Lawrence R.
Senior Member
- Joined
- Mar 27, 2007
- Professional Status
- Certified General Appraiser
- State
- South Carolina
Just wondering what is the threshold a market or sub-market must cross before you deem the market conditions as oversupplied?
Just wondering what is the threshold a market or sub-market must cross before you deem the market conditions as oversupplied?
In my newbee opinion, terms like oversupply, undersupply, and equilibrium are relative; and there has not been a stable period in most markets for the past 7 years, so the issue is moot, and all answers right/wrong.
Somebody (I think it was PropEcon) suggested that we use the rows & columns near the top of page 1 of the 1004 to define values/supply-demand/market. Seems like it would be well neigh impossible to criticize that rationale in the absence of anything more definitive.
This is the whole reason for making a judgement on supply. Prices can go up or down for a variety of reasons. Oversupply is one of the reasons prices may go down, just as a shortage can cause prices to go up. Sometimes lowering prices is not enough to create demand. If there are only 990 families in an area, that 991st house is not likely to sell at any price until another family arrives. (I know that is overly simplistic, but it makes a real point.) Oversupply does not have a simple formula that can be applied. It comes down to an appraiser's judgement on the number of houses available for purchase. Some of the best stats to support an oversupply opinion are drops in new construction, rise in expired listings and sale price is a lower percentage of asking price than other periods of time.I like Kevin's answer, it is easy to understand and apply, but I don't agree with it. In the past month or two in many of my locations there has been a reduction in supply where now absorptions rates (the way Don measures them) have dropped below 3 to 6 months, but only because the owners dropped their prices dramatically in order to coincide selling with school closing. The result is a newly developed balance in supply and demand (perhaps even an undersupply because at the right price people came out in droves) with sharply declining values.