Page 1

Economic and Market Watch Report UG Quarter, 2009

© 2009 Northeast Florida Multiple Listing Service, Inc.

and NATIONAL ASSOCIATION OF REALTORS® Reproduction, reprinting, or retransmission in any form is prohibited without written permission.


RealtyWEB.NET Economic and Market Watch Report RealtyWEB.NET a service of the Northeast Florida Multiple Listing Service, Inc. and owned by the Northeast Florida Association of REALTORS, is the largest multiple listing service in Northeast Florida, with more than 7,000 licensed brokers, agents, and appraisers. Customers have access to more than 25,000 active listings and an archive of a quarter of a million comparable and sold properties. In excess of two million public records from 21 counties containing tax information about tax properties is available in the expanded RealtyWEB.NET coverage area. Over 20,000 properties have been sold through RealtyWEB.NET so far this year. This report reflects strictly single family residential homes entered and reported through RealtyWEB.NET. RealtyWEB.NET is pleased to offer this quarterly economic and market watch report which is designed to help real estate practitioners identify current and future economic and real estate trends that affect our industry.

Index Local Report Florida Baker County ............................................................................................................... Bradford County ......................................................................................................... Clay County ................................................................................................................. Duval County ............................................................................................................... Flagler County ............................................................................................................. Nassau County ............................................................................................................. Putnam County ............................................................................................................ St. Johns County ..........................................................................................................

1 2 3 4 6 7 8 10

Others ...........................................................................................................................

12

Trends ............................................................................................................................................... Chief Economist's Commentary* ................................................................................................... Economic Monitor* .........................................................................................................................

13 14 16

*Reprinted from Real Estate Outlook: Market Trends and Insights. Š2009 NATIONAL ASSOCIATION OF REALTORS Ž. Used with permission. Reproduction, reprinting, or retransmission of this article in any form (electronic media included) is prohibited without permission. For subscription information please call 1-800-874-6500.


Local Report

Baker County, FL Buyer's Market

1

2

3

4

5

Seller's Market

Labor Market : Employment increased by 1 jobs in Baker County during July and August. However, the number of job seekers also increased. The combined effect of these two trends was an increase in the average monthly unemployment rate from 10.4% for the second quarter to 10.8% in the first two months of the third quarter. The solid job growth may provide home sales, while historically low mortgage rates boost affordability.

Housing Market :

Q2' 09

Q3' 09

Q4' 09 (Forecast)

Average Price

$179,900

$158,900

# Homes on the Market *

109

129

# Homes Sold **

19

16

# New Homes Built ***

15

9

Avg # of Days on Market

112

57

***

* Available as of Sep. 30, 2009. ** May not add to total of zip codes. *** During the first two months of 3rd quarter.

Data by Zip Codes for Q3 2009 Price Change ***

Total # Homes Sold

% Change in # Homes Sold

Average Days on Market

% of Asking Price (Sold/ List Price)

Zip Code

Average Price

32040

$204,600

61.48%

(Quarter) 5

*** -28.57%

93

94.2%

32063

$137,900

-31.67%

10

-47.37%

42

97.8%

32087

$140,000

55.56%

1

0.00%

42

93.4%

*** % Change of current quarter compared to the same quarter to year ago. 1


Local Report

Bradford County, FL Buyer's Market

1

2

3

4

5

Seller's Market

Labor Market : Employment declined by 16 jobs in July and August. The job losses brought about an increase in the average monthly unemployment rate from 7.8% in the second quarter to 8.2% for the second two months of the third quarter. Job losses are ticking upwards, creating a drag on buyer confidence and demand in Bradford County. However, historically low mortgage rates have created a favorable buying enviroment for those with a job.

Housing Market :

Q2' 09

Q3' 09

Q4' 09 (Forecast)

Average Price

$127,300

$103,000

# Homes on the Market *

158

169

# Homes Sold **

16

16

# New Homes Built ***

NA

NA

Avg # of Days on Market

171

188

***

* Available as of Sep. 30, 2009. ** May not add to total of zip codes. *** During the first two months of 3rd quarter.

