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WIKI ANALYSIS
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This article describes a concept which could impact a variety of companies, countries or industries. To see what companies and articles reference this concept page, click here. |
The U.S. housing market includes the construction, sale, and resale, of all residential properties across the country. Even though it's only focused on housing, conditions in the housing market are indicative of the state of the economy as a whole. Homes are durable goods, meaning that new home construction and sales are often highly correlated with economic cycles; people tend to buy new homes only when they are confident that they'll have enough income to pay for it, so economic downturns can depress the housing market considerably. In addition to the buildings themselves, homes require appliances, furniture, utility services, and any number of other secondary goods and services. When a new home is built and purchased, the financial impact of that sale continues on indefinitely; for example every time the owner buys a lightbulb or pays the electricity bill the impact of owning a home is felt. As such, conditions in the housing market are monitored closely, given their widespread implications.
As of the second quarter of 2008, the U.S. housing market is unstable, due largely to the collapse of the subprime lending industry. The Office of Federal Housing Enterprise Oversight, which tracks mortgages loans bought or backed by Fannie Mae and Freddie Mac, said that home prices in the first quarter of 2008 fell 3.1% from the same period in 2007 and 1.7% from the fourth quarter of 2007, which is the steepest decline on record.[1] A separate report from S&P showed a 14.1% drop in existing home prices in the first quarter of 2008, due largely to a 10.7-month supply of single-family homes on the market as of April 2008.[2][3] Additionally, a report from the National Association of Realtors stated that home sales fell 2.6% in June 2008, reaching a ten-year low.[4] July brought further bad news. The number of new home construction projects started in July 2008 fell 11%, reaching its lowest level in 17 years,[5] while the number of new foreclosure notices shot up 55% from 2007 and banks repossessed 184% more homes than in July 2007.[6]
Companies involved in the housing market
Construction and home improvement
- D.R. Horton (DHI), Toll Brothers (TOL), Pulte Homes (PHM), Lennar (LEN), and other residential construction companies are highly leveraged to conditions in the housing market.
- Home Depot (HD) and Lowe's Companies (LOW), both home improvement retailers, are dependent on the housing industry for business. Housing slumps have a significant impact on these companies' bottom lines.
- Plum Creek Timber Company (PCL), Weyerhaeuser Company (WY), and Louisiana-Pacific (LPX), as well as other producers of lumber and other wood-based building materials, benefit from housing booms and are harmed by housing slumps.
Appliances, furniture, and accessories
- General Electric Company (GE), Whirlpool (WHR), Black & Decker (BDK), and Sears Holdings (SHLD) all manufacture home appliances and tools. Sales for these types of items are highly correlated with conditions in the housing market.
- La-Z-Boy (LZB), Bed Bath & Beyond (BBBY), Williams-Sonoma (WSM), and Pier 1 Imports (PIR) either produce or sell home furnishings or accessories.
- Select Comfort (SCSS), Tempur-pedic International (TPX) and Sealy (ZZ) are mattress manufacturers that suffer when home sales decline. Fewer upgrades to larger homes (with more bedrooms) and fewer second home purchases means slower growth.
- Pentair (PNR) manufactures pumps and other accessories for residential pools and spas
- Mohawk Industries (MHK) supplies flooring products(carpet,ceramic tile,wood,stone,vinyl etc.) for both residential and commercial construction. The Company's products are closely tied to new construction
Mortgage companies and other financial institutions
Deteriorating conditions in the housing market can substantially impact mortgage companies such as lenders. If demand for residential real estate falls, prices are likely to fall as well. As such, any homes that a lender repossesses to cover mortgage defaults is worth less, possibly even less than the company lent in the first place. Also, extremely poor conditions in the housing market might lead to a decrease in interest rates, which would make each new loan less profitable.
- Federal National Mortgage Association (FNM), Freddie Mac (FRE), Wells Fargo (WFC), Washington Mutual (WM), and other large figures in the residential mortgage market could be negatively impacted by a housing slump as the value of their mortgage portfolios decreases.
- Goldman Sachs Group (GS), Bear Stearns Companies (BSC), Merrill Lynch (MER), Morgan Stanley (MS), Lehman Brothers Fin SA (LEH), and other investment banks could be harmed by a housing slump in some way. Many of these firms invest in the housing market either through purchasing secondary mortgages or investing in mortgage-backed securities. Regardless, a severe housing slump resulting in the lowering of interest rates would impact financial services firms of all types.
Other companies with exposure to the residential real estate market
- Lamar Advertising Company (LAMR) and Clear Channel Outdoor Holdings (CCO) operate billboards across the US. ~9% of these companies' revenue comes from real estate advertisers. When the real estate market softens, advertising budgets are among the first to be cut and these billboard companies suffer.
What causes housing booms and slumps?
