San Diego Housing Market News and Analysis
~Welcome to the Econo-Almanac~
I started this website in mid-2004 to chronicle San Diego’s spectacular housing bubble. The purpose of the site remains, as ever, to provide objective and evidence-based analysis of the San Diego housing market. A quick guide to the site follows:
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Submitted by Rich Toscano on July 21, 2006 - 1:05pm
As suspected, there has been a fairly serious media response to the first year-over-year decline in median prices.
We've known for a while that home prices were on the decline, thanks to the Shiller index and to numerous examples of specific properties selling for less than their prior purchase prices. But I guess that there's nothing like having it all wrapped up in a single stat like that (despite the previously noted issues with using the median to gauge actual pricing power).
Despite the recent spate of concerned commentary, including some backpeddling by no less than the chief economist of CAR, there are still plenty of optimists out there. As my man Calculated Risk has helpfully charted, California real estate salesperson licenses are up 14% over last twelve months. Brokers licenses are up 8%.
So not only are there still plenty of buyers, there are actually still plenty of people who are bullish enough on real estate to actually be entering the field.
That's optimism. And it underscores my point that, despite a recent directional shift in pricing momentum, we are just at the very beginning of the housing bubble aftermath. This correction will probably not be over until sentiment is almost universally pessimistic on housing. As the continued rush into the real estate industry clearly demonstrates, that day is still far in the future.
Submitted by Rich Toscano on July 17, 2006 - 9:15am
I was interviewed in an LA Times article running today: For San Diego Real Estate, the Skies Are Not So Sunny. (I'm on page two.)
Submitted by Rich Toscano on July 13, 2006 - 9:37pm
Since I mentioned yesterday that I was surprised at the sanguine tone of the UT article on the median price drop, I must in fairness mention that (as suspected) they came out with an expanded and more gloomily-titled piece today.
While I'm here, I can't help but comment on a couple of sections from the article. This:
...is simply outrageous. The "normal cycle of decline" is pictured here:
Submitted by Rich Toscano on July 12, 2006 - 1:30pm
The Union-Tribune reports that, as predicted here last week, year-over-year medians have gone negative. As of June 2006, the median price of a San Diego home was down 1% from a year prior. The median was down 6% since its peak last November, representing a loss of $30,000 on the median priced home.
Get ready for all the pundits to claim victory on their "soft landing" forecasts. Prices are down 1%, and that's a soft landing—get it? Of course, this interpretation requires you to pretend that prices have fallen as much as they are going to, despite the lack of any evidence to that effect.
Submitted by Rich Toscano on July 7, 2006 - 11:46am
I'm on vacation with Mrs. Piggington so I'm going to make this quick. MLS data shows that for the first time, median prices for both condos and single family homes have gone negative year-over-year.
Submitted by Rich Toscano on July 4, 2006 - 3:41pm
...is how Scooby-Doo might react upon reading about an impending rate hike by the Bank of Japan. Assuming, that is, that Scooby took an interest in global liquidity conditions instead of just constantly getting high.
Rampant E-Z mortgage lending during the first year-and-a-half of Fed tightening posed a seeming puzzle. But the answer to the puzzle lay outside our borders: in this age of globalized capital markets, tightness by one central bank could be offset by looseness of another. And they don't come any looser than that Bank of Japan. The BOJ's ultra-low rate policy made it easy for financiers to borrow in Japan, lend to US homebuyers, and pocket the interest rate differential. It also encouraged yield-starved Japanese to lend their own money in a similar manner.
Submitted by Rich Toscano on July 3, 2006 - 1:13pm
I'm breaking radio silence, finally, after having sequestered myself for a week and a half to cram for a securities licensing exam. (The exam manual suggested studying for 4-6 weeks vs. my 1.5 weeks, hence the cramming). Anyway, said exam was successfully passed yesterday, so I can close the door on that particularly onerous 10-day period of my life and get back to writing occasional content for this site.
