Today, in the Calculated Risk Real Estate Newsletter: Housing and Demographics

A brief excerpt:

I’ll return to the above graph and discuss some of the implications for the next decade, but first, here is a similar graph for July 2010.

The arrow points to the large cohort moving into the key renter age group in 2010. It was fifteen years ago that we started discussing the turnaround for apartments. Then, in January 2011, I attended the NMHC Apartment Strategies Conference in Palm Springs, and the atmosphere was very positive. The drivers were 1) very low new supply, and 2) strong demand (favorable demographics, and people moving from owning to renting).

Looking at demographics helped me call the bottom for rents and multi-family construction. And sure, enough multi-family starts bottomed around 2010.
...
What are the implications for the next decade?

From BofA:

1Q GDP tracking increased three tenths to 0.7% q/q saar after the upward revisions to Jan and Feb core control retail sales. [Apr 17th estimate]
emphasis added

From Goldman:

We left our Q1 GDP tracking estimate unchanged at +0.4% (quarter-over-quarter annualized). [Apr 17th estimate]

And from the Atlanta Fed: GDPNow

The GDPNow model estimate for real GDP growth (seasonally adjusted annual rate) in the first quarter of 2025 is -2.2 percent on April 17, unchanged from April 16 after rounding. The alternative model forecast, which adjusts for imports and exports of gold as described here, is -0.1 percent. After this morning’s housing starts report from the US Census Bureau, both the standard model’s and the alternative model’s nowcasts of first-quarter real residential fixed investment growth decreased from 3.7 percent to 2.9 percent. [Apr 17th estimate]

Note: Mortgage rates are from MortgageNewsDaily.com and are for top tier scenarios.

Friday:
• All US markets will be closed in observance of Good Friday.

• AT 10:00 AM ET, State Employment and Unemployment (Monthly) for March 2025

What this means: On a weekly basis, Realtor.com reports the year-over-year change in active inventory and new listings. On a monthly basis, they report total inventory. For March, Realtor.com reported inventory was up 28.5% YoY, but still down 20.2% compared to the 2017 to 2019 same month levels. 
 Now - on a weekly basis - inventory is up 31.2% YoY.

Realtor.com has monthly and weekly data on the existing home market. Here is their weekly report: Weekly Housing Trends View—Data for Week Ending April 12, 2025

• Active inventory climbed 31.2% from a year ago

The number of homes actively for sale remains significantly higher than last year, continuing a 75-week streak of annual gains.

• ew listings—a measure of sellers putting homes up for sale—increased 12.8%

New listings were up 12.8% compared with this time last year, marking the 14th straight week of annual growth.

• The median list price was flat year over year

The national median list price was flat compared with a year ago, aligning with the recent trend of flat or falling prices after last week’s slight uptick. In particular, recent economic uncertainty and concerns around job security could keep buyers on the sidelines, potentially applying downward pressure on prices.

Here is a graph of the year-over-year change in inventory according to realtor.com. 

Inventory was up year-over-year for the 75th consecutive week.  
New listings have increased but remain below typical pre-pandemic levels.
Median list prices are mostly unchanged year-over-year.

Today, in the Calculated Risk Real Estate Newsletter: Housing Starts Decreased to 1.324 million Annual Rate in March

A brief excerpt:

First, from Reuters: D.R. Horton cuts 2025 revenue forecast on weak demand for homes

U.S. homebuilder D.R. Horton lowered its full-year revenue forecast and missed second-quarter profit and revenue estimates on Thursday due to weak demand for homes. … It sees about 85,000 to 87,000 transaction closings from homebuilding operations, down from its earlier forecast of 90,000 to 92,000 homes.

I discussed weaker demand and higher costs last month in Policy and 2025 Housing Outlook

Housing Starts Decreased to 1.324 million Annual Rate in March
...
Total housing starts in March were well below expectations; however, starts in January and February were revised up slightly, combined.

The third graph shows the month-to-month comparison for total starts between 2024 (blue) and 2025 (red).

Total starts were up 1.9% in March compared to March 2024. Year-to-date (YTD) starts are down 1.5% compared to the same period in 2024. Single family starts are down 5.6% YTD and multi-family up 9.0% YTD.

There is much more in the article.

From the Census Bureau: Permits, Starts and Completions

Housing Starts:
Privately-owned housing starts in March were at a seasonally adjusted annual rate of 1,324,000. This is 11.4 percent below the revised February estimate of 1,494,000, but is 1.9 percent above the March 2024 rate of 1,299,000. Single-family housing starts in March were at a rate of 940,000; this is 14.2 percent below the revised February figure of 1,096,000. The March rate for units in buildings with five units or more was 371,000.

