2016 California Economic & Market Forecast

2016 CALIFORNIAECONOMIC &MARKETFORECAST

October 8, 2015

EXPO – San Jose Convention Center

Leslie Appleton-Young, Vice President & Chief Economist

HOW DID I DO?LAST OCTOBER I TOLDYOU …

2015 FORECAST REPORTCARD

Forecast Date: October 2015 vs. October 2014

SERIES: CA Housing Market Outlook

SOURCE: CALIFORNIA ASSOCIATION OF REALTORS®

SFH Resales (000s)

% Change

Median Price ($000s)

% Change

30-Yr FRM

Housing Affordability Index

U.S. Gross Domestic Product

2014Actual

$447.0

2015Forecast

$478.7

2015Projected

$476.3

ECONOMIC OUTLOOK

ECONOMY HAS BEEN GROWING FOR 68 MONTHS

2014: 2.4%; 2015: 2.4%; 2016: 2.6%

ANNUAL PERCENT CHANGE, CHAIN-TYPE (2005) $

ANNUALLY QUARTERLY

2009 Largest Annual Drop since 1938 (-3.4%)

SERIES: GDPSOURCE: US Dept. of Commerce, Bureau of Economic Analysis

KEY SECTORSOF MACRO-ECONOMY

Consumer Sector

Business Sector

Government

International Trade

EMPLOYMENT STALLED IN SEPT:142K

California USANNUAL PERCENT CHANGE

SERIES: Total Nonfarm EmploymentSOURCE: US Bureau of Labor Statistics, CA Employment Development Division

Change Growth

United States 2,752,000 2.0%

California 470,000 3.0%

NewYork 130,500 1.4%

Texas 217,700 1.9%

198K/mo 2014 avg260K/mo 2015 avg

UNEMPLOYMENT RATE HOLDS STEADY

September 2015: US 5.1% & August 2015:CA 6.1%

US-CA CA US

SERIES: Unemployment Rate The U-6 rate covers the unemployed, underemployed and those who are not looking but who want a jobSOURCE: US Bureau of Labor Statistics, CA Employment Development Division

UNEMPLOYMENT RATES (U6 VS. U3)

September 2015 = U3: 5.1%, U6: 10.0%

SERIES: Unemployment RatesSOURCE: US Bureau of Labor Statistics, CA Employment Development Division

PARTICIPATION DOWN: AGING POP & SLOW JOBGROWTH & HIGH LONG TERM UNEMPLOYMENT

CA- 62.5% (Dec. 2014) vs. USA- 62.7% (Dec. 2014)

70%US CA

Labor Force Rate

SERIES: Labor Force Participation RateSOURCE: BLS, Data Buffet

JOB TRENDS BY CALIFORNIA METRO AREA

-1.0% 0.0% 1.0% 2.0% 3.0% 4.0% 5.0% 6.0%

Bakersfield

Ventura

Modesto

Los Angeles

Oakland

Stockton MSA

Fresno MSA

Sacramento

Inland Empire

San Diego

Orange County

San Francisco

San Jose

SERIES: Total Nonfarm EmploymentSOURCE: CA Employment Development Division

ANNUAL PERCENT CHANGE

August 2015: CA +3.0%, +470,000

CALIFORNIA JOB CHANGES BY INDUSTRY

-2% -1% 0% 1% 2% 3% 4% 5% 6% 7% 8%

Nondurable GoodsFinance & Insurance

Durable GoodsGovernment

Retail TradeEducational Services

InformationHealth Care & Social Assistance

Wholesale TradeReal Estate & Rental & Leasing

Admistrative & Support & Waste Services

Transportation, Warehousing & UtilitiesLeisure & Hospitality

ConstructionProfessional, Scientific & Technical Services

SERIES: Total Nonfarm Employment By IndustrySOURCE: US Bureau of Labor Statistics, CA Employment Development Division

