Local Construction Winners and Losers

Nationally construction is looking up -- but some places are hot while others are not.

by Jed Kolko, Trulia Chief Economist
February 16, 2012

Things keep looking up for the construction industry. New construction starts in January were 10% higher than one year ago. Confidence among builders jumped this month to the highest level in four years, even though it’s way below where it was before and during the housing boom. And construction jobs are on the rise too, growing faster than the U.S. economy overall.

But housing markets are local. In some cities you hear the sweet sounds of hammers and backhoes, but others cities are silent. Building-permit data from the last quarter of 2011 – the most recent available – show where construction is hot and where it’s not. Where it’s hot, new homes will add to the existing inventory, giving buyers more choices. Where it’s not, buyers will have to look at existing homes, and construction workers will have to hope for better news next quarter. Here are the winners and losers in new construction:

Winners:

Houston had the most construction activity, period. More new building permits were pulled in the Houston metro area than anywhere else in the U.S.

Charleston SC, Austin, and Raleigh saw the most construction activity relative to their size. Although they don’t have as much new activity as Houston, they’re much smaller markets, so new construction in these cities will have a bigger impact on inventory and prices.

In San Jose and Boston, construction activity is back to normal levels (the 1990-2010 average). Very low vacancy rates and relatively stable prices are bringing builders back. San Jose, Boston, and other big Northeast and California metros tend to have much less new construction over time than metros in Texas and the South, which enjoy lower land prices and fewer regulations. Still, San Jose and Boston are the only metros back in the black: even Houston, with all its construction activity, is 20% below its own normal level.

 

Losers:

Detroit and Milwaukee had the least new construction activity relative to their size. In the last quarter, the rate of new construction in those metros was less than one-tenth the rate in Charleston SC, Austin, or Raleigh.

In Miami, Las Vegas, and Atlanta, construction bumped along at less than one-fifth of normal levels. Some builders are breaking ground in those metros, but at nowhere near their usual pace. High vacancy rates and continued falling prices – and lots of foreclosures still to come to market — scared away builders in these metros.

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For The Love Of Real Estate

Ahead of Valentine's Day, Trulia surveyed Americans across the country to see how much real estate and dating choices intertwine.

by the Trulia Insights Team
February 13, 2012

When it comes to dating, we all have our own kooky preferences for finding that special someone. Whether we’re looking strictly for dog lovers, vegetarians, outdoorsy types or homebodies, everyone has a check-list of “must haves” or “would likes” to screen out the best possible prospects. For a particular breed of no-nonsense daters, AKA the speed daters, they prefer to get right to the point and weed out the best out of the bunch with direct and specific questions that touch on various aspects of a potential boyfriend/girlfriend’s life and personality.

Well, with Valentine’s Day right around the corner, we decided to do our own little speed dating to see how much a person’s housing choices comes into play when it comes to finding that special someone – and if it matters a lot, who cares more – men or women? To do this, we put together a fun Love & Housing Survey – which we asked Harris Interactive to field for us – we found some surprising and some not-so-surprising stats on how today’s singles view dating and real estate.

OK – let’s start by going over the questions that we asked by simulating an impromptu real estate speed dating experience in 3….2….1….

1) Ideally, what should your prospective date’s home situation be like — e.g., apartment vs. single-family house, suburbs vs. cities, roommates vs. alone?

2) How open would you be to living with your boyfriend/girlfriend to save money?

3) Do you care whether you date a homeowner vs. a renter?

4) Do you think homeownership indicates that someone is serious about being in a long-term committed relationship, such as marriage?

5) If you were in the market for your first home, which home amenities would make you “fall in love” with a property?

Phew! Got some time to think about your answers? To see if you’re on the same page with most men and women across the nation, keep your responses in the back of your mind as we walk through our survey findings.

Trulia Valentine's Day Survey, part 1

Single and living with your parents? It may be time to move out.
It is now officially official that if you call your parents, “roomies,” you probably have a non-existent dating life. According to our survey, only 5% of unmarried U.S. adults would prefer date someone in that living situation.