Data by Zip Codes for Q3 2009 Zip Code

Average Price

Price Change ***

Total # Homes Sold

% Change in # Homes Sold

Average Days on Market

% of Asking Price (Sold/ List Price)

(Quarter) 1

*** -50.00%

104

77.1%

7.64%

13

-31.58%

207

88.9%

-28.74%

2

-60.00%

110

93.2%

32058

$45,000

-67.79%

32091

$104,300

OTHER

$123,000

*** % Change of current quarter compared to the same quarter to year ago. 2


Local Report

Clay County, FL Buyer's Market

1

2

3

4

5

Seller's Market

Labor Market : Employment increased by 5 jobs in Clay County during July and August. However, the number of job seekers also increased. The combined effect of these two trends was an increase in the average monthly unemployment rate from 9.2% for the second quarter to 9.3% in the first two months of the third quarter. The solid job growth may provide home sales, while historically low mortgage rates boost affordability.

Housing Market :

Q2' 09

Q3' 09

Q4' 09 (Forecast)

Average Price

$184,900

$183,500

1,752

1,781

# Homes Sold **

507

562

# New Homes Built ***

136

70

Avg # of Days on Market

115

99

# Homes on the Market *

***

* Available as of Sep. 30, 2009. ** May not add to total of zip codes. *** During the first two months of 3rd quarter.

Data by Zip Codes for Q3 2009 Price Change ***

Total # Homes Sold

% Change in # Homes Sold

Average Days on Market

% of Asking Price (Sold/ List Price)

Zip Code

Average Price

32003

$279,800

-1.86%

(Quarter) 95

*** 3.26%

104

94.0%

32043

$181,900

-26.59%

66

13.79%

124

95.7%

32065

$181,900

-13.87%

130

35.42%

81

95.7%

32068

$153,500

-13.72%

147

19.51%

92

96.0%

32073

$155,800

-22.56%

96

10.34%

96

96.5%

32656

$121,800

-21.06%

25

38.89%

161

94.3%

OTHER

$100,500

-41.57%

3

-40.00%

106

92.2%

*** % Change of current quarter compared to the same quarter to year ago. 3


Local Report

Duval County, FL Buyer's Market

1

2

3

4

5

Seller's Market

Labor Market : Employment increased by 25 jobs in Duval County during July and August. However, the number of job seekers also increased. The combined effect of these two trends was an increase in the average monthly unemployment rate from 10.4% for the second quarter to 11.3% in the first two months of the third quarter. The solid job growth may provide home sales, while historically low mortgage rates boost affordability.

Housing Market :

Q2' 09

Q3' 09

Q4' 09 (Forecast)

Average Price

$173,700

$173,700

# Homes on the Market *

6,696

7,010

# Homes Sold **

1,786

1,879

# New Homes Built ***

378

287

Avg # of Days on Market

106

101

***

* Available as of Sep. 30, 2009. ** May not add to total of zip codes. *** During the first two months of 3rd quarter.

Data by Zip Codes for Q3 2009 Zip Code

Average Price

32202

$130,200

32204

$189,600

32205

$125,000

Price Change ***

Total # Homes Sold

% Change in # Homes Sold

Average Days on Market

% of Asking Price (Sold/ List Price)

(Quarter) 3

*** N/A

285

102.8%

-21.59%

11

22.22%

121

92.3%

-17.00%

74

5.71%

98

94.2%

N/A

32206

$97,500

7.62%

27

58.82%

103

93.3%

32207

$150,600

-39.40%

50

-7.41%

83

91.7%

32208

$76,700

18.91%

43

-31.75%

86

93.4%

32209

$63,200

15.96%

5

-78.26%

254

84.2%

32210

$144,100

-35.87%

149

29.57%

107

93.1%

*** % Change of current quarter compared to the same quarter to year ago. 4


Local Report

Duval County, FL Data by Zip Codes for Q3 2009 Zip Code

Average Price

Price Change ***

Total # Homes Sold

% Change in # Homes Sold

% of Asking Price (Sold/ List Price)

