Recognizing the Flaws in Comparing Year-Over-Year Data

Back in November 2022, we wrote an article titled “The Big Risk in Gambling on Bay Area Home Values” where we predicted that this day would come. We expected that Q1 in 2023 would see a significant decrease when compared to 2022 but are we comparing apples to apples? We suspect that by Fall, the year-over-year changes will be more accurate since the first three months of 2022 were an anomaly due to a surge in home prices (not values).

Last year in April, the Bay Area housing market reached its highest point, driven by the fear of impending interest rate hikes. However, since May 2022, there has been a decline in the market. The decline can be attributed to the interest rate increases, which ironically is what led to an increase in housing values in the first quarter of 2021.

This unsustainable and rather sudden ramp-up in bidding wars, and consequently home values, ended rather abruptly in mid-April.

The May sales data reflected the change in home-buying activity, and the shift in the market was in full swing by June. We discussed this in our blog post titled “Bay Area Housing Market on Precipice of Unpredictable Change.”

Currently, in San Mateo County, home values have reverted to levels seen in August of 2022.

Comparing the months of April YOY for San Mateo County, the dramatic shift is seen across the board in almost every category. 

Fewer sellers are willing to sell in today’s market because as most have locked into fixed-rate loans in the 3% (or even less) range. 

With fewer sellers willing to move, the number of new listings is down 38%. In any other market, this alone would create a shortage of inventory of homes for sale which in turn would drive up prices. However, the higher interest rates that are keeping sellers in their homes longer, are also eroding the purchasing power of buyers. This is helping to keep our market near equilibrium—a state which historically is rarely seen, and if so, never for very long.

We notice a similar trend in the city of Belmont, but it’s more pronounced because the sample size is small, which makes fluctuations more noticeable.

Opposite the Law of Large Numbers, a foundational concept in statistics that if a sample is large enough, the sample average should be close to the mean, the law of small numbers provides us with a “Belief in the Law of Small Numbers.” In their paper, Kahneman and Tversky—who famously explored human heuristics, define the Law of Small Numbers as the mistaken belief that a small sample accurately reflects the probabilities of a population. In small data sets, you can find patterns where none exist!

Such is often true when isolating the numbers for home sales in Belmont.

Here we note the magnified effect of the market as compared to San Mateo County as a whole.

That said, there’s no doubt about the YOY change. In 2023 the size homes that sold were 22.5% larger, yet sold for 7.7% less, indicating the true YOY value shift to be close to a 30% drop.

The average time it takes to sell a house has increased by 200%, which shows that buyers are becoming pickier. However, it’s also happening because many sellers are still setting their prices based on past market conditions and pricing their homes too high.

It’s unfortunate that some agents prioritize making a sale over being honest with the sellers. They may tell the sellers what they want to hear, instead of what they need to know. Additionally, sellers often choose agents based solely on the price estimate the agent gives them for their home, which perpetuates this behavior.

At present, the inventory of homes available for sale is only enough to last for about a month. This is a notable decrease from the 9.5 months of inventory during the 2008 economic crisis.

As we move past April, the monthly figures will gradually approach and eventually exceed the year-over-year numbers of 2023. However, we do not anticipate this to occur until the year 2024.

It is imperative that you price your home correctly if you are considering selling it. This holds especially true in the current market. Do not hesitate to contact us for an honest evaluation.

Drew and Christine Morgan are experienced REALTORS and NOTARY PUBLIC located in Belmont, CA. They have been assisting buyers and sellers in their community for over 30 years. Drew and Christine have received the coveted Diamond award and ranked among the top 50 agents nationwide and top 3 in Northern California by RE/MAX. To contact them, please call (650) 508.1441 or email info@morganhomes.com.

or all you need to know about Belmont, subscribe to this blog right here. You can also follow us on Facebook and on Twitter.

This article provides educational information and is intended for informational purposes only. It should not be considered as real estate, tax, insurance, or legal advice, and it cannot replace advice tailored to your specific situation. It’s always best to seek guidance from a professional who is familiar with your scenario.

The Illusion of Year of Year Numbers

Housing Market Crash or Correction—Which Indicators Should One Watch

Housing Market Crash, or Correction—Which Indicators Should One Watch?

There’s been a lot of talk about the state of our housing market, and the effect the rise in interest rates may be playing in the current market stall.

Here, we take a look at some of the indicators we watch to help us, whenever possible, anticipate what might lie ahead for our local market.

This week’s home closings in the mid-Peninsula cities that we track daily showed that half of the homes sold this week for over the asking price and the other half sold for at or below the original asking price, along with 35% of homes having their original price reduced before the home sold.

Contrast that to a year ago when during the same period only 13% of the homes which sold had price reductions, and 60% sold for over the asking price.

Will this be the new norm? Are buyers suffering from shopping fatigue? Has the market peaked?

It’s probably too soon to tell if the current market conditions are here to stay for a while, or merely a blip on the housing market radar screen. We’ll certainly know more when we turn the final page of this year’s calendar and buyers start to thaw out of hibernation.

