U.S. Housing Market: A Deep Dive into the Top 25 Metro Areas

The U.S. housing market is constantly shifting, with distinct trends emerging in different regions. Analyzing key metrics like median listing prices, active listings, and pending ratios helps shed light on the current state of these metro areas. In this blog, we explore the top 25 metro housing markets in the U.S., examining what makes each market unique and how they compare against national averages.

1. Median Listing Prices: The Price Leaders

The median listing price provides a clear indication of housing affordability and market positioning. The top 25 U.S. metro areas show significant variance in prices, reflecting diverse regional markets.

• Highest Prices: Unsurprisingly, California metros lead the list, with San Francisco-Oakland-Berkeley boasting a median listing price of $997,500 and Los Angeles-Long Beach-Anaheim at $1,154,440. These high prices are characteristic of the housing crunch in California's urban hubs.
• Affordable Markets: On the other hand, more affordable markets like Pittsburgh, PA ($245,000) and Detroit-Warren-Dearborn, MI ($277,000) provide an entry point for buyers looking for more budget-friendly options.
• National Average: The average median listing price across the top 25 markets stands at around $573,221, which provides a useful benchmark when evaluating these regions.

2. Active Listings: A Growing Inventory

Active listing counts offer insights into market activity and housing availability. Rising inventories can signal a cooling market, while tighter inventories often point to more competition.

• High Inventory: Markets like New York-Newark-Jersey City, NY-NJ-PA (35,296 active listings) and Dallas-Fort Worth-Arlington, TX (25,769 active listings) have the largest inventories. These markets, with high activity and population density, tend to have more dynamic housing markets.
• Low Inventory: On the opposite end, Pittsburgh, PA (4,938 listings) and Baltimore-Columbia-Towson, MD (4,812 listings) have relatively low inventory, possibly creating challenges for buyers due to limited options.
• National Average: The average active listing count across these metros is approximately 14,904, with many markets exceeding this figure, indicating more available homes for sale.

3. Pending Ratios: Gauging Market Competition

The pending ratio measures the proportion of homes under contract (pending) relative to the total number of listings. A high pending ratio suggests a competitive, fast-moving market, while lower ratios might indicate softer demand or more buyer-friendly conditions.

• Most Competitive: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD leads with a pending ratio of 78.28%, indicating a highly competitive market where a large portion of listings are under contract. Other competitive markets include Miami-Fort Lauderdale-Pompano Beach, FL (72.77%) and St. Louis, MO-IL (73.8%).
• Less Competitive: In contrast, markets like Dallas-Fort Worth-Arlington, TX (38.62%) and Washington-Arlington-Alexandria, DC-VA-MD-WV (22.87%) show lower competition, suggesting buyers have more negotiation power.
• National Average: The average pending ratio across the top 25 metros is 50.62%, meaning about half of the homes in these markets are under contract at any given time.

4. What These Metrics Mean for Buyers and Sellers

The data paints a picture of a diverse U.S. housing market where prices, availability, and competition vary widely from region to region. Here's what buyers and sellers need to keep in mind:

• For Buyers: Those looking for affordability may want to explore cities like Pittsburgh or Detroit, where prices remain well below the national average. However, keep in mind that lower prices may also mean more competition in certain markets with low inventory.

• For Sellers: In competitive markets like Philadelphia and Miami, sellers can expect quicker sales and perhaps less need for price negotiation. On the flip side, those in regions with higher inventories and lower pending ratios may need to price their homes more aggressively to attract buyers.

5. Key Takeaways

• Diverse Market: The U.S. housing market continues to exhibit a wide range of pricing, availability, and competition, from the high-priced California metros to the more affordable Midwest cities.
• Growing Inventory: Many markets are seeing a rise in active listings, which may shift the market balance toward buyers.
• Price Stabilization: Despite the cooling in certain high-growth areas, there is still demand, as reflected by stable prices and strong pending ratios in competitive regions.

