TEXAS HOUSING INSIGHT

TEXAS HOUSING INSIGHT JAMES P. GAINES CHIEF ECONOMIST WAYNE DAY RESEARCH ASSOCIATE LUIS B. TORRES RESEARCH ECONOMIST TECHNICAL REPORT 2 1 2 0 OCTOBER 2016 TR

Contents About this Report... 3 August 2016 Summary... 4 Supply... 6 Residential Construction Coincident and Leading Indicator... 6 Single-Family Housing Construction Permits... 6 Major Metros Single-Family Housing Construction Permits... 7 Border Metros Single-Family Housing Construction Permits... 7 Housing Starts... 8 Total New Private Single-Family Construction Value... 8 Months of Inventory... 9 Major Metros Months of Inventory... 9 Border Metros Months of Inventory... 10 Demand... 10 Housing Sales... 10 Major Metros Housing Sales... 11 Border Metros Housing Sales... 11 30-Year Mortgage Rate and 10-Year Bond Yield... 12 Texas Homes Days on Market... 12 Major Metros Existing Homes Days on Market... 13 Border Metros Existing Homes Days on Market... 13 Major Metros New Homes Days on Market... 14 Border Metros New Homes Days on Market... 14 Prices... 14 Housing Price Index... 15 Major Metros Housing Price Index... 15 United States Existing and New Home Average Sales Price... 16 Texas Existing and New Home Average Sales Price... 16 Major Metros Existing Home Average Sales Price... 17 Border Metros Existing Home Average Sales Price... 17 Major Metros New Home Average Sales Price... 18

Border Metros New Home Average Sales Price... 18 United States Existing and New Home Median Sales Price... 19 Texas Existing and New Home Median Sales Price... 19 Major Metros Existing Home Median Sales Price... 20 Border Metros Existing Home Median Sales Price... 20 Major Metros New Home Median Sales Price... 21 Border Metros New Home Median Sales Price... 21 Texas Home Average Price Per Square Foot... 22 Major Metros Existing Home Average Price Per Square Foot... 22 Border Metros Existing Home Average Price Per Square Foot... 23 Major Metros New Home Average Price Per Square Foot... 23 Border Metros New Home Average Price Per Square Foot... 24 Texas Home Median Price Per Square Foot... 24 Major Metros Existing Home Median Price Per Square Foot... 25 Border Metros Existing Home Median Price Per Square Foot... 25 Major Metros New Home Median Price Per Square Foot... 26 Border Metros New Home Median Price Per Square Foot... 26 Texas Home Sale Price to List Price Ratio... 27 Major Metros Existing Home Sale Price to List Price Ratio... 27 Major Metros New Home Sale Price to List Price Ratio... 28 Housing Opportunity Index (Affordability Index)... 28 Exuberant Housing Price Behavior... 29 2

About this Report Real Estate Center economists continuously monitor many facets of the global, national and Texas economies. Texas Housing Insight is a summary of important economic indicators that help discern trends in the Texas housing markets. This monthly publication provides data and insights on the Texas housing markets. We hope you find them useful. Your feedback is always appreciated. Send comments and suggestions to info@recenter.tamu.edu. Dr. James Gaines, Dr. Luis Torres and Wayne Day Data current as of October 7, 2016 2016, Real Estate Center. All rights reserved. 3

August 2016 Summary The Texas economy marched forward in August. Total employment expanded 1.6 percent yearover-year with a monthly gain of 10,400 jobs. Monthly job losses came from the trade, transportation and utilities, manufacturing, and the oil and gas extraction sectors. Houston continues to be a drag on overall employment with goods-producing jobs down 4.9 percent from a year ago. Housing demand increased across the state during August though mixed among the metros. State building permits increased over the year and over the month prior though at a slower rate than years prior. Supply The Texas Residential Construction Leading Index (RCLI), which signals future directional changes in the residential construction business cycle of single and multifamily housing, declined. The RCLI was negatively affected by monthly declines in housing starts and weighted building permits. The Texas Residential Business Cycle (Coincident) Index, the measure of current construction activity, also fell as inflation-adjusted residential construction values declined. The RCLI indicates slow growth in future residential construction while the coincident index registered a slowdown in current activity. Housing starts decreased 21.6 percent seasonally adjusted year-over-year. Single-family housing construction permits statewide increased over the prior month and a year ago. In recent months, Texas building permits showed signs of slowing compared with the trend from 2011 through 2014. All major Texas metros posted permitting gains year-over-year. Houston (3,234) and Dallas-Fort Worth (2,939) still led the nation in the number of single-family permits issued, followed by Atlanta (2,167), Phoenix (1,637), and Charlotte (1,444). Months of inventory for existing homes across Texas remained low at 3.7 months. The months of inventory has remained fairly stable since May 2015. The nation reported 4.3 months of inventory. (Around 6.5 months of inventory is considered balanced). Demand Total Texas housing sales increased 7.4 percent year-over-year seasonally adjusted (7.2 percent on a nonseasonally adjusted basis) compared with a positive 8.8 percent in the nation (8.4 percent on a nonseasonally adjusted basis). Austin (7.4 percent), Dallas-Fort Worth (5.2 percent), Houston (8.3 percent), and San Antonio (12.1 percent) all increased year-over-year. The metros gained on a monthly basis as well. On a year-to-date basis, Houston is ahead of 2015 1.1 percent while Dallas- Fort Worth is up by 4.8 percent (nonseasonally adjusted). Mortgage interest rates remained below 4 percent. The Federal Home Loan Mortgage Corporation reported a steady 3.44 percent average rate on a 30-year fixed-rate mortgage, while the ten-year U.S. Treasury bond yield ticked up to 1.56 percent from 1.50 the month prior. 4