I did check the forums from time to time during my absence, and now that I have a minute I wanted to revisit a really interesting article someone posted. The USA Today article, entitled "Buyers in more markets find housing out of reach," chronicles the plight of a San Diego postdoc who bought a home with 100% financing, whose PITI eats up 70% of her take home pay, and who has among other things taken to selling her fertile eggs in order to make the mortgage payments.
Submitted by Rich Toscano on June 24, 2006 - 6:30pm
I just came across this blurb from George Soros' latest book:
Nothing qualitatively new nor surprising to readers of this site; it's just always nice to have one of the world's most successful financial market players land on our side of the debate.
Submitted by Rich Toscano on June 22, 2006 - 8:40pm
Low rates have been one of the mainstays of the bullish arsenal. But given that mortgage rates are where they were four years ago, then they shouldn't be a factor in explaining any price difference that has taken place during that time period.
So if we take rates out of the picture, we are left with population, housing stock, inflation, and incomes: all factors that would affect both rents and home prices. Which is to say, if rates are the same now as they were four years ago, why should home prices have risen so much more than rents during that time?
Submitted by Rich Toscano on June 13, 2006 - 2:52pm
As if on cue (given the housing market report's discussion of an imminent shift in sentiment), the Union-Tribune has released an article with the gloomy title "San Diego County home prices take a tumble."
I believe we'll be seeing a lot more headlines like this in the future...
Submitted by Rich Toscano on June 12, 2006 - 8:23pm
The party is officially over. This is no great surprise, and we've seen it coming for months. But what's different now is that there is no longer any question that the home price downturn has begun.
At the beginning of 2005, we were in a situation where prices had been flat since the summer, inventory had risen substantially, and sales volume was down. Things didn't look terribly promising for the market. But rates remained fairly low, and lenders tried to drive more volume by pushing non-traditional mortgage products that lowered initial monthly payments. The resulting bump in demand fed a little spring rally, and the spring of 2005 actually saw a bit of a rise in median home prices.
Submitted by Rich Toscano on June 11, 2006 - 12:51pm
Last week featured a couple of interesting housing articles in the local press.
At voiceofsandiego.org, Will Carless has dug up some really compelling info for an article on mortgage resets. Specifically, an estimated 50% of all San Diego mortgage debt has been borrowed at an adjustable rate that will reset by 2010. If rates don't stay nice and low over the next four years all these resets will make a bad situation worse. (This is another clue that the 2010-2011 timeframe might be a good time to start buying San Diego homes hand over fist).
Submitted by Rich Toscano on June 6, 2006 - 10:16am
(Click here for an audio version of this article).
The upward surge in mortgage rates has continued, and as of now both fixed and adjustable mortgage rates are sitting atop their multi-year highs:
Submitted by Rich Toscano on May 31, 2006 - 3:36pm
Tomorrow's voiceofsandiego.org column, a link to which will be available on the upper right of the page*, concerns the shortcomings of the median price as a gauge of broad pricing power.
The executive summary is that the median price does a good job of measuring how much people are willing to spend on housing, but there is a margin of error in translating that to changes in the market price of a given property. Depending on the dynamics involved, this error can go either way: the median price overstated price growth until 2003, after which time it began to understate actual price growth. As has been discussed in the forums, we seem to be getting back to a situation where median prices are once again overstating housing market pricing power.
Submitted by Rich Toscano on May 28, 2006 - 10:17am
Update - May 30 - It looks like the resource usage issues are still occurring. The site may go down from time to time in the near future until I can work with my ISP to figure this out... please bear with me. The original message follows.
Upgrades to the Site
We had to shut down last week because the site was putting tremendous load on my ISP's server. Because there was no concomitant spike in traffic, I believe the excess load was either due to a denial-of-service attack or some sort of memory leak or other bug with the content management software I use. The ISP applied all security patches on their end and it kept happening, so the only thing left to do was to upgrade to the latest and greatest version of the content management software and see if that fixes the problem, be it security- or performance-related.
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