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Confidence in the market for new multifamily housing reflected mixed results year-over-year in the fourth quarter, according to results from the Multifamily Market Survey (MMS) released today by the National Association of Home Builders (NAHB).  The MMS produces two separate indices.  While the Multifamily Production Index (MPI) increased seven points to 48 year-over-year, it is still below the break-even point of 50.  The Multifamily Occupancy Index (MOI) had a reading of 81, up four points year-over-year.

An MPI below 50 is consistent with the decline in multifamily starts that the sector experienced in both 2023 and 2024.  Multifamily developers are slightly less pessimistic than they were at this time last year, but supply-chain problems and high interest rates remain serious barriers to a stronger market.  NAHB forecasts multifamily construction will decline again in the first half of 2025 before stabilizing toward the end of the year, with the industry supported by a low national unemployment rate.

Reflected by the MOI reading of 81, occupancy rates for owners of rental properties have remained solid even as they are continuing to struggle with high operating costs.

Multifamily Production Index (MPI)

The MPI is a weighted average of four key market segments: three in the built-for-rent market (garden/low-rise, mid/high-rise, and subsidized) and the built-for-sale (or condominium) market.  The survey asks multifamily builders to rate the current conditions as “good”, “fair”, or “poor” for multifamily starts in markets where they are active.  The index and all its components are scaled so that a number above 50 indicates that more respondents report conditions as good rather than poor.

Three of the four components experienced year-over-year increases: the component measuring mid/high-rise units rose 13 points to 39, subsidized units increased 11 points to 52, and garden/low-rise units added one point 52.  The only component to experience a decline year-over-year was built-for-sale units, falling one point to 42.  However, only two MPI components (garden/low-rise and subsidized) were above the break-even point of 50.

Multifamily Occupancy Index (MOI)

The MOI is a weighted average of the three built-for-rent market segments (garden/low-rise, mid/high-rise and subsidized).  The survey asks multifamily builders to rate the current conditions for occupancy of existing rental apartments, in markets where they are active, as “good”, “fair”, or “poor”.  Similar in nature to the MPI, the index and all its components are scaled so that a number above 50 indicates more respondents report that occupancy is good than report it as poor. 

All three components for the MOI experienced year-over-year gains.  The component measuring mid/high-rise units rose 10 points to 74, subsidized units increased by three points to 91, and garden/low-rise units added one point to 81.  All three MOI components were above the break-even point of 50.

The MMS was re-designed last year to produce results that are easier to interpret and consistent with the proven format of other NAHB industry sentiment surveys.  Until there is enough data to seasonally adjust the series, changes in the MMS indices should only be evaluated on a year-over-year basis.

Please visit NAHB’s MMS web page for the full report.

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Private fixed investment in student dormitories edged down by 1.3% in the fourth quarter of 2024, reaching a seasonally adjusted annual rate (SAAR) of $3.86 billion. This decline follows a 1.9% increase in the prior quarter. However, private fixed investment in dorms was 7.2% lower than a year ago, as the elevated interest rates place a damper on student housing construction.  

Private fixed investment in student housing experienced a surge after the Great Recession, as college enrollment increased from 17.2 million in 2006 to 20.4 million in 2011. However, during the pandemic, private fixed investment in student housing declined drastically from $4.4 billion (SAAR) in the last quarter of 2019 to $3 billion in the second quarter of 2021, as COVID-19 interrupted normal on-campus learning. According to the National Student Clearinghouse Research Center, college enrollment fell by 3.6% in the fall of 2020 and by 3.1% in the fall of 2021.  

Since then, private fixed investment has rebounded, as college enrollments show a slow but stabilizing recovery from pandemic driven declines. Effective in-person learning requires college students to return to campuses, boosting the student housing sector. Furthermore, the demand for student housing is growing robustly, because total enrollment in postsecondary institutions is projected to increase 8% from 2020 to 2030, according to the National Center for Education Statistics. 

Despite recent fluctuations, the student housing construction shows signs of recovery and is expected to grow in response to increasing student enrollment projections. 

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The NAHB/Westlake Royal Remodeling Market Index (RMI) posted a reading of 68 for the fourth quarter of 2024, up five points compared to the previous quarter.

