices. If mortgage rates start to increase more in the coming months, as many analysts predict, that could ease the intense demand we’ve been seeing.”

The statewide median sales price for single-family existing homes in September was $355,000, up 18.3% from the previous year, according to data from Florida Realtors Research Department in partnership with local Realtor boards/associations. Last month’s statewide median price for condo-townhouse units was $255,000, up 17.2% over September 2020. The median is the midpoint; half the homes sold for more, half for less.

Closed sales of single-family homes statewide last month totaled 28,302, down 1.3% year-over-year, while existing condo-townhouse sales totaled 11,845, up 4.9% over September 2020. Closed sales may occur from 30- to 90-plus days after sales contracts are written.

“However, a year ago in September, we were in the midst of a huge surge in sales resulting, in part, from the pandemic shifting transactions that would otherwise have occurred during spring, into the late summer and fall,” says Florida Realtors Chief Economist Dr. Brad O’Connor. “If we instead compare this September’s sales counts to those two years ago from September 2019, closed sales of single-family homes were up by over 20%, and closed sales of condos and townhouses were up by 31.5%. And so, relative to pre-pandemic levels, the Florida resale housing market is still performing exceptionally.”

In a continuing trend, the share of closed sales that were all-cash purchases rose last month compared to the previous year. In September, single-family existing home sales paid in all cash increased by 38.5% year-over-year, while all-cash sales of condo-townhouse units rose by 22.9%.

On the supply side of the market, new listings and inventory (active listings) remained restricted last month, O’Connor says.

“New listings of single-family homes only increased by 2.2% year-over-year in September, the lowest increase since February 2021,” he notes. “New listings of condos and townhomes, meanwhile, declined on a year-over-year basis for the first time since January, down by 7.3%. This slowdown in new listings relative to the pace of sales has resulted in our levels of inventory stalling out. While it’s good news that inventory isn’t falling again, that scenario isn’t entirely out of the cards in the coming months. In the longer run, the only way this shortage can be addressed is by building more new homes.”

Single-family existing homes continued at a very low 1.3-months’ supply in September, while condo-townhouse inventory was at a 1.7-months’ supply.

According to Freddie Mac, the interest rate for a 30-year fixed-rate mortgage averaged 2.90% in September 2021, a slight uptick from the 2.89% averaged during the same month a year earlier.

To see the full statewide housing activity reports, go to Florida Realtors Tools and Resources. Realtors also have access to local market data (password protected) through Florida Realtors SunStats resource.

© 2021 Florida Realtors®


Tuesday, October 19, 2021

NAR Research: Student Loan Debt Makes Home Buying Difficult

 How much does student-loan debt impact buyers? A three-year NAR study calls for reform, noting that millennials are “drowning in student loan debt.”

WASHINGTON – Experts from the housing and higher-education fields joined policy thought leaders from the National Association of Realtors® (NAR) last Wednesday to discuss the current student loan debt crisis and how it affects the economy, housing market, and debt holders. The event explored the findings of NAR’s September report, The Impact of Student Loan Debt.

For the past eight years, NAR has been collecting and examining research to measure the impact of student loan debt on future homebuyers. The report found that student loan debt is one of the most significant hurdles for potential buyers and their ability to purchase a home.

“Today’s millennials are drowning in student loan debt,” said NAR Vice President of Policy Advocacy Bryan Greene to open the event. “Many are concerned that to address student loan debt, we would have to take the load off students and put it on taxpayers. Others advocate help from private employers. We need to talk about all options and explore what reforms are possible.”

According to the report, half of the people with student loans (51%) said it delayed them from buying a home. Jessica Lautz, NAR vice president of demographics and behavioral insights, explored and explained the research recently done.

“We first started researching this topic because of NAR members’ children – they couldn’t afford a home because of the burden of student loan debt. We knew they weren’t alone because there are 40 million Americans holding student loan debt,” says Lautz. “Half of the non-owners say student loan debt is delaying them from buying a home. We asked participants in our research to pretend they paid off their student loan debt – they said the first thing they would invest in is long-term savings and the second would be buying a home. So, we know they want to get into homeownership, but they are having a hard time getting there.”

The Mortgage Bankers Association (MBA) spoke about today’s competitive housing market. Already challenged student-loan holders must face other buyers making all-cash offers in a competitive bidding process. Due to this intense competition, MBA says it supports down payment assistance, which is clearly needed for first-time homebuyers especially in low-income areas.

Senior Vice President of Public Policy for the National Fair Housing Alliance Nikitra Bailey outlined how student loan debt has a disproportionate effect on people of color. NAR’s research found that white student debt holders (30%) are less likely than Black (47%) or Hispanic (47%) ones to say they’re currently incurring student loan debt for themselves.

“Today Black homeownership is as low as it was when discrimination was legal,” says Bailey. “After 20 years of taking out student loans, Blacks still owe 95% of the balance of the debt and are more likely to default. Post-secondary education is now a necessity to succeed, yet a degree is not a shield from racial disparity. Our proposed Down Payment Targeted Assistance Program addresses student loan debt as a burden that leads to the lack of ability to save for a down payment, mostly among Blacks and Latinos. And our Keys Unlock Dreams Initiative will help close the racial wealth and homeownership gap.”

Rachel Fishman, deputy director for research, higher education at New America, was able to explain the burden on parents who take out Parent PLUS loans. These federal loans continue to be an in-between space where parents take on the student loan debt of their child.

“When we talk about student loan debt, we talk about the student, but we need to start correlating the family,” said Fishman. “My hope is to raise awareness about this issue … to start addressing the root cause of debt – food insecurity, housing affordability, childcare. Families are juggling these things on balance sheets along with student loan debt. Among other recommendations, we seriously need to address college affordability for a four-year degree.”

The last speaker for the event was Ben Kaufman, head of investigations & senior policy advisor at the Student Borrower Protection Center. He closed the forum with statistical intel that outlined the chronological timeline of the student debt crisis. Kaufman’s figures showed the increasing financial instability student loan debt is creating and how it stands in the way of people being able to purchase a home.

“Student loan debt has exploded in the U.S.,” Kaufman says. “There are more people borrowing, and they are borrowing more. People think of a student loan debt holder as a young person, but actually, two-thirds of borrowers are over the age of 30. Even before COVID, the rate of delinquency on student loans was higher than the delinquency on mortgages at the peak of the financial crisis.

“Before COVID, a borrower was defaulting on a student loan every 26 seconds. So much of this is policy choices, for generations every single day in Washington, all levels of government, have been making decisions on this. It is imperative to claim your seat at the table so your voices can be heard. If your voices were heard from the onset, I don’t think we would see the consequences we see today.”

Source: National Association of Realtors® (NAR)

© 2021 Florida Realtors®