But parents aside, most unmarried adults (62%) would rather date someone who lives alone versus someone who lives with other people — which makes sense. Living alone means no distractions and more privacy. However, when it comes to location and the type of home, there was definitely a noticeable difference between men and women. More women preferred to date someone who lived in a house in the suburbs and more men preferred dating someone in an apartment in the city. What can we say, guys like the fast-paced city life and girls long for the white picket fence!

Would you, personally, prefer dating someone who lives…?
Total, Unmarried U.S. Adults
Alone 62%
With other people 14%
Other or None 24%

 

Would you, personally, prefer dating someone who lives…?
Total Unmarried Men Unmarried Women
Alone in a house in the suburbs 33% 29% 37%
Alone in an apartment in the city 29% 32% 25%
With roommates in either the suburbs or the city 9% 14% 9%
With their parents 5% 6% 4%

 

More men open to shacking up to save money
When you take that big step to live with your boyfriend or girlfriend, you are ultimately giving up your single life and layin down some commitment. But these days, this move is sometimes less about the solidifying the relationship and more about being economical. In our survey, a whopping 74% of unattached renters (meaning those who don’t own a home and haven’t tied the knot/haven’t made the decision to live together) said they would be at least somewhat willing to live with their significant other to save money. What we found was rather interesting. Men are more likely to be very willing or willing than women (51% vs. 34%) to giving up the bachelor pad to save some money!

Would you be willing to live with a boyfriend, girlfriend or significant other to save money due to the economy?
Total Unmarried Men Unmarried Women
Very Willing 21% 23% 18%
Willing 22% 28% 16%
Somewhat willing 32% 28% 36%
Not at all willing 26% 21% 30%

 

Homeownership is NOT a deal breaker.
A majority (63%) of unmarried U.S. adults said it didn’t matter whether their significant other owned their own home or rented. That said, there are definitely more than a few picky daters out there who do care. Women in particular are more likely than men to prefer dating a homeowner versus a renter (36% vs. 19%). What can we say, some women really know what they want.

Would prefer dating someone who rents or owns their own home?
Total Unmarried Men Unmarried Women
Owns their own home 28% 19% 36%
Rents their home 2% 2% 2%
It Doesn’t matter to me 63% 72% 54%
Not Sure 7% 6% 8%

 

Younger daters say homeownership signals commitment
Among unmarried U.S. adults, 43% said homeownership is NOT an indication that someone may be serious about being in a long-term committed relationship, such as marriage. And when we looked at what men and women said separately, there was only a sliver of a difference — 36% of women and 33% of men said owning a home was a signal that someone is ready to settle down.

However, when we took a at the differences in opinions across different generations, 44%  of  millenials (18-34 year olds) felt that homeownership does equal commitment while only 26% of Baby Boomers (55+ year olds) felt the same.

Do you think homeownership indicates that a person may be serious about being in a long-term committed relationship, such as marriage?
Total 18-34 YO 35-44 YO 45-54 YO 55+ YO
Yes 34% 44% 28% 26% 26%
No 43% 35% 50% 54% 47%
Not Sure 22% 21% 21% 21% 26%


What spells love at first sight for first-time homebuyers
We asked all U.S. adults surveyed to select every amentitiy that would make them “fall in love” with a home. For men and women in the market for their first home, both sexes are actually seeing eye to eye on what’s most important — which according to our survey is the master bathroom, followed by a … walk-in closet!? Guess there is a lot more synergy between the sexes than we thought and that men care as much about their shoes and clothes as women do!

Maybe the battle of the sexes on this issue isn’t much of a battle after all.

Love and housing – it’s a tricky little thing :)

 

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Best-Kept Secret Neighborhoods Across America

Where are the locals looking? Find out which neighborhoods in major U.S. metros are being overlooked by out-of-town house hunters

by Jed Kolko, Trulia Chief Economist
February 10, 2012

House hunters typically don’t venture too far from where they live today. Most people look for homes for saleor rentals across town, not across the country. However, more than one-third of searches are to homes at least 100 miles away. And as anyone who’s had to move knows, finding the best place to live isn’t easy — especially if you’re moving to an unfamiliar place.