As the housing market evolves, it's essential to keep a close eye on these metrics to better understand where opportunities lie. Whether you're a buyer seeking affordability or a seller looking to capitalize on a competitive market, these insights will help guide your decisions.

Actual and Forecast Year-Over-Year Change in CPI and Core CPI (2023-2025)

 

The combined analysis of actual and forecasted data for CPI and Core CPI provides insight into the inflation dynamics from late 2023 through 2025. Here are the key observations and analysis:

1. Trends in Actual Data (2023-2024):

• Declining CPI: From October 2023 through September 2024, the Year-over-Year percentage change in CPI shows a steady decline, starting from around 3.25% in October 2023 to approximately 2.41% by September 2024. This decline indicates a cooling in overall inflation, likely influenced by reduced pressures from volatile sectors such as energy.
• Core CPI's Slowdown: Core CPI, which excludes food and energy, also exhibits a gradual decrease over the same period, from about 4.02% in October 2023 to around 3.26% in September 2024. The more modest decline in Core CPI suggests that inflation in core areas such as housing, healthcare, and services has been more persistent, even as broader inflationary pressures ease.

2. Forecasted Data Analysis (2024-2025):

• CPI Forecasted to Turn Negative: The forecast indicates that CPI will continue to decline throughout 2025, eventually entering negative territory by mid-2025. This suggests the possibility of deflation, where overall prices could decrease compared to the previous year. Deflation could be driven by factors such as lower demand, a decrease in commodity prices, or the impact of tightening monetary policies.
• Core CPI Remains Positive but Declines: While Core CPI is also expected to decrease, it remains positive throughout the forecast period, though it declines from around 3.28% in October 2024 to about 2.29% by September 2025. This suggests that underlying inflation in areas like housing and services remains more resilient, even as headline CPI trends downward.

3. Implications of the Divergence Between CPI and Core CPI:

• Potential Deflation Risks: The negative trend in overall CPI signals potential risks of deflation, which can be concerning for economic growth. Deflation can reduce consumer spending and investment as people may expect further price declines, potentially leading to slower economic activity.
• Sticky Core Inflation: The persistence of positive Core CPI suggests that, even as general prices decline, the cost of living in areas like rent, healthcare, and other services remains elevated. This could mean that while energy and food prices are stabilizing or falling, core expenses are slower to adjust.

4. Economic Outlook and Policy Considerations:

• Policy Implications: The declining trend in both CPI and Core CPI aligns with the effects of higher interest rates aimed at curbing inflation. However, if CPI enters negative territory while Core CPI remains positive, policymakers may face a dilemma: balancing the risk of deflation with the need to keep core price stability.
• Consumer Impact: For consumers, a decline in CPI might bring some relief in the form of lower prices for goods like energy and durable goods. However, the sustained positive Core CPI means that essential services like housing and healthcare may not experience the same price relief, continuing to impact household budgets.

5. Potential Scenarios for 2025:

• Soft Landing: If the economy successfully balances the cooling of general inflation with sustained but moderate core inflation, it could achieve a soft landing. This scenario would involve slowing growth without tipping into recession.
• Risk of Recession: On the other hand, if deflation in general CPI leads to a significant reduction in demand, it could increase the risk of a recession. The steady decline in both CPI and Core CPI indicates that a careful approach is needed to manage monetary policies and maintain economic stability.

Conclusion:

The analysis shows a clear trend of decelerating inflation as the economy moves into 2025, with a potential transition toward deflation in overall CPI. Core inflation remains more resilient, highlighting the continued challenges in managing the cost of living in essential areas. The forecasted divergence between CPI and Core CPI suggests that while general price pressures may ease, the broader economic picture will require careful management to avoid adverse effects like deflation or recession.

Title: Understanding Recent Trends in the Consumer Price Index (CPI): What's Driving Inflation?

Inflation is a critical economic measure that impacts everyone, influencing the prices of everyday goods and services. To understand inflation better, we can look at the Consumer Price Index (CPI), which tracks changes in prices across a broad range of products. Recent data reveals some interesting trends, with both short-term shifts and longer-term changes offering insights into the state of the economy. Let’s dive into the details.