The Presidential tax plan of 2017, seen by many as retribution for their vote of no confidence after the 2016 election, although applied evenly across the country, has a weighted effect on high-cost of living areas that President Trump lost in the election. This tax “benefit” appears to have had a punitive effect on those areas due to reduced property tax deductions, while also removing the State and Local Tax Deduction—pouring “S.A.L.T.” in their wounds. Will this flip the switch off on the red-hot housing market for the near future?

Interest Rates and Their Effect on the Housing Market

These are some of the important indicators we watch for any long-term shift in our market:

  • The 10 year Note (affects 15 year fixed rate mortgages)
  • The 30 year Bond (affects 30 year fixed rates)
  • The Federal Funds Rate (affects Adjustable Mortgage rates)
  • The spread between the long and short term yield (AKA the dreaded Inverted Yield Curve—an indicator of a slowing economy)
  • The Conference Board’s Leading Economic Index (LEI)
  • Consumer Confidence

When we hear “The Feds are going to raise rates”, it’s important to note that specific change only affects the adjustable rate mortgages. One must also watch the Treasury Notes and Bonds for volatility in fixed rate mortgages.

As interest rates on Treasury notes rise, banks can raise the interest rates on new fixed rate mortgages. That means home buyers will have to pay more each month for a loan which in turn takes away purchasing power. Typically, when interest rates rise, home prices fall. When housing prices fall, the economy slows.

We’ve got good reason to be following this indicator. Read what CNBC just reported on yesterday.

INVERTED YIELD CURVE

An inverted yield curve is best observed in Treasury notes when yields on shorter maturity Treasury notes are higher than yields on longer maturity Treasury notes. During a healthy economy, the yield on a 30-year bond will be around three points higher than a 3-month bill—currently they are at 2.37 for the 3-month note, and 3.33 for a 30-year bond—a scant .96 point differential.

When a yield curve inverts, it is usually because investors have lost confidence in the current economy, thus driving up demand for longer-term securities in order to lock in the higher yields now. This increased demand lifts prices on long-term bonds, resulting in even lower yields, which move in the opposite direction of price. Meanwhile, lower demand for shorter-term securities has the opposite effect and their yields increase until the yield curve inverts. This is a valuable indicator to watch since an inverted curve often precedes a recession, as it did in 1981, 1991, 2000, and 2008.

And as of yesterday, December 4th, this very concern yielded a 800 point DOW sell-off.

An inverted yield curve doesn’t actually “cause” an economic slowdown per se, however, it is often a leading indicator as it’s driven by investor confidence—ostensibly by research, and not pure speculation.

“Inverted Yield Curve and How It Predicts a Recession”, By KIMBERLY AMADEO, The Balance

Thanks goes out to The Balance, an on-line investing information portal and specifically to  KIMBERLY AMADEO offering her down-to earth informative explanations.

The Conference Board’sLeading Economic Index (LEI)

“The US LEI increased slightly in October, and the pace of improvement slowed for the first time since May,” said Ataman Ozyildirim, Director of Economic Research and Global Research Chair at The Conference Board. “The index still points to robust economic growth in early 2019, but the rapid pace of growth may already have peaked. While near term economic growth should remain strong, longer term growth is likely to moderate to about 2.5 percent by mid to late 2019.”

Consumer Confidence

The monthly Consumer Confidence Survey®, is based on a probability-design random sample, is conducted for The Conference Board by Nielsen, a leading global provider of information and analytics around what consumers buy and watch.

“Despite a small decline in November, Consumer Confidence remains at historically strong levels,” said Lynn Franco, Senior Director of Economic Indicators at The Conference Board. “Consumers’ assessment of current conditions increased slightly, with job growth the main driver of improvement. Expectations on the other hand, weakened somewhat in November, primarily due to a less optimistic view of future business conditions and personal income prospects. Overall, consumers are still quite confident that economic growth will continue at a solid pace into early 2019. However, if expectations soften further in the coming months, the pace of growth is likely to begin moderating.”

30 Year Bond 12 Month History

 

 

 

 

 

 

 

The Take Away

We all know interest rates are rising, the question becomes will that alone be enough to reverse or continue the stall in the upward trend of the housing market? The first few months of 2019 will be an excellent indicator since historically that’s the period where we see the strongest activity in housing sales and price increases.

Although we prefer not to prognosticate as to what will develop, we anticipate that the market should stabilize some from where it is currently. Prices have probably peaked for now, and we may see a more level playing field for buyers, and a market more in equilibrium. What will this new market be called? Perhaps normal, healthy, sustainable…

Drew & Christine Morgan are REALTORS/NOTARY PUBLIC in Belmont, CA. with more than 25 years of experience in helping sellers and buyers in their community. As Diamond recipients, Drew and Christine are ranked in the top 50 RE/MAX agents nationwide and the top 3 in Northern California.  Theymay be reached at (650) 508.1441 or emailed at info@morganhomes.com.