Using the same analysis behind our Metro Movers report – a forward-looking housing report that starts with where people are today and offers insights on where they want to live tomorrow — we found that out-of-towners tend to look in name-brand neighborhoods such as Tribeca in New YorkBeverly Hills in Los Angeles,Miami Beach in MiamiPacific Heights in San Francisco and Georgetown in Washington, D.C.

But if you’re moving to a new city, maybe you want to find the neighborhoods that locals know but aren’t nationally famous. (Or maybe you’re a local trying to avoid the transplants and carpetbaggers.) These are what we call a city’s “best-kept secret” neighborhoods. They’re not secrets to most local house hunters, but outsiders looking to move in typically overlook them.

To find out which neighborhoods are the locals’ best-kept secrets, I looked at the zip codes within a city where locals account for more search activity than other similarly priced neighborhoods where out-of-towners tend to search. In general, pricier neighborhoods that are more famous tend to get more attention from non-locals. But many of our best-kept secret neighborhoods are pricey, too: many have been recently gentrified or redeveloped, while some have been quietly upscale for decades.

Using this methodology, here’s our list of America’s best-kept secret neighborhoods – we’ve also thrown in pics and links homes for sales (that are in the ballpark of the median list price) to give you an idea about what’s available in each neighborhood.

New York’s Best-Kept Secret Neighborhood: Hunters Point (Long Island City, Queens)
Zip Code: 11101
Median List Price: $695,750
What’s kind of pad can I get there? Check out this 2-bedroom, 2-bathroom, 1,060 sqft condo at 2415 Queens Plaza North for $699,000.

 

Los Angeles’s Best-Kept Secret Neighborhood: La Brea / Hancock Park
Zip Code: 90036
Median List Price: $959,000
What’s kind of pad can I get there? Check out this 3-bedroom, 2-bathroom, 1,871 sqft single family home at 800 South Burnside Avenue for $995,000.

La Brea_Hancock Park

 

Chicago’s Best-Kept Secret Neighborhood: West Town / Wicker Park
Zip Code: 60622
Median List Price: $350,000
What’s kind of pad can I get there? Check out this 2-bedroom, 2.5-bathroom, 1,600 sqft condo at 2121 West Schiller Street for $375,000.

Wicker Park_West Town

 

San Francisco’s Best-Kept Secret Neighborhood: Diamond Heights / Glen Park
Zip Code: 94131
Median List Price: $779,000
What’s kind of pad can I get there? Check out this 3-bedroom, 1-bathroom, 1,280 sqft single family home at 119 Joost Avenue for $689,000

 Glen Park / Diamond Heights

Miami’s Best-Kept Secret Neighborhood: Key Biscayne
Zip Code: 33149
Median List Price: $832,500
What’s kind of pad can I get there? Check out this 2-bedroom, 2-bathroom, 1,320 sqft condo at 200 Ocean Lane for $875,000.

Key Biscayne

 

Washington DC’s Best-Kept Secret Neighborhood: Logan Circle
Zip Code: 20005
Median List Price: $499,000
What’s kind of pad can I get there? Check out this 1-bedroom, 1-bathroom condo at 1401 Church Street Northwest for $474,900.

Logan Circle

 

Boston: Fort Point / Seaport District:Fort Point / Seaport District
Zip Code: 02210
Median List Price: $927,000
What’s kind of pad can I get there? Check out this 1-bedroom, 2-bathroom 1,914 sqft condo at 35 Channel Ctr for $899,000.

Fort Point

 

Houston’s Best-Kept Secret Neighborhood: Spring Branch East
Zip Code: 77055
Median List Price:
$332,000
What’s kind of pad can I get there? Check out this 3-bedroom, 2.5-bathroom, 2,667 sqft single family home at 7527 Woodvine Place Court for $335,000.