Annualized Monthly Change: A Snapshot of Recent Trends

The annualized monthly percentage change gives us a closer look at how prices have shifted recently. Some categories have experienced notable increases, while others have seen sharp declines:

• Rising Prices in Apparel and Electricity: The apparel sector saw the largest increase in prices, with a 13.7% jump. This could be due to changes in production costs, supply chain adjustments, or shifts in consumer demand. Similarly, electricity costs rose by about 7.8%, reflecting higher energy costs that directly impact utility bills for households.

• Energy Prices See a Steep Decline: On the opposite end, energy prices have significantly decreased, with gasoline prices plummeting by 49.2%. This sharp decline suggests that recent shifts in the global oil market or changes in energy demand have made fuel more affordable, providing some relief at the pump.

• Stable Growth in Essentials: Categories like food, medical care, and housing continue to show steady price increases. Food prices, for example, have increased by 4.8%, while shelter costs rose by 2.7%. These changes indicate ongoing pressure on household budgets, particularly for those facing rising costs in essential categories.

Year-over-Year Change: The Bigger Picture

Looking at the year-over-year percentage change allows us to see how prices have evolved over a longer period, offering insights into broader inflation trends:

• Energy's Long-Term Adjustment: The energy sector has experienced a year-over-year decrease, with gasoline prices down by 15.3%. Although this decline is not as steep as the recent monthly changes, it reflects a longer-term adjustment in fuel costs, possibly tied to shifts in global supply and demand dynamics.

• Persistent Increases in Shelter and Housing: The costs of shelter and housing, including rent, continue to climb, with shelter up 4.8% and rent rising by 4.8% as well. These increases highlight ongoing challenges in the housing market, where limited supply and high demand keep prices elevated. For many, housing remains a significant contributor to their overall cost of living.

• Moderate Increases in Services: Medical care and food away from home show year-over-year increases, up by 3.3% and 3.9%, respectively. This indicates that services, especially those related to healthcare and dining, continue to experience price pressures, reflecting factors like labor costs and supply constraints.

Key Takeaways: What This Means for Consumers

The CPI data paints a complex picture of inflation. While energy prices have recently fallen, offering some short-term relief, other categories like shelter and food continue to exert upward pressure. This means that while some bills, like those at the gas station, might be lower than before, other costs, such as rent and groceries, remain a challenge.

Understanding these trends helps us see the broader economic context. For policymakers, this data is crucial in shaping decisions about interest rates and economic support measures. For consumers, it offers a way to plan and adjust budgets according to shifting price pressures.

Looking Ahead: What to Watch

As we move forward, a few factors will be key in determining the direction of inflation:

• Energy Markets: The future of energy prices, especially with global geopolitical uncertainties, will be pivotal in shaping overall inflation. Continued declines in fuel prices could ease some inflationary pressures.

• Housing Market Dynamics: The persistent rise in shelter costs suggests that affordability remains a significant issue in the housing market. Watching for any changes in housing supply, interest rates, and construction activity will be important.

• Consumer Spending Patterns: Shifts in consumer spending, especially in discretionary categories like apparel, could influence how inflation evolves. If consumers pull back on spending, it could slow price increases in non-essential areas.

Conclusion

Inflation is not a one-size-fits-all story. It varies significantly across different sectors, and recent CPI data shows that while energy prices have taken a dive, essentials like shelter and food continue to weigh on household budgets. By staying informed about these trends, we can better navigate the changing economic landscape and make informed decisions for our financial futures.

Understanding the CPI and its implications can empower us to manage our expenses and anticipate changes in the broader economy. As we watch these trends unfold, it’s clear that the story of inflation is far from over—it's evolving, reflecting the complex interplay between global markets and everyday life.

