Episodes

  • Flippers Falter: The Warning Signs Shaking the Housing Market

    Flippers Falter: The Warning Signs Shaking the Housing Market
    Jun 30 2025
    Welcome to "the WiRE," the podcast that cuts through the noise to bring you the critical insights shaping the real estate world. In this episode, "Flippers Falter: The Warning Signs Shaking the Housing Market," we dissect the current challenges facing real estate investors and the broader implications for the market at large.The Squeeze on Flippers and Investors•Declining Flipper Margins: Real estate flippers experienced squeezed margins in Q1 2025. This signals a tougher environment for quick turnovers and profitable exits, driven by factors like rising acquisition costs and potentially slower appreciation rates. Investors are now more keenly focused on the essential role of due diligence in real estate investments.•Increased Competition for New Builds: Home builders are currently facing more competition from existing homeowners who are selling their properties. This adds pressure on builders to adjust their strategies and potentially offer incentives, which can carry hidden risks for buyers.•High Season, High Stakes: Summer presents unique risks in property management, demanding proactive tenant vetting to outperform reactive evictions and robust pest control strategies.Shifting Market Dynamics and Affordability•Improving Inventory and Affordability: The good news is that as housing inventory improves, so does affordability, creating a more balanced market. This shift means buyers are gaining more leverage, prompting agents to rethink their pricing strategies.•Mixed Sales Data:◦New home sales tumbled in May 2025, hitting seven-month lows due to elevated rates and challenging affordability conditions.◦However, pending home sales defied expectations and ticked up in May, sparking hope for a rebound, with an increase of 1.1% year-over-year.◦Existing home sales also edged higher in May, rising 0.8%. Despite this, high rates and prices continue to keep existing home sales muted.•Slowing Home Price Hikes: Home price hikes are slowing more than expected, indicating a moderation in market appreciation. This contributes to the pressure on flipper margins.•Consumer Confidence Retreats: Consumer confidence retreated in June, which can impact buyer sentiment and overall market activity.The Rate Environment and Broader Economic Picture•Mortgage Rates Holding Steady: Mortgage rates have held steady despite a modest uptick in Treasury yields. Both mortgage rates and demand are stuck in a holding pattern, with the Federal Reserve in no rush to lower rates despite internal dissent. FHFA Director Pulte has stated that Fed Chair Powell needs to lower rates to ensure a truly competitive market.•State-Level Economic Growth: First-quarter state-level GDP data and May 2025 state-level employment situation reports provide crucial insights into regional economic health, which underpins local housing markets.•Property Tax Revenue Growth: State and local property tax revenue grew in the first quarter, reflecting ongoing real estate activity and valuations.Emerging Trends and Regulatory Shake-ups•Cryptocurrency in Mortgage Underwriting: The Federal Housing Finance Agency (FHFA) is preparing to consider cryptocurrencies as an asset for mortgages and is ensuring a truly competitive market with credit bureaus. Fed Chair Powell sees significant change in tone around digital assets. While this presents new opportunities, it also introduces potential volatility and regulatory challenges.•NYC Rent Freeze Controversy: The primary win by a pro-rent freeze candidate in NYC has knocked shares of Flagstar Bank due to NYC market exposure. NYC Mayor Eric Adams has stated, "we're not a socialist city". Industry experts like Brown Harris Stevens' Bess Freedman call rent freezes in New York City a "fairytale," while Stephens' Matt Breese suggests a rent freeze adds a layer of stigma on NYC REITs. This highlights the regulatory risks impacting investor confidence and market valuations in key urban centers.•Commission Settlements and Transparency: A judge has given final approval to $15 million in commission settlements. Additionally, the MLS is extending its push for transparency to referral fees, which will further reshape how real estate agents operate and are compensated. Compass CEO has also asked a judge to stop Zillow's listing ban, indicating ongoing tensions in the industry over listing control and data.What This Means for You•Navigating a Shifting Market: In this evolving market, homeowners need to be aware of what changes to FEMA aid may mean, how to prepare for unexpected home emergency expenses, and why their home's asking price matters more today.•Strategic Investing: For investors, understanding these warning signs emphasizes the importance of strategic planning, due diligence, and adapting to new market realities. The Florida housing market is being watched as a potential warning sign for the rest of the country.
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    53 mins
  • The AI Takeover: Will Robots Replace Your Real Estate Agent (and Your Investments)?

