Economy
California’s Rental, Housing Markets Defy Expectations in the Age of Covid
Rent Costs Decline Only Modestly and Home Prices Jump Across State’s Major Metros; Job Recovery Varies Significantly Between Regions
December 09, 2020 — California’s famously high-priced rental and homebuying markets have behaved in some surprising ways given the job and other economic losses suffered during the COVID-19 pandemic. Over the past year, with one exception, rents haven’t budged much, and home prices have climbed, and sometimes soared, in every single metro region of the state, according to a new analysis released today by Beacon Economics.
“The pandemic has underscored just how stubbornly imbalanced and unaffordable California’s housing and rental markets are,” said Taner Osman, Research Manager at Beacon Economics. “We’ve long suffered from a lack of adequate housing supply, but it’s quite amazing that demand has held firm and even grown given the unprecedented shock COVID-19 has delivered to the wider economy.”
For the most part, the places where rents have fallen have been high-priced and/or densely urban locations such as San Francisco, downtown San Diego, and tony neighborhoods in Los Angeles and the South Bay. Declines in these areas have largely been due to an exodus of renters who have left for less populated, less expensive suburban environments, according to the analysis.
“The effects of the pandemic are likely at work here as these trends appear to be related to both fear of the virus and perhaps more prominently, the major shift we’ve seen towards working from home, where you don’t need to be physically close to your place of employment,” said Osman. However, according to the analysis, the ‘demise’ of urban centers that has been suggested by many observers is highly exaggerated.
Major rental market findings by region include:
- San Francisco Metro (SF and San Mateo Counties): Pandemic-related rent declines have been sharpest in this region with the average rent per unit falling 9.6% ($3270 to $2957) from September 2019 to September 2020. The largest declines were primarily in the most expensive neighborhoods with the Marina/Pacific Heights sustaining a 15.8% drop. Across the region, however, rental vacancies rose just 0.6%.
- Los Angeles Metro (Los Angeles-Long Beach-Glendale MD): Rents in the Los Angeles metro have held fairly steady with average rent declining just 2.9% to $2073 per unit from September 2019 to September 2020. Like San Francisco, the largest decline came from one of the most expensive neighborhoods: Marina del Rey/Venice/Westchester with a 6.9% annualized decrease in average rent. Some LA neighborhoods sustained rent increases with the largest occurring in the Carson/San Pedro/East Torrance area (+3.3%).
- San Diego Metro (San Diego County): The pandemic has had only a minimal effect on rental costs in San Diego County with average rent virtually unchanged from September 2019 to September 2020 ($1881 to $1867). In fact, more of San Diego’s neighborhoods have sustained rent increases than declines. The largest increase occurred in the Escondido/San Marcos submarket (+3%) and the largest decline was in the La Jolla/ University City submarket, a more expensive neighborhood (-6.1%).
- South Bay (Santa Clara and San Benito Counties): The South Bay, the world’s leading tech economy and generally a very high-priced region, has experienced a pandemic-driven decline in rent but not at a level that might be expected. The region’s average rent decreased 5.1% from September 2019 to September 2020 ($2755 to $2614) with significant declines in Mountain View/Los Altos (10.2%) and Northeast San Jose (7%), but much smaller drops in most other neighborhoods.
- East Bay (Alameda and Contra Costa Counties): Rent in the East Bay metro has not been significantly affected by the pandemic. Average rent in the region stands at $2294 per unit, a 3.1% drop from September 2019 to September 2020. Unlike other areas of the state, the largest rent declines in the East Bay have not come from the most expensive or centrally located neighborhoods. The Fremont/Newark/Union City submarket, which is one of the furthest from downtown San Francisco, sustained a 7.9% decline in rent while the North Alameda submarket, which includes Oakland and Berkeley, fell only 2.9%.
Without exception, over the past year, home prices and home sales in every major metro in California have grown significantly, and in some cases dramatically:
- San Francisco Metro: The median home price is up 8.1% and existing home sales have soared by an astounding 90.2%, suggesting pent up demand.
- Los Angeles Metro: The median home price has climbed 12.7% and existing home sales have risen 16.4%.
- San Diego Metro: The median home price has jumped 15.4% and existing home sales have surged 32.8%.
- South Bay: The median home price has increased 14.5% and existing home sales have ballooned by 36%.
- East Bay: The median home price in both counties in the East Bay have experienced a surge with Alameda County jumping 15.4% and Contra Costa County rocketing up 19.4%. Home sales have risen 32.2% in Alameda County and 35.2% in Contra Costa County.
The new analysis also finds that employment increased across all the state’s major metros in October 2020, the most recent data available, with each region adding back jobs lost during the course of the pandemic. The rate of recovery, however, varies significantly, ranging from modest in San Francisco to robust in Los Angeles. Employment in the Los Angeles metro now stands at 90.9% of the region’s pre-pandemic level.
Business
Economist Christopher Thornberg, State Treasurer Fiona Ma Headline New Forecast Conference
Coming October 5th
Economic Horizon 2024: What Lies Ahead?
