Builder Confidence Declines Amid High Mortgage Rates, but Signs of Housing Improvement Emerge
Builder Confidence Hits New Lows
The National Association of Home Builders and Wells Fargo recently released their joint Housing Market Index (HMI), which examines the factors affecting builder sentiment and the broader housing market.
The index revealed that builder confidence in the housing market faced another blow in November as high mortgage rates persisted. However, despite this ongoing challenge, recent economic data suggests potential improvement on the horizon.
Builder confidence in the market for newly-built single-family homes specifically experienced a significant decline, falling by six points to a reading of 34. This marks the fourth consecutive monthly drop in builder confidence, with sentiment levels plummeting by 22 points since July. Notably, this level is the lowest it has been since December 2022.
Impact of High Mortgage Rates
One of the primary factors behind this decline is the surge in mortgage rates, which approached 8% earlier in the month. These elevated rates have resulted in many potential buyers being priced out of the housing market, putting pressure on builder confidence.
Economic Data Offers Hope
It's worth noting that most of the data for the November HMI was collected before the release of the latest Consumer Price Index, which indicated a moderation in inflation. This suggests that some relief from inflationary pressures may be on the horizon, potentially alleviating some of the challenges faced by builders and prospective buyers.
Another positive sign is the recent movement of the 10-year Treasury rate, which has returned to the 4.5% range for the first time since late September. This development is expected to help bring mortgage rates lower, which combined with the persistent shortage of existing home inventory, are likely to stimulate housing demand and improve builder sentiment in the upcoming months.
NAHB's Chief Economist, Robert Dietz, has forecasted a potential 5% increase in single-family starts for 2024. This projection is contingent on improving financial conditions, particularly driven by the easing of inflation data.
Despite these positive indicators, builders have been grappling with the challenge of high mortgage rates since mid-August. To boost sales, many builders have been compelled to reduce home prices. In November, 36% of builders reported cutting home prices, the highest share during this cycle, matching the previous high point in November 2022. The average price reduction remained at 6%, with 60% of builders offering various sales incentives to potential buyers.