The Impact of Immigrant Remodeling Trends on the Future of the Home Improvement Industry Abbe Will Remodeling Futures Conference September 22, 2009
Why Study Immigrant Remodeling Trends? Immigrants have become a major force in U.S. housing markets in recent years Immigrant homeowners and their children can be expected to play a significant role in remodeling moving forward Need to understand if and how immigrant characteristics and housing choices differ from the native-born to know the full implications for remodeling
Immigration is Expected to Become an Increasingly Important Driver of Household Growth thousands of households 520 500 480 460 440 420 400 380 2005-10 2010-15 2015-20 2020-25 Average annual growth in households due to immigration (left) Foreign-born share of total household growth (right) 35% 34% 33% 32% 31% 30% 29% 28% 27% 26% 25% share of total household growth Note: Joint Center household projections based on the 2008 Census Bureau population projections. Source: Household Projections in Retrospect and Prospect: Lessons Learned and Applied to New 2005-2025 Projections by George S. Masnick and Eric S. Belsky, Joint Center for Housing Studies, July 2009, Working Paper W09-5.
Immigrant Remodeling Research Questions How does level of spending, pro/diy installation choice, and project mix compare to native-born homeowners? In what ways do the demographic and socioeconomic profiles of immigrant homeowners differ from natives? Do regional and metro location choices impact immigrant housing choices and remodeling spending patterns? How is immigrant remodeling activity influenced by time spent in the U.S., country of origin and citizenship status?
Immigrants Make Up a Growing Share of Homeowners 2001 2003 2005 2007 Share of Homeowners (%) Native 91.6 91.5 90.7 89.9 Immigrant 8.4 8.5 9.3 10.1 Homeownership Rate (%) Native 67.8 68.6 68.8 69.2 Immigrant 49.3 51.9 52.9 53.4 Source: JCHS tabulations of the 2001-2007 AHS.
Improvement Spending By Immigrant Homeowners Has Continued to Increase Total improvement spending by foreign-born homeowners (billions) $25 $23.4 $20 $18.9 $15 $10 $10.9 $10.9 $5 $0 2001 2003 2005 2007 Source: JCHS tabulations of the 2001-2007 AHS.
On Average, Immigrant Remodeling Spending Equals Native-born Levels Average annual homeowner improvement spending (2007$), 2000-2007 $3,000 $2,500 $2,440 $2,550 $2,000 $1,890 $1,900 $1,500 $1,000 $500 $560 $650 $0 Total Professional Installation DIY Installation Native Immigrant Source: JCHS tabulations of the pooled 2001-2007 AHS.
Immigrant Spending Focuses Slightly More on Kitchen & Bath and Interior Replacements, Less on Other Property Improvements Share of total homeowner improvement spending, 2000-2007 30% 25% 20% 19% 22% 17% 17% 17% 17% 24% 20% 15% 10% 12% 14% 11% 10% 5% 0% Kitchen & Bath Interior Replacements Exterior Replacements Systems & Equipment Other Room Additions Other Improvements Native Immigrant Note: Other improvements include outside attachments, disaster repairs and other property improvements. Source: JCHS tabulations of the pooled 2001-2007 AHS.
Immigrants are Relatively More Mobile and More Active Participants in the Housing Market Share of homeowners by nativity, 2007 30% 25% 24.6% 20% 16.2% 15% 10% 11.0% 10.0% 12.3% 5% 5.3% 0% First-time Buyers Trade-up Buyers All Recent Buyers Native Immigrant Note: Recent first-time and trade-up buyers defined as those purchasing homes within the past two years. Source: JCHS tabulations of the 2007 AHS.
Immigrant Homeowners are Disproportionately Younger Compared to Native-born Share of homeowners by age of householder, 2007 Immigrant 15% 27% 26% 17% 16% Native 12% 19% 24% 20% 25% 0% 20% 40% 60% 80% 100% Under 35 35-44 45-54 55-64 Over 65 Source: JCHS tabulations of the 2007 AHS.
Immigrant Homeowners Tend to Have Larger Families and Significantly Higher House Values Owner-occupied households, 2007 Foreign-born Native-born Family size (mean) 3.7 3.0 Number of adults in household (mean) 2.5 2.2 Income (median) $60,000 $60,000 House value (median) $300,000 $175,000 Source: JCHS tabulations of the 2007 AHS.
Immigrant Homeowners are Heavily Concentrated in Center Cities and Suburbs Share of homeowners by nativity, 2007 60% 55.5% 50% 47.9% 40% 30% 31.0% 31.8% 20% 10% 20.3% 13.6% 0% Central City Suburbs Non Metro Native Immigrant Source: JCHS tabulations of the 2007 AHS.
