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Top Posts – Cost of Constructing a Home in 2024 – Eye On Housing

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Construction costs account for 64.4% of the average price of a home, according to NAHB’s most recent Cost of Construction Survey.  In 2022, the share was 3.6 points lower, at 60.8%.  The latest finding marks a record high for construction costs since the inception of the series in 1998 and the fifth instance where construction costs represented over 60% of the total sales price.

The finished lot was the second largest cost at 13.7% of the sales price, down more than four percentage points from 17.8% in 2022.  The share of finished lot to the total sales price has fallen consecutively in the last three surveys, reaching a series low in 2024.

The average builder profit margin was 11.0% in 2024, up less than a percentage point from 10.1% in 2022.  

At 5.7% in 2024, overhead and general expenses rose when compared to 2022 (5.1%).  The remainder of the average home sale price consisted of sales commission (2.8%), financing costs (1.5%), and marketing costs (0.8%).  Marketing costs were essentially unchanged while sales commission and financing costs decreased compared to their 2022 breakdowns.

Construction costs were broken down into eight major stages of construction. Interior finishes, at 24.1%, accounted for the largest share of construction costs, followed by major system rough-ins (19.2%), framing (16.6%), exterior finishes (13.4%), foundations (10.5%), site work (7.6%), final steps (6.5%), and other costs (2.1%).

Explore the interactive dashboard below to view the costs and percentage of construction costs for the eight stages and their 36 components.

Table 1 shows the same results as the dashboard above in table format.  Please click here to be redirected to the full report (which includes historical results back to 1998).



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Millions of U.S. Homes Fail to Meet Standards – Eye On Housing

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In 2023, nearly 6.45 million homes, around 5% of U.S housing stock, were classified as inadequate according to the American Housing Survey (AHS). Of these, 1.65 million homes were classified as severely inadequate, showing significant concerns over housing quality. While this reveals ongoing issues in nation’s housing conditions, it signals probable market growth for remodeling and home improvements in the year ahead.

The U.S. Department of Housing and Urban Development (HUD) defines physical adequacy based on whether a home meets the basic standard of “a decent home and a suitable living environment”. Homes are severely inadequate if they exhibit major deficiencies, such as exposed wiring, lack of electricity, missing hot or cold running water, or the absence of heating or cooling systems. Additionally, homes with at least five significant structural problems such as water leaks, large open cracks or holes in the floor also belong to this category.  Moderately inadequate homes have three or four significant structural issues, or have problems such as incomplete kitchen facilities, lack of vented heating equipment, or prolonged toilet breakdowns.

Housing inadequacy has remained a persistent issue over the past decade, shown in Figure 1.  In 2023, around 6.5 million households lived in moderately or severely inadequate housing. While the total number of inadequate homes declined slightly from 6.9 million in 2015 to 6.0 million in 2019, it rebounded to 6.7 million in 2021 and remained elevated in 2023.  The majority, around 4.8 million, of inadequate homes were moderately inadequate, while 1.65 million households lived in severely inadequate conditions in 2023.

The share of inadequate homes varies significantly by the age of the home (Figure 2). Older homes have higher rates of inadequacy. Homes built before 1940 have the highest inadequacy rate at 9%, followed by those built between 1940 and 1959 at 7%. While housing units from 1960 to 1979 show a moderate inadequacy rate of 5%, they account for the largest number of inadequate homes, with 1.2 million classified as moderately inadequate and 465,000 as severely inadequate in 2023. In contrast, newer homes (1980-Present) have lower inadequacy rates with the share steadily declining from 4% for homes built between 1980 and 1999 to 3% for those constructed from 2000 to the present.

Geographically, inadequate housing is most concentrated in smaller metro areas. Around 50.4% of moderately inadequate homes (2.4 million units) and 43.6% of severely inadequate homes (720,000 units) are in these areas in 2023. This trend is likely driven by aging housing stock and lower household income compared to major metro areas. However, major metro areas still have a substantial share of inadequate homes, with 29.7% of moderately inadequate (1.4 million) and 38.2% of severely inadequate units (631,000). Non-metro areas have the lowest total numbers, (953,000 moderately inadequate and 720,000 severely inadequate homes), though challenges persist.