    The AI Takeover: Will Robots Replace Your Real Estate Agent (and Your Investments)?
    Jun 23 2025
    Welcome to episode 28 of "the WiRE," where we delve into one of the most pressing questions facing the real estate industry today: Will artificial intelligence (AI) replace your real estate agent, and how will it transform your investments? The rapid advancements in AI are not just futuristic concepts; they are already shaping the landscape of real estate, demanding attention from professionals, investors, and homeowners alike1....The Emergence of AI Agents: A New Era for Real Estate Professionals? The notion that "AI agents are coming" is no longer confined to science fiction but is a real consideration for the real estate sector. This development presents a significant inflection point for traditional real estate agents. As technology progresses, the tasks performed by human agents—from property searches and client communication to deal facilitation—could potentially be streamlined or even automated by sophisticated AI systems. For brokerages, this isn't just about adopting new tools; it's about fundamentally rethinking their business models and agent training. The discussion around how to "prepare your brokerage for the future" by leaning into diversity might also be a strategic counter to a purely technological shift, suggesting that human elements and varied perspectives remain valuable even as AI integrates. The question for many professionals is: how do agents adapt to remain indispensable in a world where AI can handle increasingly complex tasks?AI's Financial Impact: Savings and Shifts for Real Estate Investments Beyond individual agent roles, AI is poised to bring about substantial changes in the investment landscape. Experts suggest that AI will bring "significant savings to most REITs". This capability stems from AI's power to analyze vast amounts of data more efficiently, optimize operational costs, predict market trends with greater accuracy, and manage properties more effectively. For investors, this could mean improved margins and new opportunities in sectors that leverage AI for efficiency and decision-making. The ability of AI to reduce overhead and enhance profitability could redefine investment strategies, particularly for large-scale portfolios and real estate investment trusts. Moreover, the broader market context, including concerns over "worrying economic fallout" and "challenges, opportunities, and the choice to adapt or die" in the industry, makes the pursuit of efficiency through AI even more critical.The Broader Technological Landscape and Adaptation The real estate industry is no stranger to technological disruption, with new home search sites launching and discussions around how technology can protect investments from economic storms. The ongoing integration of technology is part of a larger trend where entities must "adapt or die". This isn't just about AI; it's about a holistic approach to embracing innovation. Companies like Opendoor, which recently settled a lawsuit over pricing tech for $39 million, demonstrate that while technology offers immense potential, it also carries complexities and risks, particularly concerning the ethical and fair use of algorithms. Similarly, the legal challenges faced by brokerages like Compass and Keller Williams over telemarketing practices, and the "huge risk of litigation over private listings”, underscore the need for careful technological implementation within existing regulatory frameworks. The evolution of real estate is not just about isolated tech advancements, but how these innovations intersect with market demands, legal liabilities, and the need for operational resilience....Navigating the Future: Challenges and Opportunities The "AI Takeover" theme encapsulates the significant challenges and profound opportunities facing the real estate industry. From the potential for AI to automate tasks and optimize investments, to the imperative for human professionals to redefine their value proposition, the landscape is rapidly evolving.... Brokerages are already navigating increased competition from "low-fee brokers" and grappling with a housing market where "builder sentiment sours"5, "home construction stalls", and "mortgage demand drops". In such an environment, the strategic adoption of AI and other technologies becomes not just an advantage but a necessity for survival and growth. The conversation around AI forces the industry to consider what differentiates human expertise and how technology can augment, rather than simply replace, human capabilities. The future of real estate will undoubtedly be a blend of human ingenuity and artificial intelligence, with those who adapt strategically emerging as leaders.Key Takeaways:• AI agents are on the horizon, potentially reshaping traditional agent roles3.• Significant cost savings for REITs are anticipated through AI integration.• The industry faces a critical choice to adapt or risk obsolescence amidst technological shifts2.• Navigating the future requires strategic ...
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    41 mins
  • Real Estate Roulette: Are Falling Prices Wiping Out Your Equity?