August 2015: CA +3.0%, +470,000ANNUAL PERCENT CHANGE

NONFARM EMPLOYMENT BY REGION

Aug 2015 Aug 2014 Change % Change

Southern California 8,834.4 8,626.3 208.1 2.4%

Bay Area 4,289.3 4,213.0 76.3 1.8%

Central Valley 1,540.9 1,492.4 48.5 3.2%

Central Coast 1,318.4 1,280.0 38.4 3.0%

North Central 1,391.4 1,349.0 42.4 3.1%

CALIFORNIA 294.4 291.9 2.5 0.9%

Nonfarm Employment (Thousands)

SERIES: Total Nonfarm EmploymentSOURCE: CA Employment Development Division

JOB LOSSES IN PRIOR RECESSIONS -RECENT CYCLE WORST BY FAR

CONSUMER CONFIDENCE INDEX

September 2015: 103.0

INDEX, 100=1985

SERIES: Consumer ConfidenceSOURCE: The Conference Board

CONSUMER PRICE INDEX

August 2015: All Items 0.2%YTY; Core +1.8%YTY

All Items Core

ANNUAL PERCENT CHANGE

SERIES: Consumer Price IndexSOURCE: US Bureau of Labor Statistics

IS ITTIME?AH… LET’SWAITA LITTLE LONGER

MORTGAGE RATES

January 2009 – October 2015

MONTHLY WEEKLY

SERIES: 30Yr FRM, 1Yr ARMSOURCE: Federal Home Loan Mortgage Corporation

RATE HIKE POSTPONED, BUT NOTCANCELLED

Factors for the delay

- Global economic slowdown/Strong dollar• Emerging markets vulnerable to rising rate environment

- Heighten stock market volatility• Negative wealth effect could lead to slowdown in economic growth

- Avoid a repeat of Taper Tantrum• Fed had not articulated enough on all the moving parts and did not

want to give any surprises

WHEREAREWE HEADED?

- Fed will likely begin normalization in December (maybe) andrates will gradually increase in 2016 and 2017. Action will be“data determined”

- Risk of rates increasing too fast: bringing economic growth toa halt

- Risk of rates increasing too slow: zero leverage when nextdownturn hits

MARKET DOWN SHARPLY FROM THE PEAK

1,944.4

S & P 500 Composite

MONTHLY AVERAGE

Causes of the financial market turmoil

- Highly valued asset markets

- Economic slowdown in China

- U.S. monetary policy normalization

- Collapse in energy and othercommodity prices

CROSSCURRENTS NETOUT

$50 bbl Lower Oil Prices

50 bps Lower Mortgage Rates

15% $ Appreciation

5% Lower Stock Prices

U.S. HOME SALES UP IN 2015

U.S., Aug 2015 Sales: 4,690,000 Units, +8.1%YTD, +6.1%YTY

4,690,000

1,000,000

2,000,000

3,000,000

4,000,000

5,000,000

6,000,000

7,000,000

*Sales are seasonally adjusted and annualizedSERIES: Sales of Existing Single Family HomesSOURCE: NATIONAL ASSOCIATION OF REALTORS®

U.S. HOME PRICE GAINS MODERATING

U.S., Aug 2015: $230,200, -1.4% MTM, +5.1%YTY

$230,200

$50,000

$100,000

$150,000

$200,000

$250,000

SERIES: Median Price of Existing Single Family HomesSOURCE: NATIONAL ASSOCIATION OF REALTORS®

