What An Evaluation Of 295 Housing Markets Instructed Me About The Nationwide Market

How would you describe the housing market proper now? Is it up? Flat? Down? Crashing? Every possibility is slightly bit appropriate and slightly bit unsuitable. That’s as a result of today, there’s nearly no option to describe the housing scenario in the USA on a nationwide stage. To know what is occurring and to make strong investing choices in 2023, it’s worthwhile to be taking a look at regional developments and particular person market metrics. 

To shed some gentle on the variations in market conduct, I dug into the 295 largest housing markets within the nation and wrote up probably the most fascinating developments and findings from my analysis. 

Gross sales Worth

Of the 295 markets studied, 200 of them are up or flat year-over-year. That is true, although on a nationwide stage, housing costs are down about 3%. That means though about two-thirds of markets are nonetheless up YoY, the depth of declines and dimension of the markets seeing destructive value development is dragging down the nationwide common. 

For probably the most half, the pandemic-era craziness is over, however there are literally nonetheless 37 markets with double-digit development. Macon, Georgia, is up 28%, with lots of the different red-hot markets coming within the Midwest. Springfield, Ohio; Saginaw, Michigan; and some locations in Wisconsin nonetheless have development of over 20%. 

In fact, there are markets which might be seeing huge declines as effectively. Austin leads the way in which with -14% development, adopted by Sacramento and Boise at -12%, and different main markets like Seattle, Phoenix, Los Angeles, and Denver are all seeing a few of the worst corrections. 

What stood out to me when taking a look at gross sales costs is how pronounced regional variations are. For probably the most half, western states are seeing huge declines, whereas markets within the Midwest and Northeast are doing advantageous. The South is usually rising nonetheless, however there are some markets in decline there too. To assist visualize a few of these regional variations, I chosen markets (considerably at random) from every area.

Median Sales Price of Boise, Madison, Orlando, and Rochester (2018 - 2023)
Median Gross sales Worth in Boise, Madison, Orlando, and Rochester (2018 – 2023)

As you’ll be able to clearly see, Boise has seen steep declines however has began to stage off. Madison and Orlando are comparatively flat, and Rochester remains to be on an upward pattern (although seasonality makes it appear like it’s declined for just a few months, it’s up YoY).

Median Sales Price Percent Change YoY of Boise, Madison, Orlando, and Rochester (2018 - 2023)
Median Gross sales Worth P.c Change YoY in Boise, Madison, Orlando, and Rochester (2018 – 2023)


The prevailing logic during the last yr is that stock was going to rise significantly with greater rates of interest, and in some methods, that is true. Of the 295 markets studied, 183 had stock up YoY. Some markets have really skyrocketed, with markets like The Villages, Florida; Austin, Texas; and Spokane, Washington, all seeing stock greater than double. 

This looks as if an alarming statistic as a result of rising stock can precede steep value declines, however year-over-year knowledge may be deceptive us. Stock was extraordinarily low throughout the pandemic, so I checked out current-day stock and in contrast it to the identical months in 2019. What I discovered was that solely 20 markets have stock greater than pre-pandemic ranges. That is extraordinarily low! Even with greater rates of interest, there are solely a handful of markets in your entire nation with stock ranges which have absolutely rebounded. 

What’s much more outstanding to me is how low stock has stayed in different markets. In Muncie, Indiana, for instance, stock is simply 21% of what it was in 2019. That means for each 5 homes on the market in 2019, there’s now only one. Whenever you look regionally, low stock ranges are primarily concentrated in New England. Massachusetts, New Hampshire, Vermont, and Connecticut all have a number of markets with desperately low stock. 

Inventory of Boise, Madison, Orlando, and Rochester (2018 - 2023)
Stock in Boise, Madison, Orlando, and Rochester (2018 – 2023)

Even in Boise, which has seen a steep correction, stock fell in keeping with seasonal patterns this Winter and isn’t accelerating uncontrolled. 

New Listings 

One of many essential causes stock stays so low is the dearth of recent listings. Of the 295 markets, solely 16 have seen development within the variety of new listings within the final yr. That is as near a nationwide pattern because it will get within the housing market proper now. Surprisingly, these 16 markets are primarily concentrated in Florida and Texas. 

