by Bill McBride on 5/28/2014 10:00:00 AM
Wednesday, May 28, 2014
The Case-Shiller house price indexes for March were released yesterday. Zillow has started forecasting Case-Shiller a month early - and I like to check the Zillow forecasts since they have been pretty close.
It looks like the year-over-year change for Case-Shiller will continue to slow. From Zillow: Case-Shiller: Another Month of Strong Home Value Appreciation
The Case-Shiller data for March 2014 came out [yesterday], and based on this information and the April 2014 Zillow Home Value Index (ZHVI, released May 20), we predict that next month’s Case-Shiller data (April 2014) will show that both the non-seasonally adjusted (NSA) 20-City Composite Home Price Index and the NSA 10-City Composite Home Price Index increased 11.8 percent on a year-over-year basis, respectively. The seasonally adjusted (SA) month-over-month change from March to April will be 1.2 percent for the 20-City Composite Index and 1.1 percent for the 10-City Composite Home Price Index (SA). All forecasts are shown in the table below. Officially, the Case-Shiller Composite Home Price Indices for April will not be released until Tuesday, June 24.So the Case-Shiller index will probably show another strong year-over-year gain in April, but a little lower than in March (12.4% year-over-year).
Case-Shiller indices have shown very little slowing in monthly appreciation, as they continue to show a somewhat inflated picture of home prices. On a year-over-year basis the indices are slowing down ever so slightly, but we have not seen the same signs of a slowdown in the Case-Shiller data that we have seen in other data. The Case-Shiller indices are biased toward the large, coastal metros currently still seeing substantial home value gains, and they include foreclosure re-sales. The inclusion of foreclosure re-sales disproportionately boosts the index when these properties sell again for much higher prices — not just because of market improvements, but also because the sales are no longer distressed. However, as the prevalence of foreclosures and foreclosure re-sales is declining, so is the impact they have on the Case-Shiller indices. Moreover, the fact that Case-Shiller uses a three-month average is strongly diluting the impact of the most recent numbers and with that the showing of a slowdown. More on the difference between Case-Shiller and ZHVI can be found here.
We expect home value appreciation to continue to moderate in 2014 (even if we can’t yet see it in the Case-Shiller data), rising 2.2 percent between April 2014 and April 2015, nationally — a rate much more in line with historic appreciation rates. The main drivers of this moderation include rising mortgage rates and less investor participation – leading to decreased demand – and increasing for-sale inventory supply. Further details on our forecast of home values can be found here, and more on Zillow’s full April 2014 report can be found here.
|Zillow March 2014 Forecast for Case-Shiller Index|
|Case Shiller Composite 10||Case Shiller Composite 20|
|Current Post Bubble Low||146.45||149.86||134.07||137.13|
|Date of Post Bubble Low||Mar-12||Feb-12||Mar-12||Jan-12|
|Above Post Bubble Low||26.2%||25.7%||26.9%||26.5%|
|1Estimate based on Year-over-year and Month-over-month Zillow forecasts|