For all you need to know about Belmont, subscribe to this blog right here. You can also follow us on Facebook at https://www.facebook.com/Morganhomesand on Twitter @ https://twitter.com/morganhomes

The information contained in this article is educational and intended for informational purposes only. It does not constitute real estate, tax, insurance or legal advice, nor does it substitute for advice specific to your situation. Always consult an appropriate professional familiar with your scenario.

 

Housing Stall in 2018 Has Homebuyers on Fence

Wouldn’t it be nice if all market stalls were this pretty?

Welcome to our world, where the new question du jour is “Is there a market crash on the horizon?”, or some equally broad request eliciting a prognostication beyond our worldly abilities. We say, “define horizon?”

Market Stall
Market Stall

In 2017 there was little discussion about the Peninsula housing market and its sustainability. Yet since June of 2018, it’s what everyone seems to be talking about. So, we want to know, what’s really going on?

It never ceases to amaze us how short term the memory is for so many buyers and many agents. We did a blog post in May of 2016 and again in July, about the stall in the market back then. Of course, that too was an election year, and that post is as relevant today as it was back then. Right when everyone thought the sky was falling, after the election and inauguration,  the housing market rebounded to where it had left off, bringing on more misery for buyers as multiple offers once again ensued.

But will that happen again? Will the forces of higher interest rates coupled with fewer tax deduction incentives cause a permanent slowdown in the housing market even after the mid-term elections?

We measured the time period between August 1stthrough October 1st to get an accurate read on the current market conditions.

In Belmont, there were 59 new listings in 2017. This year during the same duration there have been three less—at 56. And although we’re hearing buyers and even some agents espouse how many more new listings there are, there are actually fewer in the same period.

In San Mateo, looking a price reductions during this same period, in the Presidential election year of 2016, 24% of sellers lowered their asking price. In 2017 only 9.8% of sellers had to lower their initial asking price, and so far this year, another election year, 26% of sellers have lowered their asking price.

What is changing is the rate of absorption—or how many homes are selling. The Months of Inventory is a measurement of how long it would take to sell the current inventory of homes at the current pace of sales. Nationwide, this number typically stands around 6 months. In Belmont, that number has been below 1 month for most of the year, with a striking anomaly. The inventory stands at 1.3 months now, the same as it was in 2016 & 2017 during the same seasonal window.

In Belmont, during the same period in 2016-2018 the number of homes sales went from 33 in the presidential election year of 2016, to 43 last year in 2017, to 35 this year in the run up to the mid-term elections. That’s a decrease in sales of ~19% YOY, and that’s what is causing higher inventory levels—not the number of new listings.

On a more macro level, home sales in San Mateo County as a whole went from 752 units sold in 2016, to 734 in 2017 and this year 681 sales—an increased slow down each year-over-year.

How are seller’s weathering the storm? In 2017 Belmont homes sellers were receiving on average 112% of their asking price. That number dropped to 110% this year during the same period.

While in 2017, of the sellers who had to lower their asking price, they averaged a downward adjustment of only $89,000, this year that adjustment increased to $190,000—another sign of weakening demand.

How did the prices hold up overall during these two periods?

In 2017 the median price for a home in Belmont averaged $1,660,000 for these two months, while this year they averaged $1,821,000—indicating a 9.7% median home price increase YOY in Belmont.

What’s the take-away?

  • Home prices have begun to top out as fewer and fewer buyers can afford the median home price.
  • Government intervention in limiting the property tax deduction to only $10,000 per year and capping the mortgage interest deduction to the first $750,000 has a direct bearing on peninsula home values as the average cost to homeowners will now far exceed both of these caps.
  • Interest rates continue to creep up which will only further compound the ability of buyers to qualify for a Peninsula home.
  • We expect to see a more equilibrium in the market which will be less favorable to sellers while the playing field may finally be leveling.
  • Don’t expect prices to drop, but sellers can’t expect to get as many offers for as much over asking as their neighbor did a year ago.
  • Then there’s the stock market. We’ll let the experts talk about what’s going on there, but clearly with another huge unknown comes more uncertainty, and we can only imagine there will be further pull-back in the housing sector until the uncertainty wanes.
  • With strong job growth, buyers may want to buy now, as if history repeats itself, the Spring market will swing back in the favor of sellers.

 

Drew & Christine Morgan are REALTORS/NOTARY PUBLIC in Belmont, CA. with more than 20 years of experience in helping sellers and buyers in their community. As Diamond recipients, Drew and Christine are ranked in the top 50 RE/MAX agents nationwide and the top 3 in Northern California.  They may be reached at (650) 508.1441 or emailed at info@morganhomes.com.

For all you need to know about Belmont, subscribe to this blog right here. You can also follow us on Facebook at https://www.facebook.com/Morganhomes and on Twitter @ https://twitter.com/morganhomes

The information contained in this article is educational and intended for informational purposes only. It does not constitute real estate, tax or legal advice, nor does it substitute for advice specific to your situation. Always consult an appropriate professional familiar with your scenario