Happy 2019! As we head into the New Year, it’s a great time to look ahead to what the real estate market has in store. Just last week, I had the pleasure of hosting an Economic Forecast Event with Windermere’s Chief Economist, Matthew Gardner, and soaked up his knowledge and predictions. Below are his general predictions for the at-large real estate market across the nation. Please review and let me know if you have any questions.
Beyond the national forecast, at the event Matthew reported specifically on the Greater Seattle market, including both King and Snohomish counties. I received his Power Point presentation and I am happy to share his slides, should you request them.
A few take-a-ways to note are:
Seattle remains strong economically and our job market is thriving.
Interest rates are still historically low and will rise, but not beyond 6%.
It is still a seller’s market in our area, but price escalations are softening, creating more balance and sustainability. We are NOT experiencing a bubble.
25% of homeowners in our region have 50% equity in their homes.
An economic recession is upon us in 2020. This one should be much like the 1991 recession; short and not based in housing.
Be careful how you process the media’s take on the market as they often use extreme month-over-month numbers vs. richer long-term data.
Prices are expected to rise 5-7% in 2019, which is more normal, but above the long-term average, yet lower than the recent double-digit year-over-year gains we’ve seen since 2012.
It is always my goal to help empower my clients with information to help them make informed decisions regarding their real estate. Let me know if you’d like that Power Point. I’m happy to share and help you dissect the information. Here’s to a great 2019!
What a year it has been for both the U.S. economy and the national housing market. After several years of above-average economic and home price growth, 2018 marked the start of a slowdown in the residential real estate market. As the year comes to a close, it’s time for me to dust off my crystal ball to see what we can expect in 2019.
The U.S. Economy
Despite the turbulence that the ongoing trade wars with China are causing, I still expect the U.S. economy to have one more year of relatively solid growth before we likely enter a recession in 2020. Yes, it’s the dreaded “R” word, but before you panic, there are some things to bear in mind.
Firstly, any cyclical downturn will not be driven by housing. Although it is almost impossible to predict exactly what will be the “straw that breaks the camel’s back”, I believe it will likely be caused by one of the following three things: an ongoing trade war, the Federal Reserve raising interest rates too quickly, or excessive corporate debt levels. That said, we still have another year of solid growth ahead of us, so I think it’s more important to focus on 2019 for now.
The U.S. Housing Market
Existing Home Sales
This paper is being written well before the year-end numbers come out, but I expect 2018 home sales will be about 3.5% lower than the prior year. Sales started to slow last spring as we breached affordability limits and more homes came on the market. In 2019, I anticipate that home sales will rebound modestly and rise by 1.9% to a little over 5.4 million units.
Existing Home Prices
We will likely end 2018 with a median home price of about $260,000 – up 5.4% from 2017. In 2019 I expect prices to continue rising, but at a slower rate as we move toward a more balanced housing market. I’m forecasting the median home price to increase by 4.4% as rising mortgage rates continue to act as a headwind to home price growth.
New Home Sales
In a somewhat similar manner to existing home sales, new home sales started to slow in the spring of 2018, but the overall trend has been positive since 2011. I expect that to continue in 2019 with sales increasing by 6.9% to 695,000 units – the highest level seen since 2007.
That being said, the level of new construction remains well below the long-term average. Builders continue to struggle with land, labor, and material costs, and this is an issue that is not likely to be solved in 2019. Furthermore, these constraints are forcing developers to primarily build higher-priced homes, which does little to meet the substantial demand by first-time buyers.
In last year’s forecast, I suggested that 5% interest rates would be a 2019 story, not a 2018 story. This prediction has proven accurate with the average 30-year conforming rates measured at 4.87% in November, and highly unlikely to breach the 5% barrier before the end of the year.
In 2019, I expect interest rates to continue trending higher, but we may see periods of modest contraction or levelling. We will likely end the year with the 30-year fixed rate at around 5.7%, which means that 6% interest rates are more apt to be a 2020 story.
I also believe that non-conforming (or jumbo) rates will remain remarkably competitive. Banks appear to be comfortable with the risk and ultimately, the return, that this product offers, so expect jumbo loan yields to track conforming loans quite closely.
There are still voices out there that seem to suggest the housing market is headed for calamity and that another housing bubble is forming, or in some cases, is already deflating. In all the data that I review, I just don’t see this happening. Credit quality for new mortgage holders remains very high and the median down payment (as a percentage of home price) is at its highest level since 2004.
That is not to say that there aren’t several markets around the country that are overpriced, but just because a market is overvalued, does not mean that a bubble is in place. It simply means that forward price growth in these markets will be lower to allow income levels to rise sufficiently.
Finally, if there is a big story for 2019, I believe it will be the ongoing resurgence of first-time buyers. While these buyers face challenges regarding student debt and the ability to save for a down payment, they are definitely on the comeback and likely to purchase more homes next year than any other buyer demographic.
At Windermere we help people buy and sell homes, but we also help build community. I’m proud to support the Windermere Foundation with every home I help sell or buy. 2018 concluded with another great year of fundraising and giving for the Windermere Foundation, thanks to the continued support of agents, franchise owners, staff, and the community. Nearly $2.5 million was raised in 2018, bringing our grand total to over $38 million raised since the Foundation’s inception in 1989! This money goes right back into our community, helping low-income and homeless families. Read the full blog post here.
This past Christmas, my office adopted 22 foster boys, ranging in age from 13-18 years old, and living in group homes managed by Pioneer Human Services. These group homes serve boys who are struggling with emotional, behavioral and/or psychiatric problems that prevent placement in a traditional foster care setting. We purchased gifts, using wish lists from the boys, to help provide a joyful Christmas morning for these teenage boys who might otherwise be overlooked.
The office also raised money for grocery gift cards for families in need (also referred by Pioneer Human Services). This year we distributed $2,068 in grocery gift cards to 15 local families.
We are also thrilled to report that through our partnership with the Seattle Seahawks, this season Windermere raised a total of $31,900 for YouthCare, an organization that provides critical services for homeless youth. This brings our three-year total to $98,700 towards our #tacklehomelessness campaign! Thank you to the Seahawks and to YouthCare for helping us support homeless youth in our community. We’ll be back next year to raise even more!