Remodelers are more optimistic about the market than they were earlier in the year, corroborated by NAHB’s recent analysis of home improvement loan applications.  Demand in many parts of the country was stronger than usual for the fall season, especially demand for larger projects, with leads coming in after the uncertainty about the November elections was removed.  Not only did the current conditions index for $50,000-plus projects show the greatest increase during the quarter, but the share of remodelers doing whole house remodeling reached a record high of 62%.  

The RMI is based on a survey that asks remodelers to rate various aspects of the residential remodeling market “good”, “fair” or “poor.”  Responses from each question are converted to an index that lies on a scale from 0 to 100. An index number above 50 indicates a higher proportion of respondents view conditions as good rather than poor.

Current Conditions

The Remodeling Market Index (RMI) is an average of two major component indices: the Current Conditions Index and the Future Indicators Index. 

The Current Conditions Index is an average of three subcomponents: the current market for large remodeling projects ($50,000 or more), moderately sized projects ($20,000 to $49,999), and small projects (under $20,000). In the fourth quarter of 2024, the Current Conditions Index averaged 75, increasing three points from the previous quarter.  All three components remained well above 50 in positive territory: large remodeling projects rose eight points to 75, moderate remodeling projects increased two points to 73, and small remodeling projects inched down one point to 76.

Future Indicators

The Future Indicators Index is an average of two subcomponents: the current rate at which leads and inquiries are coming in and the current backlog of remodeling projects. 

In the fourth quarter of 2024, the Future Indicators Index was 61, up six points from the previous quarter.  The component measuring the current rate at which leads and inquiries are coming jumped nine points to 62.  Meanwhile, the component measuring in the backlog of remodeling jobs rose two points to 59 quarter-over-quarter.

For the full set of RMI tables, including regional indices and a complete history for each RMI component, please visit NAHB’s RMI web page.

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The total volume of outstanding acquisition, development, and construction (AD&C) loans made by FDIC-insured institutions fell for the third consecutive quarter during the third quarter of 2024 to a volume of $490.7 billion, down from $495.8 billion in the second quarter. Interest rates remained higher over the third quarter, as the Fed issued its first rate cut at the end of the quarter in September. Future AD&C lending conditions are poised to improve as the Fed continues its easing cycle over the next year despite potential headwinds of higher Government deficits and economic uncertainty.

The volume of 1-4 family residential construction and land development loans totaled $90.8 billion in the third quarter, down 8.4% from one year ago. This year-over-year decline marked the fifth straight quarter where the total volume of outstanding loans declined compared to a year prior. All other real estate development loans totaled $399.9 billion in the third quarter, down $4.3 billion from the previous quarter.

It is worth noting, the FDIC data represent only the stock of loans, not changes in the underlying flows, so it is an imperfect data source. Lending remains much reduced from years past. The current amount of existing 1-4 family residential AD&C loans now stands 55% lower than the peak level of residential construction lending of $204 billion reached during the first quarter of 2008. Alternative sources of financing, including equity partners, have supplemented this capital market in recent years.

While the volume of 1-4 family residential AD&C loans fell during the third quarter, the volume of past due and nonaccrual residential AD&C loans rose above $1 billion for the first time since 2014. A majority of this outstanding total was made up of loans in nonaccrual status (typically a loan where the lender does not expect to receive payment) which totaled $505.9 million. The outstanding loan balance for those 30-89 days past due was $491.5 million and loans 90 days or more past due totaled $65.4 million. As a share of the total outstanding stock of 1-4 family residential AD&C loans ($90.8 billion), past due and nonaccrual loans ($1.0 billion) made up 1.2% of the outstanding stock of loans.

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Real gross domestic product (GDP) increased in 45 states and the District of Columbia in the third quarter of 2024 compared to the second quarter of 2024 according to the U.S. Bureau of Economic Analysis (BEA). Iowa reported no change during this time. The percent change in real GDP ranged from a 6.9 percent increase at an annual rate in Arkansas to a 2.3 percent decline in North Dakota.

Nationwide, growth in real GDP (measured on a seasonally adjusted annual rate basis) increased 3.1 percent in the third quarter of 2024, which is roughly the same as the second quarter level of 3.0 percent. Retail trade, health care and social assistance, and information were the leading contributors to the increase in real GDP across the country.