U.S. COMMERCIAL VACANCY RATES

SOURCE: NATIONAL ASSOCIATION OF REALTORS®

Commercial R.E. Q115 Q215 Q315 Q415 Q116 Q216 Q316 Q416 2014 2015 2016

Office 15.1% 15.9% 15.8% 15.5% 15.3% 15.1% 14.9% 14.8% 16.0% 15.6% 15.0%

Industrial 11.3% 10.8% 10.3% 9.8% 9.4% 9.0% 8.5% 8.4% 12.0% 11.7% 8.8%

Retail 13.7% 13.2% 13.0% 12.7% 12.3% 12.1% 11.9% 11.6% 13.8% 13.2% 12.0%

Multifamily 8.4% 6.6% 6.7% 6.6% 6.6% 6.6% 6.6% 6.7% 6.6% 7.1% 7.1%

CA METRO COMMERCIAL VACANCY RATES

2015 Q2

SOURCE: National Association of REALTORS®

MSA Office Industrial Retail Multi-Family

Los Angeles 14.8% 3.6% 5.7% 3.5%

Oakland-East Bay 17.1% 8.2% 6.0% 2.8%

Orange County 16.3% 3.4% 4.6% 3.3%

Sacramento 20.3% 11.1% 10.0% 2.6%

San Bernardino/Riverside 22.4% 7.2% 9.1% 2.5%

San Diego 14.7% 6.4% 6.1% 2.8%

San Francisco 10.6% 10.4% 3.0% 3.8%

San Jose 16.3% 16.2% 4.6% 3.4%

Ventura 16.4% - 8.5% 2.9%

HOUSEHOLD GROWTH AFFECTED BYDEMOGRAPHIC AND ECONOMIC FACTORS

HOUSEHOLD FORMATION ACCELERATES IN 2015

U.S. ECONOMIC OUTLOOK

2010 2011 2012 2013 2014 2015p 2016f

US GDP 2.4% 1.8% 2.3% 2.2% 2.4% 2.4% 2.7%

Nonfarm Job Growth -0.7% 1.2% 1.7% 1.7% 1.9% 2.1% 1.8%

Unemployment 9.6% 8.9% 8.1% 7.4% 6.2% 5.3% 5.0%

CPI 1.6% 3.1% 2.1% 1.5% 1.6% 0.2% 2.1%

Real Disposable

Income, % Change 1.0% 2.5% 3.0% -0.2% 2.5% 3.3% 2.7%

30-Yr FRM 4.7% 4.5% 3.7% 4.0% 4.2% 3.9% 4.5%

SERIES: U.S. Economic OutlookSOURCE: CALIFORNIA ASSOCIATION OF REALTORS®

U.S. HOUSING MARKET OUTLOOK

2010 2011 2012 2013 2014 2015p 2016f

Existing Home Sales (000s) 4,190 4,260 4,660 5,090 4,940 5,292 5,471

% Change -3.5% 1.7% 9.4% 9.2% -2.9% 7.1% 3.4%

Median Price ($000s) $172.9 $166.1 $176.8 $197.1 $208.3 $221.4 $231.0

% Change 0.2% -3.9% 6.4% 11.5% 5.7% 6.3% 4.3%

SERIES: U.S. Existing home sales of single-family homes and condo/coopsSOURCE: NATIONAL ASSOCIATION OF REALTORS®

CALIFORNIA ECONOMIC OUTLOOK

2010 2011 2012 2013 2014 2015p 2016f

Nonfarm Job Growth -1.1% 1.1% 2.4% 3.0% 2.2% 2.8% 2.3%

Unemployment Rate 12.3% 11.8% 10.4% 8.9% 7.5% 6.3% 5.5%

Population Growth 0.7% 0.7% 0.7% 0.9% 0.9% 0.9% 0.9%

Real Disposable

Income, % Change 0.9% 3.4% 4.7% 0.2% 3.0% 4.3% 4.5%

SERIES: CA Economic OutlookSOURCE: CALIFORNIA ASSOCIATION OF REALTORS®

CALIFORNIA HOUSING MARKETOUTLOOK

MEMBERSHIP FOLLOWS SALESWITH 1-2YEAR LAG

2015p: 181,000

2016f: 183,000

50,000

100,000

150,000

200,000

250,000

100,000

200,000

300,000

400,000

500,000

600,000

700,000

Home Sales MembershipUnits of Home Sold # of Members

2015 SALES DID NOT DISAPPOINT

California, Aug 2015 Sales: 431,800 Units, +7.4%YTD, +9.3%YTY

100,000

200,000

300,000

400,000

500,000

600,000

700,000

*Sales are seasonally adjusted and annualizedSERIES: Sales of Existing Single Family HomesSOURCE: CALIFORNIA ASSOCIATION OF REALTORS®

Aug-15:431,800

Aug-14:395,080

CA SALES RE-GAINED MOMENTUM IN 2015

SERIES: Sales of Existing Single Family Homes, Seasonally AdjustedSOURCE: CALIFORNIA ASSOCIATION OF REALTORS®

Year-over-Year % Chg 6 per. Mov. Avg. (Year-over-Year % Chg)