Spring Branch East

 

Dallas’ Best-Kept Secret Neighborhood: Greenway Parks
Zip Code: 75209
Median List Price: $448,975
What’s kind of pad can I get there? Check out this 3-bedroom, 2-bathroom 1,768 sqft single family room at 5523 Druid Lane for $478,000.

Greenway Parks

 

Seattle’s Best-Kept Secret Neighborhood: Sunset Hill / North Beach
Zip Code: 98117
Median List Price: $419,000
What’s kind of pad can I get there? Check out this 4-bedroom, 2.5-bathroom, 1,870 sqft single family room at 9209 7th Avenue NW for $425,000.

Sunset Hill_North Beach

 

Philadelphia’s Best-Kept Secret Neighborhood: Bella Vista / Southwark
Zip Code: 19147
Median List Price:$320,000
What’s kind of pad can I get there? Check out this 1-bedroom, 2-bathroom, 946 sqft condo at 712 South 12th Street for $304,900

Bella Vista_Southwark

 

Atlanta’s Best-Kept Secret Neighborhood: Virginia-Highland
Zip Code: 30306
Median List Price: $385,000
What’s kind of pad can I get there? Check out this 3-bedroom, 2.5-bathroom, single family home at 1225 Carol Lane NE for $339,900.

Virginia-Highland

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The Robo-Signing Settlement: Breaking the Usual Rules of Housing Policy

In light of today’s landmark robo-signing settlement, Trulia’s Chief Economist takes a deeper dive into what really matters.

by Jed Kolko, Trulia Chief Economist
February 9, 2012

The robo-signing settlement is the latest – and potentially the largest – piece in the U.S. housing policy puzzle. Even though it’s partly punishment for banks’ wrongdoing, it is also another answer by the government to the question of how it can help the housing market.

Our own housing policy survey last December showed strong bipartisan support for two key elements of the robo-signing settlement: refinancing by underwater homeowners (82% of Democrats, 69% of Republicans), and loan modifications to reduce principal balances (74% of Democrats, 61% of Republicans).

With the robo-signing settlement, as with any housing policy, I look at three questions:

1) Is it big or small? Relative to other housing policies, it’s big. It calls for much more money for loan modifications than HAMP has cost so far, and it could mean money or relief for close to two million current and former homeowners. HAMP and HARP have each helped roughly one million homeowners so far. But relative to the housing crisis, it’s small. The loan modifications could yield tens of billions in principal reductions for one million homeowners – but that’s a sliver compared with the 11 million homeowners today who are over $700 billion underwater. And the cash compensation of $1,500-$2,000 for up to a million people who lost their homes will hardly make them whole.

2) Who pays? Usually it’s good politics to keep quiet about who pays for housing policy, but not with the robo-signing settlement. It’s good politics for the government and the attorneys-general for everyone to know that the banks are paying for their robo-signing sins. In contrast, most housing policy announcements hide – or at least don’t broadcast – who is paying, whether it’s investors who implicitly bear the cost of refinancing or taxpayers who implicitly bear the cost of many other policies.

3) Does it reward risk-taking or bad behavior? Delinquency is a disqualification for refinancing but is almost a requirement for getting a principal reduction. The largest piece of the robo-signing settlement is for principal reduction for borrowers who are “either delinquent or at imminent risk of default.” This is opposite of the refinancing rules laid out in HARP and the State of the Union address, which require borrowers to be current on their payments because that shows they’re “responsible.” So much for a coherent message from the government to homeowners about moral hazard. This issue could be fuel for election debates on housing policy: Republicans are much more bothered by rewarding bad behavior than Democrats are. In our December survey of consumers, 61% of Democrats agreed that “helping people keep their homes is the right policy even if it helps some undeserving homeowners,” but only 38% of Republicans agreed.

 

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Where the Jobs Will Be in 2020

Trulia's Chief Economist Jed Kolko takes a deeper dive into the BLS' most recent employment projections to see where jobs will be in 10 years.

by Jed Kolko, Trulia Chief Economist
February 8, 2012

On February 1, the Bureau of Labor Statistics released its employment projections through 2020. Despite President Obama’s vision in his State of the Union speech of “an economy built on manufacturing,” the BLS predicts U.S. manufacturing employment will decline over the course of the decade even as the overall economy grows.