Regionally, real GDP growth increased in all eight regions between the second and the third quarter. The percent change in real GDP ranged from a 3.9 percent increase in the Southwest region (Arizona, New Mexico, Oklahoma, and Texas) to a 1.4 percent increase in the Plains region (Iowa, Kansas, Minnesota, Missouri, Nebraska, North Dakota, and South Dakota).

At the state level, Arkansas posted the highest GDP growth rate (6.9 percent) followed by Alabama (6.0 percent) and Mississippi (5.1 percent). On the other hand, three out of the seven states that makes up and Plains region, South Dakota (-0.8 percent), Nebraska (-1.4 percent), and North Dakota (-2.3 percent) along with Montana (-0.1 percent) posted an economic contraction in the third quarter of 2024.

The agriculture, forestry, fishing, and hunting industry increased in 25 states, was the leading contributor to growth in five states including Arkansas, Alabama, and Mississippi, the states with the largest increases in real GDP. In contrast, this industry was the leading offset to growth in 14 states including North Dakota, Nebraska, South Dakota, and Montana, the only states with declines in real GDP.

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House prices posted modest annual growth for the third quarter of 2024, as elevated mortgage rates kept many potential home buyers away from the housing market. Nonetheless, housing inventory has improved in recent months.

Nationally, house price appreciation has decelerated for two straight quarters. According to the quarterly all-transactions House Price Index (HPI) released by the Federal Housing Finance Agency (FHFA), U.S. house prices rose 5.1% in the third quarter of 2024, compared to the third quarter of 2023.

The quarterly FHFA HPI not only reports house prices at the national level, but also provides insights about house price fluctuations at the state and metro area levels. The FHFA HPI used in this article is the all-transactions index, measuring average price changes in repeat sales or refinancings on the same single-family properties.  

Between the third quarter of 2023 and the third quarter of 2024, all 50 states and the District of Columbia had positive house price appreciation, ranging from 1.2% to 8.8%. New Jersey and Connecticut topped the house price appreciation list with an 8.8% gain. They were followed by Rhode Island with an 8.4% gain. Meanwhile, the District of Columbia had the lowest price growth (+1.2%). Among all 50 states and the District of Columbia, 29 states exceeded the national growth rate of 5.1%. Compared to the second quarter of 2024, 40 out of the 50 states had a deceleration in house price appreciation in the third quarter.

House prices have changed unevenly across U.S. metro areas, from the third quarter of 2023 to the third quarter of 2024. House price appreciation ranged from -9.0% to +19.1%. In the third quarter of 2024, 21 metro areas, in reddish color on the map above, had negative house price appreciation, while the remaining 363 metro areas experienced positive price appreciation.

Additionally, house prices have increased dramatically since the COVID-19 pandemic. Nationally, house prices rose 50.4% between the first quarter of 2020 and the third quarter of 2024. More than half of the metro areas saw house prices rise by more than the national price growth rate of 50.4%.

The table below shows the top and bottom ten markets for house price appreciation between the first quarter of 2020 and the third quarter of 2024. Among all the metro areas, house price appreciation ranged from 13.1% to 81.4%. Knoxville, TN has experienced the highest house price appreciation. Lake Charles, LA had the lowest appreciation.

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The missing middle construction sector includes development of medium-density housing, such as townhouses, duplexes and other small multifamily properties.

The multifamily segment of the missing middle (apartments in 2- to 4-unit properties) has generally disappointed since the Great Recession. However, there was a noticeable uptick for this type of housing construction in the most recent data. For the third quarter of 2024, there were 6,000 2- to 4-unit housing unit construction starts. This is double the pace of construction from a year prior.

As a share of all multifamily production, 2- to 4-unit development was just above 6% of total multifamily development for the third quarter. However this is still lower than recent historic trends. From 2000 to 2010, such home construction made up a little less than 11% of total multifamily construction. Construction of the missing middle has clearly lagged during the post-Great Recession period and will continue to do so without zoning reform focused on light-touch density. But recent data offer hope for additional housing supply for these kind of structures.