HOME PRICE GAINS HAVE SLOWED

California, Aug 2015: $493,420, 1.0% MTM, +2.5%YTY

$100,000

$200,000

$300,000

$400,000

$500,000

$600,000

$700,000

P: May-07$594,530

T: Feb-09$245,230-59% frompeak

SERIES: Median Price of Existing Single Family HomesSOURCE: CALIFORNIA ASSOCIATION OF REALTORS®

Aug-15:$493,420

Aug-14:$481,250

Jan-10 Jul-10 Jan-11 Jul-11 Jan-12 Jul-12 Jan-13 Jul-13 Jan-14 Jul-14 Jan-15 Jul-15

Condo Single-Family Homes

HOME PRICE APPRECIATIONS HAVEMODERATED SINCE MID 2013

SERIES: Sales of SFH and Condo UnitsSOURCE: CALIFORNIA ASSOCIATION OF REALTORS®

YTY% Chg. in Price

CALIFORNIA VS. U.S. MEDIAN PRICES

1970-2015

$100,000

$200,000

$300,000

$400,000

$500,000

$600,000

California US CA Price Trend

• Housing market has recovered – Welcometo the new normal– Low mortgage rates

– Job & Income growth are positive

• And yet…– Supply well below long-run average

– Share of first-time buyers LOW

– Affordability key concern for everyone

• It’s not an easy market/transaction foranyone .

2015 - WHERE ARE WE ?

UNDERWATER MORTGAGESRISING PRICES HAVE REVERSED EQUITY LOSSES

40% Negative Equity Share in CA Near Negative Equity Share in CA

SERIES: Underwater MortgagesSOURCE: CoreLogic

INVENTORY CONTINUED TODECLINE FROM LASTYEAR

Aug 2014: 4.0 Months; Aug 2015: 3.6 Months

Note: “Unsold Inventory Index” represents the number of months it would take to sell the remaining inventory for the month in question. Theremaining inventory for the month is defined as the number of properties that were “Active”, “Pending”, and “Contingent” (when available) anddivide the sum by the number of “Sold” properties for the month in question.

SERIES: Unsold Inventory Index of Existing Single Family HomesSOURCE: CALIFORNIA ASSOCIATION OF REALTORS®

WHERE IS THE INVENTORY?

– Affordability challenge for repeat buyers• Low rate on current mortgage• Low property taxes• Why list when there is nowhere to go I can afford?• Could not qualify for a mortgage today

– Foreclosure pipeline is dry– Investors renting instead of flipping– New construction recovering but LOW– Measurement error? Off- MLS (aka “pocket’) listings not

being counted in listing stats– Demographics: Trade-up buyer pool is smaller

FEWER MIDDLE-AGE ADULTS IN RECENTYEARS

Source: Harvard Joint Center of Housing Studies, Census Bureau

DROP IN HOMEOWNERSHIP

DECLINE IN # OF TRADE UP BUYERS DUE TO POPULATION LOSS &DROP IN HOMEOWNERSHIP RATE

REGIONAL HOUSING MARKETS

CA AUG. 2015 MEDIAN PRICESYTY

SERIES: Median Price of Existing Detached HomesSOURCE: CALIFORNIA ASSOCIATION OF REALTORS®

CA 2015YTD SALES

SERIES:Year to Date Sales of Existing Detached HomesSOURCE: CALIFORNIA ASSOCIATION OF REALTORS®