Building Permits:
Privately-owned housing units authorized by building permits in March were at a seasonally adjusted annual rate of 1,482,000. This is 1.6 percent above the revised February rate of 1,459,000, but is 0.2 percent below the March 2024 rate of 1,485,000. Single-family authorizations in March were at a rate of 978,000; this is 2.0 percent below the revised February figure of 998,000. Authorizations of units in buildings with five units or more were at a rate of 445,000 in March.
emphasis added

Click on graph for larger image.

The first graph shows single and multi-family housing starts since 2000.

Multi-family starts (blue, 2+ units) decreased month-over-month in March.   Multi-family starts were up sharply year-over-year (March 2024 was very weak).

Single-family starts (red) decreased in March and were down 9.7% year-over-year.

The second graph shows single and multi-family housing starts since 1968.

This shows the huge collapse following the housing bubble, and then the eventual recovery - and the recent collapse and recovery in single-family starts.

Total housing starts in March were well below expectations; however, starts in January and February were revised up slightly, combined.

I'll have more later …

The DOL reported:

In the week ending April 12, the advance figure for seasonally adjusted initial claims was 215,000, a decrease of 9,000 from the previous week's revised level. The previous week's level was revised up by 1,000 from 223,000 to 224,000. The 4-week moving average was 220,750, a decrease of 2,500 from the previous week's revised average. The previous week's average was revised up by 250 from 223,000 to 223,250.
emphasis added

The following graph shows the 4-week moving average of weekly claims since 1971.

Click on graph for larger image.

The dashed line on the graph is the current 4-week average. The four-week average of weekly unemployment claims decreased to 220,750.

The previous week was revised up.

Weekly claims were lower than the consensus forecast.

Note: Mortgage rates are from MortgageNewsDaily.com and are for top tier scenarios.

Thursday:
• At 8:30 AM: The initial weekly unemployment claims report will be released. The consensus is for 224 initial claims up from 223 thousand last week.

• At 8:30 AM ET: Housing Starts for March. The consensus is for 1.410 million SAAR, down from 1.501 million SAAR in February.

• At 8:30 AM: the Philly Fed manufacturing survey for April. The consensus is for a reading of 6.7, down from 12.5.

From Fed Chair Powell: Economic Outlook Excerpt:

Looking forward, the new Administration is in the process of implementing substantial policy changes in four distinct areas: trade, immigration, fiscal policy, and regulation. Those policies are still evolving, and their effects on the economy remain highly uncertain. As we learn more, we will continue to update our assessment. The level of the tariff increases announced so far is significantly larger than anticipated. The same is likely to be true of the economic effects, which will include higher inflation and slower growth. Both survey- and market-based measures of near-term inflation expectations have moved up significantly, with survey participants pointing to tariffs. Survey measures of longer-term inflation expectations, for the most part, appear to remain well anchored; market-based breakevens continue to run close to 2 percent.

Monetary Policy

As we gain a better understanding of the policy changes, we will have a better sense of the implications for the economy, and hence for monetary policy. Tariffs are highly likely to generate at least a temporary rise in inflation. The inflationary effects could also be more persistent. Avoiding that outcome will depend on the size of the effects, on how long it takes for them to pass through fully to prices, and, ultimately, on keeping longer-term inflation expectations well anchored.

Our obligation is to keep longer-term inflation expectations well anchored and to make certain that a one-time increase in the price level does not become an ongoing inflation problem. As we act to meet that obligation, we will balance our maximum-‑employment and price-stability mandates, keeping in mind that, without price stability, we cannot achieve the long periods of strong labor market conditions that benefit all Americans. We may find ourselves in the challenging scenario in which our dual-mandate goals are in tension. If that were to occur, we would consider how far the economy is from each goal, and the potentially different time horizons over which those respective gaps would be anticipated to close.
emphasis added

From CoStar: US inbound international travel takes 12% hit as economists postpone pre-pandemic recovery to 2029

Whatever hopes the travel industry had in a full recovery to 2019 levels of travel bookings this year have officially been dashed, according to one economist.

"Our pre-inauguration forecast expected international travel to nearly fully recover in 2025 to 2019 levels. We're now pushing that out to 2029," Adam Sacks, president at Tourism Economics, said on a webinar Tuesday. "Now we're looking at a full 10 years between pre-pandemic and what will be full recovery. And, of course, that comes with significant economic losses."
...
The U.S. is already seeing a decline in international travelers, Sacks said. According to National Travel and Tourism Office data, overseas visitor arrivals into the U.S. in March dropped 11.6% year over year.