The number of days an existing home was on the market remained low at 53 days relative to prior periods, reflecting the tight supply. During the same month, new homes registered longer sales periods than existing homes at 93 days. The average statewide difference to sell a new home versus an existing home was 40 days. In number of days, new homes in Houston (97) and Austin (88) took longer to sell compared to Dallas-Plano-Irving (75), Fort Worth-Arlington (81), and San Antonio (82). Prices Average and median sales prices have risen dramatically in Texas since 2011. Although prices were still generally increasing, there were signs of deceleration. Austin was the house price appreciation leader through August with prices remaining well above the other major metros. Nonenergy employment growth and a strong services sector caused Dallas-Fort Worth to also register strong price appreciation. Due to recent declines in the energy sector and the resulting economic slowdown, Houston continued to soften in the rate of price growth ahead of the other metros. San Antonio price increases have also softened somewhat. Median prices for new homes in Dallas and Houston are on par with and have exceeded Austin new home prices. The softening in price growth is being strongly influenced by reduced prices for new homes rather than existing homes, especially at the higher price end. The difference from the initial listing price to the actual sales price for new homes has steadily widened in Texas since early 2014. In contrast for existing homes, the listing-to-sale price difference has flattened, probably reflecting a change in market conditions for the sellers of new homes. Since 2011, new home prices have exceeded existing home prices by 48 percent and 37 percent based on median and average sales prices, respectively. This price differential results primarily because of increases in home size for newer homes and the significant increases in construction and land costs for new homes. The average price per square foot for a new home in Texas is approximately 19 percent more than for an existing home. With rapid price appreciation, Texas affordability continued to fall relative to the U.S., especially in the major MSAs. The Housing Opportunity Index for Austin and Dallas measuring the percent of homes affordable to those earning the median family income for the area are found to be below the national value, indicating they are relatively less affordable than the rest of the country. In contrast, Fort Worth is relatively more affordable than the nation, while San Antonio seems to register relatively the same affordability as the United States. Lower prices in Houston also resulted in an increase of affordability. The map provides detailed information regarding Texas 25 MSAs experiencing episodes of explosive behavior in house prices, meaning a misalignment in house prices from their fundamental-based intrinsic values. The College Station-Bryan MSA had a period of explosive behavior in 2Q2016, while the DFW (in particular Dallas), Austin and Victoria MSAs posted some unusual price movements. These regions should continue to be tracked in the detection of possible misalignments with economic fundamentals of demand and supply. 5

Supply Residential Construction Coincident and Leading Indicator (Index Jan 2007 = ) Texas Coincident Index United States Coincident Index Texas Leading Index 50 40 Jan-07 Jun-07 Nov-07 Apr-08 Sep-08 Feb-09 Jul-09 Dec-09 May-10 Oct-10 Aug-11 Jun-12 Apr-13 Feb-14 Dec-14 Oct-15 Aug-16 Note: Seasonally adjusted and detrended. Sources: Real Estate Center at Texas A&M University and Federal Reserve Bank of Dallas Single-Family Housing Construction Permits (Index Jan 2007 = ) United States Texas 50 40 30 20 Jan-07 Jun-07 Nov-07 Apr-08 Sep-08 Feb-09 Jul-09 Dec-09 May-10 Oct-10 Aug-11 Jun-12 Apr-13 Feb-14 Dec-14 Oct-15 Aug-16 Note: Seasonally adjusted and detrended. Sources: U.S. Census Bureau and Real Estate Center at Texas A&M University 6

