How far will housing prices fall?

posted by Curt, on July 11, 2008 05:25 pm

A few months ago, people were debating about whether the US economy was really in recession. It looked like, perhaps, the Federal Reserve had staved off financial collapse and that, even with the demise of their "housing ATMs," the American consumer was still spending enough to get the economy through its rough patch with minimal or stagnant growth. In addition, increasing US exports (fueled by the weak dollar) were propping up American industry, inflation was moderate (so we were told), oil was rising, but not yet out of control, and the government was getting ready to hand out checks via its stimulus package. Even though the housing news was bad, the economic situation didn't look extremely dire--in fact, it looked better than it did in other recessions, which seemed to get much less press.

It seems as though the debate is now over. The lack of the "traditional" bad economic news (i.e. hundreds of thousands of job losses), instead of showing that the economy was withstanding the housing bubble, really just betrayed this as what it is--a different kind of economic crisis: one not based so much on the cyclical economic cycle, but one rooted in the continuous abuse of credit and debt leveraging by both American businesses and consumers. This is a collapse of a system, not a normal downturn within the system. These collapses build up slowly and occur with relatively little warning (at least to those who aren't paying attention). I think people have sensed that this is what is going on, and that this is why the economic news has gotten so much press, even though much of it has been fairly mild (outside of the housing price decline).

These types of systemic collapses are not all that rare. They've happened before, and more often that just in the Great Depression. And when they come, they're painful. The last time America had this type of collapse was 70 years ago. Yes, that's right, in the Depression. And I suspect that we may be headed for another one. Hopefully not as severe, but I'm becoming more and more certain that it's going to be more severe than anything we had since 1929.

So what does this all mean for housing prices? They've already declined significantly, but what's so interesting (and scary) is that thus far the decline has been entirely self-induced. The decline in home prices has not resulted from any weakness in the broader economy. People still have their jobs: unemployment remains low. No, the "losses" in home values so far as just the elimination of the bubble excess. The whole problem is that many Americans have relied on those excesses, and can't take their elimination. We haven't even hit the bottom of housing prices in a good economy, and it's scary to think how far they could fall if the economy turns bad, and it looks like it's starting to. If the economy turns bad, and people start to lose their jobs, they'll have to start putting their homes on the market. The increase in supply will drive prices lower, especially when combined with tight credit and high mortgage qualifying standards, which are rapidly becoming the norm rather than the exception. Things will get even worse for homeowners if the Federal Reserve raises interest rates. The run up in value was driven primarily by cheap credit, not wage increases. If credit becomes expensive, sellers will be forced to lower their prices because higher interest rates will make a $300,000 home much more expensive (monthly payment wise) than it was back in the heady days of 2005 and 2006. This will further shatter the construction industry, already reeling from the current home price declines and $4 per gallon gas.

It's not a pretty scenario, and I haven't even mentioned inflation and lack of savings. If even part of this unfolds (and I suspect that it will), I would not be surprised to see home prices fall another 30 percent.

Now, one thing I've learned from watching this whole thing is that government intervention can be a game changer, and that you can't just assume that things will unfold according to the status quo. But it appears that even the massive resources of the federal government might be unable to steer us away from this one--even as willing as they seem to be to try. But you need to be aware that they are going to try (probably unadvisedly) and plan accordingly.

Even though citizens in a democracy should get what they want good and hard (see prior post about H.L. Mencken), they don't very often. But, sometimes they do. It seems that years of government softening the consequences of easy consumer and business credit might be finally coming home to roost. I have a feeling that we're about to get it good and hard and that there's not much anyone, the government included, can do to prevent it.

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