32211

$81,900

-31.00%

(Quarter) 80

67

95.1%

32216

$139,800

-17.81%

66

0.00%

94

95.6%

32217

$165,500

-25.45%

33

10.00%

103

94.3%

32218

$141,600

-12.65%

151

45.19%

109

96.9%

32219

$121,700

-26.69%

22

10.00%

50

100.1%

32220

$155,800

-4.65%

20

5.26%

104

93.3%

32221

$146,300

-13.18%

62

3.33%

93

97.7%

32222

$168,300

-15.51%

32

45.45%

130

98.5%

32223

$204,100

-24.74%

68

17.24%

103

93.9%

32224

$283,800

-13.26%

84

3.70%

95

94.7%

32225

$200,500

-17.73%

166

58.10%

99

93.0%

32226

$206,500

6.28%

56

1.82%

94

95.1%

32229

$340,000

N/A

32233

$300,800

32234

$145,000

32244

$111,700

32246

$145,600

32250 32254

N/A

305

88.3%

55

57.14%

140

92.6%

3.79%

5

66.67%

73

96.9%

-18.35%

156

65.96%

86

96.5%

-22.84%

93

10.71%

106

95.2%

$388,400

23.77%

54

17.39%

141

91.7%

$69,000

14.43%

8

-46.67%

120

95.1%

32256

$297,400

-1.23%

51

-26.09%

99

93.5%

32257

$190,900

1.17%

63

0.00%

99

95.8%

32258

$189,400

-15.82%

125

-3.85%

114

95.9%

32266

$357,400

-40.41%

19

90.00%

93

93.4%

32277

$129,300

-24.43%

45

15.38%

103

95.0%

OTHER

$176,700

-45.07%

2

-80.00%

72

97.5%

-26.17%

1

*** -1.23%

Average Days on Market

*** % Change of current quarter compared to the same quarter to year ago. 5


Local Report

Flagler County, FL Buyer's Market

1

2

3

4

5

Seller's Market

Labor Market : Employment declined by 624 jobs in July and August. The job losses brought about an increase in the average monthly unemployment rate from 15% in the second quarter to 16% for the second two months of the third quarter. Job losses are ticking upwards, creating a drag on buyer confidence and demand in Flagler County. However, historically low mortgage rates have created a favorable buying enviroment for those with a job.

Housing Market :

Q2' 09

Q3' 09

Q4' 09 (Forecast)

Average Price

$211,300

$127,900

# Homes on the Market *

20

23

# Homes Sold **

7

4

# New Homes Built ***

30

32

Avg # of Days on Market

169

49

***

* Available as of Sep. 30, 2009. ** May not add to total of zip codes. *** During the first two months of 3rd quarter.

Data by Zip Codes for Q3 2009 Zip Code

Average Price

Price Change ***

32110

$50,000

-77.12%

32137

$152,300

-10.41%

OTHER

$157,000

N/A

Total # Homes Sold (Quarter) 1 2 1

*** % Change of current quarter compared to the same quarter to year ago. 6

% Change in # Homes Sold *** 0.00% 100.00% N/A

Average Days on Market

% of Asking Price (Sold/ List Price)

98

77.0%

36

92.3%

26

87.7%


Local Report

Nassau County, FL Buyer's Market

1

2

3

4

5

Seller's Market

Labor Market : Employment increased by 2 jobs in Nassau County during July and August. However, the number of job seekers also increased. The combined effect of these two trends was an increase in the average monthly unemployment rate from 9.2% for the second quarter to 10.1% in the first two months of the third quarter. The solid job growth may provide home sales, while historically low mortgage rates boost affordability.

Housing Market :

Q2' 09

Q3' 09

Q4' 09 (Forecast)

Average Price

$206,600

$175,900

# Homes on the Market *

284

275

# Homes Sold **

93

75

# New Homes Built ***

72

48

Avg # of Days on Market

130

114

***

* Available as of Sep. 30, 2009. ** May not add to total of zip codes. *** During the first two months of 3rd quarter.

Data by Zip Codes for Q3 2009 Price Change ***

Total # Homes Sold

% Change in # Homes Sold

Average Days on Market

% of Asking Price (Sold/ List Price)

Zip Code

Average Price

32009

$188,700

37.54%

(Quarter) 5

*** 25.00%

157

98.8%

32011

$149,600

-11.79%

10

-16.67%

90

95.6%

32034

$203,300

-21.02%

30

42.86%

125

93.5%

32046

$120,400

-47.49%

5

150.00%

139

88.5%

32097

$156,400

-18.63%

24

9.09%

91

97.5%

OTHER

$299,000

6.79%

1

0.00%

237

93.4%

*** % Change of current quarter compared to the same quarter to year ago. 7


Local Report

Putnam County, FL Buyer's Market

1

2

3

4

5

Seller's Market

Labor Market : Employment declined by 664 jobs in July and August. The job losses brought about an increase in the average monthly unemployment rate from 11.3% in the second quarter to 12.4% for the second two months of the third quarter. Job losses are ticking upwards, creating a drag on buyer confidence and demand in Putnam County. However, historically low mortgage rates have created a favorable buying enviroment for those with a job.

