| Key Points: – Existing home sales dropped 5.4% in June, indicating a market slowdown – Housing inventory increased by 23.4% year-over-year, yet prices continue to rise – Market shows signs of transitioning from a seller’s to a buyer’s market |
The U.S. housing market is showing signs of a significant shift, as June’s home sales data points to a cooling market and a potential transition favoring buyers. According to the latest report from the National Association of Realtors (NAR), sales of previously owned homes declined by 5.4% in June compared to May, reaching an annualized rate of 3.89 million units. This marks the slowest sales pace since December and represents a 5.4% decrease from June of the previous year.
The slowdown in sales can be largely attributed to the spike in mortgage rates, which surpassed 7% in April and May. Although rates have slightly retreated to the high 6% range, the impact on buyer behavior is evident. Lawrence Yun, chief economist for the NAR, noted, “We’re seeing a slow shift from a seller’s market to a buyer’s market.”
One of the most significant changes in the market is the substantial increase in housing inventory. The number of available homes jumped 23.4% year-over-year to 1.32 million units at the end of June. While this represents a considerable improvement from the record lows seen recently, it still only amounts to a 4.1-month supply, falling short of the six-month supply typically considered balanced between buyers and sellers.
The surge in inventory is partly due to homes remaining on the market for longer periods. The average time a home spent on the market increased to 22 days, up from 18 days a year ago. This extended selling time, coupled with buyers’ increasing insistence on home inspections and appraisals, further indicates a shift in market dynamics.
Interestingly, despite the increased supply and slower sales, home prices continue to climb. The median price of an existing home sold in June reached $426,900, marking a 4.1% increase year-over-year and setting an all-time high for the second consecutive month. However, this price growth is not uniform across all segments of the market.
The higher end of the market, particularly homes priced over $1 million, was the only category experiencing sales gains compared to the previous year. In contrast, the most significant drop in sales occurred in the $250,000 and lower range. This disparity highlights the ongoing affordability challenges in the housing market, especially for first-time buyers and those seeking lower-priced homes.
The changing market conditions are also influencing buyer behavior. Cash purchases increased to 28% of sales, up from 26% a year ago, while investor activity slightly decreased to 16% of sales from 18% the previous year. These trends suggest that well-funded buyers are still active in the market, potentially taking advantage of the increased inventory and longer selling times.
Looking ahead, the market’s trajectory remains uncertain. Yun suggests that if inventory continues to increase, one of two scenarios could unfold: either home sales will rise, or prices may start to decrease if demand doesn’t keep pace with supply. The influx of smaller and lower-priced listings, as noted by Danielle Hale, chief economist for Realtor.com, could help moderate overall price growth and potentially improve affordability for some buyers.
As the housing market navigates this transition, both buyers and sellers will need to adjust their strategies. Buyers may find more options and negotiating power, while sellers may need to be more flexible on pricing and terms. The coming months will be crucial in determining whether this shift towards a buyer’s market solidifies or if other factors, such as potential changes in mortgage rates or economic conditions, alter the market’s trajectory once again.