    Real Estate Roulette: Are Falling Prices Wiping Out Your Equity?
    Jun 16 2025
    Welcome to a critical episode of "Real Estate Roulette," where we dive deep into the current state of the housing market, a landscape increasingly fraught with uncertainty for homeowners and investors alike. Our title, "Are Falling Prices Wiping Out Your Equity?" isn't just a rhetorical question; it reflects a tangible concern echoed across recent reports and market sentiment. We'll explore the data behind these fears and arm you with the knowledge to navigate this complex environment.The Shifting Sands of Home EquityThe most pressing concern for many is the direct impact of market shifts on personal wealth. Recent data indicates a tangible dip: "Home equity dips $4K as prices slow, costs climb," revealing a direct hit to the average homeowner's wealth [i]. This isn't an isolated incident; the broader picture shows "Household real estate asset value falls to start the year," indicating a systemic softening that affects the collective value held in real estate nationwide [i]. For investors, the situation is particularly stark, with warnings that "even smart investors get wiped out" as investors sell off homes "amid softening market" conditions [i]. This suggests a need for heightened vigilance and strategic adaptation.Understanding the Market VolatilitySeveral intertwined factors contribute to this "roulette" environment:•Builder Confidence and Supply: Homebuilder confidence has "dropped to lowest level since 2023, according to Zelman survey," signaling potential slowdowns in new construction [i]. Compounding this, "producer prices rise in May" with new construction input costs increasing, putting upward pressure on building expenses and potentially limiting supply further or pushing up new home prices [i].•Inflationary Pressures: Broader economic indicators show "inflation up slightly in May," which can erode purchasing power and impact mortgage rates, adding another layer of complexity for buyers and sellers [i].•Mortgage Rates and Buyer Sentiment: While "mortgage demand rises to the highest level in over a month" and "clouds begin to part for buyers as mortgage rates hold steady," the underlying economic conditions still influence borrowing costs and affordability [i]. Buyers are showing increased optimism as "consumer anxiety eases," but caution remains key [i].•Falling Prices in Key Markets: The market isn't monolithic; "141 markets where home prices are falling" in June 2025 demonstrate localized vulnerabilities that can significantly impact equity in specific regions [i]. This geographical disparity means the risk of equity erosion is not uniform.•Foreclosure Trends: While not widespread, "May 2025 foreclosure data" from ATTOM indicates that bank home repossessions are still occurring, a stark reminder of the downside risks in a challenging market [i].Navigating the Game: Strategies for Homeowners and InvestorsDespite the challenges, opportunities and protective measures exist:•Leveraging Equity: For those with existing equity, it's worth assessing if "you may have enough equity to downsize and buy your next house in cash," a strategy that can insulate against future market fluctuations and remove mortgage payment burdens [i].•Buyer Strategies: For prospective buyers, exploring "4 rate-lowering strategies to share with buyer clients" can make homeownership more accessible [i]. The re-emergence of "assumable mortgages to the masses" through new startups also presents an intriguing option for taking over existing, potentially lower, interest rates [i].•Long-Term Investment Mindset: Even with market headwinds, experts still argue "why real estate is still worth it in 2025" and offer guidance on "how to keep investing in real estate even when the market feels stacked against you" [i]. This highlights the importance of a long-term perspective and disciplined approach.•Avoiding Pitfalls: Understanding processes like "how to make sure you don't fall out of escrow" as a buyer, and "how to make sure your home closes escrow" as a seller, is crucial for successful transactions [i]. Additionally, for those renovating, being aware of "the 7 worst mistakes you can make while renovating and how to avoid them" can prevent costly errors [i].Broader Market Dynamics and Future OutlookBeyond individual equity, the real estate landscape is undergoing significant structural shifts:•The MLS Power Struggle: "NAR membership structure, fees under fire in new lawsuit" and the "MLS power struggle" over listing rules are central to how real estate transactions will be conducted in the future [i]. With "over 2.5 million claims filed in commissions lawsuits" and an "MLS PIN deal approved after long-fought battle with DOJ," the industry is at a pivotal point, potentially redefining agent compensation and market access [i].•Rental Market Pressures: The phenomenon of "tenants are flooding the suburbs where they can't afford to buy" highlights a growing disconnect between rental demand and homeownership ...
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    Less than 1 minute
  • Your Home Value Just Peaked? The Unexpected Slowdown Hitting Real Estate

