Brad Setser is visiting Kansas (which, we learn in today's post, is where he grew up) and finds no housing bubble. As a lifelong midwesterner, I can tell you the same thing. I haven't harped on it in this blog, but I have commented on some other blogs, like Calculated Risk. I don't know if there's a lot to be gained by my telling you that there isn't a housing bubble in most of the rural areas of the country. But I am glad that Brad agrees.
Brad does make an observation that I would like to expand upon.
To paraphrase Paul Kasriel's summary of Greenspan, there is no housing bubble in Manhattan KS (where I grew up), but there is one in Manhattan New York (where I now live). That characterization is a bit off. Manhattan KS (a growing university town and regional medical center) is far more frothy than say Stafford or St. John's KS, but it has a grain of truth.
Likewise, Peoria, IL is far more frothy than smaller communities in central Illinois. But I would not say Peoria is a bubble market. As I said in a comment on Calculated Risk, referring to data on this site,
I see that Wichita is near the bottom of the list with only a 2.48% appreciation for 2004.
I visit Wichita now and then. I can tell you there is a new construction boom going on there too. I see this as pretty strong support for my hypothesis that new construction in small/medium midwestern cities is biasing their median price listed in the NAR report.
Peoria comes in with a respectable 5.27%. Since their methodology includes refinancing, I'd go along with that as quite realistic from my experience. I would guess that the "purchase price" for a refi is the appraised value, which is a little higher than the price it might actually command on the market. Excluding refis might shave a percent or two, don't you think?
Definitely not a bubble. Whether 2 to 5% is a boom is your call.
That's 2 to 5% nominal return, subtract a couple points for inflation and it's 0 to 3% in real terms. But real estate sales in the Peoria area are brisk. There is a pretty massive building boom in the bedroom communities, mostly in the $200,000 range. Thus, the sales of those new homes are pushing the median price up. Rural areas are not seeing that kind of boom.
We just aren't seeing the kind of speculative mania that the coasts appear to be seeing. People buying houses in Peoria actually plan to live in them. As long as that is the case, there is less to worry about. "Flipping" of properties, such as is happening in the more bubbly areas, is disturbing to me indeed. The pundits who decry this behavior have a point. (See here for one of my statements on the subject.) A lot of statements about the housing market in the bubble areas sound like statements about the stock market in 2000, or dare I say 1929. But does that imply that a crash is around the corner? No. Houses are different from stocks in some important ways (even though modern financial markets have caused them to behave in some similar ways). I do think, however, that there will come a time (if I knew when I wouldn't tell you anyway) when the market will slow down from this torrid and, by all accounts, unsustainable pace.
What does worry me is that many people, especially in coastal metro areas are leveraged to the hilt on these properties. Interest only loans, ARMs, and so on, could potentially bite some of the last ones in on the bubble. And I worry a little bit that even in small/medium midwestern cities like Peoria, people are buying those cute little $200,000 homes (that would probably sell for $500,000 or more where many of you live) using the same interest only loans and ARMs.
There are reasons to be concerned, even about the midwest, and reasons to be downright worried about the coasts. Ultimately, this situation demonstrates yet again that the U.S. is a large and diverse economy. The mechanisms driving real estate in Miami are very, very different from those at work in Peoria.





