Saturday, September 24, 2022
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Reviewing Housing Market Predictions for 2022

As I start gathering my ideas about what may occur subsequent yr, I wish to look again at my predictions for the earlier yr to see how I did. It’s helpful to have a look at what I acquired proper and study from what I acquired fallacious to turn into a greater investor. 

I’m not knowledgeable forecaster and don’t keep my very own financial fashions. However as an analyst and an investor, I do examine tons of information to kind a thesis about what’s prone to occur within the coming months and years. The purpose is to not get all of it proper—that’s not possible. Knowledge is backward-looking, and we are able to by no means say for sure what’s going to come subsequent. The purpose is to know the more than likely situations and to kind a thesis in regards to the economic system that allows assured decision-making. 

I create plenty of content material and replace my thesis often when new knowledge emerges, so I don’t have one concrete “prediction” from final yr, however let’s have a look at among the themes that made up my 2022 thesis.

A Story of Two Halves 

In January 2022, I wrote“I don’t suppose the dynamics of the housing market will change an excessive amount of within the coming months. Demand remains to be sturdy, provide remains to be extremely low, and costs will seemingly preserve going up…In the end, what occurs within the second half of 2022 is extra of a query mark for me. My estimate proper now’s that cooling will drop year-over-year appreciation to 2% to 7% appreciation charges by year-end.”

A serious a part of my thesis final yr was my sturdy perception that 2022 can be “a story of two halves” for the nationwide housing market. We knew the Fed wasn’t going to start out elevating charges till March, and I felt that given the seasonality of the housing market, worth appreciation would peak in Q2, after which the second half of 2022 would see cooling.

General, I feel I nailed the timing of the market shift. It appeared like dwelling costs in lots of markets peaked in June (whereas others are nonetheless rising), and are actually seeing month-over-month declines (which is totally different from year-over-year, which is how I made my prediction). The shift occurred proper on the midway level! The newest weekly knowledge from Redfin exhibits year-over-year appreciation at round 6%, which is correct in vary, however we’ll simply need to see if I used to be proper about 2-7% by the top.

The Fed Playbook

In November of 2021, I wrote, “If charges rise shortly, it might trigger a shock to the system, and housing costs might slide backwards. However, the Fed will not be seemingly to try this. They’ll seemingly attempt to increase charges as slowly as potential to permit financial growth and wage progress to counteract the impacts of rising charges. That is what occurred post-Nice Recession, which was one of many strongest durations of property worth progress in American historical past—regardless of rising charges. That stated, if inflation stays excessive for too lengthy, and even begins to speed up, the Fed could possibly be pressured to lift rates of interest quicker than they wish to, which might harm housing costs.“

I feel I acquired the logic right here proper, however with a caveat (extra about that beneath). I imagine the Fed’s intention across the finish of 2021 was to observe their previous playbook from post-Nice Recession and lift charges slowly. I believed that as a result of they stated that’s what they might do! 

This wasn’t precisely a sizzling take. However, I did acknowledge the very actual probability the Fed could possibly be fallacious about inflation, they usually could possibly be pressured to interrupt from its post-Nice Recession playbook and lift charges quickly. And as all of us now know, that’s precisely what occurred. 

Mortgage Charges

Though I acknowledged the Fed is likely to be pressured to lift charges shortly, I’ll be sincere, I didn’t suppose rates of interest would rise as shortly as they did, as a lot as they did. I believed supply-side enhancements would assist reasonable inflation someday in Q1 or Q2 of 2022 (although elevated financial provide and powerful demand would preserve inflation comparatively excessive), after which the more than likely course for the Fed was to observe their 2009 playbook and lift charges steadily. 

However that’s not what occurred. As an alternative, lockdowns throughout the globe continued, and the Russian invasion of Ukraine prompted much more supply-side points. These occasions, coupled with the elevated financial provide and powerful demand, despatched the CPI larger than I believed it might go. It stays stubbornly excessive right this moment, and mortgage charges are hovering round 6.25% as of this writing. 

About these mortgage charges, that’s the place issues went off the rails for me. On November 21, 2021, I posted this on Instagram (I’m @thedatadeli in case you don’t observe me): 

instagram post datadeli
Common 30-Yr Mounted-Fee Mortgage Predictions – @thedatadeli (Instagram)

Wow. It burns my eyes simply that. After I can’t go to sleep at night time, it’s this submit that haunts me. 

To be truthful to myself, this was posted earlier than the Fed introduced three fee hikes in 2022, and we had been flying blind, however I figured I’d offer you all an excellent chortle at my expense. And, at the least I used to be very barely much less fallacious than, CoreLogic, and Redfin. 