    Your Home Value Just Peaked? The Unexpected Slowdown Hitting Real Estate
    Apr 28 2025
    In this episode, we're diving into a significant shift in the housing market: an unexpected slowdown in the seemingly relentless rise of home values. Recent data suggests that the market may be hitting a plateau, and in some areas, prices are even declining. This comes after a long period of growth, leaving many to wonder if we've reached a peak.The Cooling Market: By the Numbers- Nationwide, home price growth is decelerating. In March 2025, the year-over-year increase was 4.6%, down from 5.1% in February. This marks the eleventh consecutive month of slowing annual growth and the first time below 5% since August 2023. Redfin reported an even slower growth rate of 2.1% year over year for the four weeks ending April 20. This is the slowest pace since July 2023.- More strikingly, home prices fell year over year in 11 of the 50 most populous U.S. metro areas during the four weeks ending April 20, the most in 19 months. Notable declines were seen in San Antonio (-3.7%), Oakland, CA (-3.5%), and Jacksonville, FL (-2.2%). Zillow's forecast has taken a rare negative turn, predicting a 1.7% decline in national home values between March 2025 and March 2026. Sixteen of the top 50 metros studied by Zillow have already seen year-over-year home value drops, with Austin, TX, experiencing the largest at -4.6%.- This slowdown is also reflected in the month-over-month data. In March 2025, 20 of the 50 most populous metros recorded a drop in home prices month over month, with Columbus, OH, leading the decline at -0.7%.Factors Contributing to the Slowdown- Economic Uncertainty: Rising housing costs and broader economic jitters are making buyers nervous. Concerns about the economy and personal finances are leading to hesitation. Zillow suggests that a "dip in stock portfolios, challenged affordability, and continuing economic uncertainty" may cause potential buyers to adopt a "wait and see" approach, putting downward pressure on prices. New tariffs are also adding to this uncertainty.- Increased Inventory: The supply of unsold existing homes jumped 8.1% from February to March, reaching 1.33 million units. This represents a 19.8% increase from March 2024 and a 4.0-month supply. Altos Research noted the biggest single week of inventory gains in nearly three years. A greater supply of homes gives buyers more selection and reduces upward pressure on prices.- Sluggish Sales: Existing home sales fell 5.9% from February to March and 2.4% year-over-year, according to the National Association of Realtors (NAR). This decline occurred even as mortgage rates were trending down, suggesting a fundamental hesitancy among buyers.- Buyer Hesitation and Canceled Sales: Economic jitters are also prompting some buyers to back out of deals. 13% of pending home sales were canceled in March.Shifting Dynamics: Seller Concessions and New Home Sales- To entice wary buyers, sellers are increasingly offering concessions. 44.3% of home sales in the first quarter of 2025 included seller concessions, up from 39.3% in the same period last year and just shy of the record. In some metros, like Seattle, the rate is as high as 71.3%, nearly double the share from a year ago. Redfin economists suggest sellers may need to price lower than their initial instinct to sell quickly and avoid giving concessions.- Interestingly, new home sales experienced a "surprising" boost in March, rising 7.4% from February and 6.0% year-over-year. This may be attributed to lower mortgage rates earlier in March and a strong push for homes priced under $400,000. The median price of new houses sold was $403,600, down 7.5% from a year ago, suggesting builders are focusing on smaller, less expensive homes.Regional VariationsIt's crucial to note that the housing market is not uniform across the country. Regional breakdowns reveal different trends in sales and prices. For example, while national existing-home sales declined, the West saw a 1.3% increase year-over-year. Home value declines are concentrated in specific metros. Altos Research highlights the different trajectories of northern and Sunbelt markets, with Florida standing out as particularly weak in weekly pending home sales.The Debate Over Private ListingsAnother dynamic influencing the market is the ongoing debate surrounding private or "off-market" listings. Companies like Zillow and Redfin have implemented policies to bar publicly marketed listings that are not shared via the MLS, aiming for greater transparency. This stance has garnered support from some brokerage CEOs who believe private networks serve brokerages rather than the public. However, proponents of private listings, like Compass CEO Robert Reffkin, allege that Zillow's actions are anti-competitive. This debate underscores the tension between providing exclusive opportunities and ensuring broad market access.The Rise of Presale RenovationsIn a potentially related trend, presale renovation is moving from a niche strategy to a more mainstream approach. Data ...
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    13 mins
  • Tariff Shockwave: Is Your Dream Home $11,000 More Expensive?

