To me, a lot of talk about the housing bubble is just fearmongering hype. I am not saying that it’s not a threat, but I don’t believe it’s an imminent danger that will precipitate a sudden decline in the market. Sometimes I see the discussion as a partial confusion of cause and effect. I worry more about economic problems that will hurt homeowners and home prices in the short term than I worry about changes in home prices that will hurt the economy in the longer term.
I am not in denial. I agree that there are housing bubbles but not that there is “a” housing bubble. Anyone that tries to argue that 100% price increases in Las Vegas homes are “normal” is not normal to me. The same can be said for people that suggest a $600,000 2-bedroom fixer-upper in California is a bargain that you just cannot pass up because it will be $800,000 next year. As for Miami’s condo flippers - “duh” is all I have to say. And while there is similar anecdotal evidence of bubbles in other glamorous metropolitan markets - they are not indicative of most real estate in the US. Historically, we have seen crazy real estate prices that get readjusted such as San Diego in the 80’s, but those situations did not create far-reaching problems for the rest of the country. Going forward, I don’t expect the bursting of any local bubbles to burst a national bubble that doesn’t exist.
One of the frustrating things about the housing bubble debate is the spinning of data for “Pro Bubble” or “No Bubble” purposes. Foremost among these is the housing starts statistic which is not evidence of a lot and gets far too much attention. Homebuilders are notorious for going bankrupt because they didn’t know when to stop building and I refuse to rely upon faulty predictors. Housing starts just measures how many homes they are building (supply), NOT how many homes they should be building (where demand equals supply).
So let’s look at the demand side of the home price equation. Whenever I see new housing developments popping up, I just have to wonder “where are all these homebuyers coming from?” Were they living in tents or sharing a house with 20 other people? Are people leaving apartments empty to move into houses? Seriously, our population is growing by about 2.9 million people per year and February 2006 housing starts were 2.1 million. Just do the math and you should be at least a little concerned about unsustainable demand and oversupply.
On the leverage issue, my concerns are about what is potentially coming in the future - not the conditions we have today. Rates are getting higher but historically, we are still near 30-40 year lows. Clearly, the refi boom and high percentage of cash-out mortgages have supported our economy and particularly, consumer spending. That spigot is not closed but it’s going to decline as we move forward to higher rates. I do look at the level and increase in foreclosures but similar to housing price bubbles, this is largely a localized concern. Foreclosure rates are rising in some parts of the country and not in others. The biggest worry I have is that over $1 Trillion in Adjustable Rate Mortgages (ARMs) will be converting to higher rates in 2006 and 2007. That’s equivalent to 12% of all mortgage debt and I suspect that those borrowers were disproportionately sensitive to interest rates in the first place. All these preceding concerns could become very problematic if the economy falters and real wages needed to pay the mortgage don’t keep pace with the increase in rates.
But until there is clear evidence one way or the other, I expect that the debate will go back and forth. We will be “toiling” and “troubling” with it for years. Even if the “Pro Bubble” side is correct - my usual complaint applies - I haven’t heard what they want us to do about it. In the worst case, legitimate housing bubble issues will be a headwind to the economy / market until we work out the excesses that do exist. But I take comfort in knowing that a headwind is not the same as a hurricane.