The housing recovery has left rural America behind.
With the cost of housing in the United States, it's no wonder people are forced to move further away from the inner city, where there are more people. On the bright side of living in a rural area, it's much quieter and the pace is much slower. Something to look forward to on your way home from work.
The largest distinction is the disparity between growth in urban and rural regions of the U.S. According to a new report from Trulia, home values in the 100 largest metro areas grew 53.1% from mid-2012 to mid-2017. That’s nearly double the home value appreciation in rural areas (27.9%) during that same period.
The differences between urban and rural areas did not start with the recovery from the past decade's recession, however. This urban-rural divergence has become especially apparent in recent years. After the housing crisis, economic trends seem to have made people move away from rural areas and toward larger employment centers, he said.
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Housing follows employment patterns
It’s impossible to isolate the housing picture without examining the employment picture. In the largest 100 metro areas, the number of people employed returned to pre-recession levels by mid-2012, according to Trulia, and grew an additional 9.6% through mid-2017. This compares with a mere 0.6% employment growth in rural counties during the same period, which have yet to recover to pre-recession employment levels.
The overall demographic shift indicates just how much job growth, driven by technology, comes from major cities. Over the same five-year period, the overall U.S. The population grew by 3.7%. In the 100 largest metros, it expanded 4.8% and those living in rural areas fell by 1.0%, according to Trulia.
The urban boom
While rural areas have certainly been overlooked in the slow and steady road to recovery, it’s not all good news for red-hot urban markets. Affordability is still a major concern for prospective homebuyers, as the sluggish summer season shows, and they would rather rent than aggressively compete for limited inventory.
Rapid population and employment growth in the largest metro areas are pushing home prices out of reach. For instance, New York City, the nation’s largest U.S. metro, saw home prices appreciate 31% between 2012 and 2017. Los Angeles, the second-largest city, experienced 68.4% growth during the same time period.
Despite this pronounced bifurcation between urban and rural economies,Robert Shiller, Yale economics professor and Nobel laureate, said there’s very little reason to believe that a bubble is brewing. He told Yahoo Finance earlier this month that he sees no signs of a crash like the one that rocked the housing market a decade ago.
“The market has been looking overheated ever since 2012 when we saw the upsurge that has been going on now for almost six years. And it looks like it’s still going up,” Shiller said in the interview with Yahoo Finance.
“It’s important to remember though that this period of five or six years didn’t take place in a vacuum. Some of the places that were overbuilt in the mid-2000s and suffered the biggest home value depreciation during the recession have not recently constructed as much housing relative to the number of new arrivals,” he said. “For some of those places, this is probably a healthy level of development.”
Melody Hahm is a senior writer at Yahoo Finance, covering entrepreneurship, technology and real estate. Follow her on Twitter @melodyhahm.