Housing Market :

Q2' 09

Q3' 09

Q4' 09 (Forecast)

Average Price

$112,600

$100,100

# Homes on the Market *

614

615

# Homes Sold **

78

92

# New Homes Built ***

13

6

Avg # of Days on Market

153

188

***

* Available as of Sep. 30, 2009. ** May not add to total of zip codes. *** During the first two months of 3rd quarter.

Data by Zip Codes for Q3 2009 Price Change ***

Total # Homes Sold

% Change in # Homes Sold

Average Days on Market

% of Asking Price (Sold/ List Price)

Zip Code

Average Price

32112

$107,200

5.00%

230

83.2%

32131

$95,600

-54.10%

3

-66.67%

47

98.0%

32139

$80,000

-25.23%

2

100.00%

36

85.2%

32140

$31,600

12.86%

2

100.00%

106

90.4%

32147

$38,300

-76.06%

1

0.00%

74

91.1%

32148

$76,600

-22.55%

12

-36.84%

206

93.5%

32177

$129,200

-4.44%

30

36.36%

154

92.3%

32181

$73,100

-23.05%

6

500.00%

152

92.1%

(Quarter) 12

*** % Change of current quarter compared to the same quarter to year ago. 8

*** 200.00%


Local Report

Putnam County, FL Data by Zip Codes for Q3 2009 Zip Code

Average Price

Price Change ***

Total # Homes Sold

% Change in # Homes Sold

32187

$127,500

-8.93%

32189

$73,100

-7.82%

16

32193

$120,000

N/A

3

275

82.5%

32666

$220,000

64.18%

1

-75.00%

113

108.9%

OTHER

$65,800

32.93%

2

100.00%

319

90.4%

9

23.08%

% of Asking Price (Sold/ List Price)

(Quarter) 2

*** % Change of current quarter compared to the same quarter to year ago.

*** -50.00%

Average Days on Market

N/A

798

77.5%

183

87.9%


Local Report

St. Johns County, FL Buyer's Market

1

2

3

4

5

Seller's Market

Labor Market : Employment increased by 5 jobs in St Johns County during July and August. However, the number of job seekers also increased. The combined effect of these two trends was an increase in the average monthly unemployment rate from 8.4% for the second quarter to 8.6% in the first two months of the third quarter. The solid job growth may provide home sales, while historically low mortgage rates boost affordability.

Housing Market :

Q2' 09

Q3' 09

Q4' 09 (Forecast)

Average Price

$281,700

$285,100

2,108

2,010

# Homes Sold **

545

550

# New Homes Built ***

289

235

Avg # of Days on Market

120

118

# Homes on the Market *

***

* Available as of Sep. 30, 2009. ** May not add to total of zip codes. *** During the first two months of 3rd quarter.

Data by Zip Codes for Q3 2009 Price Change ***

Total # Homes Sold

% Change in # Homes Sold

Average Days on Market

% of Asking Price (Sold/ List Price)

Zip Code

Average Price

32033

$176,700

-35.91%

(Quarter) 3

*** -62.50%

80

99.5%

32080

$313,100

-37.59%

18

-5.26%

205

90.6%

32081

$331,200

33

N/A

132

97.4%

32082

$535,000

-21.22%

62

-4.62%

122

91.4%

32084

$182,800

-10.83%

49

53.13%

159

97.4%

32086

$165,300

-24.86%

39

21.88%

72

95.2%

32092

$261,900

-13.31%

135

28.57%

133

93.8%

32095

$272,200

-33.37%

33

65.00%

95

93.1%

N/A

*** % Change of current quarter compared to the same quarter to year ago. 10


Local Report

St. Johns County, FL Data by Zip Codes for Q3 2009 Zip Code

Average Price

Price Change ***

Total # Homes Sold

% Change in # Homes Sold

% of Asking Price (Sold/ List Price)

32145

$82,500

17.19%

(Quarter) 10

158

92.4%

32259

$273,900

-20.54%

167

27.48%

97

95.6%

OTHER

$235,400

-23.57%

1

-96.30%

22

100.0%

*** % Change of current quarter compared to the same quarter to year ago. 11

*** 150.00%

Average Days on Market


Local Report

Others

Data by Zip Codes for Q3 2009 Price Change ***

Total # Homes Sold

% Change in # Homes Sold

Average Days on Market

% of Asking Price (Sold/ List Price)