In 2023, around 6.45 million households lived in inadequate housing, with more renters (3.5 million) than owners (2.8 million). Housing cost burdens varied greatly among these two groups: Among those households in inadequate homes, 1.9 million owners spent less than 30% of their income on housing, compared to 1.6 million renters. It suggests that many homeowners living in inadequate housing may indeed have the financial capacity to improve their housing conditions if they choose to do so. In contrast, renters in inadequate housing face greater financial constraints, with 1.1 million spending more than 50% of their income on housing, more than double the 480,000 cost-burdened owners. This disparity highlights the challenges renters are facing, including limited affordable housing options and a lack of control over property conditions.



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An Alternative Means of Housing Supply – Eye On Housing

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Manufactured homes play a measurable role in the U.S. housing market by providing an affordable supply option for millions of households. According to the American Housing Survey (AHS), there are 7.2 million occupied manufactured homes in the U.S., representing 5.4% of total occupied housing and a source of affordable housing, in particular, for rural and lower income households.

Often thought of as synonymous to “mobile homes” or “trailers”, manufactured homes are a specific type of factory-built housing that adheres to the U.S. Department of Housing and Urban Development’s (HUD’s) Manufactured Home Construction and Safety Standards code. To qualify, a manufactured home must be a “movable dwelling, 8 feet or more wide and 40 feet or more long”, constructed on a permanent chassis.

The East South Central division (Alabama, Kentucky, Mississippi and Tennessee) have the highest concentration of manufactured homes, representing 9.3% of total occupied housing. The Mountain region follows with 8.5%, while the South Atlantic region holds 7.7%.

The 1990s saw a surge in manufactured home shipments, peaking in 1998. During this period, manufactured homes constituted 17% to 24% of new single-family homes.  However, shipments declined in the early 2000s, coinciding with a rapid increase in site-built housing construction leading up to the 2008 housing crisis. Since then, manufactured homes have stabilized at around 9% to 10% of new housing.

Characteristics of the 2023 Manufactured Home Stock

Given that most manufactured homes were produced in the 1990s, a significant portion of the existing manufactured home stock — approximately 72.2% — was built before 2000. Consequently, 7.7% of these homes are classified as inadequate compared to 5% of all homes nationwide. About 2% are considered severely inadequate and exhibit “major deficiencies, such as exposed wiring, lack of electricity, missing hot or cold running water, or the absence of heating or cooling systems”. However, with proper maintenance, manufactured homes can be as durable as site-built homes.

Currently, 57% of the occupied manufactured homes stock are single-section units, while 43% are multi-sections, according to the AHS. Single-section homes are manufactured homes that can be transported from factory to placement in a single piece while multi-sections are transported in multiple pieces and are joined on site. However, data from the Census show that newer shipments indicate a shift toward multi-section homes.

Most single-section homes are less than 1,000 square feet and contain five total rooms in the house — typically two bedrooms and three bathrooms. In contrast, multi-section homes usually range from 1,000 to 2,000 square feet and have six rooms, comprising three bedrooms and three bathrooms.

Demographics of Manufactured Homes Residents

Manufactured homes serve as a crucial housing option, particularly for those living in rural or non-metro areas. AHS data highlight a stark contrast between the locations of single-family and manufactured home residents. While most manufactured home residents (53%) live in rural areas, single-family residents are mostly concentrated (67%) in urbanized areas — defined as territories with a population of 50,000 or more. In comparison, only 33% of manufactured home residents reside in urbanized areas. Residents of both manufactured and single-family homes are less common in urban clusters — areas with populations between 2,500 and 50,000 — comprising just 13% and 9%, respectively.

The median age of a manufactured home householder is 55, the same as single-family householders. However, most manufactured home householders (37.8%) have an education attainment level of high school completion compared to single-family householders whose largest group (24.8%) have completed a bachelor’s degree.

Income disparities are also significant. The median household income for manufactured home residents is $40,000, far below the $85,000 median income for single-family householders. The gap widens among homeowners, with manufactured homeowners earning a median of $41,500 versus $93,000 for single-family homeowners.

