HOMEOWNERSHIP RATE...BACK TO THE FUTURE

The economists Carmen Reinhart and Kenneth Rogoff pointed out in their book This Time Is Different that financial crises, unlike other economic crises, tend to have bad economic effects that linger for a long time. They examined data on financial crises that occurred over the last 600 years across many countries, and concluded that booms fueled by domestic debt eventually run their course and lead to default. But their key point is that recovery from such default is slow and painful, as we have seen recently in many European countries, the most evident of which is Greece that has remained in a moribund state for several years now.

In the U.S. we are till suffering the aftereffects of the sub-prime debt boom that drove the housing expansion through the 1990s, until the implosion in 2008 that does not seem to end. One particular area that shows clearly the deleterious effects of the financial crash is the U.S. homeownership rate.
The rise in homeownership from the mid-90s, which rose from 64% in 1994 to its peak of 69.2% by 2004, was seen as a successful example of wise economic policies. For example Ben Bernanke, then Chairman of the Federal Reserve Board, said in a speech in May 2007 that

"The increase in homeownership has been broadly based, but minority households and households in lower-income census tracts have recorded some of the largest gains in percentage terms.  Not only the new homeowners but also their communities have benefited from these trends.  Studies point to various ways in which homeownership helps strengthen neighborhoods"

But it was already evident by that time that the housing boom was over. Even at that stage of the game and despite the immense amount of data and analysis available to him, Bernanke was not aware of the potential for disaster that was inherent in the subprime market segment.

In fact, conventional thinking was that the policies of the Federal Reserve Bank and the Federal government had been beneficial to the housing market and the economy in general. But in the six years since the market crashed in 2008, we are still suffering the aftereffects. Moreover, rising homeownership since the mid 90s, that was seen as an indicator of successful economic policies, has been in a free fall for ten years now. Currently, as can be seen in the chart nearby, the U.S. homeownership rate is back at levels last seen in the 1980s.


Who's Lost the Most in the Homeownership Game?

While overall homeownership fell by 4.6 percentage points in the decade ending in 2014, the largest drop was concentrated among 35 to 44 year olds, who saw their rate drop by 9.5 percentage points to just under 60% homeownership. And relative to the 1980s, we find that the overall U.S. rate is roughly equal to today's only because of gains in homeownership among those aged 65 years and older. Households in this age group saw their homeownership rise to nearly 80%- up five percentage points from the 1980s. People in all other age groups, under 65 years, actually saw their homeownership rate decline. The largest drop, as can be seen in the chart "Change from Early 1980s," is among the key 35 to 44 years group; this is a group that is in the family formation stage.

Government Policy Failures
So the easy money policies followed by the Fed, combined with Federal government efforts to improve homeownership have had, in fact, the opposite effect. After thirty years of policies that encourage greater homeownership, particularly among minorities and less advantaged groups, we find ourselves back where we started. Actually, these policies have made things worse as shown by the graph above, which is not surprising since most government actions and policies (all?) have detrimental effects on the economy and consumers. Government policies typically, either intentionally or not, benefit a specific group while they hurt the majority of consumers. In the home owning case, the intent was to improve homeownership across all groups, but we ended up only improving that of the elderly population, those 65 years and older, while that of all other age groups fell.

Homeownership, Savings and Consumers' Wealth.
It is often said the Americans do not save enough because owning a house, while it increases in value, is a valid way of accumulating wealth. And indeed it is so, as long as the value of the asset, i.e., the house, increases in value. But the housing crash, that in reality began in 2005, showed that house values, like those of any asset, can fall as well as rise.
The net wealth of American households stands today at nearly $83 trillion; despite the lack of economic growth since the end of the recession, coupled with housing markets that continue to be dormant, total wealth has increased by 32% since 2008, more than recovering the losses of the recession. However, the bulk of the wealth gains are in financial assets that account for 84% of the gain since 2008. And, more troublesome yet is that over half of the increase in wealth is due to equities gaining value, i.e. stock market appreciation- are we in the middle of another stock market bubble induced by the Fed?. But this is a topic for a future post in this blog!