Labor Market Dynamics: A Deep Dive into Recent Trends from Labor Force Status Flows from the Current Population Survey as of September 2024

Labor Market Dynamics: A Deep Dive into Recent Trends

In today's rapidly evolving economy, understanding the intricacies of the labor market is crucial for policymakers, business leaders, and job seekers alike. Recent data on labor force flows have revealed some interesting trends that paint a complex picture of our current job market. Let's break down these findings and explore what they mean for the broader economy.

Labor Market Evaluation:
1. Job Creation and Destruction:
   - Strong job creation: 11.73% annual increase in Unemployed to Employed
   - Some job destruction: 1.35% annual increase in Employed to Unemployed

2. Labor Force Participation:
   - Decrease in labor force entry: 5.44% annual decrease in Not in Labor Force to Employed
   - Increase in labor force exit: 11.31% annual increase in Unemployed to Not in Labor Force

3. Job Stability:
   - Slight increase in job retention: 0.21% annual increase in Employed to Employed

4. Recent Trends (Monthly Changes):
   - Significant decrease in job loss: 12.03% monthly decrease in Employed to Unemployed
   - Continued job creation: 3.77% monthly increase in Unemployed to Employed

Overall, the labor market shows mixed signals. While there's strong job creation annually, there's also an increase in people leaving the labor force. Recent monthly trends indicate a potential improvement with decreasing job losses and continued job creation.

The Good News: Job Creation is Strong

One of the most positive trends we're seeing is a robust increase in job creation. The data shows an impressive 11.73% annual increase in transitions from unemployment to employment. This is a clear indicator that businesses are hiring and opportunities are opening up for job seekers.

Moreover, the most recent monthly data shows a continued positive trend, with a 3.77% increase in unemployed individuals finding jobs. This suggests that the job market remains active and is continuing to absorb available labor.

The Concerning Trend: Labor Force Participation

While job creation is strong, we're seeing some worrying signs when it comes to labor force participation. There's been a 5.44% annual decrease in people moving from "not in labor force" to "employed." This could indicate that fewer people who were previously not looking for work are entering the job market.

Even more concerning is the 11.31% annual increase in people moving from "unemployed" to "not in labor force." This suggests that a significant number of people are giving up on their job search and dropping out of the labor force entirely.

Job Stability and Churn

The data provides some insights into job stability as well. We're seeing a slight increase (0.21% annually) in employed individuals staying employed. While this increase is modest, it does suggest a degree of job stability in the current market.

However, we're also seeing a 1.35% annual increase in employed individuals becoming unemployed, indicating that there's still some job destruction occurring alongside the creation of new jobs.

Recent Positive Developments

The most recent monthly data offers some encouraging signs. There's been a significant 12.03% decrease in transitions from employed to unemployed, suggesting a slowdown in job losses. This could be an early indicator of increasing economic stability.

Analyzing Economic Indicators: Monthly vs. Annualized Growth Rates

 When examining economic performance, it’s important to consider not only annual changes but also the trends unfolding month by month. Monthly changes provide a snapshot of short-term fluctuations, while annualized changes, calculated from monthly data, allow us to understand how these trends might develop over a full year if they remain consistent. In this blog post, we’ll dive into key economic indicators—Real Personal Consumption Expenditures (PCE), PCE Excluding Food & Energy, Real Disposable Income, and Real PCE for Durable Goods—and compare their monthly, annual, and annualized percentage changes.

The Data Breakdown: Monthly vs. Annual Percentage Changes

Understanding the Trends

1. Real Personal Consumption Expenditures (PCE)

   • Annual % Change: 2.91%
   • Monthly % Change: 0.15%
   • Annualized % Change: 1.777%

   Real PCE grew by 2.91% annually, a healthy sign that consumer spending is strong. However, when we look at the monthly change of 0.15%, the annualized growth rate derived from this is much lower at 1.777%. This indicates that while spending was strong over the past year, the most recent months show a slowdown in spending growth. If this trend continues, the growth rate for the coming year might not reach the levels of the previous one.

