Every Housing Down Cycle is "unhappy in its own way"

“All happy families are alike; every unhappy family is unhappy in its own way.” Leo Tolstoy, Anna Karenina

Maybe we could say that all housing booms look alike, but every down cycle is “unhappy in its own way.”

In March 2022, I wrote Don't Compare the Current Housing Boom to the Bubble and Bust. Instead, I suggested a more similar period was the late ‘70s to early ‘80s.

It is natural to compare the current housing boom to the mid-00s housing bubble. The bubble and subsequent bust are part of our collective memories. And graphs of nominal house prices and price-to-rent ratios look eerily similar to the housing bubble.

However, there are significant differences. First, lending has been reasonably solid during the current boom, whereas in the mid-00s, underwriting standards were almost non-existent (“fog a mirror, get a loan”). And demographics are much more favorable today than in the mid-00s.

A much more similar period to today is the late ‘70s and early ‘80s. House prices were increasing sharply. Demographics were very favorable for homebuying as the baby boomers moved into the first-time homebuying age group (similar to the millennials now). And inflation picked up from an already elevated level due to the second oil embargo in 1979, followed by the Iran-Iraq war in 1980, driving up costs.

Sure enough, there hasn’t been a national crash in house prices. However, although there are similarities to the late ‘70s / early ‘80s period, there also significant differences. The most obvious difference is the sharp slowdown in population growth and immigration. The population and workforce were expanding sharply in the early ‘80s.

What Happened to House Prices Following the 1979 to 1982 period?

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