Zip Code

Average Price

31522

$425,000

N/A

102

94.7%

32058

$206,000

N/A

1

N/A

157

98.6%

32068

$193,000

N/A

1

N/A

2

100.0%

32169

$1,400,000

1

0.00%

65

76.7%

32210

$122,500

N/A

1

N/A

803

94.4%

32211

$48,500

N/A

1

N/A

183

95.0%

32257

$303,800

N/A

1

N/A

266

101.3%

32696

$224,100

N/A

1

N/A

9

100.0%

32904

$200,000

N/A

1

N/A

1

100.0%

351.61%

(Quarter) 1

*** % Change of current quarter compared to the same quarter to year ago. 12

*** N/A


Trends What’s Driving Your Market?  By Ken Fears  Manger, Regional Economics    We all know that this is one of the strongest buyers’ markets in years, possibly decades.  But there is a lot of confusion  about what is driving it; the $8,000 first‐time home buyer tax credit, falling prices, record low mortgage rates, or improved  confidence?      Millions

Tax Credit Moves the U.S. Market

5.6

$220,000

5.4

$210,000

5.2

$200,000

5.0

$190,000

4.8

$180,000

4.6

$170,000

4.4

$160,000

Median Price

ep -S g 09 u 20 - A 09 20 l Ju

n Ju ay M pr A ar M b an Fe - J 09 20 ec D ov N ct O ep S ug A l Ju

n Ju ay M pr A ar M b an Fe - J 08 20

Sales

  It is hard to say which factor sparked this summer’s up‐tick.  By most accounts, though, the majority of first‐time home  buyers who purchased knew about the first‐time home buyer tax credit and were eager to take advantage of it.  Given that  the share of first time buyers is at its highest levels in years, it’s fair to assume that the recent improvement is owed in large  part to this credit.  However, the current tax credit is far from perfect and what’s more, it is set to expire in November.     The first‐time homebuyer tax credit allows a new buyer a refund of $8,000 in their taxes if they purchase a home.   However, since the only way to get the moneys from the credit is to file with the IRS after the purchase, a buyer cannot use  the $8,000 for closing.  The Treasury and HUD have made efforts to get state governments to create programs that would  enable buyers to use the credit money at the time of purchase.  In effect, the HUD suggested that state governments make  zero‐interest loans to first‐time buyers for $8,000.  The first time buyers would then pay back these loans when they receive  their credit from the IRS.  Unfortunately, given the current environment of tight budgets, few state governments created  such programs.  Thus, the $8,000 may help new buyers to afford improvements and new appliances after a purchase, an  added economic boost, but it doesn’t help to facilitate the transaction.    A second issue with the current tax credit is that it is relatively small.  Here in the market covered by the Northeast Florida  Multiple Listing Service, Inc, the average selling price is $177,435.  Even though this credit money cannot be used at close, it  could be used to reduce the principal by 5.6% for the average mortgage (assuming a down payment of 20%) or 4.7% of the  average mortgage insured by the FHA (assuming a 3.5% down payment).  This translates to a reduction of a buyer’s monthly  payment from $ 797 to $ 761 under the private financing situation or from $ 961 to $ 918 under the FHA situation.      Even if your buyer doesn’t qualify to use the first time buyer tax credit, your buyer will still benefit.  Purchases by first‐time  buyers unlock equity for trade up buyers to make their purchase.  Furthermore, the sheer volume of sales stimulated by  this tax credit helps to stabilize prices, boosting buyer confidence and easing access to PMI.      By most accounts, the current first‐time homebuyer tax credit has helped stimulate demand in the housing market at a  time when it was necessary to bring down high inventory levels and stabilize prices.  But the program suffers from two big  problems.  With the tax credit expiring in November and calls for its renewal, there is also the opportunity for  improvement.   

