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Scott Davis will be speaking at the North Houston Counties Builder Association meeting on December 7.  We’ll post the link as soon as it available.   This will be your only chance this fall to hear Scott’s public presentation on the state of the market.


Current levels of months of supply suggest price increases within the next six months.

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But most sources are projecting declines - AEI's Housing Center expects as much as 10%.

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How will prolonged high rates affect the market for your project?  Click here to contact Location Strategy for a quick consult.

CoreLogic's HPI forecast does suggest that home price appreciation will slow considerably by early 2023 and record about 0% YOY change in May. And while the national HPI is not expected to turn negative, there are markets that are expected to see YoY declines, such as Phoenix, Las Vegas, Houston. The reason that national price growth is not expected to turn considerably negative is the continued inventory constraint and the fact that existing homeowners are not forced to sell (households have locked in low mortgage payments and mortgage rates and most have built up substantial equity). Consumer sentiment for home sellers suggests that sellers increasingly don’t believe it’s a good time to sell right now.

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Declines are also forecast because demand for mortgages is sinking, even as mortgage standards remain relatively constant.

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As a result of high mortgage rates and low mortgage availability, existing home sales have fallen off even faster than in the 2008 Financial Crisis.

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How is the labor market responding to a recession? Last week we covered the curious case of the 2.5 million workers mssing form the household survey. This week we note temporary workers, among the first to be laid off , are at record levels.

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One area not recovering: oil and gas employment. This will be a drag on Houston this year, potentially even through January 2025.

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We have eleven graphs this week, and technically this is the eleventh one: housing employment has been held up by an elevated stock of homes under construction. A downturn is coming next year.

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Do you need help with your inventory situation? Click here to contact Location Strategy for a quick consult.

I included these last three charts because I've heard so much in the last few weeks about how inflation is high in Europe and so we should blame fiscal policy (i.e. actions of Congress) for inflation. Inflation is high in Europe in elsewhere but these charts show why these areas are different.

  1. Services inflation in the US greatly exceeds Europe. Inflation rates here are much high because of higher wage growth, and this is drive in part by monetary policy but largely by policy action like stimulus or infrastructure spending. European nations did not commit the same level of pandemic relief that the US did.
  2. Goods minus services - the US and the EU are about the same. This is the portion of inflation that can be explained by supply chain and covid-related issues. When people say EU and US inflation is about the same (it's not) this is the thing they are referring to.
  3. Rental/property appreciation. There has been property pricing appreciation in Europe, but not nearly at the level of the US. This is almost solely a monetary policy issue, e.g. printing money like drunken sailors. The rapid expansion of the money supply is primarily responsible for price appreciation.


That's how two areas can have high inflation yet still have very different mechanisms govern how inflation is hitting their markets. It also worth noting that as the Fed raises interest rates, it makes US goods more expensive, creating additional inflation in those markets even as it goes down here.

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Scott Davis

LOCATION STRATEGY, LLC

1302 Waugh Drive #178

Houston, Texas 77019


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