"What we see is that the things that have really affected international [travel] — it has as much to do with words as it does with action," Sacks said. "It's not only policy, it is rhetoric, the trade war itself, it needs to be said, it's intrinsically combative. It's called a war."

Not only are Trump's tariffs effecting global sentiment, but the way he speaks of commandeering other countries, reduced support for Ukraine and enforces deportations is driving off travelers.

While domestic travel should still remain strong, maybe even buoyed by Americans staying closer to home, the drop in international travel is "not going to fully compensate for the losses," Sacks said.

The National Association of Home Builders (NAHB) reported the housing market index (HMI) was at 40, up from 39 last month. Any number below 50 indicates that more builders view sales conditions as poor than good.

From the NAHB: Builder Confidence Levels Indicate Slow Start for Spring Housing Season

Growing economic uncertainty stemming from tariff concerns and elevated building material costs kept builder sentiment in negative territory in April, despite a modest bump in confidence likely due to a slight retreat in mortgage interest rates in recent weeks.

Builder confidence in the market for newly built single-family homes was 40 in April, edging up one point from March, according to the National Association of Home Builders (NAHB)/Wells Fargo Housing Market Index (HMI) released today.

“The recent dip in mortgage rates may have pushed some buyers off the fence in March, helping builders with sales activity,” said NAHB Chairman Buddy Hughes, a home builder and developer from Lexington, N.C. “At the same time, builders have expressed growing uncertainty over market conditions as tariffs have increased price volatility for building materials at a time when the industry continues to grapple with labor shortages and a lack of buildable lots.”

“Policy uncertainty is having a negative impact on home builders, making it difficult for them to accurately price homes and make critical business decisions,” said NAHB Chief Economist Robert Dietz. “The April HMI data indicates that the tariff cost effect is already taking hold, with the majority of builders reporting cost increases on building materials due to tariffs.”

When asked about the impact of tariffs on their business, 60% of builders reported their suppliers have already increased or announced increases of material prices due to tariffs. On average, suppliers have increased their prices by 6.3% in response to announced, enacted, or expected tariffs. This means builders estimate a typical cost effect from recent tariff actions at $10,900 per home.
...
The HMI index gauging current sales conditions rose two points in April to a level of 45. The gauge charting traffic of prospective buyers increased one point to 25 while the component measuring sales expectations in the next six months fell four points to 43.

Looking at the three-month moving averages for regional HMI scores, the Northeast fell seven points in April to 47, the Midwest moved one point lower to 41, the South dropped three points to 39 and the West posted a two-point decline to 35.
emphasis added

Click on graph for larger image.

This graph shows the NAHB index since Jan 1985.

This was slightly above the consensus forecast.

From the Fed: Industrial Production and Capacity Utilization

Industrial production (IP) decreased 0.3 percent in March but increased at an annual rate of 5.5 percent in the first quarter. The March decline was led by a 5.8 percent drop in the index for utilities, as temperatures were warmer than is typical for the month. In contrast, the indexes for manufacturing and mining grew 0.3 percent and 0.6 percent, respectively. At 103.9 percent of its 2017 average, total IP in March was 1.3 percent above its year-earlier level. Capacity utilization stepped down to 77.8 percent, a rate that is 1.8 percentage points below its long-run (1972–2024) average.
emphasis added

Click on graph for larger image.

This graph shows Capacity Utilization. This series is up from the record low set in April 2020, and close to the level in February 2020 (pre-pandemic).

Capacity utilization at 77.8% is 1.8% below the average from 1972 to 2023.  This was below consensus expectations.

Note: y-axis doesn't start at zero to better show the change.

The second graph shows industrial production since 1967.

Industrial production decreased to 103.9. This is above the pre-pandemic level.

Industrial production was at consensus expectations.

On a monthly basis, retail sales increased 1.4% from February to March (seasonally adjusted), and sales were up 4.6 percent from March 2024.

From the Census Bureau report:

Advance estimates of U.S. retail and food services sales for March 2025, adjusted for seasonal variation and holiday and trading-day differences, but not for price changes, were $734.9 billion, up 1.4 percent from the previous month, and up 4.6 percent from March 2024. ... The January 2025 to February 2025 percent change was unrevised from up 0.2 percent.
emphasis added

Click on graph for larger image.

This graph shows retail sales since 1992. This is monthly retail sales and food service, seasonally adjusted (total and ex-gasoline).

Retail sales ex-gasoline was up 1.7% in March.

