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Real Estate and Economic Outlook
Lawrence Yun, Ph.D. Chief Economist
NATIONAL ASSOCIATION OF REALTORS®
PresentaAon at Cleveland State University
Cleveland, OH
October 3, 2012
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Exis3ng Home Sales Recovery: Best in 5 years, but only up 8% year-‐to-‐date
7.08 6.52
5.02
4.12 4.34 4.18 4.26 4.62
0 1 2 3 4 5 6 7 8
2005 2006 2007 2008 2009 2010 2011 2012 est.
In million units
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One Reason for Slower Recovery, aside from credit bubble hangover, is the falling mobility rate
From 18% to 12%
.1
.12
.14
.16
.18
.2
Frac
tion o
f pop
ulatio
n
1965 1970 1975 1980 1985 1990 1995 2000 2005 2010Year
(Any Distance)Fraction of Population Who Moved in the Last 12 Months
Source: Raven Molloy, Federal Reserve Economist, Current Popula3on Survey.
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Investors in the Market; and Homebuyers Frustrated
0
500
1000
1500
2000
2500
2005 2006 2007 2008 2009 2010 2011 2012 est.
Investor Sales In thousands
0
2000
4000
6000
2005 2006 2007 2008 2009 2010 2011 2012 est
Owner-‐occupant Sales In thousands
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Cleveland Area Housing Sta3s3cs (August 2012)
• Units Sold … up 17.0% from one year ago
• Median Price to $127,600 … up 4.1%
• Dollar Volume … up 21.8%
• Pending contracts for Ohio … up 15.6%
Source: OAR using Northeast Ohio Real Estate Exchange
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Everyone Seeing Low Home Prices Warrant Buffet: Buy Low (not Buy High)
100
150
200
250
300
350
1995 -‐ Q1
1996 -‐ Q1
1997 -‐ Q1
1998 -‐ Q1
1999 -‐ Q1
2000 -‐ Q1
2001 -‐ Q1
2002 -‐ Q1
2003 -‐ Q1
2004 -‐ Q1
2005 -‐ Q1
2006 -‐ Q1
2007 -‐ Q1
2008 -‐ Q1
2009 -‐ Q1
2010 -‐ Q1
2011 -‐ Q1
2012 -‐ Q1
Phoenix
Cleveland
Source: FHFA
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New versus Exis3ng Home Price
0
50000
100000
150000
200000
250000
300000
1968 -‐ Jan
1969 -‐ Jan
1970 -‐ Jan
1971 -‐ Jan
1972 -‐ Jan
1973 -‐ Jan
1974 -‐ Jan
1975 -‐ Jan
1976 -‐ Jan
1977 -‐ Jan
1978 -‐ Jan
1979 -‐ Jan
1980 -‐ Jan
1981 -‐ Jan
1982 -‐ Jan
1983 -‐ Jan
1984 -‐ Jan
1985 -‐ Jan
1986 -‐ Jan
1987 -‐ Jan
1988 -‐ Jan
1989 -‐ Jan
1990 -‐ Jan
1991 -‐ Jan
1992 -‐ Jan
1993 -‐ Jan
1994 -‐ Jan
1995 -‐ Jan
1996 -‐ Jan
1997 -‐ Jan
1998 -‐ Jan
1999 -‐ Jan
2000 -‐ Jan
2001 -‐ Jan
2002 -‐ Jan
2003 -‐ Jan
2004 -‐ Jan
2005 -‐ Jan
2006 -‐ Jan
2007 -‐ Jan
2008 -‐ Jan
2009 -‐ Jan
2010 -‐ Jan
2011 -‐ Jan
2012 -‐ Jan