The Inland Empire Regional Chamber of Commerce, in collaboration with Beacon Economics and the County of San Bernardino, is thrilled to announce that the anticipated economic forecast conference, Economic Horizon 2024: What Lies Ahead, Inland Empire? will be held October 5th from 3:30 PM to 6:30 PM at the El Prado Golf Courses in the vibrant city of Chino, California.
Esteemed economist, Dr. Christopher Thornberg will present complete outlooks for the U.S., California, and Inland Empire economies. “The Inland Empire stands at the crossroads of remarkable economic opportunities and challenges,” said Thornberg. “I’m excited to unpack the trends and shifts that will define the region’s economic landscape in the next year, and beyond.”
Known for his razor-sharp observations, and fun, energized delivery, Thornberg’s presentation will include pointed discussions about inflation, the Fed’s next move, housing markets, strengths and instabilities in the economy, and what current trends mean for the nation, state, and local region.
The conference will also be graced by the insights of California State Treasurer Fiona Ma as keynote speaker. In her words, “The strength of California’s economy is deeply interwoven with the growth trajectories of its regions. The Inland Empire, with its dynamism and resilience, is a testament to this synergy. I am honored to join ‘Economic Horizon 2024’ and share a vision where policies, partnerships, and potentials converge to elevate the Inland Empire to unprecedented economic heights.”
“This conference is a testament to the collaborative spirit of the Inland Empire and our commitment to fostering a robust, resilient economy,” said Edward Ornelas, Jr., President of the Inland Empire Regional Chamber of Commerce. “Our partnership with Beacon Economics and the County of San Bernardino aims to offer a platform for profound economic discussion, forecasting, and strategic future planning.”
Attendees can anticipate not only expert insights into the economy but also networking opportunities and a chance to connect with key business, government, and nonprofit leaders from across the region.
Full event details are available at: economy.iechamber.org
Economy
The Recession That Didn’t Happen… And Why Most Forecasters Got It Wrong
Bizz Buzz
Workforce Development Earns National Achievement Awards
#bizzbuzz
Inspired by the Board of Supervisors’ commitment to meet the needs of employers and jobseekers and foster a vibrant local economy, the San Bernardino County Workforce Development Department has been honored with eight 2023 Achievement Awards from the National Association of Counties (NACo).
Among the services and initiatives for which WDB was honored were the Rapid Response Community Resource Fair, Economic Recovery Business Outreach Program and, in partnership with the Public Defender’s office, the Record Clearing, Resource and Employment Fairs.
Thanks to strong and stable leadership and policy direction from Board of Supervisors Chair Dawn Rowe and her colleagues on the Board of Supervisors, San Bernardino County received a record-breaking 160 NACo awards this year. The awards reflect the Board’s efforts to cultivate the innovation that leads to the development of outstanding public service programs.
The NACo awards recognize the best of the best among county governments across the U.S. Nationwide, 40,000 county elected officials and 3.6 million county employees provide important services, such as caring for our physical and mental health, maintaining roads, ensuring public safety, strengthening environmental stewardship, administering elections and much more.
“The Workforce Development programs and services recognized by NACo highlight the extraordinary work being done by Workforce Development to enhance career opportunities for our residents and help businesses grow,” Rowe said.
The first Rapid Response Community Resource Fair was developed shortly after United Furniture Industries (UFI) abruptly laid off more 300 employees in the High Desert without advance notice just days before Thanksgiving 2022. When Workforce Development was alerted, staff quickly mobilized businesses and community partners to help connect those laid off to available employment opportunities, as well as various other community resources. Approximately 275 of the affected UFI employees were offered new employment opportunities as a result.
The Economic Recovery Business Outreach Program was a pilot program that tapped into the wide-reaching business network of chambers of commerce. This collaboration between WDB and various chambers of commerce throughout the county was designed to leverage the relationship between chambers and small businesses to build awareness and accessibility to Workforce Development services available to them. Outcomes as a result of this partnership include various successful services including job listings, job fairs, positions filled, and job training assistance, among others.
Perhaps the most impactful program receiving this recognition is the Record Clearing, Resource and Employment Fairs. Workforce Development and the Public Defender’s Office have partnered with businesses and community organizations to increase economic access and equity. The partnership was designed to bring critical resources directly into the community – to churches, community centers, community colleges, and America’s Job Centers – for those looking to remove barriers and increase their access to employment opportunities and other services. The Public Defender helps participants by providing expungement or record clearing services, and Workforce Development brings employers with job opportunities, all within the same location. The events have been well received and proven useful to the community, making this a long-term partnership, not only between Workforce Development and the Public Defender’s office but a long list of other community organizations that have also participated.
“Our team and board feel fortunate to be recognized for these awards,” said William Sterling, chairman of the Workforce Development Board. “The underlying factor of the programs being recognized are partnerships. We feel fortunate for our staff and the relationships developed with other departments and organizations and the impact these services have had within our communities, which is at the core of what public service is supposed to be.”
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