The second graph shows the year-over-year change in retail sales and food service (ex-gasoline) since 1993.

Retail and Food service sales, ex-gasoline, increased by 5.2% on a YoY basis.

The change in sales in March were slightly above expectations, and sales in January and February were revised up, combined.

From the MBA: Mortgage Applications Decrease in Latest MBA Weekly Survey

Mortgage applications decreased 8.5 percent from one week earlier, according to data from the Mortgage Bankers Association’s (MBA) Weekly Mortgage Applications Survey for the week ending April 11, 2025.

The Market Composite Index, a measure of mortgage loan application volume, decreased 8.5 percent on a seasonally adjusted basis from one week earlier. On an unadjusted basis, the Index decreased 8 percent compared with the previous week. The Refinance Index decreased 12 percent from the previous week and was 68 percent higher than the same week one year ago. The seasonally adjusted Purchase Index decreased 5 percent from one week earlier. The unadjusted Purchase Index decreased 4 percent compared with the previous week and was 13 percent higher than the same week one year ago.

“Mortgage rates moved 20 basis points higher last week, abruptly slowing the pace of mortgage application activity with refinance volume dropping 12 percent and purchase volume falling 5 percent for the week. Purchase volume remains almost 13 percent above last year’s level, but economic uncertainty and the volatility in rates is likely to make at least some prospective buyers more hesitant to move forward with a purchase,” said Mike Fratantoni, MBA’s SVP and Chief Economist. “One notable change last week was the full percentage point increase in the ARM share. Given the jump in rates, more borrowers are opting for the lower initial rates that come with an ARM, with initial fixed rates closer to 6 percent in our survey last week. The ARM share at 9.6 percent was the highest since November 2023, and this reflects the share of units. On a dollar basis, almost a quarter of the application volume last week was for ARMs, as borrowers with larger loans are even more likely to opt for an ARM.”
...
The average contract interest rate for 30-year fixed-rate mortgages with conforming loan balances ($806,500 or less) increased to 6.81 percent from 6.61 percent, with points decreasing to 0.62 from 0.63 (including the origination fee) for 80 percent loan-to-value ratio (LTV) loans.
emphasis added

Click on graph for larger image.

The first graph shows the MBA mortgage purchase index.

According to the MBA, purchase activity is up 13% year-over-year unadjusted. 
Red is a four-week average (blue is weekly).  
Purchase application activity is up about 31% from the lows in late October 2023 and is 9% above the lowest levels during the housing bust.  

The second graph shows the refinance index since 1990.

The refinance index decreased.

Note: Mortgage rates are from MortgageNewsDaily.com and are for top tier scenarios.

Wednesday:
• At 7:00 AM ET, The Mortgage Bankers Association (MBA) will release the results for the mortgage purchase applications index.

• At 8:30 AM, Retail sales for March is scheduled to be released.  The consensus is for a 1.3% increase in retail sales. 

• At 9:15 AM, The Fed will release Industrial Production and Capacity Utilization for March. The consensus is for a 0.3% decrease in Industrial Production, and for Capacity Utilization to decrease to 77.9%.

• At 10:00 AM, The April NAHB homebuilder survey. The consensus is for a reading of 38, down from 39.  Any number below 50 indicates that more builders view sales conditions as poor than good.

• At 1:30 PM, Speech, Fed Chair Jerome Powell, Economic Outlook, At the Economic Club of Chicago, Chicago, Ill.

From the Las Vegas Visitor Authority: February 2025 Las Vegas Visitor Statistics

With the combined factors of a tough comparison to last year when Super Bowl LVIII was held in the destination, a net decrease in the convention segment tied to rotation cycles, and one fewer day on the calendar compared to the 2024 leap year, visitation fell below 3.0M for the month, down ‐11.9% YoY.

Las Vegas convention attendance reached roughly 615k in February, down ‐19.5% YoY, reflecting in part the calendar impact of World Market Center's Winter show (38k attendees) and Total Product Expo (8k attendees) ending in Jan this year vs. Feb last year, plus show rotations of Int'l Roofing Expo (15k attendees) and National Automobile Dealers Assn (22k attendees) which were held elsewhere this year.

Occupancy reached 80.5%, down ‐3.4 pts with Weekend occupancy of 86.4% (down ‐3.9 pts) and Midweek occupancy of 77.7% (down ‐3.3 pts.) ADR for the month reached $186 (‐25% YoY) with RevPAR of $150 (‐28% YoY).
emphasis added

Click on graph for larger image.