Exis3ng Home Price New Home Price
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Investors seeing Rising Rent (Not deterred by 3.8% Health Care Tax on Rental Income …
because some of it will be passed on to renters)
-‐1
0
1
2
3
4
5
2000 -‐ Jan
2000 -‐ Jul
2001 -‐ Jan
2001 -‐ Jul
2002 -‐ Jan
2002 -‐ Jul
2003 -‐ Jan
2003 -‐ Jul
2004 -‐ Jan
2004 -‐ Jul
2005 -‐ Jan
2005 -‐ Jul
2006 -‐ Jan
2006 -‐ Jul
2007 -‐ Jan
2007 -‐ Jul
2008 -‐ Jan
2008 -‐ Jul
2009 -‐ Jan
2009 -‐ Jul
2010 -‐ Jan
2010 -‐ Jul
2011 -‐ Jan
2011 -‐ Jul
2012 -‐ Jan
% change from one year ago
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Investors also seeing rising # of renters
25,000 27,000 29,000 31,000 33,000 35,000 37,000 39,000 41,000
1980 -‐ Q1
1981 -‐ Q3
1983 -‐ Q1
1984 -‐ Q3
1986 -‐ Q1
1987 -‐ Q3
1989 -‐ Q1
1990 -‐ Q3
1992 -‐ Q1
1993 -‐ Q3
1995 -‐ Q1
1996 -‐ Q3
1998 -‐ Q1
1999 -‐ Q3
2001 -‐ Q1
2002 -‐ Q3
2004 -‐ Q1
2005 -‐ Q3
2007 -‐ Q1
2008 -‐ Q3
2010 -‐ Q1
2011 -‐ Q3
Rental Households
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Homeowners not Rising
50,000
55,000
60,000
65,000
70,000
75,000
80,000
1980 -‐ Q1
1981 -‐ Q3
1983 -‐ Q1
1984 -‐ Q3
1986 -‐ Q1
1987 -‐ Q3
1989 -‐ Q1
1990 -‐ Q3
1992 -‐ Q1
1993 -‐ Q3
1995 -‐ Q1
1996 -‐ Q3
1998 -‐ Q1
1999 -‐ Q3
2001 -‐ Q1
2002 -‐ Q3
2004 -‐ Q1
2005 -‐ Q3
2007 -‐ Q1
2008 -‐ Q3
2010 -‐ Q1
2011 -‐ Q3
Homeowners
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Homeownership Rate at 65.4% (Lowest in 15 years)
59 60 61 62 63 64 65 66 67 68 69 70
1965 -‐ Q1
1966 -‐ Q4
1968 -‐ Q3
1970 -‐ Q2
1972 -‐ Q1
1973 -‐ Q4
1975 -‐ Q3
1977 -‐ Q2
1979 -‐ Q1
1980 -‐ Q4
1982 -‐ Q3
1984 -‐ Q2
1986 -‐ Q1
1987 -‐ Q4
1989 -‐ Q3
1991 -‐ Q2
1993 -‐ Q1
1994 -‐ Q4
1996 -‐ Q3
1998 -‐ Q2
2000 -‐ Q1
2001 -‐ Q4
2003 -‐ Q3
2005 -‐ Q2
2007 -‐ Q1
2008 -‐ Q4
2010 -‐ Q3
%
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Visible Housing Inventory (Exis3ng inv. At 8-‐year low; New inv. at 50-‐year
low)
0
500,000
1,000,000
1,500,000
2,000,000
2,500,000
3,000,000
3,500,000
4,000,000
4,500,000
2000 -‐ Jan
2001 -‐ Jan
2002 -‐ Jan
2003 -‐ Jan
2004 -‐ Jan
2005 -‐ Jan
2006 -‐ Jan
2007 -‐ Jan
2008 -‐ Jan
2009 -‐ Jan
2010 -‐ Jan
2011 -‐ Jan
2012 -‐ Jan
Exis3ng New
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Shadow Inventory … Falling (Seriously delinquent mortgage + homes in foreclosure process)
million units
0.0
0.5
1.0
1.5
2.0
2.5
3.0
3.5
4.0
4.5
5.0
2000 -‐ Q1
2000 -‐ Q3
2001 -‐ Q1
2001 -‐ Q3
2002 -‐ Q1
2002 -‐ Q3
2003 -‐ Q1
2003 -‐ Q3
2004 -‐ Q1
2004 -‐ Q3
2005 -‐ Q1
2005 -‐ Q3
2006 -‐ Q1
2006 -‐ Q3
2007 -‐ Q1
