In 2023 housing affordability in the United States bounced off the 2022 low but is still 9.15 points off the more affordable levels of the 1980s

 The median income in 2022 bought just 17.22% of the median house, the all-time low in the most up-to-date data.

In 2023 that rose to 18.89%.

Peak affordability in the data was in 1984 at 28.04%.

 

 

Housing in America in 2021 has never been more unaffordable

Median household income in 2021 bought just 17.8% of the median sales price of houses sold.

 

Median household income now buys about 17% of the median sales price of a house, a new low: Joe Biden is the Barack Obama of unaffordable housing, only worse

 Housing affordability has never been so bad.

The median sales price in 1Q2022 climbed to $428,700.

Median household income in January 2022 is estimated at $74,099, which buys 17.3% of the median house sold in the United States.

Official annual figures through 2020 are indicated in this chart.

 

 

The on-going housing bubble

I checked the value of my home on Zillow today.

It's nuts.

After 13 years the estimated price is up 6.5% per annum.

On the other hand, the house I previously owned and sold is up only 0.8% per annum over the same period.

Two entirely different houses, two entirely different locations, two completely different histories. What seems like a bubble living in my current house wouldn't seem like one living in my old one.

The best way I've found to think about this is to ask, How much of a house will my income buy? For bubble purposes nationally, even though housing is a regional and local matter, use median household income and median sales price.

Here's the chart of that data as currently available.

In 2020 the Median Sales Price of Houses Sold for the United States (MSPUS) averaged a new high of almost $337k. We don't yet have the median household income figure for 2020, but it's likely to be bad news, skewing the graph lower again as less income buys a smaller share of increasingly expensive housing.

As you can plainly see, the trend for the percentage of a house purchased by an income has been all downhill since the end of Reagan Bull in 2000. The percentage really fell a lot during the housing bubble which peaked in 2005-06, helping precipitate GFC1. Incomes fell a lot after the Great Financial Crisis because people lost their jobs by the millions and never got them back and so less income purchased less house. Housing prices bottomed in 2012 and then rebounded slowly. Incomes did not, however, and what you made just kept buying less in the low range of 19%. 

That all sucked. Obama really sucked. Sucked historically bad. Record-setting bad. 

You'll notice things really improved in 2019, however. That's because median household income shot up $5k to over $68k (Trump tax cuts), and the median sales price of a house actually fell $5k to $320k. Your higher income bought more of a slightly cheaper house, not as much as the good old days, but more.

Unfortunately in 2020 median sales price shot up almost $17k while millions upon millions lost their jobs. The feds enacted foreclosure forbearance so that 2.3 million homes whose owners lost their jobs never came onto the market. But desperate people who wanted out of cities snarfed up inventory. Demand far exceeded supply, so prices went up. 

But even at 21.5% in 2019 housing was nowhere near affordable like it was from 1987-2001. It was a nice, hopeful moment, while it lasted.

I'm guessing it's going to be quite a while, though, before we ever see even that again. 

Housing update: Case Shiller National Home Price Index hit 212 in October 2019, 51% above 140

The Case Shiller National Home Price Index hit 212 in October 2019, 51% above 140. The full data at the new iteration of the index since February 2018 is behind a registration wall. 

The 140 level was the level around which the index tracked for most of the post-war until the year 2000, in a range between 120 and 160.

Since then it's been as high as 235 in 2005 and 2006 during the housing bubble, and as low as 151 in February 2012 after the bubble sort-of popped. A real correction might have taken prices to 120 or even below.

Clearly the index never returned to the post-war experience, which was mostly slightly below 140. Keeping housing prices high became a Federal Reserve objective and bragging point after the Great Financial Crisis of 2008, achieved by manipulating interest rates lower.

The median sales price of an existing home in the US is currently $271,300 through November 2019, a price which is traditionally considered affordable to any individual making $104,346 per year and up. [The proprietary data has been removed from FRED and currently starts only from April 2024. Use MSPUS instead].

Seeing that's just 8.5% of individual wage earners in 2018, the median sales price of an existing home is currently UNAFFORDABLE to 91.5% of wage earners.

Most people have to put together two incomes to afford such a house. But in a country where the median wage is south of $33,000 per year in 2018, two incomes only gets you to $66,000, which affordably buys you a house worth about $171,600 or so, $100,000 less than the current median sales price.