13


Commentary

Help for a Sustainable Recovery by Lawrence Yun, NAR Chief Economist While we listen to the animated discussions surrounding the health care debate, war strategies, flu vaccines and Nobel Peace Prizes, the federal budget deficit continues to rise. There is certainly no delight in watching the budget deficit soar. The $1.4 trillion deficit in the 2009 fiscal year to September is the highest ever in U.S. history – both in sheer dollar figures as well as the highest since the Second World War if measured in relation to the overall economic pie. It’s a huge burden to future generations. Why should we be concerned? Because continuing high budget deficits could easily cause interest rates to rise much sooner – and possibly quite sharply. Yes, there will be arguments about what federal programs work and which ones just bleed money. But Washington needs to come out with a credible plan to reduce the deficit over time. Meanwhile, price correction – and over-correction – have wreaked havoc on the broader economy. Wall Street balance sheets were bleeding heavily before the big help from the $700 billion TARP funding. Property owners felt it, too: foreclosures spiked, strategic defaults rose among financially capable but underwater homeowners, and appraisals became messier. Most importantly in terms of economic impact, the bulk ofAmerican families have experienced a major hit to their wealth accumulation — by more than $4 trillion in the past three years. The economy will have a difficult time gaining firm footing without government life support if home values continue to fall. One area where federal taxpayer dollars have been effectively utilized is that first-time homebuyer tax credit. The key to any future sustainable economic recovery lies in home values stabilizing or , better yet, a return to a historical home price appreciation rate of 3 to 5 percent each year.. The bubble prices crash landed, but all the excesses have already been removed. In fact, one could legitimately argue that home values have overshot downward. Price-to-income ratio is now below the historical average. The monthly mortgage payment for a middle income person buying a middle priced home is well below its historical norm. A review of the latest data strongly suggests that the homebuyer tax credit has had its intended impact of significantly stimulating home sales. From about 4.5 million annualized home sales pace in the few months prior to the stimulus, sales have jumped to 5.1 million in recent months. That is a change of 600,000 additional existing-home sales. New home sales have risen from the mid 300,000 to low 400,000 range over the similar period. The rise in sales has been concentrated in the lower-priced home segment largely because first-time buyers are looking to stay,rightly, well within their budget. Housing inventories, while still higher than desired levels, have been trimmed. The latest 8-month supply of existing-home inventory is much better than the double-digit figures of last year. Home values have likewise moved in an “improving” direction. Broadly speaking, they are down from one year ago, but the declines have been less steep in recent months compared to the pre-stimulus times. The median existing-home price as of August was down 12.5 percent compared to a nearly 20 percent decline early in the year. In short, sales have risen and home prices are on the verge of stabilizing. But the housing stimulus package is set to expire. A settlement, and not the contract signing to buy , must occur by the end of November . Some first-time buyers who are signing contracts to buy in October just may make the deadline. It would be pity if the housing market which is just on the cusp of a self-sustaining recovery rolls downhill again. That could happen if potential buyers step back and inventory returns to an upward climb. Falling home values – independent of whether it is over14


Commentary correcting or not – will bring back all the associated collateral damage. A much happier scenario would be that the buying momentum continues for few additional quarters so that inventory falls back down to the normal 5 to 7 months, a level consistent with home value stabilization. Once that is accomplished, the consumer “fear factor” of waiting and waiting for a lower price later will no longer be part of the home buying decision.We will have reached a point of housing market self-sustainability . Consumer confidence will be lifted. The wealth impact of consumers opening up wallets for general consumer goods will steadily turn positive. Thus, the broader economy also gets set for a sustainable recovery without needing further stimulus dollars. For that happy scenario to play out, a time extension on the home buyer tax credit is critically needed. At a cost of about $10 billion (if extended through the middle of next year), the housing market will likely have recovered nicely with the broader economy on track for a solid robust expansion. That $10 billion price tag is rather modest compared to the $700 billion in TARP funding and $800 billion of the broader economic stimulus package that was passed early in the year (with debate still raging over the effectiveness of that broad spending bill). Moreover, the cost of $10 billion is a static measure that does not take into account job creations and increased tax revenue from rising economic activity. Actually, if we take into consideration all of the economic dynamic responses, the homebuyer tax credit can be argued as a net positive revenue generator for the federal government. There is nothing like economic growth to dent budget deficits. If the economy was already at full capacity, the housing stimulus would simply be moving dollars from one sector of the economy to another. But as is fully visible out in the streets, we are nowhere near full capacity. Factory capacity utilization was 69.6 percent in August, compared to an 80 percent rate that should be the case in normal economic times. On the job market front, the country is facing a double-digit unemployment rate rather than the healthy 5 or 6 percent unemployment rate. Therefore, there is a plenty of room for growth for a win-win situation for the housing market and other sectors of the economy. Despite these vast potential benefits to the economy from extending the homebuyer tax credit, valid questions should nonetheless be asked. Is there any pent-up demand remaining? Will the tax credit just go to the people who would have bought a home anyway and thereby will simply pocket the $8,000 check? Well, the following table shows a compelling case for tapping the financially healthy renter population. In 2000, before the housing market boom, there were 11.5 million renter households who had the necessary income to buy a median priced home at prevailing market conditions. Today, . the pool of renters who can buy a median priced home is over 16 million. Just nudging even a small share – say 5 percent – of these financially healthy renters into buying via a tax credit check will mean 800,000 additional home sales. That number is sufficiently meaningful to get the inventory down to the level of home value stabilization. The housing market will then be on the path to a self-sustaining recovery. After what we have been through this decade, it would be quite nice to observe a return of a “boring” housing market with annual price growth of a steady and normal 3 to 5 percent - without any of the fits, frenzy, and panic. A faster and firmer recovery can happen if the tax credit is opened up to more buyers by making it apply to any buyers – just just first-timers – and by raising the income limit for qualification. It would also contribute to healthy economic activity – a sustained recovery – and thus help to put a dent in the deficit. In short – it’s a win/win. NAR is working hard to get that homebuyer tax credit extended.You can help – by calling, writing or emailing your Congressional representatives. It's good for home buyers, it’s good for REALTORS®, and it’s good for the U.S. economy. 15