2007 -‐ Q3
2008 -‐ Q1
2008 -‐ Q3
2009 -‐ Q1
2009 -‐ Q3
2010 -‐ Q1
2010 -‐ Q3
2011 -‐ Q1
2011 -‐ Q3
2012 -‐ Q1
Distressed Sales Market Share 2010 … 33% 2011 … 33% 2012 … 25% 2013 … 15% 2014 … 8%
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Distressed Property Sales
0%
10%
20%
30%
40%
50%
60%
2008 -‐ Oct
2008 -‐ De
c 2009 -‐ Feb
2009 -‐ Ap
r 2009 -‐ Jun
2009 -‐ Au
g 2009 -‐ Oct
2009 -‐ De
c 2010 -‐ Feb
2010 -‐ Ap
r 2010 -‐ Jun
2010 -‐ Au
g 2010 -‐ Oct
2010 -‐ De
c 2011 -‐ Feb
2011 -‐ Ap
r 2011 -‐ Jun
2011 -‐ Au
g 2011 -‐ Oct
2011 -‐ De
c 2012 -‐ Feb
2012 -‐ Ap
r 2012 -‐ Jun
2012 -‐ Au
g
REO Short-‐Sale
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Foreclosures Rapidly Falling in Non-‐Judicial States
Example: Seriously Delinquent Mortgages in AZ, CA , MI
0 2 4 6 8
10 12 14
2005 -‐ Q1
2005 -‐ Q2
2005 -‐ Q3
2005 -‐ Q4
2006 -‐ Q1
2006 -‐ Q2
2006 -‐ Q3
2006 -‐ Q4
2007 -‐ Q1
2007 -‐ Q2
2007 -‐ Q3
2007 -‐ Q4
2008 -‐ Q1
2008 -‐ Q2
2008 -‐ Q3
2008 -‐ Q4
2009 -‐ Q1
2009 -‐ Q2
2009 -‐ Q3
2009 -‐ Q4
2010 -‐ Q1
2010 -‐ Q2
2010 -‐ Q3
2010 -‐ Q4
2011 -‐ Q1
2011 -‐ Q2
2011 -‐ Q3
2011 -‐ Q4
2012 -‐ Q1
2012 -‐ Q2
AZ MI CA
%
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Foreclosures Clogged in Judicial States Example Seriously Delinquent Mortgages in CT and IL
0 2 4 6 8
10 12
2005 -‐ Q1
2005 -‐ Q2
2005 -‐ Q3
2005 -‐ Q4
2006 -‐ Q1
2006 -‐ Q2
2006 -‐ Q3
2006 -‐ Q4
2007 -‐ Q1
2007 -‐ Q2
2007 -‐ Q3
2007 -‐ Q4
2008 -‐ Q1
2008 -‐ Q2
2008 -‐ Q3
2008 -‐ Q4
2009 -‐ Q1
2009 -‐ Q2
2009 -‐ Q3
2009 -‐ Q4
2010 -‐ Q1
2010 -‐ Q2
2010 -‐ Q3
2010 -‐ Q4
2011 -‐ Q1
2011 -‐ Q2
2011 -‐ Q3
2011 -‐ Q4
2012 -‐ Q1
2012 -‐ Q2
CT IL %
Should a trigger be set up to foreclose without a court approval? • Vacant property • Missed Mortgages for 6 months or longer
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Foreclosures in Ohio Example Seriously Delinquent Mortgages
0 1 2 3 4 5 6 7 8 9
10
2005 -‐ Q1
2005 -‐ Q2
2005 -‐ Q3
2005 -‐ Q4
2006 -‐ Q1
2006 -‐ Q2
2006 -‐ Q3
2006 -‐ Q4
2007 -‐ Q1
2007 -‐ Q2
2007 -‐ Q3
2007 -‐ Q4
2008 -‐ Q1
2008 -‐ Q2
2008 -‐ Q3
2008 -‐ Q4
2009 -‐ Q1
2009 -‐ Q2
2009 -‐ Q3
2009 -‐ Q4
2010 -‐ Q1
2010 -‐ Q2
2010 -‐ Q3
2010 -‐ Q4
2011 -‐ Q1
2011 -‐ Q2
2011 -‐ Q3
2011 -‐ Q4
2012 -‐ Q1
2012 -‐ Q2
%
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Housing Starts (Well Below 50-‐year average of 1.5 million each year)
0
500
1000
1500
2000
2500
2000 -‐ Jan
2000 -‐ Jul
2001 -‐ Jan
2001 -‐ Jul
2002 -‐ Jan
2002 -‐ Jul
2003 -‐ Jan
2003 -‐ Jul
2004 -‐ Jan
2004 -‐ Jul
2005 -‐ Jan
2005 -‐ Jul
2006 -‐ Jan
2006 -‐ Jul