$346,1805% YTY

www.car.org/marketdata

12% YTD8% YTY

4.6 32.7 95.8%NAUII

Months Days

MTM Price

Per Sq Ft

To List Ratio

Median PriceSales

NORTHERN CALIFORNIA AUG 2015

NORTHERN CALIFORNIAAUG. 2015 MEDIAN PRICES

NORTHERN CALIFORNIA2015YTD SALES

$550,12015% YTY

6% YTD14% YTY

3.6 46.1 NANAUII

Months Days

MTM Price

Per Sq Ft

To List Ratio

Median PriceSales

NORTHERN WINE AUG 2015

NORTHERN WINEAUG. 2015 MEDIAN PRICES

NORTHERN WINE2015YTD SALES

$804,19010% YTY

5% YTD0.2% YTY

2.3 22.3 103.4%$509UII

Months Days

MTM Price

Per Sq Ft

To List Ratio

Median PriceSales

BAY AREA AUG 2015

BAY AREAAUG. 2015 MEDIAN PRICES

BAY AREA2015YTD SALES

$276,9007% YTY

10% YTD12% YTY

3.6 24.4 97.3%NAUII

Months Days

MTM Price

Per Sq Ft

To List Ratio

Median PriceSales

CENTRAL VALLEY AUG 2015

CENTRAL VALLEYAUG. 2015 MEDIAN PRICES

CENTRAL VALLEY2015YTD SALES

$520,8304% YTY

11% YTD6% YTY

3.9 29.1 97.7%NAUII

Months Days

MTM Price

Per Sq Ft

To List Ratio

Median PriceSales

CENTRAL COAST AUG 2015

CENTRAL COASTAUG. 2015 MEDIAN PRICES

CENTRAL COAST2015YTD SALES

$464,4003% YTY

9% YTD7% YTY

3.9 41.9 98.6%NAUII

Months Days

MTM Price

Per Sq Ft

To List Ratio

Median PriceSales

SOUTHERN CALIFORNIA AUG 2015

SOUTHERN CALIFORNIAAUG. 2015 MEDIAN PRICES

SOUTHERN CALIFORNIA2015YTD SALES

ANNUAL HOUSING MARKETSURVEY:

2015 FINDINGS

SHARE OF SECOND/ VACATION HOMES HIGHERAFTER TWOYEARS’ OF DECLINE

SERIES: 2015 Housing Market SurveySOURCE: CALIFORNIA ASSOCIATION OF REALTORS®

1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015

% to Total Sales

SHARE OF INVESTMENT PROPERTIES DROPS TO THELOWEST LEVEL SINCE 2009

1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015

% to Total Sales

FIRST-TIME BUYERS FINDING IT HARD TO BUY

2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015

% First-Time Home Buyers Long Run Average

Long Run Average = 38%

SHARE OF CASH BUYERSLOWEST SINCE 2009

2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015

% of All Cash Sales

• Almost one-fourth of buyers paid with all cash

• The share of all cash buyers is the lowest in the last 6 years

THE SHARE OF INTERNATIONAL BUYERSLOWEST IN 8YEARS

2008 2009 2010 2011 2012 2013 2014 2015

Q. Was the buyer an international buyer – a person who was a citizen of another country who wished topurchase residential real estate in the U.S.?

6% 4% 2% 4%

3% 2%5%

3% 1%4%

0 1 2 3 4 5 or more

# of Properties Sold to International Buyers in the Last 12 Months

% Who Sold to International Buyers

Q. How many properties have you sold to an international buyer in the last 12 months?SERIES: 2015 Housing Market SurveySOURCE: CALIFORNIA ASSOCIATION OF REALTORS®

23% OF CA REALTORS® WORKED WITH ANINTERNATIONAL BUYER IN THE PAST 12 MONTHS

8% 8%0%

China Mexico South Korea

COUNTRY OF INTERNATIONAL BUYER

THE MEDIAN DOWN PAYMENT INCHED UP FROM 2014

$74,500

$10,000

$20,000

$30,000

$40,000

$50,000

$60,000

$70,000

$80,000

$90,000

2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015

Median Down Payment % of Down Payment to Price

Q. What was the amount of downpayment?

MARKET COMPETITION COOLS DOWNAFTER PEAKING IN 2013

53% 53%

4.34.0

2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015

% with Multiple Offers # of Multiple offers (Average)

YEARS OWNED HOME BEFORE SELLING

12 All Sellers

NET CASH GAIN TO SELLERS HIGHEST SINCE 2007

$120,000

$50,000

$100,000

$150,000

$200,000

$250,000

2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015

Q. What was the net cash gain or net loss to the seller as a result of this sale?

HOUSING AFFORDABILITY:CRISIS BREWING

CALIFORNIA PRICES MORE VOLATILE AND MUCHHIGHER THAN THE NATION

1970-2015

$100,000

$200,000

$300,000

$400,000

$500,000

$600,000

$700,000 California US

The difference between California’s prices and national home prices increasedfrom $10K in 1970 to $255K today

