New home sales are down only marginally from 2021 levels despite mortgage rates rising roughly 300bps over that period. Demand from Millennials entering peak home buying age, wealthy boomers and domestic migration have helped to offset affordability challenges created by higher rates. Existing home sales, however, have slowed to the lowest levels in roughly 30 years as homeowners are "locked-in" at low mortgage rates. A decline in rates would increase the supply of housing but Rafe believes the incremental demand would be greater than the additional supply. Rafe also discusses his outlook for new and existing home prices and the role shifting migration trends is playing in the housing market. Sunbelt population growth is still a key driver, but there are also signs that the Midwest is seeing growth due to attractive affordability and improving job market.

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