2007 -‐ Jan
2007 -‐ Jul
2008 -‐ Jan
2008 -‐ Jul
2009 -‐ Jan
2009 -‐ Jul
2010 -‐ Jan
2010 -‐ Jul
2011 -‐ Jan
2011 -‐ Jul
2012 -‐ Jan
mul3family single-‐family Thousand units (annualized)
Long-‐term Average
Source: Census, HUD
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Cleveland-Lorain-Elyria Housing Permits
0 1000 2000 3000 4000 5000 6000 7000 8000 9000
1980
1981
1982
1983
1984
1985
1986
1987
1988
1989
1990
1991
1992
1993
1994
1995
1996
1997
1998
1999
2000
2001
2002
2003
2004
2005
2006
2007
2008
2009
2010
2011
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Falling Inventory of Homes for Sale 2010 July 2011 July 2012 July
Exis3ng Homes for Sale 3.41 million 3.15 million 2.40 million
Newly Constructed Homes for Sale
210,000 165,000 142,000
“Shadow” Es3mate (Seriously Delinquent Mortgages and Homes in Foreclosure Process)
4.2 million 3.5 million 3.2 million
Homeowners wai3ng • for higher home
prices • To be freed from Tax
Credit Lock Period
??? ??? Inconsequen3al Impact since most will list homes, but with intent also on buying
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Wealth Distribu3on … Who will get Future Wealth?
(Federal Reserve data on median net worth)
$0
$50,000
$100,000
$150,000
$200,000
$250,000
$300,000
Renter Owner
1998
2001
2004
2007
2010
2014
2014 Forecast by NAR
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Improving Factors for Sales in 2012 and Beyond:
1. High Affordability and Job Crea3on 2. Solid stock market recovery from 2008 3. Rising rents and a larger pool of qualified renters 4. Pent-‐up release of Household Forma3on
• Rising demand for ownership and rentals as young-‐adults move out of parent’s basement
5. Smart money chasing real estate (i.e., investors) 6. Consumer confidence in buying an apprecia3ng
asset
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Best Affordability Conditions
50
70
90
110
130
150
170
190
210
1970
1972
1974
1976
1978
1980
1982
1984
1986
1988
1990
1992
1994
1996
1998
2000
2002
2004
2006
2008
2010
2012
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S&P 500 (Almost 100% from low point)
NASDAQ (More than 100% increase from low point)
0
500
1,000
1,500
2,000
2,500
3,000
3,500
2005 -‐ Jan
2005 -‐ Jun
2005 -‐ Nov
2006 -‐ Ap
r 2006 -‐ Sep
2007 -‐ Feb
2007 -‐ Jul
2007 -‐ De
c 2008 -‐ May
2008 -‐ Oct
2009 -‐ Mar
2009 -‐ Au
g 2010 -‐ Jan
2010 -‐ Jun
2010 -‐ Nov
2011 -‐ Ap
r 2011 -‐ Sep
2012 -‐ Feb
S&P 500
NASDAQ
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Annual Household Forma3on… Future Rent Pressure?
