Who wouldn't want to know where things are going in 2025?
To tackle this question just a few days before an incredibly contentious election seems a little foolhardy, but let me play the fool and I'll give you some thoughts.
TRANSACTIONS: Coming off the lowest transaction counts since the Great Recession, I see some rebound in 2025 as both buyers (who have mostly been on the sidelines for the past two years) and sellers (who will grow slightly less attached to their 3% mortgage rates over time) loosen up a bit and decide to get on with their lives.
After bottoming out at less than 40,000 transactions in the Denver metro area this year (down from 60,000+ in 2019 and 2020),.. I see an increase of 10% - 15% in transaction counts for next year, leaving us somewhere in the mid 40s.
INTEREST RATES: Again, who knows? I have more confidence in where rates WON'T go than where they will... and that means no more 3's or 4's without a global war (which sadly remains an open possibility). Given the amount of federal debt - currently $35 trillion and rising endlessly - there's simply too much debt in the system for rates to come down much. High 5's, I hope... mid 5's would unlock a lot of buyer and seller activity.
PRICES: Well, not quite as optimistic here. As I have explained in numerous conversations and communications this year, there are only three ways for the market to recalibrate after the past few years: higher wages, lower rates, or lower prices.
Wages are going up... but reality is to restore affordability with a median home price in the 600s will take another 5 - 7 years. Higher wages help, but it will be a long-term process for wages to catch up with prices.
Lower rates would obviously help. Being $35 trillion in debt has me convinced there is simply too much monetized debt being pumped into the secondary markets for interest rates to come down much. I think living with rates in the 6's is an uncomfortable reality we are gong to have to accept until there's some degree of fiscal responsibility in Washington, which isn't likely to happen regardless of who becomes President in 2025.
Which means... the potential for lower prices is real. We're seeing it right now with more than 10,000 homes on the market and barely 3,000 under contract. There are about 2.5 active listings to each home under contract, and any time that ratio is higher than 2 to 1 you are at risk for price declines.
From January 2012 until July of 2024, we went a mind-bending 151 consecutive months with inventory below this 2 to 1 "active-to-pending" threshold. That historic run resulted in the median home price rocketing from just $218,000 in 2012 to more than $600,000 today.
I've always said prices rise rapidly on the way up but are sticky on the way don, and that will be the case again here. Multiple offers and bidding wars create massive, rapid price escalation. But when the offers dry up, most sellers just sit tight and wait. It's a fast run up but a slow ride down, and the hop is prices will stabilize once we get into the new year
I do believe we will see more buyers AND more sellers in 2025, which means there will be more competition for the best homes but it will remain very difficult to sell marginal real estate. The demand that exists for home ownership still remains - it has simply been deferred until affordability metrics are better.
In summary... it will be a market full of challenges, but not as difficult as the gridlocked market of 2024. More buyers, more sellers, more transactions and a growing acceptance that owning a home is an expensive, long-term commitment - and not a get rich quick scheme.