However to be sincere, even as soon as the Fed introduced three fee hikes in 2022, I nonetheless didn’t suppose we’d have charges as excessive as we do right this moment. I figured we’d nonetheless finish 2022 someplace round 5%. Provided that charges are round 6.25% as of this writing, I feel it’s protected to say I missed badly on this one. I knew charges had been going as much as a extra ‘regular’ stage, however I simply didn’t suppose the Fed can be as aggressive as they’ve been. I anticipated inflation to return down sooner, not due to Fed motion, however as a result of the provision chain would open up. That didn’t occur, and the Fed goes full throttle on fee hikes with restricted success in containing inflation to date. 

Given this, I see extra draw back threat within the nationwide housing market than I did at the start of 2022. The decline in affordability accompanying this speedy rise in charges will weaken demand and put downward stress on costs. It’s arduous to say what’s going to occur from right here, however I nonetheless imagine {that a} “crash” (20% decline or extra) will not be the more than likely state of affairs on a nationwide stage, however some markets might see crash-level declines. 

The Stock X Issue 

After we entered 2022, stock (the variety of houses in the marketplace at any given time) was traditionally low. When stock is tremendous low, it alerts a vendor’s market that’s prone to see worth appreciation. And positive sufficient, that’s what we noticed within the first half of 2022. 

I knew that as charges rose, affordability and demand would fall, usually sending stock upward. However stock isn’t just about demand. It’s additionally about what number of houses are listed on the market. There’s plenty of vendor psychology to account for. Most individuals don’t wish to promote their houses for a loss, so in a correcting market, many sellers decide to attend out the correction. I wrote about this concept in Might if you wish to perceive extra. 

I truthfully wasn’t positive what would occur within the second half of 2022, which is why I thought-about it the X issue that will finally decide if the nationwide housing market remained barely constructive or skewed detrimental by the top of the yr. I landed on the facet of “slight modest YoY appreciation” as a result of I used to be skeptical we’d see stock hit pre-pandemic ranges, which seems to be appropriate. Whether or not my worth prediction is appropriate stays to be seen. 

all homes for sale nationally redfin
All Properties for Sale (2012-2022) – Redfin

However the simplicity of this national-level chart betrays what’s actually occurring available in the market—the housing market is splitting. Totally different metros are seeing very totally different stock dynamics. 

Simply have a look at the distinction in Energetic Listings between Austin and Boston. 

austin housing market stats
Energetic Listings in Austin, Texas – Redfin

In Austin, Energetic Listings are up 60% YoY, which signifies a speedy shift from a vendor’s market to a purchaser’s market. Fairly straightforward to see costs coming down in Austin. 

Then again, we’ve Boston, the place energetic listings have been declining! Nonetheless a vendor’s market right here. Costs might nonetheless reasonable, however on a a lot smaller scale than in Austin. 

boston housing market stats
Energetic Listings in Boston, Massachusetts – Redfin

So stock actually is changing into a significant X issue! We’ll nonetheless need to see this all play out, however it’s undoubtedly the primary factor I’m watching as of late. 


Given the complexity of the financial local weather in 2022, I feel my thesis has held up fairly effectively to date. In fact, I want I wasn’t to date off on mortgage charges, however as I stated above, the purpose of growing an investing thesis is to not be proper about every little thing. It’s about formulating an informed understanding of the market that helps you make knowledgeable investing selections. In that respect, I’m happy with my 2022 thesis as a result of my total understanding of the market was good and allowed me to make strong investing selections. 

I locked in low-rate financing on long-term fixed-rate loans, dove extra into massive multifamily investments to reap the benefits of long-term provide constraints, and underwrote offers with little to no market appreciation within the subsequent few years, simply to be conservative. 

As we method one other yr of unsure financial circumstances, I encourage you all to start out fascinated by your investing thesis for 2023. Take the time now to take inventory of the financial local weather and the shifting market dynamics. Take into consideration what may occur in your market within the coming yr and how one can make sturdy investing decisions given the realities on the bottom. What is going to excessive charges do to stock in your space? What asset courses will provide good returns? How do you defend your self from a possible rise in unemployment charges? 

You shouldn’t be scared of those circumstances simply as long as you’re ready for them. There are at all times offers available. You simply have to regulate your thesis to suit the market. To study extra about analyzing offers, make sure to take a look at my new e book Actual Property by the Numbers right here!

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I’ll share my 2023 thesis with you all quickly.

Within the meantime, I’d love for you all to affix me on this train within the feedback. What did you get proper about 2022? What did you get fallacious? Let’s all share and study collectively.

Observe By BiggerPockets: These are opinions written by the writer and don’t essentially symbolize the opinions of BiggerPockets.



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