Major Metros Single-Family Housing Construction Permits (Index Jan 2007 = ) Dallas-Fort Worth-Arlington 50 40 30 20 Jan-07 Jun-07 Nov-07 Apr-08 Sep-08 Feb-09 Jul-09 Dec-09 May-10 Oct-10 Aug-11 Jun-12 Apr-13 Feb-14 Dec-14 Oct-15 Aug-16 Note: Seasonally adjusted and detrended. Sources: U.S. Census Bureau and Real Estate Center at Texas A&M University Border Metros Single-Family Housing Construction Permits (Index Jan 2007 = ) Brownsville-Harlingen El Paso Laredo McAllen-Edinburg-Mission 50 40 30 Jan-07 Jun-07 Nov-07 Apr-08 Sep-08 Feb-09 Jul-09 Dec-09 May-10 Oct-10 Aug-11 Jun-12 Apr-13 Feb-14 Dec-14 Oct-15 Aug-16 Note: Seasonally adjusted and detrended. Sources: U.S. Census Bureau and Real Estate Center at Texas A&M University 7

50 40 30 Housing Starts (Index Jan 2007 = ) United States Texas 20 Jan-07 Jun-07 Nov-07 Apr-08 Sep-08 Feb-09 Jul-09 Dec-09 May-10 Oct-10 Aug-11 Jun-12 Apr-13 Feb-14 Dec-14 Oct-15 Aug-16 Note: Seasonally adjusted and detrended. Sources: U.S. Census Bureau and Bank of Tokyo-Mitsubishi UFJ Total New Private Single-Family Construction Value (Index Jan 2007 = ) Texas Dallas-Fort Worth-Arlington 50 40 30 Jan-07 Jun-07 Nov-07 Apr-08 Sep-08 Feb-09 Jul-09 Dec-09 May-10 Oct-10 Aug-11 Jun-12 Apr-13 Feb-14 Dec-14 Oct-15 Aug-16 Note: Inflation adjusted. Seasonally adjusted and detrended. Source: Dodge Analytics 8

11 Months of Inventory (Months) 10 9 8 7 6 5 4 United States Texas 3 Jan-07 Jun-07 Nov-07 Apr-08 Sep-08 Feb-09 Jul-09 Dec-09 May-10 Oct-10 Aug-11 Jun-12 Apr-13 Feb-14 Dec-14 Oct-15 Aug-16 Note: Seasonally adjusted and detrended. Months of inventory for the United States is estimated using weights for all existing homes and new single-family homes; new non-single-family homes are not included. Texas includes all existing and new homes. Sources: U.S. Census Bureau, National Association of Realtors and Real Estate Center at Texas A&M University 9 Major Metros Months of Inventory (Months) 8 7 6 5 4 3 2 1 Dallas-Fort Worth-Arlington Jan-07 Jun-07 Nov-07 Apr-08 Sep-08 Feb-09 Jul-09 Dec-09 May-10 Oct-10 Aug-11 Jun-12 Apr-13 Feb-14 Dec-14 Oct-15 Aug-16 Note: Seasonally adjusted and detrended. Sources: Real Estate Center at Texas A&M University 9

17 16 15 14 13 12 11 10 9 8 7 6 5 4 Jan-08 May-08 Sep-08 Jan-09 May-09 Sep-09 Jan-10 May-10 Border Metros Months of Inventory (Months) Brownsville-Harlingen Laredo Sep-10 El Paso McAllen-Edinburg-Mission Note: Seasonally adjusted and detrended. Demand 105 Housing Sales (Index Jan 2007 = ) United States Texas 95 85 75 65 Jan-07 Jun-07 Nov-07 Apr-08 Sep-08 Feb-09 Jul-09 Dec-09 May-10 Oct-10 Aug-11 Jun-12 Apr-13 Feb-14 Dec-14 Oct-15 Aug-16 Note: Seasonally adjusted and detrended. Sales for the United States include all existing homes and new single-family homes; new non-single-family homes are not included. Texas includes all existing and new homes. Sources: U.S. Census Bureau, National Association of Realtors, and Real Estate Center at Texas A&M University 10