Household CharacteristicManufactured Homes HouseholdSingle-Family HouseholdAge (Median)5555Majority Education Attainment LevelHigh school or equivalency (37.8%)Bachelor’s degree (24.8%)Annual Household Income (Median)$40,000$85,000Annual Household Income of Homeowners (Median)$41,500$93,000Sources: 2023 American Housing Survey (AHS) and NAHB analysis.

Cost of Buying and Owning Manufactured Homes

One of the key advantages of manufactured homes is affordability. The average cost per square foot for a new manufactured home in 2023 was $86.62, compared to $165.94 for a site-built home (excluding land costs) — a difference of $79.32 per square foot. This difference in cost has only grown over the decade from $51.84 per square foot in 2014. For a 1,500-square-foot home, this translates to a savings of approximately $118,980, and this savings has grown despite the average cost of manufactured homes increasing at a higher growth rate of 7.4% CAGR versus 6.1% CAGR for new single-family homes.

Owning a manufactured home is also more affordable in total housing cost, which includes mortgage payments, insurance, taxes, utilities and lot rent. According to the AHS, owners of a single-section manufactured home have a median total monthly housing cost of $563, while the cost for a multi-section home is $805. In contrast, the median monthly cost of owning a single-family home is $1,410.

Despite the lower costs associated with manufactured homes, affordability remains a challenge for many owners. Among single-section manufactured homeowners, 36.6% are considered cost-burdened, meaning they spend 30% or more of their income on housing. This is slightly higher than the 28.4% of multi-section manufactured homeowners and the 27.6% of single-family homeowners facing similar financial strain. This disparity underscores the reality that even though manufactured homes are a more affordable option, lower-income households are still disproportionately burdened by housing costs.

Manufactured Home Pricing

Data on manufactured home appreciation is limited. However, the Federal Housing Finance Agency (FHFA) publishes a quarterly house price index for manufactured homes. Comparing the indices for manufactured and site-built homes, manufactured homes have closely followed the appreciation trends of their site-built counterparts. Between the first quarter of 2000 and the last quarter of 2024, the index value for manufactured homes increased by a cumulative 203.7%, slightly surpassing the 200.2% increase for site-built homes. This indicates that the manufactured home markets face much of the same demand opportunities and supply challenges of the broader housing market.

It is important to note that this data reflects only manufactured homes financed through conventional mortgages as real property, acquired by Fannie Mae and Freddie Mac (the Enterprises). In contrast, the majority of new manufactured homes are titled as personal property, which is not eligible for conventional mortgage financing because the Enterprises do not acquire chattel loans. Nonetheless, it is common for manufactured homes to be placed on private land even though the unit is under a personal property title — a title that applies to movable assets, such as vehicles, tools or equipment, and furniture, whereas a real estate property title includes land and any structures permanently attached to it.

Despite this distinction, there has been a steady increase in the share of manufactured homes titled as real estate. Since 2014, the percentage of real estate-titled manufactured homes has grown from 13% to 20% in 2023, indicating a positive trend toward greater financial recognition and stability for these homes.

Zoning Restrictions and the Future of Manufactured Homes

Manufactured homes provide a cost-effective housing solution, particularly in rural areas where the transportation and material costs for site-built homes can be significantly higher. However, restrictive zoning laws often limit their placement in urban areas. Regulations such as bans on manufactured home communities and large lot size requirements can substantially increase costs, making it difficult to establish manufactured housing in cities. Reducing these zoning barriers could not only expand affordable housing options in high-cost urban areas but also improve access to essential services such as healthcare and economic opportunities for lower-income communities.

A successful example of zoning reform comes from Jackson, Mississippi, where city officials partnered with the Mississippi Manufactured Housing Association (MMHA) to launch a pilot program highlighting the potential of prefabricated and manufactured homes as affordable housing solutions. As part of the initiative, the city revised its zoning regulations to distinguish manufactured and modular housing from pre-1976 “mobile homes,” which had long been banned. Previously, manufactured homes were classified under the same category, restricting their placement. The new ordinance now permits manufactured housing within city limits, albeit with a discretionary use permit, paving the way for greater affordability and accessibility in urban housing.