More specifically, manufacturing’s share of jobs will drop from 8.1 percent in 2010 to 7.0 percent in 2020.

Professional services, health care, and education are the broad sectors predicted to grow the fastest, along with a rebounding construction industry. Within those sectors, the fastest growing will be home health care services, individual and family health care services, and management/scientific/technical consulting services. Apparel and leather manufacturing will shrink the most.

What does this mean for individual U.S. metro areas? Although the BLS makes predictions for the nation, industry growth shapes local economies. If manufacturing jobs continue their long decline, cities that depend on manufacturing will continue to suffer more than others.

Most metro areas’ economies are skewed toward some industries and away from others. Los Angeles has movies, New York has finance, and Detroit has cars. Let’s say that the BLS is spot-on and each narrow industry grows just as fast until 2020 as they predict. The metro areas that should grow fastest will then be those where fast-growing industries are concentrated. Among the largest 100 metro areas, the big winner would be the Washington, D.C. area, thanks to its large share of professional services jobs. (Note that this analysis considers only private-sector employment predictions.)

At the other extreme, Greensboro, North Carolina, and other manufacturing centers in the South and Midwest would grow slowest between 2010 and 2020.

Below then is the BLS’s list of the top 10 U.S. metro areas (out of the top 100 largest metros) for projected job growth:

1. Washington-Arlington-Alexandria, DC-VA-MD-WV
2. Bethesda-Rockville-Frederick, MD
3. Colorado Springs, CO
4. New York-White Plains-Wayne, NY-NJ
5. El Paso, TX
6. Springfield, MA
7. Baton Rouge, LA
8. Tacoma, WA
9. Baltimore-Towson, MD
10. San Antonio-New Braunfels, TX

And the bottom ten metros (the first metro listed is projected to have the slowest growth):

1. Greensboro-High Point, NC
2. Gary, IN
3. Los Angeles-Long Beach-Glendale, CA
4. Grand Rapids-Wyoming, MI
5. Columbia, SC
6. Detroit-Livonia-Dearborn, MI
7. Cincinnati-Middletown, OH-KY-IN
8. Milwaukee-Waukesha-West Allis, WI
9. Oxnard-Thousand Oaks-Ventura, CA
10. Salt Lake City, UT

What is Los Angeles doing on the bottom 10 list? It’s dragged down by the expected carnage in apparel manufacturing and a projected small decline in movie industry employment.

The map below shows the predicted job growth for the largest 200 metros. The dark blue metros include Washington, D.C. and others with the highest expected job growth based on the industry projections. The mid-Atlantic states, Massachusetts, Florida and parts of Texas and the West all have metros where faster-growing industries are concentrated. The Midwest and the South, where manufacturing is concentrated, would have the slowest growth.

Projected Job Growth_Industry Mix Only

The good news for the metros on the bottom end of the BLS projections is that industry mix is not necessarily destiny. Looking back at the last decade (2000-2009), industry mix is a good but far from perfect predictor of actual metro job growth. Some metros do better than industry mix alone predicts, and some do worse.

New Orleans, for instance, had much slower job growth last decade than its industry mix would predict, thanks to Hurricane Katrina’s destruction. But metro performance often follows more predictable patterns. Even after taking industry mix into account, metros grew faster last decade if they had a milder, drier climate; a more educated workforce; and lower population density. A mild, dry climate attracts workers, which in turn draws businesses; a more educated workforce raises local productivity; and lower population density generally reflects a lower cost-of-living, including cheaper housing. (Density turns out to be a better predictor of job growth, statistically speaking, than housing prices. As the world has painfully learned, housing prices can fluctuate wildly, so housing prices at any one time might not be a great indicator of local costs over the long run. Density, in contrast, is fairly constant over time.)

The effect of climate and education on local growth should be no surprise – lots of academic and popular research has examined these and other factors. And even though unique and unpredictable events are, um, unpredictable, it’s a safe bet that metros with a nice climate and educated workforce will continue to outperform.