In sure markets, sellers are in revolt. Burlington, Vermont, has seen a 68% decline in new listings this yr, as has Truckee, California. Different areas with ultra-low new listings are in New England. That is smart—declining new listings and low stock are typically intently correlated.

Percent Change YoY of New Lisings in Boise, Madison, Orlando, and Rochester (2020 - 2023)
P.c Change YoY of New Lisings in Boise, Madison, Orlando, and Rochester (2020 – 2023)

If you wish to know why the housing market isn’t crashing on a nationwide stage, this is among the essential causes. There’s little or no to purchase, which is offsetting the decline in demand that has include rising rates of interest. 

Days on Market

Days on market (DOM) is a wonderful indicator as a result of it helps us perceive the steadiness of provide and demand in a market. In markets the place there’s extreme provide, DOM goes up. In markets the place there’s extreme demand, DOM goes down. Balanced markets keep flat. 

What we see proper now’s that 246 markets have rising DOM. Although stock has remained low—properties are sitting available on the market longer in most elements of the nation. However how for much longer varies dramatically. 

Percent Change YoY of Days on Market in Boise, Madison, Orlando, and Rochester (2020 - 2023)
P.c Change YoY of Days on Market in Boise, Madison, Orlando, and Rochester (2020 – 2023)

In Boise, the typical days available on the market went from 13 one yr in the past to 88 as we speak. That is a rise of practically 600%! No marvel costs are falling in Boise. The chart above does an amazing job of exhibiting what’s taking place proper now. Markets that boomed, like Boise and Orlando, are reverting. In the meantime, the extra “boring” markets like Rochester and Madison are holding nearly completely regular, as they’ve for years. That is usually true for a lot of main metros within the Midwest and Northeast. 

Sale-to-Listing Ratio

The final metric I checked out is the Sale-to-Listing ratio, which measures, on common, how a lot beneath or above the asking value properties are promoting for. Regardless of dropping demand, there are nonetheless 49 markets within the U.S. which might be averaging above-list gross sales. Of all markets, Rochester, New York, leads the way in which with the typical residence promoting for about 107% of the checklist value. Madison can be above 100%, which once more isn’t any shock given the provision and demand dynamics. 

For the opposite 246 markets, nevertheless, patrons are getting reductions on the sale value. I’ve been speaking in regards to the idea of “shopping for deep” for months (shopping for below the asking value), and evidently in 84% of markets, that is taking place. In Key West, Florida, patrons are shopping for at 95% of the checklist value, Austin is 96%, and in New Orleans, it’s about 97%. 

Sale-to-List Ratio in Boise, Madison, Orlando, and Rochester (2020 - 2023)
Sale-to-Listing Ratio in Boise, Madison, Orlando, and Rochester (2020 – 2023)

To me, this can be a good instance of why it’s so essential to grasp native market dynamics. When you see that stock is rising and also you’re in a purchaser’s market, you’ll be able to provide lower than the asking value—and because the knowledge reveals, you’ll in all probability get it! Nevertheless, in the event you’re in a powerful vendor’s market, you should still have to put in writing aggressive affords and gained’t have the posh of being as affected person as you may like. 


Hopefully, this evaluation has proven you that making an attempt to explain “the housing market” shouldn’t be doable proper now. Each area and each particular person market is behaving otherwise. There are markets nonetheless within the grips of the pandemic growth with large development and low stock. And there are markets seeing steep corrections. 

The way you spend money on 2023 ought to largely rely on the dynamics of your native market. Some markets will help flipping proper now, whereas others are higher for leases, and a few possibly shouldn’t be touched altogether. As an investor, I encourage you to remain on high of the metrics I outlined within the put up above and use them that will help you make investing choices. 

What are you seeing in your native market, and the way are you adjusting your investing techniques accordingly? Let me know within the feedback beneath!

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Word By BiggerPockets: These are opinions written by the writer and don’t essentially signify the opinions of BiggerPockets.