    Tariff Shockwave: Is Your Dream Home $11,000 More Expensive?
    Apr 21 2025
    Today, we're diving deep into a critical issue shaking the housing market in April 2025: the impact of recently announced tariffs. Could these trade policies add a staggering $11,000 to the cost of your dream home? Let's explore the tariff shockwave and its implications.The National Association of Home Builders (NAHB) recently released its monthly housing market index for April, which, despite a slight uptick in builder confidence to 40, reveals significant underlying concerns. While the easing of mortgage rates in late March may have temporarily pushed some buyers off the fence, this optimism could be short-lived.A key finding from the NAHB survey highlights that a majority of builders (60%) reported that their suppliers have already increased or announced increases in prices due to tariffs. These cost hikes are averaging 6.3% and, according to the NAHB, could add approximately $10,900 to the cost of building a new home. Other sources corroborate that builders were already experiencing rising material costs even before the tariffs fully took effect. This uncertainty surrounding tariffs and broader economic conditions is also making clients hesitant about larger remodeling projects.It's important to note that these costs are rising even though many of the tariffs have been delayed or won't take effect until later in the year. Paul Emrath, vice president for survey and housing policy research for NAHB, explained that the mere announcement of tariffs can have an adverse effect on the behavior of consumers and even businesses. This uncertainty, stemming from the Trump administration's tariff announcements, appears to be seeping into the building industry.Builders themselves are expressing growing uncertainty over market conditions due to tariff-induced price volatility, as well as labor and land shortages. While builders were most confident about current sales conditions in April, their expectations for home sales over the next six months have declined. Furthermore, while builder confidence saw a slight increase in April, it is still down significantly from a year ago, when the index stood at 51.The impact of these rising costs will likely be passed on to consumers. Odeta Kushi, deputy chief economist at First American, stated that if these tariffs persist, builders will have no choice but to pass on the costs to consumers, who are already struggling with housing affordability. This could further dampen homebuying demand, as economic experts warn that home sales may begin to slow due to concerns about the economy and fluctuating mortgage rates.Adding to the complexity, housing starts for single-family homes were down 14.2% in March compared to February, and building permits for single-family homes also dropped by 2%. This slowdown in new home construction occurs as builders face persistent supply-side and affordability challenges.The potential increase in new home prices due to tariffs also coincides with a broader market where home price growth is already losing steam. Fannie Mae economists have scaled back their price growth estimates for 2025, and some analysts believe prices could even fall. Mike Simonsen of Altos Research noted that home prices are staying "just barely positive" and questioned whether economic turmoil could force them to shift negative, drawing parallels to price drops seen in 2022 following interest rate spikes.Redfin reported that for the four weeks ending April 13, 2025, the median sale price increased by a modest 2.6% year-over-year, down from higher growth rates seen earlier in the year. At the same time, new listings are up 11.2% year-over-year, and active listings are up 12.3%, indicating more choices for buyers but potentially less leverage for sellers.Interestingly, a recent survey by Realtor.com found that 81% of potential sellers expect to get their asking price or more, but Redfin's Elijah de la Campa suggests a growing disconnect between seller expectations and the direction the market is actually moving. With tariff fears and economic uncertainty making homebuyers nervous, sellers who don't lower their price expectations may see their homes linger unsold.In early April, Redfin noted that new listings were up 10.3% year-over-year, suggesting some sellers might be looking to cash in on their equity before a potential economic downturn further dampens demand and possibly drives down home values.Regionally, builder confidence in April, based on the three-month rolling average, remains highest in the Northeast (47) and lowest in the West (35). This regional disparity suggests that the impact of tariffs and overall market conditions may not be uniform across the country.In conclusion, the announced tariffs are sending a shockwave through the housing market. Builders are already facing rising costs, which could translate to significantly higher prices for new homes. This added cost pressure, coupled with economic uncertainty, could further slow down buyer demand and ...
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    14 mins
  • Stock Market Crash: The Secret Trigger for Your Next Home Bargain?