The effect of density might be a surprise. We know that density raises productivity and wage growth, and policies that limit density can stifle growth. Nonetheless, high-density places have slower job growth because high density comes with high real estate prices, which push many businesses and households elsewhere. Keep in mind, too, that high-density places tend to have both higher educational attainment and a more favorable industry mix (more professional services, less manufacturing) – so high density often goes hand-in-hand with factors that boost job growth. Still, holding all other factors equal, the data clearly show that high density places have slower job growth.

Combining the industry employment predictions with climate, education, and density gives us the full view of where the jobs will be in 2020*. Good climate and low density gives the South and Southwest a boost and knocks some big Northeast cities down. The 10 fastest and slowest job growth metros this decade now look like this:

Top 10 Metros Bottom 10 Metros
Phoenix-Mesa-Glendale, AZ Detroit-Livonia-Dearborn, MI
Tucson, AZ Milwaukee-Waukesha-West Allis, WI
El Paso, TX Cleveland-Elyria-Mentor, OH
Las Vegas-Paradise, NV Buffalo-Niagara Falls, NY
Colorado Springs, CO Gary, IN
Albuquerque, NM Los Angeles-Long Beach-Glendale, CA
Austin-Round Rock-San Marcos, TX Grand Rapids-Wyoming, MI
Bakersfield-Delano, CA Syracuse, NY
San Antonio-New Braunfels, TX Providence-New Bedford-Fall River, RI-MA
SacramentoArden-ArcadeRoseville, CA New York-White Plains-Wayne, NY-NJ

Note: Top and bottom 10 out of 100 largest metros. The first metro listed on the bottom-10 list is projected to have the slowest growth of all 100 largest metros.

Southwestern metros now dominate the fastest-growth list, led by Phoenix, Tucson, and El Paso. The slow-growth club is all Northeast and Midwest, plus Los Angeles. Mild climate and low density mean that southern metros like Greensboro, North Carolina and Columbia, South Carolina, should grow faster than their unfavorable industry mix suggests, so they’re off the bottom-10 list when all factors are included.

The map below shows that employment growth will be fastest in the Southwest, Texas and parts of Florida and California. The South looks more blue than before, while the Northeast and Midwest are pretty solidly light and dark red. Turns out, metros with good climate, higher education and lower density tend, on average, to have a more favorable industry mix to begin with. But some metros blessed with industries that are likely to grow – like New York and Boston – will be held back by harsher weather and a higher cost of living. Other metros – like Phoenix and Las Vegas – should grow fast despite having concentrations of industries projected to grow more slowly.

Projected Job Growth_All Factors

Could these predictions be wrong? Of course. They probably will be, in fact. The BLS experts are forecasters, not psychics: some industries will grow faster nationally than they predict, and others will fall short. Weather, education or density could matter more or less this decade than last decade.

And surely there will be unpredictable factors that affect individual metros: even events far less dramatic than Hurricane Katrina can throw a city off its growth path. To underscore the uncertainty, I’ve purposely not included numerical growth predictions – those depend not only on how metros do relative to each other but also how the national and global economy fare, and I’m not going anywhere near those big questions.

But people looking to move for work or pleasure need some sense of where the growth will be this decade, and industry employment projections and other factors together give us a reasonable view into where the growth is likely to be. The decades-long shift of American jobs and people from the Rustbelt toward the sun will continue.

*For the econometrically inclined: I took the coefficients from a 2000-2009 metro-level regression (weighted by 2000 metro employment) of actual growth on industry-mix-predicted growth, % with at least bachelor’s degree, several climate variables, and log tract-weighed population density and calculated fitted values for 2010-2020 growth by applying the coefficients from the 2000-2009 model to industry-mix-predicted growth for 2010-2020, % with at least bachelor’s degree in 2010, log tract-weighed population density in 2010, and the original climate variables. In the regression, all variables are statistically significant at the 5% level, and the R-squared is .39.

(Originally published on The Atlantic Cities blog)

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