U.S. homebuyers need to earn $76,995 per year to afford the median priced starter home ($250,000), down slightly (0.4 percent) year-over-year, according to a new report from Redfin.
That’s the first annual decline since August 2020, when mortgage rates were nearing their record low.
Starter-home prices are up 4.2 percent year-over-year, but the income needed to afford a starter home fell because mortgage rates dropped enough to offset the increase in prices. The average interest rate on a 30-year mortgage fell to 6.5 percent in August from 7.07 percent a year earlier, the first annual decrease in three years.
It has since declined further, now sitting at 6.08 percent. Still, the income needed to afford a starter home is only 3.6 percent below the record high of $79,857 hit last fall.
“It’s great news that starter homes are becoming a little more affordable, but there’s a catch,” Redfin Senior Economist Elijah de la Campa said in a release. “Starter homes aren’t what they used to be. A decade ago, a turnkey four-bedroom house in a nice neighborhood was often considered a starter home, but today, a small fixer-upper condo is often all a first-time homebuyer can afford. The American Dream is changing; for many, it no longer involves a house and a white picket fence.”
House hunters should be aware that starter-home affordability may not improve much more, if at all, in the near future. The Federal Reserve’s latest interest rate cut and its plans for future cuts were highly anticipated, meaning they’re mostly priced into mortgage rates already. When the Fed cuts short-term interest rates, long-term rates like mortgage rates don't always move down nearly as much, Redfin noted. Home prices also tend to rise over time, so waiting to buy likely means a higher price tag and down payment.
The typical household earns an estimated $83,853 per year, which is 8.9 percent more than they need to afford the median priced starter home. That’s an improvement from last August, when the typical household only earned 3 percent more than they needed. But it’s a setback from before the pandemic; in August 2019, the typical household earned 57.1 percent more than they needed to afford the median priced starter home, and in August 2012, they earned 113 percent more, or over twice as much as they needed, according to Redfin.
Housing prices skyrocketed during the pandemic homebuying frenzy as a severe shortage of homes for sale coincided with a surge in demand that was fueled by record-low mortgage rates.
Starter-home prices are now 51.1 percent higher than they were in August 2019 and 163 percent higher than they were in August 2012. Home prices have risen much faster than incomes, which are now 33.4 percent higher than they were in 2019 and 58.1 percent higher than they were in 2012. Put another way, the income needed to afford a starter home has tripled since 2012, while the median household income hasn’t even doubled.
Three-quarters (75.8 percent) of starter-home listings are affordable for a household making the median income. While that’s up from 72.6 percent last August, it’s down from nearly 100 percent in both 2019 and 2012.
Of course, not everyone buying a starter home actually earns the median income; a household earning 80 percent of the median income would only be able to afford 43.1 percent of listings, Redfin added.
“While many people make enough on paper to afford a starter home, they often have other expenses like student debt that are preventing them from buying,” said Blakely Minton, a Redfin Premier real estate agent in Philadelphia. “Starter-home buyers are skewing older than they used to. When I first started working in real estate 20 years ago, they were kids fresh out of college. Now grads are saddled with huge student loans and are moving back in with mom and dad or renting. I bought my first house at 23, but that’s hard to do today, in part because first-time buyers are competing with older Americans who want to downsize and are able to make higher offers.”
A household on the median income would need to spend 27.5 percent of their earnings on housing to buy the median priced starter home, down from 29.1 percent last summer. That means the typical household would not be “cost burdened” if they purchased the typical starter home because they’d be spending less than 30 percent of their income on housing.
But they’re more likely to be cost burdened than in the past; a median-earning household would’ve needed to spend less than 20 percent of their earnings to buy the typical starter home in both 2019 and 2012.
A household earning only 80 percent of the median income would have to spend 34.4 percent of their earnings on housing to buy the median priced starter home, meaning they would be cost burdened.