2015 Dollar Value

HOUSING AFFORDABILITY PEAKED Q1 2012PRICES V. LOW RATES AND INCOME GROWTH

California vs. U.S. – 1984-2015% OF HOUSEHOLDS THAT CAN BUYA MEDIAN-PRICED HOME

SERIES: Housing Affordability Index of Traditional BuyersSOURCE: CALIFORNIA ASSOCIATION OF REALTORS®

80% CA USAnnual Quarterly

HOUSING AFFORDABILITY IN CA: BY COUNTY

57 56 55 5450 50

47 4644

41 4037

30 3028 27

25 25 2523

21 20 19 18 18 17 1613

70 2015 Q2

SERIES: Housing Affordability IndexSOURCE: CALIFORNIA ASSOCIATION OF REALTORS®

% able to purchase median priced home

AFFORDABLE INVENTORY AVAILABLE TOMEDIAN-INCOME HOUSEHOLDS

2015 Q2

$27,010

$45,340

$69,990 $71,630

$87,520 $89,250

$98,400

$119,970

$95,978

$20,000

$40,000

$60,000

$80,000

$100,000

$120,000

RetailSalespersons

Chefs andHead Cooks

ElementarySchool

Teachers

Firefighters Police andSherriff's

PatrolOfficers

ComputerProgrammers

RegisteredNurses

SoftwareDevelopers

(Applications)

Min. IncRequired toBuy a Med.

HOW WAGES MEASURED AGAINST INCOMEREQUIRED TO BUY A HOME

SOURCE: Bureau of Labor Statistics, C.A.R.

2014 Annual Mean Wage

California

$30,340

$52,690 $49,230

$70,680$88,390

$97,570

$124,980 $118,690

$267,783

$50,000

$100,000

$150,000

$200,000

$250,000

$300,000

RetailSalespersons

Auto.Mechanics

Chefs andHead Cooks

ElementarySchool

Teachers

Firefighters ComputerProgrammers

RegisteredNurses

SoftwareDevelopers

(Applications)

San Francisco

$26,610

$46,790$50,730

$67,300

$58,520

$75,980

$105,390 $103,730

$57,581

$20,000

$40,000

$60,000

$80,000

$100,000

$120,000

RetailSalespersons

Auto.Mechanics

Chefs andHead Cooks

ElementarySchool

Teachers

RegisteredNurses

SoftwareDevelopers

(Applications)

Sacramento

$26,870

$42,610 $44,330

$72,720

$82,830$86,840

$93,180

$103,790

$88,082

$20,000

$40,000

$60,000

$80,000

$100,000

$120,000

RetailSalespersons

Auto.Mechanics

Chefs andHead Cooks

ElementarySchool

Teachers

RegisteredNurses

SoftwareDevelopers

(Applications)

Los Angeles

CALIFORNIA’S MAJOR METROS ARE LESSAFFORDABLE THAN THE AVERAGE U.S. METRO

SOURCE: Legislative Analyst’s Office

SHARE OF FIRST-TIME BUYERS REMAINSBELOW LONG-RUN AVERAGE

2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015

% First-Time Home Buyers Long Run Average

Long Run Average = 38%

HOMEOWNERSHIP RATES

California Vs. U.S.

Peak: 60.2%

Peak: 69.0%

75% CA US

SERIES: Homeownership RatesSOURCE: U.S. Census Bureau

“MISSING” 100,000 UNITS ANNUALLY, AT LEAST

2015p: 98,500 (42,190 sf, 56,310 mf)

2016f: 124,600 total units

SERIES: New Housing PermitsSOURCE: Construction Industry Research Board

100000

150000

200000

250000

300000

350000

Single Family Multi-Family

Household Growth:

165,000/yr

THE BOOMERS ANDTHEIR NEXT MOVE

BOOMERS – BORN BETWEEN 1946-1964

What is your age?

50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68

Age (Years)

SERIES: 2014 Baby Boomer SurveySOURCE: CALIFORNIA ASSOCIATION OF REALTORS®

Average:59

MAJORITY ARE MARRIED

What is your marital status?

