San Diego Housing Market News and Analysis
~Welcome to the Econo-Almanac~
I started this website in mid-2004 to chronicle San Diego’s spectacular housing bubble. The purpose of the site remains, as ever, to provide objective and evidence-based analysis of the San Diego housing market. A quick guide to the site follows:
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Submitted by Rich Toscano on December 17, 2005 - 12:57pm
The UT publishes another article on the economy's unhealthy dependence on housing activity. If this topic gets enough press people may finally start to question the "diverse economy" meme (though I doubt it will be widely questioned until we start losing jobs).
Submitted by Rich Toscano on December 12, 2005 - 11:22am
My friend Calculated Risk (that's his real name—his parents were hippie economists) has published a jaw-dropping and critically important graph of US economic growth with and without the effect of home equity cashouts. If you take out the effects of mortgage equity withdrawal, or "MEW," GDP growth has been practically flat over the past five years. While I've often noted that the economy is dependent on increased housing appreciation, even I am kind of amazed at the magnitude of the effect that the "home equity ATM" has had on GDP:
Submitted by Rich Toscano on December 12, 2005 - 10:40am
Mike Sheffler has published a followup to his excellent article on Los Angeles home prices. (Original article here.) This second article looks at disparities in age and income along with the effects of rent control.
Submitted by Rich Toscano on December 7, 2005 - 9:37am
A couple of my fellow online housing pundits have beaten me to the punch on this article, but it's an important one so I thought I'd link to it as well. It's a Bloomberg article on the declining demand for subprime mortgage-backed securities. The market finally appears to be pricing in the risk of people defaulting on these mortgages. If the trends described in the story keep up, which they likely will, it's going to be a lot harder for less well-to-do homeowners/homebuyers to refinance/buy at such low rates.
Submitted by Rich Toscano on December 5, 2005 - 10:04pm
Since I spend a lot of time focusing on San Diego statistics, I thought I'd do some charts comparing rents and home prices in both San Diego and other regions in Southern CA.
Mapping rents and home prices is probably the most important single piece of analysis one can perform. Population growth, incomes, housing availability, and other fundamental factors should feed into both rent prices and sale prices. When there is a disconnect between the two, we know that there is something besides fundamentals driving the market.
As can be seen in the graphs below, the speculative premium placed on Southern California home ownership has caused home price increases to absolutely dwarf those of rents:
Submitted by Rich Toscano on December 4, 2005 - 5:28pm
The condo and SFR markets may be converging somewhat, but both held their own from a price standpoint. SFR volume soared, however, turning in a 30% increase over October 2004. Below I will discuss the reasons behind the volume spike, along with the trends in prices and inventory.
Submitted by Rich Toscano on December 3, 2005 - 8:34pm
Mortgage rates have finally taken a breather, but they are still noticably higher than they were last month—and much higher than they were this summer. Meanwhile, inflation expectations are too high for the Fed to stop tightening, and the OCC has purveyors of non-traditional mortgages in its crosshairs. None of this looks very promising for a housing market that lives and dies by E-Z credit...
Submitted by Rich Toscano on November 29, 2005 - 10:59am
John Dugan, the new-ish head of OCC (Office of the Comptroller of the Currency—a federal banking regulator), isn't a big fan of "exotic mortgages."
Those with some free time can read a recent speech that Dugan delivered regarding "non-traditional mortgages." The executive summary: they have their legitimate uses, but these legitimate uses don't include helping people stretch financially to buy more house than they could afford otherwise. Here's a snippet on everyone's new favorite, the option-ARM:
Submitted by Rich Toscano on November 27, 2005 - 5:45pm
Contrary to popular perception, the fundamentals underpinning Southern California's explosive real estate boom are actually quite poor. So why have home prices risen so high? Because the local housing market is in the midst of a textbook speculative bubble.
Submitted by Rich Toscano on November 27, 2005 - 3:10pm
The probability of a serious housing downturn is much higher—and that of the oft-heralded "soft landing" much lower—than most people acknowledge.
Submitted by Rich Toscano on November 20, 2005 - 8:35pm
The mainstream media appears to be punching in concerning one of the main themes I've been harping on so relentlessly for the past year-and-a-half: the fact that the economy is so utterly dependent on continued strength in the housing market.
Submitted by Rich Toscano on October 31, 2005 - 4:30pm
As expected, the median San Diego condo price is now down on a year-over-year basis. With that scary milestone we begin our Halloween episode of the Monthly Housing Report.
Submitted by Rich Toscano on October 30, 2005 - 4:39pm
The San Diego Union-Tribune today ran an article about the rising rate of mortgage defaults in San Diego. It's a good article, but—brace yourself for words you never thought you'd read on this website—their interpretation of the data is more negative than my own.
Wow, my fingers almost seized up just typing that.
Submitted by Rich Toscano on October 28, 2005 - 4:49pm
You may recall from last month's credit market report that I was expecting ARM rates to rise. But even I didn't think they'd head so high, so fast. Read on for a look at the chart that should (but probably doesn't) have the real estate bulls seriously concerned.
Submitted by Rich Toscano on October 24, 2005 - 4:52pm
To no one's great surprise, Ben Bernanke has been chosen as the next chairman of the Federal Reserve. What, if anything, does this mean for housing?
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