2. PCE Excluding Food & Energy

   • Annual % Change: 2.68%
   • Monthly % Change: 0.13%
   • Annualized % Change: 1.576%

   Excluding volatile sectors like food and energy, the PCE grew by 2.68% annually. The monthly change of 0.13% results in an annualized growth rate of 1.576%, again indicating that recent trends suggest slower growth in consumer spending once food and energy prices are excluded. This could be reflective of economic caution in other areas of discretionary spending.

3. Real Disposable Income

   • Annual % Change: 3.09%
   • Monthly % Change: 0.07%
   • Annualized % Change: 0.8005%

   Real disposable income has grown by 3.09% over the past year, but the monthly increase of just 0.07% suggests a much lower annualized rate of 0.8005%. This could indicate that wage growth or other factors impacting disposable income have slowed significantly, which may in turn affect consumer spending capacity in the near future.

4. Real PCE: Durable Goods

   • Annual % Change: 3.78%
   • Monthly % Change: 0.01%
   • Annualized % Change: 0.175%

   Durable goods spending has the highest annual growth rate at 3.78%, but the minimal monthly growth of just 0.01% suggests a sharp slowdown. The annualized rate of 0.175% shows that recent months have been much weaker for durable goods consumption. This may reflect higher interest rates or economic uncertainty, causing consumers to delay large purchases.

What Does This Tell Us?

The comparison between annual changes and annualized changes from monthly data suggests a potential cooling off in economic activity. While the past year showed strong growth in most indicators, the monthly data paints a more cautious picture. If these monthly trends continue, growth rates over the coming year may be much lower than those observed in the past year.

Here are a few key takeaways:

1. Slower Growth Ahead? The lower annualized changes suggest that while consumer spending and income have been strong, the economy might be heading toward a period of slower growth.

2. Impact of Rising Interest Rates: The dramatic slowdown in durable goods consumption could be linked to rising interest rates, which make financing big-ticket items like cars and appliances more expensive. This, coupled with economic uncertainty, might be leading consumers to hold off on such purchases.

3. Inflationary Pressures: While inflation is moderating, as indicated by the PCE Excluding Food & Energy data, it’s still a significant factor. The lower annualized rate might indicate that inflation is stabilizing, but consumer caution remains high.

Conclusion

As we move forward, it will be crucial to monitor whether these trends continue. If monthly growth continues to lag behind annual performance, we may see a shift in the economic landscape, with more subdued growth in spending and income. For businesses and policymakers, understanding these trends will help prepare for potential shifts in consumer behavior and broader economic dynamics.

In a time of economic uncertainty, keeping a close eye on monthly data and how it annualizes provides critical insight into the future trajectory of growth.

Blog: A Snapshot of the U.S. Existing Home Sales Market

 The U.S. housing market continues to show signs of fluctuation, with mixed signals coming from both monthly and annual data on existing home sales. The data, which includes metrics on sales, inventory, and pricing, reveals a market in transition.

Key Observations:

1. Sales Decline:

   • Existing home sales dropped by 2.53% in the past month, while single-family home sales saw a sharper monthly decline of 2.79%.
   • On an annual basis, both existing home sales and single-family home sales have fallen by 4.22% and 3.33% respectively. These declines indicate that the broader market is slowing down, likely influenced by high interest rates and economic uncertainty.

2. Housing Inventory on the Rise:

   • Inventory levels have shown a slight monthly increase for existing homes at 0.75%, with no significant change for single-family homes.
   • However, on a yearly basis, the housing inventory has surged significantly. Existing home inventory increased by 22.73%, and single-family home inventory by 21.65%. This rise in inventory could ease the supply constraints that have fueled competition in recent years.

3. Price Stabilization:

   • The median sales price for existing homes decreased by 1.12% month-over-month but is still up by 3.09% year-over-year.
   • Single-family homes followed a similar trend with a 1.19% monthly decline and a 2.90% annual increase in median price. This suggests that while prices are cooling off slightly, they remain higher than pre-pandemic levels.