Married 56%

Single 26%

Other 18%

BABY BOOMERS LESS DIVERSE THAN MILLENNIALS

What is your ethnic background?

Caucasian/White

Asian AfricanAmerican/

Hispanic/Latino

9%4% 4%

Boomers Millennials

3/4 BABY BOOMERS ARE HOME OWNERS

What is your current living situation?

Own 75%

Rent 22%

Other 3%

HOME OWNERSHIP RATE NEARLY 4 TIMES HIGHERAMONG BOOMERS

Baby Boomers

Millennials

What is your current living situation?

MOST HAVE EQUITY IN THEIR HOME

Do you have equity in your home?

Yes, 92%

No, 8%

MOST DON’T PLAN TO USE HOME EQUITY FORINCOME DURING RETIREMENT

Are you planning on using this equity for income during retirement?

Yes, 23%

No, 77%

MAJORITY DO NOT PLAN TO SELL HOMEWHEN THEY RETIRE

Do you plan to sell your current home when you retire?

Yes, 10%

No, 59%

Don't know/unsure, 32%

MAJORITY WON’T SELL BECAUSE THEY LIKE THEIRHOME

Why do you not plan to sell your current home when you retire?

I like my home

I cannot afford to buy anotherretirement home

I plan to give the home to mychild(ren)

Another reason

¼ POSTPONED RETIREMENT BECAUSE …

Did you have to postpone your date of retirement due to any of the following?

0% 2% 4% 6% 8% 10% 12% 14%

Death of significant other

Loss of pension

Medical bills

Loss of home

Loss of retirement income

Loss of assets/ income due to 2008 economic recession

Loss of employment

Did not save enough money yet for retirement

> ½ DO NOT FEEL THEY HAVE SAVED ENOUGH MONEYTO RETIRE COMFORTABLY

Do you feel you have saved enough money to retire comfortably?

Yes, 46%

No, 54%

MAJORITY WORRY ABOUT CHILDRENS’ ABILITY TOBECOME HOME OWNERS

Do you worry about your children’s ability to become home owners in the future?

Yes, 55%

No, 45%

2/5 PLAN TO HELP CHILDREN WITH DOWN PAYMENT

Do you plan to help your children with their down payment to purchase a home?

Yes, 43%

No, 57%

WHAT FINANCIAL DECISIONWOULD BOOMERS CHANGE?

If you could change one financial decision that you made within the past 10 years, what would it be?

0% 5% 10% 15% 20% 25%

Moving to the wrong location

Cash out/ open IRA

Carry less debt/ poor credit

Retiring prematurely

Seek better job

Invest in real estate

Better investment decisions

Saving more/ spending less

WHAT KEEPS BOOMERS UP AT NIGHT?

What keeps you up at night?