(3 separate Census data) In millions
Household Forma3on leads to increase ownership and renters; Could begin to return to normal of at least 1 million from 2012.
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Home Prices Metric % change from one year ago Comment
NAR + 9.5% Mix of homes impact price … fewer distressed sales recently … Leading Data
Case-‐Shiller +0.5% 30% annualized gains for two straight months
FHFA + 3.6% Monthly gains in 7 of recent 8 months
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Monthly Pending Home Sales Index (Seasonally Adjusted)
70 75 80 85 90 95
100 105 110 115
2007 -‐ Jan
2007 -‐ Ap
r 2007 -‐ Jul
2007 -‐ Oct
2008 -‐ Jan
2008 -‐ Ap
r 2008 -‐ Jul
2008 -‐ Oct
2009 -‐ Jan
2009 -‐ Ap
r 2009 -‐ Jul
2009 -‐ Oct
2010 -‐ Jan
2010 -‐ Ap
r 2010 -‐ Jul
2010 -‐ Oct
2011 -‐ Jan
2011 -‐ Ap
r 2011 -‐ July
2011 -‐ Oct
2012 -‐ Jan
2012-‐Apr
2012 -‐ Jul
Homebuyer Tax Credit
Source: NAR
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Foot Traffic
0.0 10.0 20.0 30.0 40.0 50.0 60.0 70.0
2008 -‐ Jan
2008 -‐ Ap
r
2008 -‐ Jul
2008 -‐ Oct
2009 -‐ Jan
2009 -‐ Ap
r
2009 -‐ Jul
2009 -‐ Oct
2010 -‐ Jan
2010 -‐ Ap
r
2010 -‐ Jul
2010 -‐ Oct
2011 -‐ Jan
2011 -‐ Ap
r
2011 -‐ Jul
2011 -‐ Oct
2012 -‐ Jan
2012 -‐ Ap
r
2012 -‐ Jul
Buyer Seller
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29
0 100,000 200,000 300,000 400,000 500,000 600,000 700,000 800,000 900,000
1,000,000 1,100,000 1,200,000 1,300,000 1,400,000 1,500,000
Annual Membership (NRDS count at year-‐end)
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Banks/Regulators Restric3ng Credit
(Average Credit Scores of Approved Loans)
Normal 2009 2010 If Normal
Fannie 720 761 762 720
Freddie 720 757 758 720
FHA 650 682 698 660
15% to 20% Higher Sales
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Financial Industry Profits (excluding Federal Reserve)
-‐200
-‐100
0
100
200
300
400
500
2001 -‐ Q1
2001 -‐ Q3
2002 -‐ Q1
2002 -‐ Q3
2003 -‐ Q1
2003 -‐ Q3
2004 -‐ Q1
2004 -‐ Q3
2005 -‐ Q1
2005 -‐ Q3
2006 -‐ Q1
2006 -‐ Q3
2007 -‐ Q1
2007 -‐ Q3
2008 -‐ Q1
2008 -‐ Q3
2009 -‐ Q1
2009 -‐ Q3
2010 -‐ Q1
2010 -‐ Q3
2011 -‐ Q1
2011 -‐ Q3
2012 -‐ Q1
$ billion
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Economy
![Page 33: Real%Estate%and%Economic%Outlook% · 2020. 1. 6. · Real%Estate%and%Economic%Outlook% LawrenceYun,Ph.D. ChiefEconomist(NATIONAL(ASSOCIATION((OFREALTORS® PresentaonatClevelandStateUniversity!](https://reader034.vdocuments.us/reader034/viewer/2022051913/6004c62b4e56e81eea4d8eb8/html5/thumbnails/33.jpg)
Economy Growing, though Slowly (No Fresh Recession because of Housing Recovery)