The housing market is very closely related with prevailing economic conditions. There isn't a perfectly clear cause-and-effect relationship between the two; conditions in one can impact the other, and vice versa. In general, the housing market reflects the state of the economy as a whole. Housing prices and the housing market tends to be a leading indicator of future financial trouble. For example, housing prices began to fall in late 2005, but the economy did not enter a recession until nearly two years later.[8] In many situations, the economy seems to be humming right along, but the demand for residential real estate falls nonetheless. In cases such as these, the slump is often a sign of economic weakness that just hasn't manifested itself in other areas of the economy. In particular, there have been only two cases were housing prices have declined and the economy did not enter a recession. However, these two cases were immediately followed by the Korean War and the Vietnam War respectively, and it is generally accepted that government military spending prevented the economy from entering a recession. While the relationship between the housing market and the entire economy is somewhat complicated, there are some observable factors that can impact the demand for residential real estate. Some of this housing cycle is caused by overbuilding.
Most recently, housing developers faced excessively low rates during the late 90s and early 2000s and used this to theorize that homeownership was a possibility for all. Together with lenders the thought was that if potential buyers could afford a $100K home at 6% then they could also afford a home for $200K at 3%. The logic goes that a drop in interest rates means that an individual is now able to own a proportionally more expensive home. In addition, this assumes that the principal is not nearly as important as the interest rate itself. However, when the housing market slowed and it came time for rates to rise back to normal levels, many homeowners could no longer afford to keep up with the higher interest on their mortgage. The result was the bursting of the housing bubble. Homebuilders got caught with "excess" inventory and a slacking demand for houses, while mortgage lenders had customers who could not afford the new rates.
U.S. Economic Cycles
Business cycles have a number of significant repercussions for the economy. The most notable of these is the fact that household disposable income rises during booms and falls during recessions. The average American's purchasing power, therefore, rises and falls in tune with these economic cycles. When disposable incomes decrease, spending decreases overall, but some goods and services are more sensitive to these changes than others. Food and gasoline are two goods that are relatively less affected by these cycles; people still need to eat and get around, even during hard times. Durable goods, or larger purchases that are generally meant to last a while, are very hard hit by recessions, however. For example, if a person's income is halved, their food consumption will probably not change that much; they will be more likely, however, to put off buying a new washing machine, car, or house. Since these goods are "durable", the ones they already have will probably last until their finances improve.
Because the demand for durable goods decreases during recessions, and a house is about as durable as a good gets, the residential real estate market is extremely sensitive to economic cycles. A recession can lead to lower demand for new home construction, appliances, furniture, and even cars.
Interest Rates
Interest rates are another factor that can dramatically impact the housing market and new home construction. Many interest rates, particularly those for mortgages, are tied to the benchmark LIBOR, meaning that changes in this key index impacts the housing market significantly.
Cost of Borrowing
As interest rates increase, it becomes more expensive to obtain a mortgage on a home. Given mortgages' generally long terms (usually 15 or 30 years), even small changes in interest rates can significantly impact monthly payments and the total cost of buying a new home. Higher interest rates are likely to cause a decrease in demand for housing due to these rising costs. Conversely, lower interest rates can make borrowing money cheaper and stimulate demand in the housing market. The extremely low interest rates in 2001 lowered the cost of borrowing to such a point that it helped to foster the housing market bubble. The low cost allowed for a over investment in housing and allowed mortgages to be provided to those who were unable to afford them.[9]
Subprime mortgages
Increasing interest rates can also harm preexisting mortgages and result in higher foreclosure rates, increasing the supply of homes on the market just as it becomes more expensive to buy them. The reason for this is the adjustable-rate mortgage, or ARM. ARMs are different from fixed-rate mortgages in that the interest rate is variable, changing throughout the term of the mortgage; ARM rates are usually linked to some outside index such as the LIBOR, the Cost of Funds Index, or a treasury index. These ARMs became very popular in the early- to mid-2000s, when low introductory, or "teaser", rates caused many people to take out ARMs and buy houses. After the introductory period, however, the rates on these ARMs were reset to reflect current interest rates, resulting in much higher monthly payments. As a large percentage of these ARMs were made to subprime borrowers, many of whom could not afford the higher monthly payments, increasing numbers of homes began being repossessed. As many ARMs are still in their introductory periods, future waves of rate resets could further increase foreclosure rates. Interest rate increases could further exacerbate the problem, causing even more consumers to default on their mortgages. This increased number of foreclosures could lead to rising inventories of homes for sale, which would, in turn, depress real estate prices and decrease demand for construction.
See Also
References
- ↑ Home Prices Post Record Declines In First Quarter - CNBC.com
- ↑ Drop in Home Prices Accelerates to 14.1% - WSJ.com
- ↑ Housing Supply Declined in May - WSJ.com
- ↑ Home sales at ten-year low, jobless claims jump | Reuters
- ↑ Inflation pressures mount as home building slows | Reuters
- ↑ U.S. Foreclosures Rise 55%, Bank Seizures Reach High - Bloomberg
- ↑ U.S. Census Bureau: "New Residential Construction" Sept 2009
- ↑ The Economist " The danger of a global house-price collapse" 16 June 2009
- ↑ Ludwig Von Mises Institute "Did the Fed Cause the Housing Bubble?" 14 April 2008
- ↑ Delinquencies and Foreclosures Increase in Latest MBA National Delinquency Survey
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