Conclusion

Manufactured homes make up only 5% of the total housing stock but provide an alternative form of housing that meets the needs of various households, particularly in rural areas. Although they offer a lower-cost option compared with site-built homes, factors such as an aging housing stock, financing limitations and zoning restrictions could influence their accessibility and long-term viability.

Trends such as the increasing prevalence of multi-section homes and a growing share of units titled as real estate suggest a gradual shift in consumer preferences toward housing options that more closely resemble site-built homes in size, functionality and financing. As housing affordability remains a key concern, manufactured homes continue to play a role as an affordable supply in the broader housing landscape, and expanding their use through education, innovation and zoning reform could improve access to cost-effective housing.

Footnotes:



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Top Posts – Most Home Builders are Small Businesses – Eye On Housing

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Despite historically low self-employment rates and the rising market share of top ten builders, residential construction remains an industry dominated by independent entrepreneurs, with nearly 80% of home builders and specialty trade contractor firms being self-employed independent contractors. Even among firms with paid employees, the industry continues to be dominated by small businesses, with 63% of homebuilders and two out of three specialty trade contractors generating less than one million dollars in total business receipts. The new estimates are based on the 2022 Economic Census and Nonemployer Statistics data.

The Economic Census covers several construction subsectors within the home building industry:

 Residential Building Construction (RBC)

Single-family general contractors (excluding for-sale builders)

Multifamily general contractors (excluding for-sale builders)

For-sale new housing builders

Residential remodelers

Land Subdivision (or land developers)

Specialty Trade Contractors (STC)

The 2022 statistics show that the majority of residential construction businesses are self-employed independent contractors.  There are over 813,000 nonemployer firms in residential building construction (RBC), accounting for close to 80% of all establishments. In land subdivision, more than 9,000 independent contractors account for 68% of land subdivision firms.  Over 1.9 million specialty trade independent contractors make up 79% of all STC establishments. These nonemployer firms also account for almost half of the full-time employees (FTE) in residential building construction, 26% in land subdivision, and 28% in STC. 

Most of these self-employed mom-and-pop firms are very small, with annual receipts averaging under $103,000 for residential building construction, and under $70,000 for specialty trade contractors. Self-employed independent contractors in land subdivision average around $288,000 in annual business receipts. As a result, these nonemployer firms make up only 12% of all sales and receipts generated by residential building construction and land subdivision, and 9% of specialty trade contractors’ revenue.

Among residential construction businesses with paid employees, remodeling, land subdivision, and specialty trade subcontractors (STC) companies tend to be smaller.  Three out of four remodeling establishments, 63% of land developers, and 59% of STC companies generate under $1 million in receipts.  

Home builders are typically somewhat larger, with about 45% of companies reporting annual sales over $1 million. Among homebuilders, multifamily general contractors tend to be the largest. However, the Census Bureau did not disclose the number of the largest (with revenue over $100 million) and smallest (with revenue under $100K) multifamily and single-family custom builders in 2022. As a result, the revenue spectrum for MF and SF contractors is incomplete and is presented in a separate chart. 

Multifamily contractors are typically larger compared to single-family contractors and for-sale builders (who build on land they own and control). Ten percent of multifamily contractors reported annual sales between $10 million and 25 million, and an additional 11% earned between $25 million and $100 million in 2022.  

Under the most recent U.S. Small Business Administration (SBA) size standards, the vast majority of residential construction companies qualify as small businesses. The most recent small business size limits for all types of builders are $45 million, $34 million for land subdivision, and $19 million for specialty trade contractors. By these standards, almost all remodelers and single-family contractors, and at least 98% of land developers, and 96% of specialty trade contractors, easily qualify as small businesses. 



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September 2025 – Eye On Housing

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In September 2025, nonfarm payroll employment was largely unchanged across states on a monthly basis, with a limited number of states seeing statistically significant increases or decreases. This reflects generally stable job counts across states despite broader labor market fluctuations. The data were impacted by collection delays due to the federal government shutdown.

Nonfarm payroll employment increased in 29 states and the District of Columbia in September compared to the previous month, while decreasing in 20 states. New Mexico reported no change. According to the Bureau of Labor Statistics, nationwide total nonfarm payroll employment increased by 119,000 in September, following significant downward revisions to the previous two months’ figures including job losses in August. Through September, monthly job growth has averaged 76,000, a significant slowdown compared to the 168,000 monthly average gain for 2024.