    Stock Market Crash: The Secret Trigger for Your Next Home Bargain?
    Apr 14 2025
    Introduction:Welcome to the show! Today, we're diving into a seemingly counterintuitive idea: could a stock market crash actually present an opportunity for homebuyers?We'll explore the complex interplay between the stock market and the housing market, examining how economic volatility can create unexpected bargains for those looking to purchase a home.The Link Between Stocks and Homebuying:A recent Redfin survey revealed that a significant portion of prospective homebuyers expect to sell stocks to fund their down payment. Specifically, one in five (20%) prospective homebuyers anticipate using stock investments.Homeowners are also using stocks for housing costs, with roughly one in eight (13%) having sold stocks for a down payment, and one in ten (10%) having sold to afford mortgage payments.Renters are less reliant on stocks for housing, with only 6% having sold stock to afford rent.However, dropping stock values could lead some would-be homebuyers to back off as their funds shrink and their economic confidence is shaken.Redfin agent Heather Mahmood-Corley notes that in Phoenix, buyers in their 50s and older are particularly concerned, as much of their housing funds are in stock portfolios.How Stock Market Volatility Impacts Homebuyer Demand:Redfin's economic research lead, Chen Zhao, explains that falling stock values directly reduce homebuying demand by depleting prospective buyers' funds.Beyond direct financial impact, stock market volatility shakes consumer confidence and creates a general feeling of being poorer.This occurs at a time when consumers are already anticipating rising costs due to new tariff policies. President Trump’s new tariff policy has caused "wild up-and-down swings" in the stock market.Concerns about tariffs and a potential recession are making younger buyers nervous about purchasing a home now, fearing a decline in value and uncertainty in mortgage rates.The "Secret Trigger": Potential Silver Linings for Homebuyers:Despite the negative impacts, Zhao highlights potential "silver linings" for the housing market amid stock market volatility.Real Estate as a Safe Haven: A volatile stock market can encourage people to invest in real estate instead of stocks, viewing homes as a more stable investment.Downward Pressure on Mortgage Rates: Declining stock values can sometimes push mortgage rates down. Mortgage rates fell to a six-month low on April 4, offering a brief window of relief.Jessica Lautz, deputy chief economist at the National Association of REALTORS® (NAR), also noted the "roller coaster ride" of mortgage rates, influenced by the bond market's reaction to real-time economic decisions.Lower rates earlier in the week led to a spike in mortgage applications, indicating that some buyers are ready to act when rates drop. Mortgage-purchase applications rose 9% during the week ending April 4.Expert Perspectives on Market Turmoil:Lawrence Yun, NAR's chief economist, emphasized the significant "uncertainty and so much disruption" in the market, leading to rapid changes.Mike Simonsen, founder of Altos Research, suggests that stock market turmoil might not immediately translate into significant changes in homebuyer demand. He believes that rapidly lower mortgage rates could even bring some buyers off the fence.Simonsen points out that American homeowners are in a strong financial position with ultra-cheap, locked-in 30-year fixed mortgages and low loan-to-value ratios. This might make them more resilient to economic downturns.The Role of Tariffs and Other Economic Factors:The commencement of President Trump's tariffs has been linked to a tick down in U.S. mortgage rates. However, the long-term impact remains uncertain.The potential for increased costs in new home construction due to tariffs on Canadian lumber is another factor to consider.The Consumer Price Index (CPI) showed slightly easing inflation in March, but this data predates some of the recent tariff announcements.Current Housing Market Trends:While homebuying demand improved slightly at the start of April, overall, the housing market is under pressure.New listings are rising, with sellers potentially hoping to capitalize on their equity before a potential economic downturn.Pending sales saw their smallest decline since the start of 2025 in early April, but the long-term trend remains uncertain amid economic jitters.The median sale price showed the smallest increase since October 2023, and price reductions are high, indicating limited upward pressure on prices. In fact, some states are seeing lower home prices than the previous year.Mortgage rates remain volatile, making it crucial for ready buyers to stay in close contact with their agents to lock in favorable rates.Who Might Benefit from This Scenario:Buyers with cash or stable income who haven't been heavily invested in the stock market might find less competition and potentially lower prices.First-time homebuyers who have been priced out of the market could see an ...
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    13 mins
  • The Great Housing Heist: How Tariffs & Uncertainty Are Gutting Homeowner Dreams