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Total outstanding U.S. consumer debt stood at $5.10 trillion for the third quarter of 2024, increasing at an annualized rate of 3.28% (seasonally adjusted), according to the Federal Reserve’s G.19 Consumer Credit Report. In general, consumer debt has been slowing over the past two years, peaking at a high rate of 9.16% in the second quarter of 2022. However, the third quarter of 2024 experienced an uptick in growth from the previous quarter’s rate of 1.14%. 

The G.19 report excludes mortgage loans, so the data primarily reflects consumer debt in the form of student loans, auto loans, and credit card debt. As consumer spending has outpaced personal income, savings rates have been declining and consumer debt has increased. Previously, consumer debt growth had been slowing, as high inflation and rising interest rates led people to reduce their borrowing. However, the growth rate ticked up in the latest quarter, possibly reflecting expectations of rate cuts that took place at the quarter’s end. 

Nonrevolving Debt

Nonrevolving debt, largely driven by student and auto loans, reached $3.75 trillion (SA) in the third quarter of 2024, marking a 3.46% increase at a seasonally adjusted annual rate (SAAR). This growth rate is notably higher than in the previous six quarters, all of which remained below 2.5%. 

Student loan debt balances stood at $1.77 trillion (NSA) for the third quarter of 2024. Year-over-year, student loan debt rose 2.41%, the largest yearly increase since the third quarter of 2021. This shift partially reflects the expiration of the COVID-19 Emergency Relief for student loans’ 0-interest payment pause that ended September 1, 2023. 

Auto loans, meanwhile, totaled $1.57 trillion, with a year-over-year increase of only 0.96%—the slowest rate since 2010. This deceleration can be attributed to multiple factors, including tighter lending standards, higher loan rates, and overall inflation. Auto loan interest rates reached 8.40% (for a 60-month new car) in the third quarter of 2024, marking the highest rate since the data series began. Although the Federal Reserve has begun cutting rates, auto loan rates tend to respond more slowly and are less directly influenced by these cuts.  

Revolving Debt

Revolving debt, primarily credit card debt, reached $1.36 trillion (SA) in the third quarter, rising at an annualized rate of 2.79%. This marked a slight increase from the second quarter’s 2.58% rate but was notably down from the peak growth rate of 17.58% seen in the first quarter of 2022. The surge in credit card balances in early 2022 was accompanied by an increase in credit card rates which climbed by 4.51 percentage points over 2022. This was an exceptionally steep increase, as no other year in the past two decades had seen a rate jump of more than two percentage points.  

Comparatively, so far in 2024 the credit card rate increased 0.17 percentage points. For the third quarter of 2024, the average credit card rate held by commercial banks (NSA) reached a historic high (since data has been recorded) of 21.76%, an increase from 21.51% last quarter.   

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The production index for sawmills and wood preservation industries rose marginally by 0.2% in the second quarter of 2024. After falling for the previous two quarters, this was the first rise in real output since the third quarter of 2023 according to the G.17 data. The index was 2.2% lower than one year ago, the largest year-over-year decline since falling 4.7% in the fourth quarter of 2021.

Quarterly Survey of Sawmills Capacity Utilization

To provide a better understanding of the sawmill and wood preservation industries, the Census Bureau’s Quarterly Survey of Plant Capacity Utilization is another source of interest. This data comes from quarterly surveys of U.S. domestic manufacturing plants and includes a subindustry grouping of sawmills and wood preservation firms. The survey estimates utilization rates based on full production capability, meaning the utilizations rates are found by taking the market value of actual production during the quarter and dividing by an estimated market value of what the firm could have produced at full production capacity. In other words, the rate indicates how much production capacity is used to produce current output.

The sawmill and wood preservation industry full utilization rates jumped significantly over the quarter, up from 61.9% to 70.7%. Given this rise, it is surprising that production did not also increase significantly. Average plant hours per week in operation did rise for these firms, up from 47.9 hours in the first quarter to 57.7 hours in the second quarter.  

Employment

Employment at sawmill and wood preservation firms rose for the first time in six quarters, up to approximately 89,400 employees in the second quarter.  The Great Recession had a substantial impact on this industry, as employment fell from 105,630 in the first quarter of 2008 to a series low of 80,470 in the fourth quarter of 2009. Employment rose from this low to 91,000 in 2014 and has remained around this level for the last ten years.  