Major Metros Housing Sales (Index Jan 2007 = ) 125 120 115 105 95 85 75 65 55 Dallas-Fort Worth-Arlington Jan-07 Jun-07 Nov-07 Apr-08 Sep-08 Feb-09 Jul-09 Dec-09 May-10 Oct-10 Aug-11 Jun-12 Apr-13 Feb-14 Dec-14 Oct-15 Aug-16 Note: Seasonally adjusted sales reported by MLS and detrended. 125 120 115 105 95 85 75 65 Border Metros Housing Sales (Index Jan 2007 = ) Brownsville-Harlingen El Paso Laredo McAllen-Edinburg-Mission Jan-07 Jun-07 Nov-07 Apr-08 Sep-08 Feb-09 Jul-09 Dec-09 May-10 Oct-10 Aug-11 Jun-12 Apr-13 Feb-14 Dec-14 Oct-15 Aug-16 Note: Seasonally adjusted sales reported by MLS and detrended. 11

7.00 6.00 30-Year Mortgage Rate and 10-Year Bond Yield (Percent) Mortgage Bond 5.00 4.00 3.00 2.00 1.00 Jan-07 Jun-07 Nov-07 Apr-08 Sep-08 Feb-09 Jul-09 Dec-09 May-10 Oct-10 Aug-11 Jun-12 Apr-13 Feb-14 Dec-14 Oct-15 Aug-16 Note: Seasonally adjusted. Sources: Federal Home Loan Mortgage Corporation and Federal Reserve Board Texas Homes Days on Market (Days) Existing Home Days on Market New Home Days on Market 50 12

105 95 85 75 Major Metros Existing Homes Days on Market (Days) Dallas-Plano-Irving Fort Worth-Arlington 65 55 45 35 25 1 150 140 Border Metros Existing Homes Days on Market (Days) Brownsville-Harlingen Laredo El Paso McAllen-Edinburg-Mission 130 120 50 13

120 Major Metros New Homes Days on Market (Days) Fort Worth-Arlington Dallas-Plano-Irving 1 140 Border Metros New Homes Days on Market (Days) Brownsville-Harlingen Laredo El Paso McAllen-Edinburg-Mission 120 40 20 14

Prices 140 135 130 125 120 115 105 95 85 75 Housing Price Index (Index Q1 2007=) United States Texas I II III IV I II III IV I II III IV I II III IV I II III IV I II III IV I II III IV I II III IV I II III IV I II 2007 2008 2009 2010 2011 2012 2013 2014 2015 16 Note: Seasonally adjusted. Source: Federal Housing Finance Agency 165 1 155 150 145 140 135 130 125 120 115 105 95 85 Major Metros Housing Price Index (Index Q1 2007=) Dallas-Plano-Irving Fort Worth-Arlington El Paso I II III IV I II III IV I II III IV I II III IV I II III IV I II III IV I II III IV I II III IV I II III IV I II 2007 2008 2009 2010 2011 2012 2013 2014 2015 16 Note: Seasonally adjusted. Source: Federal Housing Finance Agency 15

3,000 3,000 340,000 United States Existing and New Home Average Sales Price Existing Home Average Sales Price New Home Average Sales Price 320,000 300,000 2,000 2,000 240,000 220,000 200,000 Source: Federal Reserve Bank of St. Louis 350,000 330,000 310,000 Texas Existing and New Home Average Sales Price Existing Home Average Sales Price New Home Average Sales Price 2,000 2,000 250,000 230,000 210,000 1,000 1,000 16

350,000 325,000 300,000 275,000 Major Metros Existing Home Average Sales Price Dallas-Plano-Irving Fort Worth-Arlington 250,000 225,000 200,000 175,000 150,000 1,000 1,000 1,000 Border Metros Existing Home Average Sales Price Brownsville-Harlingen El Paso Laredo McAllen-Edinburg-Mission 1,000 150,000 140,000 130,000 120,000,000 17

420,000 400,000 3,000 3,000 340,000 320,000 300,000 2,000 2,000 240,000 220,000 200,000 Major Metros New Home Average Sales Price Dallas-Plano-Irving Fort Worth-Arlington 210,000 200,000 Border Metros New Home Average Sales Price Brownsville-Harlingen Laredo El Paso McAllen-Edinburg-Mission 1,000 1,000 1,000 1,000 150,000 140,000 130,000 18

310,000 2,000 2,000 United States Existing and New Home Median Sales Price Existing Home Median Sales Price New Home Median Sales Price 250,000 230,000 210,000 1,000 1,000 150,000 130,000 Source: Federal Reserve Bank of St. Louis 310,000 2,000 2,000 Texas Existing and New Home Median Sales Price Existing Home Median Sales Price New Home Median Sales Price 250,000 230,000 210,000 1,000 1,000 150,000 130,000 19

