1. Housing Market and Economic Outlook Lawrence Yun, Ph.D. Chief Economist NATIONAL ASSOCIATION OF REALTORS ® Presentation at NAR Annual Conference Residential Real Estate Forum San Francisco, CA November 8, 2013

2. Existing Home Sales 20% cumulative increase over 2 years

3. Median Home Price 18% cumulative increase over 2 years

4. Income Trends 2% to 4% cumulative increase over 2 years

5. Falling Affordability to 5-year Low But still 5 th best in 40 years

6. Inevitable Rise in Mortgage Rates will further hurt Affordability (30-yr rate have been below 6% for 5 years)

7. Refinances will Collapse in 2014 (to at least 15-year low)

8. All-Cash Buyers Stayed High … even when mortgages were cheap (Cash share as % of total home sales)

9. Financial Industry Profits from Low Rates and Refis Now What … Boost Purchase Apps? $ billion

10. No Increase in Mortgages for Home Purchases during 2-year Recovery; Will Rise in 2014?

11. But Will Washington Allow It? Washington Policies so far … Too Restrictive – Rising g-fees and FHA insurance premiums? – Uncertainty about QRM down payment requirement? … Dodd-Frank? – Too many Lawsuits? … Runaway DOJ? Mortgages Have Performed Outstandingly – Not because of Washington policies – But because of home price increases New Restriction with PATH?

12. What is PATH? … Hensarling’s Ideology (Protecting American Taxpayers and Homeowners?) For-profit Fannie and Freddie were Arrogant Today’s Fannie and Freddie have had reforms under government control Remove Government Guarantee on Mortgages 30-yr Fixed Rate Mortgages … Hard to get and higher rates Large Banks will do Securitization … Small Banks at Risk Market becomes excessively pro-cyclical Large Banks have FDIC … taxpayer risk … vulnerable to nationalization and, if so, government credit allocation Global capital could decide to go elsewhere rather than the U.S. …. Other countries grow faster than the U.S.

13. Latest Market Trends

14. Pending Sales (Contracts, not Closings) (Seasonally Adjusted) Source: NAR

15. Buyer and Seller Traffic How Much from Gov’t Shutdown and Dysfunction?

16. Government Shutdown Did Not Help IRS Forms Along with FHA and USDA Closures Purchase Apps Fell with Closures Rates Rose with Treasuries Déjà vu in January?…..February?

17. Existing Home Inventory (Bouncing at 13-year lows)

18. New Home Inventory (Newly Constructed Homes Inventory at near 50-year low)

19. Shadow Inventory (Mortgages Late 90+ day or in foreclosure process)

20. Housing Starts … Need to Reach 1.5 million soon or persistent housing shortage Thousand units (annualized) Long-term Average

21. Rising Home Prices Because of Lack of Inventory (% change from one year ago)

22. GDP Growth … Unimpressive but no Fresh Recession (Could be on the verge of recession if not for housing recovery)

23. U.S. Total Payroll Jobs (8 million lost … 7 million gained) In thousands

24. Well Shy of Long Run Trend ( 6 to 8 million more jobs needed) In thousands

25. States with Fast Job Growth StateJob Growth Rate 1North Dakota3.2% 2Utah2.7% 3Idaho2.5% 4Texas2.4% 5Colorado2.3% 6Minnesota2.3% 7Georgia2.1% 8Washington2.1% 9Arizona2.0% 10New Jersey2.0%

26. Forecast Essentially Same as the one made last year in November 2012

27. Forecast #1 (in 2012): Inflation will be Notably Higher by 2015 No Threatening Inflation Signs for 2013 But Inflation rises to 4% to 6% in 2015 Well above Fed’s preferred rate of 2% But not in double-digits as in 1970s

28. Rising Renters’ and Homeowners’ Rent Growth (the biggest weight to Consumer Price Index)

29. Forecast #2 (in 2012): Meaningfully Higher Home Prices Demand is Up … Supply is Down 4% to 5% in 2012 (Case-Shiller, FHFA) … Too Low 5% to 7% in 2012 (Median Home Price)… Too Low Home price growth could slow or accelerate … all depends on housing starts Probably 15% cumulative growth over 3 years

30. What If Scenarios on Housing Starts Housing Starts in 2013Case-Shiller Price Growth Forecast in 2013 900,000 (15% increase)8 % 1,000,000 (28% increase)7% 1,130,000 (45% increase)5% … This was forecasted one year ago 1,200,000 (54% increase)4% 1,300,000 (67% increase)3% 1,400,000 (80% increase)2% 1,500,000 (92% increase)1%

31. What If Scenarios on Housing Starts Housing Starts in 2013Case-Shiller Price Growth Forecast in 2013 900,000 (15% increase)8 % … This is closer to actual 1,000,000 (28% increase)7% 1,130,000 (45% increase)5% 1,200,000 (54% increase)4% 1,300,000 (67% increase)3% 1,400,000 (80% increase)2% 1,500,000 (92% increase)1%

32. Home Price Forecast by Wall Street Journal Economists Panel YearWSJ Home Price Forecast 20145% Robert Shiller : “Homes are still affordable … we do not have extravagant mindset today”

33. Forecast (Rising Mortgage Rates to 5.3% by end of 2014) 2013 forecast 2014 forecast Existing Home Sales 11%0% Median Price 11%6% Dollar Volume Estimate +22%+6%

34. Forecast #3: More Unequal Wealth Distribution Renters do not accumulate wealth Renter population rising Homeowners build wealth after buying at low prices Stagnant homeowner population Tight Credit hinders ‘good’ renters from becoming homeowners Investors becoming increasing share of property owners

35. Renter Households In thousands

36. Homeowner Households has not Grown since 2006 … but Primed to Grow In thousands

37. Wealth Distribution (Federal Reserve data on median net worth) 2014 Forecast by NAR Bubble Crash Dodd-Frank? PATH? Lawsuits? Legacy?

38. Top 10 Turnaround Markets in 2013 (Realtor.com Analysis) Detroit Santa Barbara Reno Ft. Lauderdale Ann Arbor Dallas West Palm Beach Boston Boulder Las Vegas

39. Top 10 Markets to Watch in 2014 (Forecast) Salt Lake City Naples Tampa Atlanta Boise Houston Charlotte Denver Seattle Tucson

40. What Homebuyers Want?

41. Slide 41 Slightly More Preference For Condo or Apartment Living Than In 2011 Housing Type Preference (2013): Housing Type Preference (2011): Right now, if you could choose, which of the following would you prefer to live in: 6% Single Family Attached

42. Slide 42 In deciding where to live, indicate how important having each of the following would be to you: very important, somewhat important, not very important, or not at all important. Privacy, Walkability, Schools Most Important in Deciding Where to Live Most Important Factors in Deciding Where to Live: Very Important Somewhat Important 86% 80% 74% 69% 68% 66% 65% 59% 55%

43. Slide 43 Walkability and Age-Diversity Gaining in Importance Changes in Important Factors in Deciding Where to Live +1 +6 +4-8 +8+2 Very Important - 2013 Very Important - 2011 Q.47 In deciding where to live, indicate how important having each of the following would be to you: very important, somewhat important, not very important, or not at all important.

44. What Buyers Want Most From Their Agent