In my immediate vicinity, there's exactly two such single family homes on the market right now which are affordable to a couple making $66,000. Everything else costs much, much more.

This is a picture of declining equal opportunity.

Robert Shiller blames housing bubbles on get rich quick flipper narratives, still completely misses the tax angle

Here, in The New York Times:

There is still no consensus on why the last housing boom and bust happened. That is troubling, because that violent housing cycle helped to produce the Great Recession and financial crisis of 2007 to 2009. We need to understand it all if we are going to be able to avoid ordeals like that in the future.

Ordinary Americans were suddenly able to make a lot of money by flipping their homes because of the tax law changes of 1997. Capital that was previously locked-up in housing by the rules of the New Deal until 1997 was suddenly unleashed to slosh around in the economy when lawmakers gave homeowners the right to avoid most capital gains on the sale of their homes as long as they lived in them only two years. Until 1997, if you didn't buy a more expensive home after you sold yours, you were exposed to a tax hit, unless you took the option of a once in a lifetime exclusion on the gain. The old arrangement had insured, along with the 30-year mortgage, that housing capital built up over a long period of time, creating forced savings for the middle class which could be safely liquidated in retirement without adversely affecting the housing market.

The Republican and Democrat geniuses who ran our government in 1997 changed all that, and within ten years the dang thing blew up. Yeah, I'm talking about you, Bill Clinton, and you, Newt Gingrich.

Too bad Robert Shiller still doesn't get it.

It would probably be unwise to turn back the tax clock now that the damage has been done, but the reinflation of the housing bubble after the crisis wasn't inevitable. The Fed's unprecedented zero interest rate policy has been responsible for that.

When the next housing crash comes, we'll probably not understand it either.

Meanwhile, the median sales price of homes in the aggregate has never been higher, or more unaffordable, and remains the primary driver of wealth inequality in America. 

Middle class according to Pew Research Center is just trying to make everyone feel better

MarketWatch here says that Pew estimates middle class household income for a family of 3 at between about $35,000 and $105,000 for 2011.

To understand how too liberally defined that is, consider that in 2011 almost 60% of individual wage earners made $35,000 or less . . . about 91 million wage earners out of 151 million.

Actually the middle third of all those paycheck earners, 50 million, made between just $15,000 annually and not quite $40,000, the average of which is about $27,500. Make over $40,000 and you were already in the top third of individual wage earners that year.

A couple making $27,500 can survive in this world, but it wouldn't have been able to buy the median priced home of $225,000 in 2011. Just financing that without a down payment, an impossibility, at the average 30-year rate of 4.5% in 2011 would have meant 50% of income going to principal and interest.

Putting 10% down would drop that to 45% of income, still hardly affordable. And who do you know making $27,500 with $22,000 saved for a down payment on a house?

They'd be renting, most likely, and not yet solidly middle class.

In 2016 the average median sales price of a home in the US soared to nearly $314,000, putting the American dream even farther out of reach than ever before for the majority.

$82,077: What you need to make to afford the median existing home price in May 2014

The median sales price of an existing home in May rose to $213,400 from $201,500 in April.

In May you needed to make $82,077 for that home to be affordable to you.

In April you needed $77,500.

Housing affordability is generally calculated by multiplying your salary by 2.6.

Just 10.5% of individual wage earners made $80,000 or more per year in 2012, which means the vast majority of Americans must settle for homes which are priced in the bottom half of the market. Two people each making the median wage in 2012 of $27,519.10 could afford a home priced at no more than $143,100, which was the typical price of a suburban home in the collar communities of Chicago in . . . 1993, over twenty years ago.

"And it is a device of tyranny to make the subjects poor, so that a guard may not be kept, and also that the people being busy with their daily affairs may not have leisure to plot against their ruler. Instances of this are the pyramids in Egypt and the votive offerings of the Cypselids, and the building of the temple of Olympian Zeus by the Pisistratidae and of the temples at Samos, works of Polycrates (for all these undertakings produce the same effect, constant occupation and poverty among the subject people); and the levying of taxes, as at Syracuse (for in the reign of Dionysius the result of taxation used to be that in five years men had contributed the whole of their substance)." -- Aristotle, Politics, 5, 1313b.

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.