The first graph shows visitor traffic for 2019 (Black), 2020 (dark blue), 2021 (light blue), 2022 (light orange), 2023 (orange), 2024 (dark orange) and 2025 (red).

Visitor traffic was down 11.9% compared to last February.  Visitor traffic was down 6.8% compared to February 2019.
The second graph shows convention traffic.
Convention traffic was up 19.5% compared to January 2024, and down 17.8% compared to January 2019.  

Today, in the Calculated Risk Real Estate Newsletter: 3rd Look at Local Housing Markets in March

A brief excerpt:

This is the third look at several early reporting local markets in March. I’m tracking over 40 local housing markets in the US. Some of the 40 markets are states, and some are metropolitan areas. I’ll update these tables throughout the month as additional data is released.

Closed sales in March were mostly for contracts signed in January and February when 30-year mortgage rates averaged 6.96% and 6.84%, respectively (Freddie Mac PMMS). This was an increase from the average rate for homes that closed in February. This was before the recent surge in economic uncertainty and stock market volatility that might impact existing home sales.
...
Here is a look at months-of-supply using NSA sales. Since this is NSA data, it is likely months-of-supply will increase into the Summer.

Months in red are areas that are seeing 5+ months of supply now and might see price pressures later this summer.
...
Many more local markets to come!

There is much more in the article.

Eleven years ago, I wrote: Census Bureau: Largest 5-year Population Cohort is now the "20 to 24" Age Group.  Those people are now in the 30 to 34 cohort.

This month the Census Bureau released the population estimates for July 2024 by age, and I've updated the table from the previous posts.

The table below shows the top 10 cohorts by size for 2010, 2024 (just released), and the most recent Census Bureau projections for 2030.

In 2024, the top 6 cohorts were under 45 (the Boomers are fading away), and by 2030 the top 7 cohorts will be under 50.  Note: This is using the 2023 projections main series.  

There will be plenty of "gray hairs" walking around in 2030, but the key for the economy is the large cohorts in the prime working age.

As I noted in 2014, demographics were positive for apartments, and more recently positive for homeownership.

Population: Largest 5-Year Cohorts by Year Largest
Cohorts201020242030 145 to 49 years30 to 34 years35 to 39 years 250 to 54 years35 to 39 years30 to 34 years 315 to 19 years25 to 29 years25 to 29 years 420 to 24 years20 to 24 years40 to 44 years 525 to 29 years15 to 19 years20 to 24 years 640 to 44 years40 to 44 years45 to 49 years 710 to 14 years60 to 64 years15 to 19 years 85 to 9 years10 to 14 years50 to 54 years 9Under 5 years50 to 54 years65 to 69 years 1035 to 39 years55 to 59 years10 to 14 years

Click on graph for larger image.

This graph, based on the 2024 population estimate, shows the U.S. population by age in July 2024 according to the Census Bureau.

Note that the largest age group is in the early-to-mid 30s.  There are still a number of younger Boomers in their early-to-mid 60s.

From Matthew Graham at Mortgage News Daily: Mortgage Rates Fall Back Below 7%

Last Friday was notable in that it was the first day since February 19th where the average top tier 30yr fixed mortgage rate ended the day over 7%. Last week was also notable for ranking among the more abrupt weeks for rising rates over the past few years.

Things are getting off to a friendlier start in the present week with the 30yr fixed rate index edging back below 7%--roughly in line with levels seen last Wed/Thu. [30 year fixed 6.98%]
emphasis added

Tuesday:
• At 8:30 AM ET, The New York Fed Empire State manufacturing survey for April. The consensus is for a reading of -10.0, up from -20.0.

From housing economist Tom Lawler: Update on Mortgage/MBS Rates and Spreads

On April 4th, the day after Trump’s “Liberation Day” tariff announcement, the so-called 30-year “current-coupon” MBS yield closed at 5.34%, its lowest level since the middle of last October. Last week’s bond market debacle, however, hit the MBS market especially hard, and the current-coupon MBS yield closed the week at 5.93%, its highest level since the middle of January.

Obviously a major catalyst for the surge in MBS yields was the sharp increase in intermediate- and long-term Treasury rates. Putting additional upward pressure on MBS yields was the surge in market-implied interest-rate volatility. For example, the ICE BofAML MOVE Index, which is a measure of implied interest rate volatility derived from options on Treasury securities across the yield curve, jumped to 137.26 last Friday, its highest level since May 2023 and up sharply from 101.35 at the end of March.

Finally, a widely-followed measure of the CCMBS option-adjusted spread to Treasuries from Yield Book increased by about 12 bp last week.