    The Great Housing Heist: How Tariffs & Uncertainty Are Gutting Homeowner Dreams
    Apr 7 2025

    Key Discussion Points:

    Generational Shift in Home Buying:In 2025, Baby Boomers (ages 60-78) constitute the largest cohort of U.S. home buyers at 42%, surpassing Millennials whose share dropped to 29% (from 38% the previous year). Generation X remained steady at 24%.

    Younger boomers (60-69) represented 26% of recent buyers, and older boomers (70-78) 16%.

    Reasons for Boomer purchases include the desire to be closer to friends and family, retirement, and the desire for a smaller home.

    Younger boomers are more likely to buy in small towns, while older boomers prefer suburbs.

    Baby Boomers also make up the largest share of home sellers at 53%. They are selling to move closer to loved ones or because their homes are too large.

    Housing Market Trends in 2025:Supply is increasing, with total unsold inventory up significantly compared to the previous year. New listings are also higher.

    Pending home sales are slightly above last year's pace.

    Home price pressures are weakening, and the trend suggests prices could turn negative soon. The national average price increase is minimal, and some markets are already seeing price declines.

    Rents on single-family houses have also turned negative year-over-year, aligning with the downward pressure on home prices.

    The median price of pending home sales was around $395,000.

    Monthly housing payments hit a record high in 2025, with the median monthly mortgage payment reaching $2,802 at a 6.65% mortgage rate for the four weeks ending March 30, 2025.

    Mortgage rate stability around 6.6% may be helping to ease buyer concerns and support sales volume. However, significant decreases are not imminent.

    Pending home sales saw a 2.0% uptick in February 2025, but regional performance varied. All four regions reported year-over-year declines in contract signings.

    Impact of Economic Factors:President Trump's "Liberation Day" tariffs have the potential to impact the U.S. housing and mortgage markets. Following their commencement, mortgage rates saw a slight decrease, potentially increasing homebuyers' purchasing power while also amplifying economic uncertainty.

    A slowing economy and potential consumer fears about recession, tariffs, and job security could offset any positive impact of lower mortgage rates on buyer demand.

    March job growth came in stronger than expected, but this was before the full impact of the new tariffs and federal government layoffs.

    Other Relevant Factors:The belief in "forever homes" is dwindling.

    Brokerages are facing uncertainty following the Clear Cooperation decision.

    New data suggests private listings offer "no benefits to sellers".

    The US needs an estimated 40 million more low-cost homes, indicating a significant affordability issue.

    The share of condos selling below list price hit a 5-year high in February 2025.

    Real estate agents and brokers remain the top resource for home buyers and sellers across all generations.

    Next Steps for Further Analysis:

    Investigate the regional differences in home buying trends, particularly focusing on markets with significant shifts in generational activity.

    Analyze the potential long-term effects of the tariffs on housing affordability and buyer sentiment.

    Examine the relationship between mortgage rate stability and sales volume in the current economic climate.

    Consider the implications of the growing housing supply and weakening price pressures for different segments of the market.

    Research the reasons behind the decline in "forever home" beliefs and its potential impact on housing demand.

    Evaluate the impact of the Clear Cooperation Policy changes on market dynamics.

    This episode provides a crucial snapshot of the evolving real estate landscape in 2025, highlighting significant shifts and potential challenges for both buyers and sellers.
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    23 mins
  • Secret House Listings: Are First-Time Buyers Locked Out?