Capacity Index Estimate

By combining the production index and utilization rate, we can compose a rough index estimate of what the current production capacity is for U.S. sawmills and wood preservation firms. Shown below is a quarterly estimate of the production capacity index. This capacity index measures the real output if all firms were operating at their full capacity.

Due to the volatility of the data, we compute a moving average of the utilization rate, production index and capacity index. These are four-quarter moving averages, which are shown below to provide a clearer picture of the industry.

Based on the data above, sawmill production capacity has increased from 2015 but remains lower than peak levels in 2011. Production by sawmills continues to be higher mainly because the mills are running at higher than historical levels of utilization, as shown in red above. Much of the addition in capacity has been recent, as utilization rates have fallen but production continues to run at higher levels. Despite the U.S. being largest producer of softwood lumber in North America, the current capacity and production levels do not meet the demand of U.S. consumers.

According to Census international trade data, imports remain critical to meeting U.S. demand for softwood lumber. In the month of September alone, imports of softwood lumber stood at 1.1 billion board feet. Canada was the primary country of origin, exporting 987 million board feet into the U.S. in September. The current Antidumping/Countervailing duty rate on these imports from Canada averages 14.5%. U.S. producers claim that Canadian softwood lumber production is subsidized by Canadian provincial governments, which allows Canadian producers to sell lumber at lower than normal market prices. The data indicates that since the expiration of the softwood lumber agreement in 2016, tariffs on Canadian softwood lumber have substantially benefited the U.S. lumber industry, allowing for expanded production capacity.

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Confidence in the market for new multifamily housing showed mixed results year-over-year in the third quarter of 2024, according to results from the Multifamily Market Survey (MMS) released today by the National Association of Home Builders (NAHB).  The MMS produces two separate indices: the Multifamily Production Index (MPI) had a reading of 40, an increase of two points year-over-year, while the Multifamily Occupancy Index (MOI) had a reading of 75, down seven points year-over-year.

While demand for rental apartments remains strong enough to support relatively high occupancy rates in existing projects, multifamily builders and developers continue to face many significant obstacles on new projects such as higher construction costs, the cost and access to financing, and the availability of land and regulations.  NAHB forecasts multifamily construction to remain weak for another year as the market works through a substantial number of units under construction, before beginning to move back to long-term trends toward the end of 2025.

Multifamily Production Index (MPI)

The MPI is a weighted average of four key market segments: three in the built-for-rent market (garden/low-rise, mid/high-rise, and subsidized) and the built-for-sale (or condominium) market.  The survey asks multifamily builders to rate the current conditions as “good”, “fair”, or “poor” for multifamily starts in markets where they are active.  The index and all its components are scaled so that a number above 50 indicates that more respondents report conditions as good rather than poor.

Two of the four components experienced year-over-year increases: the component measuring subsidized units rose seven points to 46 and garden/low-rise units increased three points to 48. As for the other two, mid/high-rise units remained at 28 while built-for-sale units posted a three-point decline to 29.  However, all four MPI components were below the break-even point of 50 (Figure 1).

Multifamily Occupancy Index (MOI)

The MOI is a weighted average of the three built-for-rent market segments (garden/low-rise, mid/high-rise and subsidized).  The survey asks multifamily builders to rate the current conditions for occupancy of existing rental apartments, in markets where they are active, as “good”, “fair”, or “poor”.  Similar in nature to the MPI, the index and all its components are scaled so that a number above 50 indicates more respondents report that occupancy is good than report it as poor. 

All three components for the MOI experienced year-over-year declines.  The component measuring mid/high-rise units dropped eight points to 66, garden/low-rise units fell seven points to 77, and subsidized units decreased three points to 86.  Nevertheless, all three MOI components were above the break-even point of 50 (Figure 2).

The MMS was re-designed last year to produce results that are easier to interpret and consistent with the proven format of other NAHB industry sentiment surveys.  Until there is enough data to seasonally adjust the series, changes in the MMS indices should only be evaluated on a year-over-year basis.

Please visit NAHB’s MMS web page for the full report.

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