Economist Writing Every Day

The Federal Reserve has been increasing interest rates at the fastest pace since the 1980’s, from near-zero rates in March of last year to over 5% today. This has led to rapid slowdowns in interest-rate sensitive sectors like housing, cars, and startups. Because most people finance their home buying, higher interest rates mean higher monthly payments for a house at a given price. Since many people were already buying houses near the highest monthly payment banks would allow them to, higher interest rates mean they need to buy cheaper houses or just stay out of the market and rent. This is especially true as the interest expense on mortgages has tripled in two years:

You’d think this would be bad news for homebuilders, and for most of 2022 markets agreed: homebuilder stocks fell 36% from the beginning of 2022 to September 2022 after the Fed started raising rates in March. But homebuilder stocks have recovered since September, with some major names like D.R. Horton and Lennar hitting all time highs. Why?

I bought homebuilder stocks in January but I have to say even I wasn’t expecting such a fast recovery (if I had, I would have bought a lot more). I was buying because they were cheap on a price to earnings basis and temporarily out of fashion; I love stocks that are priced like they’re in a secular decline to bankruptcy when its clear they are actually just having a bad cycle and will recover when it turns. But I thought I’d have to wait years for falling interest rates and a recovering housing market for this to happen. Instead these are up 20-100% in 6 months. Why?

The big thing I missed was that high interest rates have hit their competition harder, reducing supply as well as demand. Who is the competition for homebuilders? Existing homeowners. Homeowners with the “golden handcuffs” of a 3% mortgage who don’t want to move if it means switching to a 7% mortgage. I’m seeing this personally in Rhode Island- I’d kind of like a house with a bigger yard on a quieter street, but there are only 5 houses for sale in my whole school district. Between that and interest rates, we’re staying put. But for people who really need to move, new homes are making up a record proportion of the available inventory:

This situation seems likely to persist for at least months, and possibly years. The Fed paused its rate hikes yesterday for the first time since last March, but indicated that more hikes may lie ahead. I’m tempted to take the win and sell homebuilder stocks, but they still have price to earnings ratios under 10, and the “golden handcuffs” on their competition seem likely to stay on for at least another year.