Average Selling Price for Single Family Homes (History of Home Prices)
For the cities of Alamo, Blackhawk, Danville, San Ramon and Walnut Creek.
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(Select to view Months of Inventory)
Home price declines are very rare. In fact, the national median home price has not declined since the Great Depression of the 1930s. Stock market collapses, OPEC oil crunch, economic recessions, and even wars have not negatively impacted national home prices since the 1930x.
There have been few times when local prices declined. In nearly all these cases, the price declines were accompanied by sharp prolonged job losses. It is difficult to foresee a price decline in a job creating economy.
Homes trade far less frequently than financial assets (about one home sale every 7 to 10 years for most home owners). There are also larger transaction costs associated with selling a home due to the lengthy careful examination demanded by home buyers and sellers. Therefore, home prices are not prone to fluctuations as in the stock market. There are neither panic sells nor margin calls associated with homes.
Many non-quantifiable factors could be important for this metro market in determining home prices. Access to cultural life, the quality of museums, nearby local and national parks, water views, exclusive neighborhoods, weather, the international airport, city vibrancy, restaurants, and a host of other non-quantifiable factors could have an important influence on the overall pricing.
There are immense tax benefits to owning a home. These tax considerations were not considered in the analysis. For example, the 1997 law permitting primary owner occupants to trade down without having tax consequences. Also most home sales results in no capital gains tax. In addition, long-term capital gains tax rates were reduced in 2003, thereby providing higher return for home investors. There positive benefits, if accounted for in the analysis, would have shown an even stronger case for housing fundamentals in supporting home prices.
Over the long term, residential real estate in California has been and will continue to be a solid investment. In the Bay Area, since 1968, a 37 year period, the average annual price appreciation has been 9.1%. Prices have doubled over the last eight years. (The rule of 72).