On a month-over-month basis, employment data was most favorable in Missouri, which added 18,300 jobs. New Jersey came in second (+10,900), followed by North Carolina (+10,200). Meanwhile, a total of 96,300 jobs were lost across 20 states, with New York reporting the steepest job losses at 27,000. In percentage terms, employment increased the highest in Missouri at 0.6%, while Connecticut saw the largest decline at 0.3% between August and September.

Year-over-year ending in September, 1.3 million jobs have been added to the labor market, which is a 0.8% increase compared to the September 2024 level. The range of job gains spanned from 900 jobs in Montana to 168,000 jobs in Texas. Three states and the District of Columbia lost a total of 25,700 jobs in the past 12 months, with the District of Columbia reporting the steepest job losses at 9,600. In percentage terms, the range of job growth spanned 0.1% in Nevada and Maryland to 2.3% in South Carolina. The range of job losses in Kansas, Massachusetts, Maine, and the District of Columbia spanned 0.1%-1.2%.

Construction Employment

Across the nation, construction sector jobs data —which includes both residential and non-residential construction—showed that 31 states and the District of Columbia reported an increase in September compared to August, while 17 states lost construction sector jobs. The two remaining states reported no change on a month-over-month basis. Texas, with the highest increase, added 4,300 construction jobs, while Florida, on the other end of the spectrum, lost 4,400 jobs. Overall, the construction industry added a net 19,000 jobs in September compared to the previous month. In percentage terms, Michigan reported the highest increase at 2.1%, while Mississippi reported the largest decline at 4.9%.

Year-over-year, construction sector jobs in the U.S. increased by 38,000, which is a 0.5% increase compared to the September 2024 level. Texas added 16,400 jobs, which was the largest gain of any state, while New York lost 16,900 construction sector jobs. In percentage terms, New Mexico had the highest annual growth rate in the construction sector at 12.4%. During this period, New Jersey reported the largest decline of 6.0%.



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Existing Home Sales Edge Higher in November – Eye On Housing

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Existing home sales rose for the third consecutive month in November as lower mortgage rates continued to boost home sales, according to the National Association of Realtors (NAR). However, the increase remained modest as mortgage rates still stayed above 6% while down from recent highs. The weakening job market also weighed on buyer activity.

Meanwhile, inventory fell for the fourth consecutive month as homeowners with record-high housing wealth held back from listing properties. Relatively tight supply continued to push home prices higher and challenge housing affordability, even as wage growth outpaced home price gains.

Total existing home sales, including single-family homes, townhomes, condominiums, and co-ops, rose 0.5% to a seasonally adjusted annual rate of 4.13 million in November, the highest level since February. However, on a year-over-year basis, sales were 1.0% lower than a year ago.

The existing home inventory level was 1.43 million units in November, down 5.9% from October but up 7.5% from a year ago. At the current sales rate, November unsold inventory sits at a 4.2-months’ supply, down from 4.4-months in October but up from 3.8-months in November 2024. Inventory between 4.5 to 6 months’ supply is generally considered a balanced market.

Homes stayed on the market for a median of 36 days in November, up from 34 days last month and 32 days in November 2024.

The first-time buyer share was 30% in November, down from 32% in October but unchanged from a year ago.

The November all-cash sales share was 27% of transactions, down from 29% in October but up from 25% a year ago. All-cash buyers are less affected by changes in interest rates.

The November median sales price of all existing homes was $409,200, up 1.2% from last year. This marks the 29th consecutive month of year-over-year increases. The median condominium/co-op price in November was up 0.1% from a year ago at $358,600.  Recent gains for home inventory will put downward pressure on resale home prices in most markets in 2025.

Existing home sales in November were mixed across the four major regions. Sales rose in the Northeast (+4.1%) and South (+1.1%), fell in the Midwest (-2.0%), and remained unchanged in the West. On a year-over-year basis, sales were unchanged in the Northeast and South (2.8%), while down in the Midwest (-3.0%) and West (-1.3%).

The Pending Home Sales Index (PHSI) is a forward-looking indicator based on signed contracts. The PHSI rose from 74.9 to 76.3 in October. On a year-over-year basis, pending sales were 0.4% lower than a year ago, according to the National Association of Realtors’ data.