4. Months of Supply Growing:

   • The months' supply of existing homes increased by 2.44% in the last month and by 27.27% compared to last year.
   • Single-family homes saw an even larger annual rise in supply, with a 28.13% increase. This indicates a shift towards a more balanced market, with more homes available for buyers to choose from.

Conclusion:

The U.S. housing market is entering a phase of correction, marked by declining sales, increasing inventory, and stabilizing prices. The rise in housing supply offers potential opportunities for buyers, but the challenges of high mortgage rates and elevated prices remain significant hurdles. As we move forward, the future direction of the market will depend heavily on economic conditions, interest rates, and housing policies.

U.S. Housing Market Update: Mixed Signals and Shifting Dynamics

 August 22, 2024

The U.S. housing market continues to evolve, presenting a complex picture for homebuyers, sellers, and industry watchers alike. Today's release of the latest existing home sales data offers fresh insights into the current state of the market. Let's dive into the numbers and what they mean for the housing landscape.

The Numbers at a Glance

The chart above illustrates the monthly and annual percentage changes for key housing market metrics. At first glance, we can see some interesting trends:

1. Short-term Uptick, Long-term Challenges: Existing home sales show a modest monthly increase (1.28%) but a year-over-year decline (-2.47%). This suggests a recent boost in activity, possibly due to seasonal factors, but ongoing headwinds in the broader market.
2. Inventory Surge: One of the most striking figures is the substantial annual increase in housing inventory, up 19.82% compared to last year. This shift could significantly impact market dynamics, potentially easing the intense competition seen in recent years.
3. Price Moderation: While still up 4.19% annually, median sales prices saw a slight monthly dip (-1.01%). This could signal the beginning of a price stabilization phase, offering a glimmer of hope for prospective buyers.
4. Supply-Demand Balance: The months supply of homes has seen a significant annual increase (21.21%), indicating a market that's gradually tilting towards favoring buyers.

What Does This Mean for the Market?

1. Shift Towards a More Balanced Market

The substantial increase in inventory and months supply suggests we're moving away from the extreme seller's market of recent years. Buyers may find more options and potentially face less competition, though the market is still adjusting from previous inventory shortages.

2. Affordability Remains a Key Issue

Despite the recent monthly price dip, the year-over-year increase in median sales prices indicates that affordability challenges persist. This is particularly relevant given the current high-interest-rate environment, which affects mortgage costs.

3. Regional Variations

It's crucial to remember that these national figures can mask significant regional differences. Some local markets might be experiencing different trends based on factors like local economic conditions, population shifts, and housing supply.

4. Potential Opportunity for Buyers

The combination of increased inventory and slight price moderation could create windows of opportunity for well-prepared buyers. However, they still face the hurdles of elevated prices compared to pre-pandemic levels and higher mortgage rates.

Looking Ahead

As we move forward, several factors will play crucial roles in shaping the housing market's trajectory:

1. Interest Rates: Future decisions by the Federal Reserve regarding interest rates will significantly impact mortgage rates and, consequently, buyer demand.
2. Economic Conditions: The overall health of the economy, including job market stability and wage growth, will influence both buyer confidence and ability to purchase.
3. Demographic Trends: Shifts in population, such as millennials entering prime home-buying years or baby boomers downsizing, will continue to shape demand patterns.
4. Housing Policy: Any changes in government policies related to housing, such as first-time homebuyer incentives or zoning laws, could impact the market.

Conclusion

The U.S. housing market appears to be in a transitional phase, showing signs of increased activity and inventory while grappling with affordability challenges. For potential homebuyers, this mixed landscape presents both opportunities and hurdles. More options may be available, but navigating the market requires careful consideration of personal finances, long-term goals, and local market conditions.

For sellers, while prices remain higher than pre-pandemic levels, the increasing inventory suggests a need to adjust expectations and potentially employ more competitive pricing strategies.

As always, whether you're looking to buy, sell, or simply understand the market, consulting with local real estate professionals can provide valuable insights tailored to your specific circumstances and location.