0% 5% 10% 15% 20% 25% 30% 35% 40% 45%

Economy

World politics

TV/ internet

Health concerns

Insomnia

Ache/ pain

Job security

Family issues

Stress/ anxiety

Bills/ finances

Nothing

CRAFTSMAN BUNGALOW IS DREAM HOME FOR1/3 HOME OWNERS

Q. Which of the following is your dream home?

craftsman bungalow

neo colonial

dream mansion Frank Lloyd Wright

desert modernism art nouveau/art moderne modern townhome downtown loft

brick urban rowhome

5.7% 5.1% 2.6%

2/3 HOME OWNERS PREFER A NIGHT IN WITHFAMILY/FRIENDS FOR FUN

Q. In which of the following activities would you like to participate? Select all that apply.

0% 10% 20% 30% 40% 50% 60% 70%

Burning Man

Woodstock in 1969

A "Hangover" weekend in Vegas

A week camping/fishing

A concert with your favorite artist

A fantastic movie

A trip to New York City

A trip to Paris

A quiet night in with friends/family

DIVERSITY IN HOMEOWNERSHIP

SHARE OF MINORITY HOME BUYERSHAS GROWN OVER TIME …

Q. What was the race/ethnicity of the head of household buying the property

14.0%16.5%

White/Non-Hispanic African-American Hispanic Asian

1995 2005 2015

HOUSING DEMAND WILL INCREASE,LARGELY DRIVEN BY MINORITIES

SOURCE: Urban Institute

2.7 4.6 2.2 2.18.9 11.6

1.34.8 1.9 2.5

9.1 10.4

White Hispanic Black, Non-Hispanic Other, Non-Hispanic Total Minority Total

Projected household growth, 2010-2010

Projected household growth, 2020-2030

Net new households, millions

46%39%

18%19%

88%77%

2010-2020

West Midwest South Northeast

Source: Dowell Myers and John Pitkin, “Immigrant Contributions to the HousingMarket…” RIHA, Mortgage Bankers Association, 2013

IMMIGRANT SHARE OF GROWTH INHOME OWNERS

2016 FORECAST

CALIFORNIA HOUSING MARKET OUTLOOK

2010 2011 2012 2013 2014 2015p 2016f

SFH Resales (000s) 416.5 422.6 439.8 414.9 383.3 407.5 433.0

% Change -12.3% 1.4% 4.1% -5.9% -7.6% 6.3% 6.3%

Median Price ($000s) $305.0 $286.0 $319.3 $407.2 $447.0 $476.3 $491.3

% Change 10.9% -6.2% 11.6% 27.5% 9.8% 6.5% 3.2%

Housing Affordability

Index 48% 53% 51% 36% 30% 31% 27%

30-Yr FRM 4.7% 4.5% 3.7% 4.0% 4.2% 3.9% 4.5%

SERIES: CA Housing Market OutlookSOURCE: CALIFORNIA ASSOCIATION OF REALTORS®

SALES UP FOR 2015 AND CONTINUE TO IMPROVE IN 2015;PRICE WILL GROW STEADILY THISYEAR AND NEXT

Units(Thousand)

407433

2005 2007 2009 2011 2013 2015p

Sales of Existing Detached Homes

$476$491

2005 2007 2009 2011 2013 2015p

Median Price

Price(Thousand)

CA: DOLLAR VOLUMEUP 13.3% IN 2015, UP 9.6% IN 2016

$133 $131 $127 $121$140

$169 $171$194

2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015p 2016f

$ Volume of Sales Percent Change

% Change$ in Billion

WILD CARDS

– Stock market volatility

– Slower growth: China

– Further collapse in energy/commodity prices

– Geo-political tensions

– Terrorism

– El Nino/Water Shortage

– 2016 Presidential election

MARKET OPPORTUNITIES IN 2016

MARKETOPPORTUNITIES

– Millennials

• Turn renters into first-time buyers

• First-time buyers who bought with tax credit back in 2009are ready to trade-up

• Understand the differences in needs between Millennialfirst-time buyers and Millennial trade-up buyers

– Baby Boomers

• Ready to downsize

• Understand Boomers’ priorities: investment and retirement

• If we can’t keep them in CA, help them find a place out ofstate. Network with REALTORS® outside of CA

MARKETOPPORTUNITIES

– Minorities

• Minorities have grown in homebuyer share over time

• Surge in the number of minority households will play a bigrole in the increase in housing demand in the next 10 years

• Develop programs and marketing material tailored towardsminority home buyers of different ethnicity

– Investor sellers

• Investor buyers who purchased bargain properties a fewyears ago are ready to sell as home prices start leveling off

– Everyone else…

• Low interest rates will be here a little longer

MOST MILLENNIALS UNCERTAIN/DOUBTFUL THATTHEY COULD OBTAIN A MORTGAGE

NOW?AMILLENNIAL ETHNICITY

SOURCE: C.A.R. 2014 Millennial SurveyQ: Could you obtain a mortgage if you applied now ?

Yes 22%

No 33%

Don't know45%

#TBTC.A.R.110

#TBT…. SACRAMENTO 110YEARS AGO

730 N Street

#TBT…. SAN FRANCISCO 110YEARS AGO

500 block of Liberty Street

#TBT…. FRESNO 110YEARS AGO

Brix Mansion 2844 Fresno St

#TBT…. SUMMER OF LOVE

THANKYOU!

lesliea@car.org

Facebook: CARResearchgroup

Twitter: CARResearchInfo

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