Yesterday I did a quick interview for CNBC at 30 Rock (right next to the new Tonight Show/Jimmy Fallon set which was all abuzz). We were talking about housing starts before they were released. While predicting this stuff is a fool’s errand, I think the bigger question was whether the recent weakening of housing metrics was a new trend or a pause caused by the harsh weather creating havoc across the US.
The NAHB homebuilder sentiment index (1 family) posted its largest one month drop in history – severe weather, cost of labor, materials and land with given as reasons but those really aren’t new issues other than the severe weather.
While weather played a role and probably amounts to more of a short term blip, I think the larger concern is the outlook over the next 6 months with reduced affordability (higher rates but still historically low) and the bottoming of existing home inventory in 2013 providing additional listing competition in some markets.
December housing starts
• 999k annualized and seasonally adjusted rate in December, declining 9.8% but exceeding forecasts. More weakness in multi-family starts than 1-family
• +18.3% 2013 over 2012
Why I thought January Housing Starts would fall (luckily I was right with the announcement of a record 16% drop)
• Same factors in place as last month: Weather, Labor and Material Costs and Land Costs.
• Record m-o-m drop in NAFB confidence – looking out over the coming months – suggests a larger impact by weather.
• Mortgage rates slipped from last month but still nearly a point higher than a year ago, expectation of flat or edging higher in 2014.
• Implementation of Dodd-Frank Qualified Mortgage (QM) may also drag viewing traffic.
• Permits already fell over last 2 months which suggests lower starts (contracts versus closed sales analogy).
Actual January housing starts release after my interview
• 880K annualized rate in January, dropping 16% from December 2013.
• January 2014 y-o-y dropped 2%.
• Permits fell for 3rd consecutive month, down 5.4% from prior month (seasonally adjusted).
STILL – the question REALLY is whether the recent construction slowdown is the beginning of a trend or a temporary set back that will clear over the next few months as the weather improves and the economy shows some improvement. Right now it feels more like the market is losing momentum and the weather is only making it worse.
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About Jonathan Miller
Jonathan Miller is President and CEO of Miller Samuel Inc., a real estate appraisal and consulting firm he co-founded in 1986. He is a state-certified real estate appraiser in New York and Connecticut, performing court testimony as an expert witness in various local, state and federal courts. He holds the Counselors of Real Estate (CRE) and Certified Relocation Professional (CRP) designations. He is an Appraiser “A” Member of the Real Estate Board of New York and a member of Relocation Appraisers and Consultants, Inc. Learn More...
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Over the years, I have bantered with the Espinal Adler Team (Marie Espinal and Jeff Adler) at Douglas Elliman Real Estate about the market which has been invaluable for on the ground intel. And we’ve become friends. When Jeff and… Read More