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Lumber Capacity Lower Midway Through 2025 – Eye On Housing

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Sawmill production has remained essentially flat over the past two years, according to the Federal Reserve G.17 Industrial Production report. This most recent data release contained an annual revision, which resulted in higher estimates for both production and capacity in U.S. sawmills. While in previous analysis, production had remained stagnant since 2017; this revision shows current levels above 2017 by 7.5%. This revision also leads to an increased production capacity estimate, now peaking in the fourth quarter of 2024, and exceeding the capacity level seen in the early 2010s.

The sawmill utilization rate is a ratio of actual production and potential full production that is released quarterly by the Census Bureau. The utilization rate has experienced an overall downward trend since 2017 as a result of added capacity, yet stagnant production. However, the second quarter of 2025, on a four-quarter moving average, experienced a slight uptick from 66.5% to 68.1%. Meanwhile, sawmill production, based on a four-quarter moving average, is 0.9% higher in the second quarter of 2025 compared to the first quarter. However, sawmill production remains just 0.3% above 2023 levels.

The current sawmill capacity estimate is down 1.2% from the first quarter of 2025. Despite this quarterly decline, capacity is higher than a few years ago. Compared to the second quarter of 2023, the estimate is up 4.5%. This is the expected result due to flat production over this period coupled with a declining utilization rate.

In the previous two years, especially in 2024, lumber prices experienced declines as supply outpaced demand. Lower prices have led to sawmill curtailments and closures with excess lumber capacity, which may be why the capacity index started to show declines in early 2025. Another notable trend is the continued declines in sawmill employment levels, with no strong impact on production levels. Some of this likely has to do with the technological advancements in place from new investment into sawmills resulting in fewer workers being able to produce higher levels of output.

Looking ahead, lumber production and pricing in 2026 remains highly uncertain. The latest lumber prices in December continue to remain low, despite combined duties of nearly 45% on U.S. imports of softwood lumber from Canada. Waning housing production over the course of 2025 created an environment where lumber supply was continually above demand, especially over the second half of the year. Next year, depending on residential construction, we may see lumber prices enter a period of volatility. Mills across North America have been producing at a loss for much of 2025, creating conditions where closures and curtailments potentially lead to a lower supply of lumber next year.



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Inflation Slows in November (with a Caveat) – Eye On Housing

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Inflation unexpectedly eased in November, according to the Bureau of Labor Statistics (BLS) latest report. This data release was originally scheduled for December 10 but was delayed due to the recent government shutdown. While most indexes showed deceleration, this report does not necessarily prove a downward trend in inflation due to missing October data and incomplete November collection. December’s report may be more pivotal for markets and the Fed.

The recent record-long government shutdown disrupted data collection for many macroeconomic indicators including the CPI. About two-thirds of price data is collected through personal visits to brick-and-mortar stores, with the remaining third collected online or via telephone. Since the government remained shut down throughout October, BLS cannot retroactively collect survey data for the month. While data collection resumed on November 14 following the November 13 reopening, this month’s report potentially has downward bias due to lower collection rates and holiday sales promotions. This also suggests higher likelihood for monthly volatility in the near term.

Though inflation is expected to peak in the first quarter of 2026, the Fed is likely to continue easing given signs of labor market weakening. The housing market’s sensitivity to interest rates suggests rate cuts could help ease the affordability crisis and support housing supply even as builders continue to face supply-side challenges.

During the past twelve months, on a non-seasonally adjusted basis, the Consumer Price Index (CPI) rose by 2.7% in November. Excluding the volatile food and energy components, the “core” CPI increased by 2.6% over the past twelve months, the lowest reading since April 2021. A large portion of the “core” CPI is the housing shelter index, which increased 3.0% over the year, the lowest reading since August 2021. Meanwhile, the component index of food rose by 2.6%, and the energy component index increased by 4.2%.

Given the notable shift in the November data, especially for the shelter inflation component, the November data are shown with data dot points (red for shelter, blue for overall CPI respectively) in the chart below. The December report will identify whether these data points are confirmed positive trends.