2,000 2,000 240,000 220,000 Major Metros Existing Home Median Sales Price Dallas-Plano-Irving Fort Worth-Arlington 200,000 1,000 1,000 140,000 120,000 Border Metros Existing Home Median Sales Price 1,000 1,000 150,000 140,000 130,000 120,000,000,000,000 Brownsville-Harlingen Laredo El Paso McAllen-Edinburg-Mission,000 20

3,000 330,000 2,000 Major Metros New Home Median Sales Price Dallas-Plano-Irving Fort Worth-Arlington 250,000 210,000 1,000 200,000 Border Metros New Home Median Sales Price 1,000 1,000 1,000 1,000 150,000 140,000 130,000 120,000,000 Brownsville-Harlingen Laredo El Paso McAllen-Edinburg-Mission 21

135 130 125 120 115 105 95 85 75 Texas Home Average Price Per Square Foot Existing Home Average Price PSF New Home Average Price PSF 1 1 150 140 130 120 Major Metros Existing Home Average Price Per Square Foot Dallas-Plano-Irving Fort Worth-Arlington 22

95 85 Border Metros Existing Home Average Price Per Square Foot Brownsville-Harlingen El Paso Laredo McAllen-Edinburg-Mission 75 65 55 1 140 Major Metros New Home Average Price Per Square Foot Dallas-Plano-Irving Fort Worth-Arlington 120 23

125 120 115 105 95 85 75 Border Metros New Home Average Price Per Square Foot Brownsville-Harlingen El Paso Laredo McAllen-Edinburg-Mission 120 115 105 95 85 75 Texas Home Median Price Per Square Foot Existing Home Median Price PSF New Home Median Price PSF 24

150 140 130 120 Major Metros Existing Home Median Price Per Square Foot Dallas-Plano-Irving Fort Worth-Arlington 105 95 85 75 65 55 Border Metros Existing Home Median Price Per Square Foot Brownsville-Harlingen Laredo El Paso McAllen-Edinburg-Mission 25

Major Metros New Home Median Price Per Square Foot 140 130 120 Dallas-Plano-Irving Fort Worth-Arlington Border Metros New Home Median Price Per Square Foot 105 Brownsville-Harlingen El Paso Laredo McAllen-Edinburg-Mission 95 85 75 26

0.99 Texas Home Sale Price to List Price Ratio 0.98 0.97 0.96 0.95 0.94 0.93 0.92 Existing Home Sale-to-List Price Ratio New Home Sale-to-List Price Ratio 0.91 0.99 Major Metros Existing Home Sale Price to List Price Ratio 0.98 0.97 0.96 0.95 0.94 0.93 0.92 0.91 0. Dallas-Plano-Irving Fort Worth-Arlington 27

1.00 Major Metros New Home Sale Price to List Price Ratio 0.98 0.96 0.94 0.92 0. Dallas-Plano-Irving Fort Worth-Arlington Housing Opportunity Index (Affordability Index) (Percentage of homes sold, affordable to median-income family) 50 40 30 United States Dallas-Plano-Irving Fort Worth-Arlington Houston-Sugar Land-Baytown I II III IV I II III IV I II III IV I II III IV I II III IV I II III IV I II III IV I II III IV I II III IV I II III IV I II III IV I II 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 16 Note: Seasonally Adjusted Sources: National Association of Home Builders and Wells Fargo 28

Exuberant Housing Price Behavior (Index; 2Q2015 to 2Q2016) Note: Red, above 95 percent critical value. Amber, -95 percent critical value. Green, below percent critical value. Pie charts indicate the share spent within each range over the past five quarters (from 2015Q2 till 2016Q2). For more information, see: Luis B. Torres, Enrique Martínez-García, and Valerie Grossman (2016): "Curb Your Enthusiasm: Keeping an Eye on Home Prices." Journal of the Real Estate Center at Texas A&M University Tierra Grande, Vol. 23, July 2016. Sources: Freddie Mac, Bureau of Labor Statistics, Real Estate Center at Texas A&M University, and Federal Reserve Bank of Dallas 29

MAYS BUSINESS SCHOOL Texas A&M University 2115 TAMU College Station, TX 77843-2115 http://recenter.tamu.edu 979-845-2031 DIRECTOR GARY W. MALER ADVISORY COMMITTEE RUSSELL CAIN, CHAIRMAN Port Lavaca MARIO A. ARRIAGA Conroe JACQUELYN K. HAWKINS Austin TED NELSON Houston DOUG ROBERTS Austin DOUG JENNINGS, VICE CHAIRMAN Fort Worth KIMBERLY SHAMBLEY Dallas RONALD C. WAKEFIELD San Antonio C. CLARK WELDER San Antonio BILL JONES, EX-OFFICIO Temple i