Economic Monitor This table reflects data available through July 3rd of 2009.

Recent Statistics

Monthly Indicator

Likely Direction Over the Next Forecast Six Months

Existing Home Sales slipped 2.7% in August to a seasonally adjusted annual rate of 5.10 million units – 3.4% above their sales level in August of Aug 09 5,100 2008. The national median sales price for an existing home was $177,700. Jul 09 5,240 The inventory of existing homes available for sale at the end ofAugust fell Aug 08 4,930 to 3.62 million units – an 8.5-month supply at the current sales pace. New Home Sales rose slightly in August, posting a seasonally adjusted annual rate of 429,000 units – 0.7% ahead of July’s revised rate of 426,000. New home inventory continued to decline to a 7.3 month supply at the current sales rate. That is down 3.9% from the previous month and more than 34% off its year-ago level. Housing Starts also posted a small increase in August, registering 598,000 units – up 1.5% from July’s level of 589,000. Despite the rise in August, starts were still 29.6% below their level a year ago. Building permits – generally a reliable indicator of future starts – posted a seasonally adjusted annual rate of 579,000 – 2.7% above July’s level.

Aug 09 429 July 09 426 Aug 08 444

The strength of recovery depends on tax credit extension To rise from rock bottom levels

Aug 09 598 July 09 589 Aug 08 849

A long way to go until full recovery but still trending up

Housing Affordability Index (HAI) posted a reading of 159.1 inAugust – up from July’s reading of 155.5 and significantly higher than the 125.8 reading in August of 2008.

Aug 09 159.1 July 09 155.5 Aug 08 125.8

No meaningful changes to income, home value, or mortgage rates

Mortgage Rates remain at historic lows. The average rate on a 30-year fixed mortgage loan was 5.42% in June. While an increase from May’s average rate of 4.86%, it is well below the 6.32% average in June of 2008. As the economy begins to turn the corner, look for mortgage rates to inch upward although remaining well below 6% for the foreseeable future.

Sept 09 5.06% Aug 09 5.19% Sept 08 6.04%

Slowly inching higher

June 09 -263 May 09 -201 12-month total: -5,843

Finally to get a net gain in few months after more than 7 million job cuts

Housing Affordability continued at very healthy levels. NAR’s

Employment The economy shed 263,000 jobs in September – a larger

number than anticipated and a sign that despite other encouraging figures on the economy, the job market remains a drag on a more robust economic recovery. The unemployment rate rose to 9.8% – its highest level since June of 1983.

Economic Growth The U.S. economy showed some improvement

in the 2nd quarter of this year. Real GDP growth registered -0.7% – a significant increase from the -6.4% figure in the 1st quarter Going forward, GDP growth should turn positive in the 3rd quarter, but consumer spending activity may be tempered by the still-worrisome job market.

2009:II 2009:I 2008:II

-0.7% -6.4% -1.5%

Production recovery intact

Notes: All rate are seasonally adjusted. New home sales, existing home sales, and housing starts are shown in thousands. Employment growth is shown as month-to-month change in thousands. Inflation is shown as the month-to-month change in the Consumer Price Index. Sources: NAR, Bureau of the Census, Bureau of Labor Statistics, Freddie Mac, and the Mortgage Bankers Association

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Market Watch Report 3rd Quarter 2009  

3rd Quarter market Watch report

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