Year-End 2021
National Housing Market Analysis
National Housing Market Analysis
While the effects of the pandemic are still being felt across the country, 2021 proved to be a productive year in terms of economic recovery for the United States.
GDP rebounded strongly in Q4 following disappointing Q3 results that reflected weak consumer spending based on growing inflation concerns, supply chain issues, and the mergence of the COVID-19 Delta variant. Advanced Q4 GDP estimates put annual growth at +6.9%, up from just +2.3% growth in Q3. Per the Bureau of Economic Analysis, the acceleration in GDP growth was driven by an increases in exports and private inventory investments.
The U.S. employment situation improved throughout the year, adding more than +6.2 million jobs back to the economy from January to December, and the current unemployment rate stands at just 3.9% (considered “full employment”). It’s important to remember, however, that a significant number of people left the workforce entirely following the initial onset of the pandemic, and there are currently -3.6 million fewer people in the workforce today than there were in February 2020. When you consider these workforce losses in conjunction with those that remain under-employed, the real unemployment rate is closer to 7.3%.
“More homebuilding is coming but patience is required. Governmental delays and labor shortages are not new problems for the homebuilding industry, but these legacy challenges have only gotten worse over the past 20 months. Those plus supply chain disruptions are wreaking havoc on development timelines.”
Ali Wolf
Chief Economist, Zonda
From a housing perspective, 2021 brought a bit more normalcy to the market following the record-breaking stats produced in 2020. The construction and buying frenzy that gripped that market in the second half of 2020 diminished gradually through the first half of 2021 before stabilizing near the 20-year average for the latter part of the year.
Major factors that underpinned the U.S. housing market in 2021 are summarized below:
Normalizing Housing Market: After several consecutive quarters of unprecedented growth in home sales and construction, the housing market retreated to more sustainable levels during 2021. Rapidly increasing prices and low housing inventory worked to cool demand, especially from the first time and first move up homebuyer segments, and the increase in housing completions improved new home supply from record-low levels established in the beginning of the year. Builder Confidence is currently lower than the all-time high established in November 2020 but remains well above pre-pandemic levels.
High Home Prices & Declining Affordability: Critically low inventory, high demand, and increasing material costs all contributed to accelerated home price growth in 2021. High construction costs are adding approximately $36,000 to the base cost of a new home, and steadily increasing mortgage rates are adding hundreds of dollars to monthly mortgage payments. Additionally, critically low inventory of existing homes has created a hyper-competitive buying environment that has resulted in 33% of buyers paying more than the asking price for their home. New and existing home prices increased by +14.1% and +14.9% in 2021, respectively, and the Housing Affordability Index declined by -12.4% over this period.
Persistent Supply Chain Issues: The supply chain issues that evolved as a symptom of the pandemic’s initial onset last year have unfortunately persisted, and in some cases worsened, over the last 12 months. Lumber mill production continues to lag demand from the homebuilding and remodeling industries, and recently increased tariffs on Canadian lumber have exacerbated both supply and pricing issues. Builders continue to report shortages of materials ranging from copper wiring to appliances and windows, and these shortages are resulting in elongated construction times (3-6 months) and higher construction costs (+19% YoY).
The data provided in the following report has been interpreted and analyzed through the lens of residential development and home construction. Understanding key metrics and their implications is essential to making informed decisions and remaining flexible as a business, especially during these unprecedented times.
Mortgage Rates
Mortgage rates increased steadily throughout 2021 after reaching all-time low levels in 2020. 30-year mortgage rates closed out the year at 3.11%, an increase of +16.5% over the last 12 months. A rate of 3.11% is still well below the 20-year average (4.74%), but rates are expected to increase further in 2022 based on statements from the Federal Reserve indicating multiple rate hikes in the year ahead to combat growing concerns around inflation. This could result in an uptick in home-buying activity in the early part of 2022 as potential buyers look to lock in low rates before it’s too late.
Builder Confidence
Single-Family Housing Starts
New Single-Family Home Sales
Single-Family Home Completions
Median Sale Price: Existing Homes
Median Sale Price: New Homes
Housing Affordability
Home Price Index
New Home Supply (Months)
Existing Home Supply (Months)
Conclusion
Despite the myriad of challenges faced by the economy over the last 12 months, 2021 will go down as an overwhelmingly positive year for the U.S. housing market.
Strong demand from the second half of 2020 carried into 2021, propelled by the Work-from-Home movement and millions of Millennials reaching peak “home-buying” age – both of which will continue to drive demand and home purchases for the foreseeable future. And although builders were confronted with materials and labor shortages, cost increases, and inventory issues through most of the year, they still delivered 30,000+ more homes in 2021 than they did in 2020.
The Federal Government and industry organizations are working together to find solutions to some of the persistent issues impacting new home construction, and the most recent metrics indicate that the overall housing market is recalibrating to more sustainable levels of activity. This should allow builders to deliver on their backlogs and relieve some of the pressure brought on by critically low inventory levels of both new and existing homes.
“Affordability challenges will keep prices from advancing at the same pace we saw in 2021 even as ongoing supply-demand dynamics mean prices continued to grow nationwide.”
Danielle Hale
Chief Economist, Realtor.com
Increasing Prices and Declining Affordability – Rising home prices are generally an indicator of a healthy, expanding housing economy, but they become an issue when price growth outpaces wage growth like we are seeing in today’s market. In addition to rising construction costs, steadily increasing interest rates, which are expected to increase further in 2022, are adding hundreds of dollars to monthly mortgage payments. Because there is no short-term solution in hand for the issues that are driving this unprecedented price growth, namely low inventory and supply chain bottlenecks, we expect that prices will continue to climb and affordability will continue to decline during 2022.
Low Home and Lot Inventory – The pandemic-induced home buying frenzy has shined a bright spotlight on the fact that the U.S. more than a decade ago. has been under-delivering both finished lots and new homes since coming out of the Great Recession. Finished home inventory was quickly gobbled up in the second half of 2020, and most builders found that their existing finished lot inventory was no where near substantial enough to keep pace with the sustained demand in 2021. Lot development across the U.S. ramped up significantly in 2021 to combat this issue, but 12+ month development times are not providing the short-term relief that builders so desperately need, and most of the lots currently under development are already spoken for by builders and therefore won’t provide much of a boost to the finished lot inventory.
Easing Labor and Supply Chain Bottlenecks – The diminishing effects of the pandemic should lead to a rebound in construction labor. According to the NAHB, there are currently more than 400K construction-related job openings, and an additional 350K openings will need to be filled this year to accommodate retirements and those otherwise leaving the industry. While supply chain issues and associated price increases won’t disappear overnight, they are expected to ease significantly by the second half of 2022 with sustained increases in production of scare items like softwood lumber and improving wait times at U.S. ports.
“All markets are seeing strong conditions, and home sales are the best they have been in 15 years. The housing sector’s success will continue, but I don’t expect 2022’s performance to exceed 2021’s.”
Lawrence Yun
Chief Economist, National Association of Realtors
For information about market research & reporting, including custom market reports, please contact Katie Fidler at katief@stbourke.com.