November Market Update

November 15, 2021

Real Estate

The Big Story


Where can home prices go from here?
 
Quick Take:
 
  • Home prices appreciated faster in 2021 than at any other time, even surpassing the 2004–2006 housing bubble. 
  • Home prices will probably decrease before returning to a more reasonable growth rate.
  • National home prices in the last 20 years increased substantially, while the median household income in Florida declined over the same time period (142% vs. -2%).
  • Despite record low inventory, home price growth is hitting a ceiling.
  • The average 30-year fixed mortgage rate, while still historically low, rose to 3.14% at the end of October 2021.
Note: You can find the charts/graphs for the Big Story at the end of this section.
 

Highs (price) and lows (inventory) in the housing market
 
Income is one of the largest predictors of home price growth, second only to available supply. Consumers have more money to spend, which in turn drives up prices. But the increases in income haven’t kept up with the rise in home prices, especially in the last two years. In 2020, home prices increased 10% according to the Case-Schiller 20-City Composite Index, while median income decreased by 3%.
 
The disconnect between income and home prices is happening for two reasons. First, the ability to take on debt means that income doesn’t necessarily need to increase at a 1:1 ratio with home prices. Second, the pandemic changed buyer preferences, increasing the demand for homes and dropping inventory to previously unseen lows. 
 
Because home price increases outpaced income growth, homebuyers needed to take on more debt to buy a home than they would have a few years ago. But due to the drop in interest rates, the monthly payment, even on a higher-priced home, becomes more affordable. For every 1% decrease in a 30-year mortgage rate, the price of the home can increase 13% without a change in monthly payment (and vice versa). For example, the monthly payment on a $500,000 mortgage at 4% is almost identical to the monthly payment for a $565,000 mortgage at 3%, a $65,000 difference. 
 
The pandemic also changed buyer preferences. Rather than spending roughly half of our time at home, which is the norm, we were faced with endless time in our living spaces. (You remember — you were there.) As of September 2021, the United States has 59% fewer homes on the market, and 53% of that happened in the last two years. We were happy to see more homes on the market in the second quarter of 2021 because the increased supply helped satiate the high buyer demand, but we are already seeing the seasonal shift to fewer homes coming to market. Inventory will likely remain super low in the coming fall and winter months. 

The market remains competitive for buyers, but conditions are making it an exceptional time for homeowners to sell. Low inventory means sellers will receive multiple offers with fewer concessions. With so many moving parts in real estate transactions, working with an experienced real estate agent is essential in smoothly navigating the entire buying and selling process.
 

Big Story Data
 
 
The Local Lowdown
 
The market is cooling but it’s still not a buyers’ market
 
Quick Take:
 
  • Home prices increased dramatically in 2021. From January through October, home prices rose across the selected Florida markets:
    • Miami-Dade County: +10% for single-family homes; +21% for condos
    • Broward County: +13% for single-family homes; +13% for condos
    • Orange County: +16% for single-family homes; +10% for condos
  • Despite historically low inventory, the increase in home sales and speed of sales reflect the high demand in Florida.
  • Months of Supply Inventory further indicate a sellers’ market.
Note: You can find the charts/graphs for the Local Lowdown at the end of this section.
 

Home prices moved like stocks in 2021
 
The growth rates in 2021 are highly unusual and unsustainable in Florida; for example, home prices would more than double every five years at a 15% growth rate (every four years at 20%). After huge single-family home and condo price appreciation in the first half of the year, it made sense that the prices pulled back from July–October. Broward County condo prices were the one exception, returning to an all-time high in October. We expect the rapid appreciation to slow in the winter months — the seasonal norm.
 
More supply, no problem
 
Single-family home and condo inventory continued to decline in 2021, bringing inventory to historic lows. August and September are typically the months with the highest inventory every year. In 2021, total inventory didn’t come close to last year’s level and was even further away from pre-pandemic levels. Even though we’re seeing some price correction after the first half of the year, the sustained low inventory will lift prices. Sales have been incredibly high, again highlighting demand in the area.
 
Homes are selling fast — really fast
 
Homes are selling extremely fast in Florida. The Days on Market reflects the high demand for homes in the area.
 
Months of Supply Inventory (MSI) quantifies the supply/demand relationship by measuring how many months it would take for all current homes for sale on the market to sell at the current rate of sales. The average MSI is four to five months in Florida, which indicates a balanced market. An MSI lower than that indicates that there are more buyers than sellers on the market (meaning it’s a sellers’ market), while a higher MSI indicates there are more sellers than buyers (meaning it’s a buyers’ market). Currently, single-family home and condo MSIs are historically low, indicating a sellers’ market, with the exception of the Miami-Dade condo market, which is more balanced.
 

Local Lowdown Data
 

Recent Blog Posts

Stay up to date on the latest real estate trends.

Real Estate

Buying Luxury Property in Key Biscayne – What to Expect

Lucas Boccheciampe  |  November 14, 2022

October Market Report

Lucas Boccheciampe  |  October 28, 2022

Real Estate

High-End Home Maintenance Checklist - Florida Edition

Lucas Boccheciampe  |  October 28, 2022

September Market Report

Lucas Boccheciampe  |  October 25, 2022

Real Estate

Is Now a Good Time to Buy a Luxury Condo in Brickell?

Lucas Boccheciampe  |  October 25, 2022

Buying or Selling a Luxury Property – What’s Smarter at the Moment?

Christina Viteri  |  September 18, 2022

The luxury real estate market serves a select group of enthusiastic buyers and exhibits its own unique characteristics. So if you are looking to break into this market… Read more

August Market Report

Christina Viteri  |  September 2, 2022

The Big Story July sees a huge mortgage rate drop and more inventory on the market Quick Take: In July, the average 30-year mortgage rate declined significantly, by 0.… Read more

Is Now a Good Time to Buy a Luxury Condo in Brickell?

Lucas Boccheciampe  |  August 29, 2022

Brickell is Miami’s trendy, luxurious business sector, home to big international corporations, banks, and prominent law firms. Aside from its significance as a corpora… Read more

How to Sell Your Luxury Key Biscayne Property Quickly

Lucas Boccheciampe  |  July 28, 2022

Selling a luxury home is a challenge on its own, but if you are in a serious time crunch and you’re in a hurry to sell quickly, the stress and difficulty level only in… Read more

Let's Talk

You’ve got questions and we can’t wait to answer them.