Real GDP Growth Rate
-‐4
-‐3
-‐2
-‐1
0
1
2
3
4
2005 2006 2007 2008 2009 2010 2011 2012 forecast
2013 forecast
%
![Page 34: Real%Estate%and%Economic%Outlook% · 2020. 1. 6. · Real%Estate%and%Economic%Outlook% LawrenceYun,Ph.D. ChiefEconomist(NATIONAL(ASSOCIATION((OFREALTORS® PresentaonatClevelandStateUniversity!](https://reader034.vdocuments.us/reader034/viewer/2022051913/6004c62b4e56e81eea4d8eb8/html5/thumbnails/34.jpg)
Payroll Jobs Changes (December to December)
-‐6
-‐5
-‐4
-‐3
-‐2
-‐1
0
1
2
3
2005 2006 2007 2008 2009 2010 2011 2012 forecast
2013 forecast
In millions
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Cleveland Area Payroll Jobs
900
950
1000
1050
1100
1150
1200
2000 -‐ Jan
2001 -‐ Jan
2002 -‐ Jan
2003 -‐ Jan
2004 -‐ Jan
2005 -‐ Jan
2006 -‐ Jan
2007 -‐ Jan
2008 -‐ Jan
2009 -‐ Jan
2010 -‐ Jan
2011 -‐ Jan
2012 -‐ Jan
In thousands
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Ohio Payroll Jobs from 1939
0
1000
2000
3000
4000
5000
6000
1939 -‐ Jan
1942 -‐ Jan
1945 -‐ Jan
1948 -‐ Jan
1951 -‐ Jan
1954 -‐ Jan
1957 -‐ Jan
1960 -‐ Jan
1963 -‐ Jan
1966 -‐ Jan
1969 -‐ Jan
1972 -‐ Jan
1975 -‐ Jan
1978 -‐ Jan
1981 -‐ Jan
1984 -‐ Jan
1987 -‐ Jan
1990 -‐ Jan
1993 -‐ Jan
1996 -‐ Jan
1999 -‐ Jan
2002 -‐ Jan
2005 -‐ Jan
2008 -‐ Jan
2011 -‐ Jan
In thousands
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U.S. Car and Truck Produc3on
400000
500000
600000
700000
800000
900000
1000000
1100000
1200000 2000 -‐ Jan
2000 -‐ Jul
2001 -‐ Jan
2001 -‐ Jul
2002 -‐ Jan
2002 -‐ Jul
2003 -‐ Jan
2003 -‐ Jul
2004 -‐ Jan
2004 -‐ Jul
2005 -‐ Jan
2005 -‐ Jul
2006 -‐ Jan
2006 -‐ Jul
2007 -‐ Jan
2007 -‐ Jul
2008 -‐ Jan
2008 -‐ Jul
2009 -‐ Jan
2009 -‐ Jul
2010 -‐ Jan
2010 -‐ Jul
2011 -‐ Jan
2011 -‐ Jul
2012 -‐ Jan
12-‐month average
![Page 38: Real%Estate%and%Economic%Outlook% · 2020. 1. 6. · Real%Estate%and%Economic%Outlook% LawrenceYun,Ph.D. ChiefEconomist(NATIONAL(ASSOCIATION((OFREALTORS® PresentaonatClevelandStateUniversity!](https://reader034.vdocuments.us/reader034/viewer/2022051913/6004c62b4e56e81eea4d8eb8/html5/thumbnails/38.jpg)
Consumer Price Infla3on (Slightly Above Fed’s preferred 2% core infla3on rate)
-‐1.00
0.00
1.00
2.00
3.00
4.00
5.00
2005 2006 2007 2008 2009 2010 2011 2012 forecast
2013 forecast
All Items Core %
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Monetary Policy by Federal Reserve (no change to 2014)
0 1 2 3 4 5 6 7
2005 2006 2007 2008 2009 2010 2011 2012 forecast
2013 forecast
2014 forecast
Fed Funds 30-‐year Mortgage %
Modestly higher rates could help home sales as banks re-‐staff mortgage work for home purchase applica3ons and less refinance applica3ons.
