What does real estate bubble relate to me?
I don't plan to buy house in US in the near future. But yesterday's published Case Shiller showed home price has dropped last quarter and invests are afraid of real estate bubble will impact whole economics so bad that there would be another round of recession. Then private sector will be very cautious to hire people and i will have small chance to be employed. It means I need to investigate into it.
What is real estate bubble and how this real estate bubble is triggered?
let's look at definition of real estate bubble in Wikipedia.
A real estate bubble or property bubble (or housing bubble for residential markets) is a type of economic bubble that occurs periodically in local or global real estate markets. It is characterized by rapid increases in valuations of real property such as housing until they reach unsustainable levels relative to incomes and other economic elements, followed by a slide in price levels over a number of years.
The figure of price index since 1988 explains how it increase rapidly and fall due to unsustainability. (dot line for index, while solid line for growth)
Khan explain the reason for bubble well in his video "
The housing price conundrum". Summary of his video is that, price is based on supply and demand. From 2000 to 2006, demand effected by population and income almost stagnate, while supply of new house increase slightly. Real reason behind hiking of previous home price is constraint for mortgage is loosen, while stimulates demand.
Which price level is normal level? or when home price will stop dropping?
From 2000 to 2006, there are lots of people who were not qualified to buy house actually bought house. Now these houses face foreclosure and these excessive supply lower current prices.
We can derive that,
when these house which were bought by unqualified owners are all bought by current qualified house buyers, price will be back to normal. That's the base of the calculation. Also we need some addtional assumption,
- 1990-1999 is baseline. Sales unit increase proportionally to population
- 2000-2006 is the up hill of bubble time. Rational (or expected) sales unit is supposed to increase proportionally to population, but actually buyers bought more. The difference is excessively bought house.
- 2007-Near future is the down hill of bubble time. Level sales unit stays at the level of 2008-2010, which is below rational (or expected) sales units. Now buyers are buying houses accumulated in 2000-2006.
From the calculation, in 2011, all accumulated excessive house will be bought by current buyers so price is supposed to be stable possibly Q2 of 2011. Radical reaction of stock market (2.34% of Dow) reflects only emotions of panic investors.
What does it relate to me?
Things will be better tomorrow. I will find a job. I have faith for that.
Maybe I should long stock index for a few days. Investors will realize bubble is almost over soon.
P.S. Risk the calculation
Whole calculation is sensitive to slope of sales unit. Several facts could affect the calculated slope.
- income increase in 1990-1999, while it decrease in 2000-2009. So calculated slope might be larger than real one
- 1990 and 1991, US just recovered from last recession, sales unit might be lower than expected. So calculated slope might be larger than real one.
When calculated slope is adjusted lower due to these facts, time need to be back to normal level might be longer. If calculated slope is only half original one, we need to wait till beginning of 2013 to return to back-to-normal level.