Looking for property bargains? Don’t turn to the US
Since the sub-prime bust, US property has been recovering nicely. Many experts expect that to continue. But Matthew Partridge isn't so sure. Here, he explains why.
Now Deutsche Bank reckons that another surge could be coming for US property. Are they right? Or is it time to look at cashing in on any gains you've made?
How US housing went from boom to bust
However, from around 2000, prices began to take off. The Federal Reserve's efforts to shield the economy from the collapsing tech bubble by slashing interest rates helped to fuel a property bubble instead.
Banks got creative with mortgages. They loaned large sums to people with low or no incomes, and then sold the loans on to yield-starved investors the notorious subprime loans'. With more money being thrown at houses, prices went up.
And of course, people then came to believe that property prices would never fall. The house could always be flipped' for more than it cost. So neither borrower nor lender fretted about how the loans would be repaid.
As a result, from 1999 to 2006, the average US house price doubled (a gain of around two-thirds, if you account for inflation).
Then the party ended. One too many dodgy loans had been dished out. Repackaged loans started to go bad, poisoning the complacent financial system. The US housing market was hit by a wave of foreclosures (repossessions).
Prices ended up sliding by more than 33%, after inflation. And it took until 2012 for them to hit rock bottom.
Since then, prices have risen by about 25%. And US property-related stocks have been strong performers.
So what changed? Why did the market rebound?
Many people did end up losing their homes. But the wave of foreclosures that was supposed to swamp the market turned out to be smaller than predicted. That was partly because many loans turned out to have such shoddy paperwork that the contracts couldn't be enforced. And quantitative easing and low interest rates also kept the mortgage market working, keeping many people in their homes.
Meanwhile, construction collapsed. This cut the number of new homes coming onto the market. And finally, investors piled in. Banks bought up cheap homes as an investment. Private foreign investors jumped in too. Last year, Chinese investors alone poured an estimated $22bn into the US property market.
Can the recovery continue?
But we're not so sure. If anything, it looks to us like many of the factors that have fuelled the recovery are on the way out.
For a start, QE is over. The Fed may yet have to put off raising interest rates, but for now, a rise is still on the cards this year. That's going to make mortgage loans more expensive.
Meanwhile, the strengthening dollar will deter foreign investment, particularly from those whose home countries are slowing like China for example. Estate agents are already reporting a drop in the number of foreign investors. Banks are also scaling back their exposure to the US market and locking in gains.
At the same time, the house builders have increased production. So any supply constraints aren't likely to exist for much longer.
Now, you might look at prices and disagree. US prices are still about 10% below their 2006 peaks, and 25% lower when you take inflation in account. That would suggest that the rally still has some way to go.
But this isn't Britain we're talking about the home of perhaps the nuttiest developed housing market on the planet. As I noted earlier, US house prices have very much kept pace with inflation over the long run, and done very little else.
So the 2006 bubble is so extreme that you can't consider it a good reference point. If you instead compare current prices with the average price over the past 30 years, adjusted for inflation, then today's prices look roughly 10% overvalued.
That's not bubble territory by any means we're not going to see another devastating housing crash in the US again any time soon but it's hardly very attractive either.
And when you combine this with the expense of the overall US market, it's fair to say that US property and the related stocks just doesn't look that attractive any more.
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Matthew graduated from the University of Durham in 2004; he then gained an MSc, followed by a PhD at the London School of Economics.
He has previously written for a wide range of publications, including the Guardian and the Economist, and also helped to run a newsletter on terrorism. He has spent time at Lehman Brothers, Citigroup and the consultancy Lombard Street Research.
As senior writer, he writes the shares and politics & economics pages, as well as weekly Blowing It and Great Frauds in History columns He also writes a fortnightly reviews page and trading tips, as well as regular cover stories and multi-page investment focus features.
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