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Home building activity hints at healing

A single-family home is under construction earlier this

A single-family home is under construction earlier this year in Santa Clarita, Calif. The U.S. Commerce Department reported that builders broke ground on 2.6 percent more homes than March's total. Builders also requested more permits, a sign of home construction to come, the report said. (March 15, 2012) Photo Credit: AP

WASHINGTON - U.S. builders started work on more homes and apartments in April and requested more permits to build single-family homes. The increases suggest the battered housing market is healing.

The Commerce Department said Wednesday that builders broke ground in April at a seasonally adjusted annual pace of 717,000 homes. That's a 2.6 percent increase from an upwardly revised March figure and near January's three-year high of 720,000. Construction rose for both single-family homes and apartments.

Building permits, a gauge of future construction, fell this past month from a 3½ year high to a seasonally adjusted annual rate of 715,000. But that was because of a 23 percent drop in the volatile apartment category. Permits for single-family homes rose almost 2 percent.

Even with the gains, the rate of construction and the level of permits requested remain roughly half the pace considered healthy. But the increase, along with rising builder confidence and stronger job growth, is a sign that the housing market may finally be starting to recover nearly five years after a housing bubble burst.

"We continue to believe that the bottom has been put in for housing . . . and while improvement will not be . . . rapid, improvement it still will be," said Dan Greenhaus, chief economic strategist at BTIG, an institutional brokerage.

Builders have grown more confident since last fall, in part because more people have expressed interest in buying a home. An measure of builder optimism rose in May to the highest level in five years, according to the National Association of Home Builders/Wells Fargo builder sentiment index.

Home builders reported improving sales and higher traffic from prospective buyers, the survey showed. A gauge measuring confidence in sales over the next six months also increased.

Recent job gains have likely made it easier for more Americans to purchase a home. Employers have added 1 million jobs in the past five months. And unemployment has dropped a full percentage point since August, from 9.1 percent to 8.1 percent in April.

Mortgage rates, meanwhile, have fallen to record lows, making home-buying more affordable. Still, many would-be buyers are having difficulty qualifying for home loans or can't afford larger down payments required by banks.

Though new homes represent just 20 percent of the overall home market, they have an outsize impact on the economy. Each home built creates an average of three jobs for a year and generates about $90,000 in taxes, according to the National Association of Home Builders.

There are some hurdles to a smooth recovery: Builders are struggling to compete with deeply discounted foreclosures and short sales -- when lenders allow homes to be sold for less than what's owed on the mortgage.

Another reason sales have fallen is that previously occupied homes have become a better deal than new homes. The median price of a new home is about 30 percent higher than the median price for a resale. That's nearly twice the markup typical in a healthy housing market.

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