Understanding Low Housing Inventory: Key Factors Impacting Frederick County Real Estate in 2024

 

 

As we usher in the new year, many are keen to understand what lies ahead for the real estate market. Home sellers, buyers, and investors alike are eager to strategize and achieve their goals in the coming months. 

Before diving into my predictions for the year, I want to lay some groundwork by discussing two key factors that will shape the market: mortgage interest rates and housing inventory. 

In my previous post, I explored the elements that influence mortgage interest rates. Now, let's delve into the significant reasons behind our current low housing inventory. In my next post, I'll share my predictions for the year. 

You've likely heard the saying that real estate, much like politics, is very local. While national trends do play a role, the most impactful drivers are often local. My observations will focus on Southern Frederick County, Maryland, where I conduct most of my business. 

Frederick County is a popular and desirable place to live. It has been growing steadily, is business-friendly, has a reasonably low crime rate, and boasts high-ranking schools. So, why is there a lower housing inventory in Frederick County, MD? Here are some factors contributing to this situation:

 

1. Underbuilding: Despite several new subdivisions being built over the past decade, the construction of new homes may not be keeping pace with demand. This has contributed to a deficit in the housing supply.
2. High Demand: Frederick County's desirable location, excellent schools, and high quality of life drive strong demand for homes. This demand often exceeds the available supply, leading to lower inventory levels.
3. Homeowner Reluctance to Sell: Many homeowners are hesitant to sell their properties for several reasons:
• High Interest Rates: Many people refinanced their home loans when interest rates were very low between 2019 and 2021. Buying a new home at a current rate of 6.5%, compared to their existing 3% loan, would make the purchase more expensive. Additionally, some homeowners may be waiting for even higher prices before deciding to sell.
• Low Inventory: This creates a circular problem. Homeowners are reluctant to sell because they worry they won't find a suitable new home or can't afford to own two homes simultaneously while working out their loans, even though there are strategies to address this issue.
• Seniors Aging in Place: Over the past 15 to 20 years, it has become easier for older adults

  

  Homeowner Equity by Generation
   

  
  to remain in their homes longer. They are in better health, have new ways of managing infirmities, and have often paid off their homes, with no desire to take on a new loan. Unfortunately, they hold a majority of home ownership equity. Nationally, the Silent and Baby Boomer generations hold about 51% of total housing equity. Assuming this is roughly true for Frederick County, a significant percentage of properties are effectively off the market.
4. Economic Stability: Frederick County's relatively stable local economy, with steady job growth and low unemployment rates, encourages people to stay in their homes longer, reducing the number of properties available for sale.
5. Tighter Lending Standards: Stricter lending standards have resulted in fewer distressed properties, such as foreclosures, entering the market. This has also contributed to the lower inventory, as there are fewer homes being sold under duress. 

Understanding the factors behind low housing inventory is crucial for anyone involved in the real estate market. By recognizing the impact of underbuilding, high demand, homeowner reluctance to sell, economic stability, and tighter lending standards, we can better navigate the challenges and opportunities that lie ahead. Stay tuned for my next post, where I will share my predictions for the real estate market in the coming year. Together, we can make informed decisions and achieve our goals in this dynamic market. 

If you'd like to discuss what's best for you, feel free to call or text me at 301-873-2106 or email me at BReynolds@LNF.com. We can have an open discussion about your circumstances so you can make informed decisions. Remember, I don't do hard sales or pressure you into action—buying or selling your home is entirely up to you. 

As always, I'm here to assist with your real estate needs, even if your purchase or sale is some time away. The better prepared you are, the less stressful the process will be. Finally, if you know anyone looking to buy or sell, your referral would be greatly appreciated. 

Let's get started. Contact me at 301-873-2106 or email me at BReynolds@LNF.com.

 

 

Decoding Mortgage Rates: The Key Factors to Watch

 

Mortgage rates significantly impact the housing market, yet their determination is often misunderstood. It may seem rates are set arbitrarily, but there's a logical framework behind them. By understanding these factors, you can make informed short-term forecasts. However, long-term predictions are challenging due to numerous and various influences, such as natural disasters, political upheavals, new government policies, and legislative changes, which complicate the landscape.

We'll explore the major influences on mortgage rates and considerations for individual borrowers.

1. Federal Reserve Policies: The Fed sets the federal funds rate, impacting overall borrowing costs. When the Fed raises rates to combat inflation, mortgage rates typically increase. Conversely, lower rates to stimulate growth lead to decreased mortgage rates. Mortgage rates often move in anticipation of future Fed moves.

2. Inflation: Inflation reduces the money’s purchasing power, prompting lenders to demand higher interest rates. Higher inflation usually results in higher mortgage rates. Conversely, low inflation generally leads to lower rates.

3. Economic Indicators: Key indicators such as employment rates, GDP growth, and consumer spending provide insights into the economy's health. Strong performance often leads to higher mortgage rates due to increased credit demand. During downturns, reduced demand can lead to lower rates.

4. Housing Market Conditions: Supply and demand dynamics significantly affect mortgage rates. High demand and limited supply drive rates up, while oversupply can lead to lower rates.

5. Global Events: International events, like geopolitical tensions or economic crises, impact investor confidence and financial markets. Uncertainty or instability can cause mortgage rates to fluctuate.

6. Government-Sponsored Enterprises (GSEs): Entities like Fannie Mae and Freddie Mac play a crucial role by buying and securitizing mortgages. Their policies and actions affect mortgage rates. Changes in GSE regulations can result in rate adjustments.

Investors balance these factors to determine acceptable returns from their loans. The final adjustments to the rate offered to specific borrowers depend on: 

1. Credit Scores and Personal Financial Health: Higher credit scores generally result in slightly lower mortgage rates due to perceived lower risk. Conversely, lower scores can lead to slightly higher rates due to increased default risk.

2. Lender Policies: Different lenders have varying criteria and policies affecting the rates they offer. Factors like the lender's cost of capital, risk appetite, and competitive positioning influence interest rates. Promotions and special offers can also lead to temporary fluctuations.

Forecasting interest rates months or years from now is challenging at best. Most 2024 predictions were off, so take future outlooks with caution—they're educated guesses too. For your edification, here are one set of predictions for 2025:

Figure 1: Source: US News

Should You Wait or Buy in 2025?

Understanding how mortgage rates are determined shows many uncontrollable variables make predictions short-lived. If you're a prospective homeowner waiting for rates to drop, remember macroeconomic issues are beyond your control. Decide if you're financially ready to purchase a home and manage its expenses.

Focus on What You Can Control: Instead of fixating on rates, prioritize actions to lower your individual rate, such as saving for a larger down payment and improving your credit score.

Should You Wait or Sell in 2025?

If you're ready to sell, don't try to time the market based on rates alone. In Southern Frederick County and northern Montgomery County, low inventory and eager buyers mean a well-prepared, appropriately priced home will likely sell quickly at a fair price.

If you'd like to discuss what's best for you, feel free to call or text me at 301-873-2106 or email me at BReynolds@LNF.com. We can have an open discussion about your circumstances so you can make an informed decision. Remember, I don't do hard sales or pressure you into action—that's entirely up to you.

As always, I'm here to assist with your real estate needs, even if your purchase or sale is some time away. The better prepared you are, the less stressful the process will be. Finally, if you know anyone looking to buy or sell, your referral would be greatly appreciated. 

Let's get started. Contact me at 301-873-2106 or email me at BReynolds@LNF.com.