Adam Ozimek and John Lettieri talk about housing:
How the next president can solve America’s housing crisis
U.S. housing costs are out of control.... Renters have not fared better.... The main reason housing is too expensive is that we don’t build nearly enough of it. The most recent estimates from Freddie Mac place the national shortfall at a staggering 3.8 million housing units.
....How did we get here? After all, buyers want to buy and builders want to build. The answer is found in a labyrinth of local zoning rules, building codes, and land use regulations that shape the map of what gets built and where. Thanks to the proliferation of local red tape, it is now impossible for the market to deliver the housing supply Americans need at prices that are broadly affordable.
The first thing we should do is call this by its proper name: California's housing crisis. That estimate of a 3.8 million unit shortage is virtually all in California. The rest of the country is OK.
But I want to push back on more than that. Let's start with the popular notion that red tape and zoning are making it impossible to build housing. Here are raw housing starts over the past few decades:
A housing start happens when a builder has acquired all the necessary permits, approvals, and zoning variances needed to break ground. It's currently right at its 40-year average.
This is strictly a measure of red tape: is it possible to build the volume of housing we need? The answer is obviously yes. And we built more in 2005, when zoning regulations were little different than they are now.
But are we building as much housing as we need? That requires a different look at things. The question is: how much net housing are we building each year compared to the net number of new buyers?
Net housing is just new units minus demolished units. Net buyers is a little more complicated, but a reasonable estimate is the number of people who turn 25 each year minus the number of people who die. Here's the ratio of those two things:
On average, we've been building more housing per buyer recently than we did in the '80s and '90s. And the level right now is historically high.
(The 2020-22 spike is due to COVID killing lots of people.)
But if we're building at a normal pace, why have prices skyrocketed? This gets a little fuzzy. The price of single-family homes is up, but that's largely because of the 2022 boom. Who knows why weird booms and busts happen? But if you look at the bigger picture it's not clear if housing really has gotten much more expensive lately:
Compared to wage growth, CPI rent is pretty much unchanged. And the two big private research firms disagree violently about how much rent has gone up after 2021. Average them together and they pretty closely match wage growth.
There are other things you can look at to judge the housing market. For example, a low rental vacancy rate means that housing is tight:
The vacancy rate is a little low right now, but not at crisis level. Take out California's super-low 4.4% rate and things would probably look pretty normal.
Bottom line: Outside of California, the evidence doesn't support the idea of either a red tape crisis or a more general housing crisis. The post-COVID scene did have some weirdness to it that we might not have fully worked through yet, but you shouldn't get panicky over a couple of years of pandemic weirdness. Nor should you overreact to media accounts of housing in California or the very hottest cities. For 90% of you, the housing market is, at most, a little warmish, nothing more.