Tuesday, April 29, 2014

The median priced existing home is affordable only to the highest reaches of the upper middle class

From an interesting discussion recently about what it means to be middle class, here:

One helpful yardstick to judge whether you're middle class: Median household income was $51,017 in 2012, according to the most recent U.S. census data. Robert Reich, a professor of Public Policy at the University of California-Berkeley and former Secretary of Labor, has suggested the middle class be defined as households making 50 percent higher and lower than the median, which would mean the average middle class annual income is $25,500 to $76,500.

If you're in the middle of the middle, however – not lower or upper-middle class – that would be an income range between $39,764 and $64,582, says Aaron Pacitti, an assistant professor of economics at Siena College in Loudonville, N.Y.

Again, it isn't official. Nobody gets a membership card to the middle class.

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The former spread, $25,500 to $76,500, comes to about 53 million individual wage earners in 2012 according to Social Security wage statistics, out of almost 154 million total. This spread looks like it comes from dividing the total workers into thirds and seeing where the income lines fall . . . in other words, not a wealth driven measure but grading on the population curve. This means a third of wage earners (about 50 million) make less than $25,500 and a third make more than $76,500.

The latter spread, between $39,764 and $64,582, comes to just 20 million individual wage earners in 2012.

Typically, working couples must combine such incomes to enjoy middle class life styles, which usually means homeownership.

Perhaps a better way to measure membership in the middle class is through housing affordability. Often housing is deemed affordable at about 2.6 times earnings on an historical basis, which implies an existing home price to the $39,764 earner at $103,400 or lower, and $167,900 or lower to the $64,582 earner.

Unfortunately the US existing home median sales price in March 2014 was $198,500, which presently requires an income of $76,300 to be affordable. In other words, you've got to have extreme upper middle class household income just to afford the median priced existing home.

But the median household income in 2012 was just $51,017. That only supported an affordable home at $132,600 or less, not much of a home.