A Much Greater Share of Immigrants Live in Higher Housing Cost Regions Share of homeowners by nativity, 2007 Native Immigrant 18.8% 17.6% 18.6% 37.1% 11.5% 25.6% 38.0% 32.9% Northeast Midwest South West Source: JCHS tabulations of the 2007 AHS.
Immigrants Contribute Significantly More to Improvement Spending in Gateway Cities Foreign-born homeowner share of spending by metro area, 2007 Immigrant share of national remodeling spending: 10.3% Note: Sample includes metro areas where immigrants spent at least $500 million on improvements. Source: JCHS tabulations of the 2007 AHS.
House Values of Immigrant Homeowners are Heavily Concentrated Toward the Upper End Share of homeowners by house value (000s of 2007$) and nativity, 2001-2007 100% 90% 80% 70% 60% 50% 40% 30% 20% 10% 13% 15% 10% 14% 19% 29% 27% 22% 10% 11% 12% 18% 0% Native Immigrant <$100 $100-149 $150-199 $200-249 $250-399 $400+ Source: JCHS tabulations of the pooled 2001-2007 AHS.
Immigrant Improvement Spending Would Be Significantly Less Given the Same House Value Distribution as Native Owners House Values (2007$) Actual No. Immigrant Owners (millions) Adjusted No. Immigrant Owners (millions) Actual Average Annual Spending Actual Total Spending (billions) Adjusted Total Spending (billions) <$100K 4.7 7.8 $930 $4.4 $7.3 $100-149K 3.3 5.0 $1,370 $4.5 $6.9 $150-199K 3.0 3.7 $1,620 $4.9 $6.0 $200-249K 2.7 2.6 $2,020 $5.5 $5.2 $250-399K 5.8 4.0 $2,450 $14.1 $9.8 $400K+ 7.1 3.5 $4,990 $35.2 $17.4 All $68.6 $52.6 Note: Dollar values are inflation-adjusted to 2007 dollars. Source: JCHS tabulations of the pooled 2001-2007 AHS.
Immigrant Homeowners See Steady Gains in Improvement Spending With More Time in U.S. Average annual improvement spending (2007$) by years in the U.S., 2001-07 $3,000 $2,500 $2,000 $1,500 $1,000 $500 $0 Under 35 35-54 55-64 All Age of Householder <10 Years 10-20 Years 20+ Years Source: JCHS tabulations of the pooled 2001-2007 AHS.
Immigrant Spending Varies Significantly By Race Average annual improvement spending by immigrant homeowners (2007$), 2000-2007 $3,500 $3,000 $2,500 $2,000 $1,500 $1,000 $500 $0 Total Pro DIY White Asian Black Hispanic Notes: Whites, blacks and Asians are non-hispanic, while Hispanics may be of any race. Source: JCHS tabulations of the 2001-2007 AHS.
Immigrant Homeowners Differ Dramatically by Region of Birth Owner-occupied immigrant households, 2001-2007 Region of Birth Share of Immigrant Owners Income ($000s) House Value ($000s) Number of Projects Per Year Annual Improvement Spending median median average average Hispanic Countries 43% 51.0 186 1.5 2,200 Europe & Canada 25% 62.0 250 1.4 3,010 Asia 24% 82.1 318 1.0 2,660 Africa & Middle East 7% 79.5 300 1.3 2,570 Elsewhere 1% 63.2 208 1.3 2,820 All 61.4 234 1.3 2,550 Notes: Asia includes a small number of immigrants from Australia/Oceania. All dollar values are in 2007 dollars. Source: JCHS tabulations of pooled 2001-2007 AHS.
Key Findings On average, immigrant homeowners spend the same amount as native owners on remodeling. The significant differences in the demographic and economic compositions of immigrant homeowners help boost their average spending levels to match the native-born. Higher share of recent movers Younger head of household with larger families Higher house values Concentrated in center cities and suburbs Controlling for age, average immigrant spending rises steadily with more time spent in the U.S. Immigrant homeowners are not at all homogeneous key characteristics and spending behavior differ dramatically by region of origin.
Appendix: Data Source for Remodeling Activity by Immigrant Homeowners 2001-2007 American Housing Surveys Key immigration variables: Country of origin Citizenship status Number of years in U.S. Age at arrival Problems with dataset: Very small sample size 2,700 immigrant-headed owner households surveyed in 2007, and of these only 1,400 did any type of remodeling. No information on second generation immigrants.