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Huge Federal Budget Deficit … Will Push Up Borrowing Cost
(% of GDP)
-‐12
-‐10
-‐8
-‐6
-‐4
-‐2
0
2
4
1960 -‐ Jan
1964 -‐ Jan
1968 -‐ Jan
1972 -‐ Jan
1976 -‐ Jan
1980 -‐ Jan
1984 -‐ Jan
1988 -‐ Jan
1992 -‐ Jan
1996 -‐ Jan
2000 -‐ Jan
2004 -‐ Jan
2008 -‐ Jan
2012 -‐ Jan
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But … Falling Treasury Borrowing Rate
0 2 4 6 8
10 12 14 16
1982 -‐ Au
g 1983 -‐ Oct
1984 -‐ De
c 1986 -‐ Feb
1987 -‐ Ap
r 1988 -‐ Jun
1989 -‐ Au
g 1990 -‐ Oct
1991 -‐ De
c 1993 -‐ Feb
1994 -‐ Ap
r 1995 -‐ Jun
1996 -‐ Au
g 1997 -‐ Oct
1998 -‐ De
c 2000 -‐ Feb
2001 -‐ Ap
r 2002 -‐ Jun
2003 -‐ Au
g 2004 -‐ Oct
2005 -‐ De
c 2007 -‐ Feb
2008 -‐ Ap
r 2009 -‐ Jun
2010 -‐ Au
g 2011 -‐ Oct
10-‐year 3-‐month
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Impact to Deficit
• Mortgage Interest Deduc3on … $90 billion – Not the source of the current budget deficit since MID was present for nearly 100 years
• Interest Rates Revert back to historical average … $300 billion in extra interest expense
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World Report Card Country 10-‐Year Borrowing Rate
Switzerland 0.5%
Germany 1.5%
United States 1.6%
United Kingdom 1.7%
Canada 1.7%
France 2.2%
Italy 5.1%
Spain 5.8%
Greece 18.9%
Source: Bloomberg as of October 1, 2012
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State Report Card State 10-‐year Borrowing Rate above
Benchmark (% points)
Average State borrowing costs Around 3.5%
Rhode Island Benchmark + 0.5%
Michigan Benchmark + 0.7%
Nevada Benchmark + 0.7%
California Benchmark + 0.9%
Illinois Benchmark + 1.6%
Source: WSJ
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Housing Forecast Summary 2011 History
2012 Forecast
2013 Forecast
Exis3ng Home Sales 4.26 million 4.6 million 5.0 million
New Home Sales 301,000 385,000 608,000
Housing Starts 611,000 775,000 1,150,000
Exis3ng Home Price $166,100 $173,900 $182,700
GDP Growth +1.8% +2.2% +2.6%
Payroll Job Gains +1.7 million +1.5 million +2.3 million
Fed Funds Rate 0.1% 0.1% 0.1%
30-‐yr Mortgage 4.7% 3.8% 4.1%
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Risks to Forecast • Washington Policy
– QRM 20% down payment requirement? – Basel 3 … capital rule that punishes private mortgage with low down payment and commercial loans
– Trim mortgage interest deduc3on? – Capital gains tax on home sale?
– Fiscal Cliff on January 1, 2013 … if no new compromised budget, then:
• Automa3c deep cuts to military and domes3c spending • Automa3c higher taxes • 3% shaved off GDP … Fresh Economic Recession
![Page 47: Real%Estate%and%Economic%Outlook% · 2020. 1. 6. · Real%Estate%and%Economic%Outlook% LawrenceYun,Ph.D. ChiefEconomist(NATIONAL(ASSOCIATION((OFREALTORS® PresentaonatClevelandStateUniversity!](https://reader034.vdocuments.us/reader034/viewer/2022051913/6004c62b4e56e81eea4d8eb8/html5/thumbnails/47.jpg)
Commercial Real Estate
![Page 48: Real%Estate%and%Economic%Outlook% · 2020. 1. 6. · Real%Estate%and%Economic%Outlook% LawrenceYun,Ph.D. ChiefEconomist(NATIONAL(ASSOCIATION((OFREALTORS® PresentaonatClevelandStateUniversity!](https://reader034.vdocuments.us/reader034/viewer/2022051913/6004c62b4e56e81eea4d8eb8/html5/thumbnails/48.jpg)
Source: Real Capital Analy3cs, 4Q 2011.