Due to the gap in data collection during the government shutdown, this report covers a two-month period instead of the standard one month. From September to November, the CPI rose by 0.2% (seasonally adjusted), down from a 0.7% increase over the two-month period ending in September. The “core” CPI increased by 0.2% over the two months ending in November, compared to 0.6% in the prior two-month period.

From September to November, the price index for a broad set of energy sources rose by 1.1% and the food index rose by 0.1%. The index for shelter, which makes up more than 40% of the “core” CPI, rose by 0.2% over the two-month period, down from 0.6% in the previous period. Other contributors that increased included indexes for household furnishings and operations, communication, as well as personal care.

NAHB constructs a “real” rent index to indicate whether inflation in rents is faster or slower than core inflation. It provides insight into the supply and demand conditions for rental housing. When inflation in rents is rising faster than core inflation, the real rent index rises and vice versa. The real rent index is calculated by dividing the price index for rent by the core CPI (to exclude the volatile food and energy components).

From September to November, the Real Rent Index remained unchanged over the two-month period. Due to the missing October data, the average monthly growth rate for 2025 cannot be directly compared to prior years.



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Homelessness Increased to a Record-High in 2024  – Eye On Housing

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In 2024, the number of people experiencing homelessness increased to the highest estimate in the history of HUD’s Annual Point-in-Time (PIT) Count. Approximately 771,500 people were recorded as living in an emergency shelter, a transitional housing program, or in unsheltered locations across the country. This count increased 18% compared to 2023, a notable increase compared to previous years as shown in graph below. 

Demographics

Nearly every demographic increased to record levels of homelessness in 2024. Individuals, who represent about two-thirds of people experiencing homelessness, increased 10% from 2023. Meanwhile, families with children experienced the largest jump, rising 39% to over 259,000 people. Unaccompanied youth (those under 24) also increased 10% to roughly 38,000 people.  

Other special populations, such as people experiencing chronic homelessness, increased 7% to 153,000, accounting for one in five people experiencing homelessness nationwide. Veterans, however, were the only population to decrease, declining by 8% to 33,000. 

Notably, nearly all populations have increased since 2007, with people experiencing chronic patterns of homelessness increasing the most by 27%. However, veterans remain the only group to post a long-term decline of 55% since 2009.

By State

Geographically, California had the highest number of people experiencing homelessness in 2024 at 187,000 people, nearly a quarter of the national total. New York followed at 158,000 people or 20% of the total. However, when adjusted to account for population size, Hawaii, and New York were the states with the highest homelessness rate at around 80 per 10,000 people. Twelve states and territories, including D.C. and Guam, exceeded the national rate of 23 per 10,000 people.  

Compared to 2023, only seven states and Puerto Rico showed declines in the number of people experiencing homelessness including Maine (-36.5%), Tennessee (-10.1%), New Hampshire (-8.0%), Montana (-7.8%), Puerto Rico (-6.5%), Wyoming (-5.8%), Iowa (-0.8%), and Georgia (-.03%). Every other state and D.C. experienced increases, led by Illinois (116.2%), Hawaii (87.0%), Massachusetts (53.4%), and New York (53.2%).  

In terms of market area, more than half (54%) of people experiencing homelessness live in major cities. This is followed by 24% in suburban areas, 16% in rural areas, and 6% in other urban areas

Shelter vs. Unsheltered 

It is important to note that the point-in-time count for this report is recorded at the end of January, one of the coldest times of the year. In 2024, 64% of the 771,500 people were considered sheltered. Sheltered homelessness rose by 25% compared to 2023, while unsheltered increased by 7%.  

Sheltered people are counted in two main types of programs, emergency shelters (shorter-term) and transitional housing (longer and more intensive care). People on other types of housing assistance considered permanent housing such as rapid rehousing (short-term subsidy) and permanent supportive housing (long-term subsidy) are not included in this count.  

In 2024, there were an estimated 510,000 shelter beds (including emergency shelters and transitional housing), representing 43% of the total inventory of all housing assistance. Since 2007, shelter beds have increased by 21%, whereas the number of permanent housings has increased by 261%.  