    Secret House Listings: Are First-Time Buyers Locked Out?
    Mar 31 2025
    Key Discussion Points:1. Private Listing Networks (PLNs) and Market Fragmentation:The growth of PLNs, potentially aided by NAR's "delayed marketing" policy, could lead to an increasingly fragmented housing marketplace.First-time buyers are likely to "suffer the most" if the home-buying process becomes more complex due to limited publicly accessible listings.Brokerages like Compass are actively building exclusive inventory, with over 20,000 listings on their website that can't be found elsewhere, including more than 8,500 "private exclusives" as of March 2025. This is a significant jump from roughly 5,500 just a couple of months prior.In some regions, like the Bay Area, Compass has amassed significant market share. In San Francisco, Compass agents had roughly 24% of the city's listings in January 2025, with 516 in their Private Exclusives channel.Keller Williams' largest franchise, KW GO, announced $1 billion in private inventory across its territory, largely focused on Texas metros, in January.Concerns exist regarding market transparency when a significant portion of inventory is kept off the open market.Despite the growth of PLNs, most private listings eventually end up on the MLS. In Bright MLS's coverage area, "nine out of ten listings — that start as private listings or in-offices do end up getting marketed broadly on the MLS," according to Lisa Sturtevant, chief economist at Bright MLS.Private listings only account for about 4% of all listings in the Bright MLS territory, which includes Maryland, Washington, D.C., and parts of New Jersey, Pennsylvania, Virginia and West Virginia.Experts suggest the current housing shortfall is primarily due to restrictive local zoning, high borrowing and construction costs, and the mortgage rate lock-in effect, not solely the increase in private listings.2. Mortgage Rates and Affordability:Keeping an eye on economic factors like growth, inflation, and government borrowing can provide hints about where mortgage rates are headed.NAR projects mortgage rates to fall moderately this year, averaging 6.4% in 2025 and 6.1% in 2026, as the Federal Reserve forecasts slower economic growth.However, the current high national debt will prevent mortgage rates from falling drastically to the 4%-to-5% range seen during President Trump’s first term, according to NAR Chief Economist Lawrence Yun.Despite potential rate decreases, monthly housing payments hit an all-time high in the four weeks ending March 23, 2025, with a median of $2,807 at a 6.67% mortgage rate, a 5.3% year-over-year increase.Pending sales were down 3.6% compared to a year ago in late March 2025, indicating a potentially subdued spring season, partly due to high prices and economic uncertainty. However, weekly pending home sales finally exceeded 2024 levels in late March, suggesting a potential turning point.New home sales rebounded by 1.8% in February 2025, particularly in relatively more affordable regions. The median price of new houses sold was $414,500, down 1.5% from a year ago.Inventory of unsold homes is rising, up 30% year-over-year. Similarly, new listings were up 15.5% compared to the previous year.3. The Impact of Off-MLS Sales:Selling off the MLS costs home sellers in communities of color thousands of dollars in lost value.Homes sold in ZIP codes where a majority of household heads are Black, Hispanic, Asian American, Pacific Islander, or Native American typically sell for 3.2% less than MLS-listed homes, resulting in a $9,851 loss per off-market listing.In contrast, majority white neighborhoods experience a smaller loss of 1.2% or $3,694 per home for off-market listings.Zillow estimates homebuyers and agents lost out on more than $1 billion in 2023 and 2024 when they didn't use MLSs.Hispanic and Black home sellers are more frequently advised to list their property off the MLS, with nearly three-quarters reporting such recommendations compared to only 24% of white sellers.Zillow is a vocal supporter of the Clear Cooperation Policy (CCP), which mandates that a property be listed on the MLS within 24 hours of publicly marketing it. NAR is expected to vote soon on a potential repeal of CCP.Zillow's study defined privately listed sales as those marketed privately and seemingly submitted to the MLS only once a purchase contract was in place.4. Regional Market Variations:Redfin identified the hottest neighborhoods of 2025, with New York and the Midwest dominating the top spots. These rankings are based on factors like year-over-year changes in median sale price, median days on market, change in home sales, and change in median views per listing. Examples include Prospect Heights and Clinton Hill, NY; Campton Hills and St. Charles, IL; and Polk Gulch and Russian Hill, CA.Florida home sales are still down year-over-year, indicating a more challenging market compared to some other regions like Texas.Median sale price changes vary significantly across metro areas. For the four weeks ending March 23, 2025, ...
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    18 mins