Big Transac3ons Coming Back $2.5 million property and above
13
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Tepid Commercial Construc3on
200000
250000
300000
350000
400000
450000 2000 -‐ Jan
2000 -‐ Jul
2001 -‐ Jan
2001 -‐ Jul
2002 -‐ Jan
2002 -‐ Jul
2003 -‐ Jan
2003 -‐ Jul
2004 -‐ Jan
2004 -‐ Jul
2005 -‐ Jan
2005 -‐ Jul
2006 -‐ Jan
2006 -‐ Jul
2007 -‐ Jan
2007 -‐ Jul
2008 -‐ Jan
2008 -‐ Jul
2009 -‐ Jan
2009 -‐ Jul
2010 -‐ Jan
2010 -‐ Jul
2011 -‐ Jan
2011 -‐ Jul
2012 -‐ Jan
$ million; value of construc3on put in place
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REALTOR® Business Deals (Majority are less than $1 million)
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Method of Finance
![Page 52: Real%Estate%and%Economic%Outlook% · 2020. 1. 6. · Real%Estate%and%Economic%Outlook% LawrenceYun,Ph.D. ChiefEconomist(NATIONAL(ASSOCIATION((OFREALTORS® PresentaonatClevelandStateUniversity!](https://reader034.vdocuments.us/reader034/viewer/2022051913/6004c62b4e56e81eea4d8eb8/html5/thumbnails/52.jpg)
Underwri3ng Standards?
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Mul3family Fundamentals
0.0
1.0
2.0
3.0
4.0
5.0
6.0
7.0
8.0
9.0
-‐50,000
0
50,000
100,000
150,000
200,000
250,000
2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013
Comple3ons Net Absorp3on Vacancy
Source: NAR/REIS
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Office Fundamentals
0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 20.0
-‐150
-‐100
-‐50
0
50
100
150
2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013
Millions
Comple3ons Net Absorp3on Vacancy
Source: NAR/REIS
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Industrial Fundamentals
0.0
2.0
4.0
6.0
8.0
10.0
12.0
14.0
-‐100
-‐50
0
50
100
150
2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013
Millions
Comple3ons Net Absorp3on Vacancy
Source: NAR/REIS
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Retail Fundamentals
0.0
2.0
4.0
6.0
8.0
10.0
12.0
14.0
-‐30
-‐20
-‐10
0
10
20
30
40
2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013
Millions
Comple3ons Net Absorp3on Vacancy
Source: NAR/REIS
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Commercial Market Forecast OFFICE 2011 2012 2013
Vacancy Rate 16.6% 16.3% 15.9% Net Absorp3on ('000 sq. w.) 20,178 31,700 53,000
Comple3ons ('000 sq. w.) 11,659 25,474 37,847 Rent Growth 1.4% 1.7% 2.4%
INDUSTRIAL 2011 2012 2013
Vacancy Rate 12.4% 11.9% 11.1% Net Absorp3on ('000 sq. w.) 61,957 41,249 59,855
Comple3ons ('000 sq. w.) 20,462 26,947 54,881 Rent Growth -0.5% 1.8% 2.3%
RETAIL 2011 2012 2013
Vacancy Rate 12.9% 12.2% 11.0% Net Absorp3on ('000 sq. w.) 1,238 13,547 23,330
Comple3ons ('000 sq. w.) 4,207 12,677 19,878 Rent Growth -0.2% 0.7% 1.4%
MULTI-‐FAMILY 2011 2012 2013
Vacancy Rate 5.4% 4.6% 4.5% Net Absorp3on (Units) 238,398 126,621 102,687
Comple3ons (Units) 38,014 88,839 93,706 Rent Growth 2.5% 3.5% 3.8%
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For Daily Update and Analysis
• Twixer @NAR_Research