Housing Affordability

Homelessness is a complex issue with various factors, but the steep increase in 2024 coincides with the broader housing affordability challenges the entire market is facing. More than half of renter households are cost-burdened, paying 30% or more of their income on rent and utilities. At the same time, three-quarters of Americans are unable to afford a median-priced home, reflecting high demand, high mortgage rates, as well as limited supply following a decade of underbuilding after The Great Recession.  

Over the long-term, supply side growth is essential to taming housing costs. In a well-functioning housing market, as multifamily completions increase, vacancy rates should rise and rent growth should slow. However, because new units are typically delivered at higher price points, households on the lower end of the income distribution rely on the ‘trickle-down’ effect. As new single-family and multifamily homes are built, some renters become first-time buyers, freeing up older, and more affordable rental units in the process.  

In the short-term, expanding the supply of affordable units is essential for serving the needs of people currently experiencing homelessness. This means making it easier and less costly to build. Eliminating excessive regulations, overturning inefficient local zoning rules, supporting federal tax legislation such as the Low-Income Housing Tax Credit will make it more feasible for builders to deliver units at lower price points. 

Ultimately, homelessness is both an economic and humanitarian challenge, and there is no single solution. What remains clear is that building homes is essential to easing cost burdens and a step toward the American dream of housing opportunities for all. 



This article was originally published by a eyeonhousing.org . Read the Original article here. .

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Job Market Shows Signs of Cooling in November – Eye On Housing

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In November, job growth slowed, and the unemployment rate rose to 4.6%, its highest level in four years. At the same time, job gains for the previous two months (August and September) were revised downward. The November’s jobs report indicates a cooling labor market as the economy heads into the final month of the year.

In November, wage growth slowed, increasing 3.5% year over year, down 0.6 percentage points from a year ago. Wage growth has been outpacing inflation for nearly two years, which typically occurs as productivity increases.

National Employment

According to Employment Situation Summary reported by the Bureau of Labor Statistics (BLS), total nonfarm payroll employment rose by 64,000 in November. This represents a notable slowdown from September’s revised gain of 108,000 and reflects continued weakness in overall hiring.

August’s growth was revised downward for the second time, from last month’s estimate of -4,000 to -26,000. September job growth was revised down by 11,000, from +119,000 to +108,000. Combined, these revisions erased 33,000 jobs from previously reported figures. October data, published for the first time, was not revised.

Through November, average monthly job growth in 2025 stands at just 11,000, well below the 168,000 monthly average recorded in 2024.

The unemployment rate rose to 4.6% in November, its highest level since September 2021. Compared to September, the number of persons unemployed rose by 228,000, while the number of persons employed increased by 96,000.

Meanwhile, the labor force participation rate—the proportion of the population either looking for a job or already holding a job—remained unchanged at 62.4%. This remains below its pre-pandemic level of 63.3% recorded at the beginning of 2020. Among prime working-age individuals (aged 25 to 54), the participation rate edged up 0.1 percentage points to 83.8%, the highest level since September 2024.

In November, employment gains were seen in health care (+46,000) and construction (+28,000), while the federal government continued to shed jobs. Federal government employment fell by 6,000 positions in November, following a sharp decline of 162,000 in October. Since peaking in January 2025, federal government employment has fallen by a total of 271,000 jobs.

Construction Employment

Employment in the overall construction sector increased by 28,000 in November, after an upwardly revised 25,000 gain in September. Within the industry, residential construction shed 300 jobs, while non-residential construction gained 28,800 positions.

Residential construction employment now stands at 3.3 million in November, including 958,000 workers employed by builders and remodelers and approximately 2.4 million residential specialty trade contractors.

The six-month moving average of job gains for residential construction remains negative at -3,600 per month, reflecting losses in five of the past six months for June, July, August, October, and November. Over the last 12 months, residential construction has seen a net loss of 42,200 jobs, marking the sixth consecutive annual decline since September 2020. Since the low point following the Great Recession, residential construction has gained 1,334,100 positions.

In November, the unemployment rate for construction workers declined to 4.7% on a seasonally adjusted basis. The unemployment rate for construction workers has remained at a relatively lower level, after reaching 15.3% in April 2020 due to the housing demand impact of the COVID-19 pandemic.



This article was originally published by a eyeonhousing.org . Read the Original article here. .

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