A Word of Advice During a Housing Slump: Rent
Homeownership may be the American dream, but the real estate downturn
is calling into question the view that it is a can’t-miss investment.
A promotional spot for the National Association of Realtors
came on the radio the other day. The spot, introduced as something
called “Newsmakers,” was supposed to sound like a news report, with the
association’s president offering real estate advice.“This is the best time to
buy,” Pat Vredevoogd Combs, the president, said cheerfully. “There’s a
lot of inventory in the marketplace. Interest rates are low. It’s a
wonderful tax deduction.”
By the Realtors’ way of thinking, it’s
always a good time to buy. Homeownership, they argue, is a way to
achieve the American dream, save on taxes and earn a solid investment
return all at the same time.
That’s how it has worked out for
much of the last 15 years. But in a stark reversal, it’s now clear that
people who chose renting over buying in the last two years made the
right move. In much of the country, including large parts of the
Northeast, California, Florida
and the Southwest, recent home buyers have faced higher monthly costs
than renters and have lost money on their investment in the meantime.
It’s almost as if they have thrown money away, an insult once reserved
for renters.
Most striking, perhaps, is the fact that prices may
not yet have fallen far enough for buying to look better than renting
today, except for people who plan to stay in a home for many years.
With
the spring moving season under way, The New York Times has done an
analysis of buying vs. renting in every major metropolitan area. The
analysis includes data on housing costs and looks at different
possibilities for the path of home prices in coming years.
It
found that even though rents have recently jumped, the costs that come
with buying a home — mortgage payments, property taxes, fees to real
estate agents — remain a lot higher than the costs of renting. So
buyers in many places are basically betting that home prices will rise
smartly in the near future.
Over the next five years, which is
about the average amount of time recent buyers have remained in their
homes, prices in the Los Angeles area would have to rise more than 5
percent a year for a typical buyer there to do better than a renter.
The same is true in Phoenix, Las Vegas, the New York region, Northern
California and South Florida. In the Boston and Washington areas, the
break-even point is about 4 percent.
“House prices have to fall more before housing becomes a clear buy again,” says Mark Zandi, chief economist of Moody’s Economy.com,
a research company that helped conduct the analysis. “These markets
aren’t as overvalued as they were a year ago or two years ago, but
they’re still unfriendly. And that’s one of the reasons the market is
still soft — people realize it’s not a bargain.”
There is
obviously no way to know what home prices will do in the next few
years. But there are two big reasons to doubt the real estate boosters
who insist that it’s once again a great time to buy.
The first
is history. After the last big run-up in house prices, in the 1980s, a
long slump followed. In the New York area, prices peaked in early 1989
and then fell 9 percent over the next three years, according to
government data. (Adjusted for inflation, the drop was much bigger.)
Not until 1998 did prices pass their earlier peak.
Keep in
mind that the 2000-5 boom was even bigger than the ’80s boom and that
house prices on the coasts, according to the official numbers at least,
have fallen only slightly so far. So it is hard to imagine that prices
will rise 5 percent a year, or another 28 percent in all, over the next
five years.
The second reason for skepticism is that buying has
never been quite as beneficial as Realtors — and mortgage brokers, home
builders and everybody else who makes money off home purchases — have
made it out to be. Buyers have to pay property taxes on top of their
mortgage, while renters have the taxes included in their monthly rent
bill. Buyers also face thousands of dollars in closing costs (and, in Manhattan,
co-op charges). Renters, meanwhile, can invest what they would have
spent on closing costs and a down payment in the stock market, which
hasn’t exactly delivered a bad return over the last 20 years.
And that famous mortgage-interest tax deduction? Yes, it reduces the
borrowing costs that come with a mortgage, but it doesn’t eliminate
them. Renters don’t face any such borrowing costs.
Almost two
years ago, I interviewed a thoughtful 37-year-old man named Tchaka
Owen, who happens to be a real estate agent. (Whatever the sins of the
Realtors’ association, there are a lot of smart, helpful agents out
there. Just remember that they have a financial interest in getting you
to buy a house.)
Mr. Owen and his girlfriend, Polly Thompson,
had recently moved from the Washington suburbs to the Miami area and
decided to rent a two-bedroom apartment with spectacular bay views.
“You can get so much more for your money, renting instead of buying,”
he said at the time.
Sure enough, house prices soon began to
fall in South Florida, and Mr. Owen and Ms. Thompson started to think
about buying a place. A three-bedroom Mediterranean-style house that
they liked was originally listed for $620,000 last year, but the price
was later cut to $543,000. They bought it in June for $516,000. Since
then, the market has fallen further, but Mr. Owen said he didn’t mind,
because they plan to stay in the house at least a decade. “We love it,”
he told me.
Clearly, there are benefits to owning a house beyond
the financial, like the comfort of knowing you can stay as long as you
want or can fix the roof without permission. But real estate has been
sold as more than a good way to spend money. It has been sold as a
can’t-miss investment. Back in 2005, near the peak of the market, the
chief economist of the Realtors’ association, David Lereah, published a
book called “Are You Missing the Real Estate Boom?” The can’t-miss
argument was wrong then, and it may still be wrong today.
After
hearing that radio spot, I called Ms. Combs and asked her whether she
thought there was any chance that she and her fellow Realtors had gone
a bit too far in promoting the boom. “I absolutely disagree,” she said,
still cheerful. “We help people look at the marketplace.”
So I
asked what advice she gave her own clients in Grand Rapids, Mich.,
where she is an agent. “We often tell people that they need to stay in
a house five to six years for it to make sense,” she said.
That’s a nuance that didn’t make it into her “Newsmakers” interview. In
Grand Rapids, where the median home costs $130,000, it is probably good
advice. In a lot of other places, it may still be too optimistic.
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