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Analysis of the real estate market in Las Vegas: Bubble, seasonal patterns, and prediction of the CSW indexes

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  • Wei-Xing Zhou

    (ECUST)

  • Didier Sornette

    (ETH Zurich)

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    Abstract

    We analyze 27 house price indexes of Las Vegas from Jun. 1983 to Mar. 2005, corresponding to 27 different zip codes. These analyses confirm the existence of a real-estate bubble, defined as a price acceleration faster than exponential, which is found however to be confined to a rather limited time interval in the recent past from approximately 2003 to mid-2004 and has progressively transformed into a more normal growth rate comparable to pre-bubble levels in 2005. There has been no bubble till 2002 except for a medium-sized surge in 1990. In addition, we have identified a strong yearly periodicity which provides a good potential for fine-tuned prediction from month to month. A monthly monitoring using a model that we have developed could confirm, by testing the intra-year structure, if indeed the market has returned to ``normal'' or if more turbulence is expected ahead. We predict the evolution of the indexes one year ahead, which is validated with new data up to Sep. 2006. The present analysis demonstrates the existence of very significant variations at the local scale, in the sense that the bubble in Las Vegas seems to have preceded the more global USA bubble and has ended approximately two years earlier (mid 2004 for Las Vegas compared with mid-2006 for the whole of the USA).

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    File URL: http://arxiv.org/pdf/0704.0589
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    Paper provided by arXiv.org in its series Papers with number 0704.0589.

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    Date of creation: Apr 2007
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    Publication status: Published in Physica A 387 (1), 243-260 (2008)
    Handle: RePEc:arx:papers:0704.0589

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    Web page: http://arxiv.org/

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    1. Charles Himmelberg & Christopher Mayer & Todd Sinai, 2005. "Assessing High House Prices: Bubbles, Fundamentals and Misperceptions," Journal of Economic Perspectives, American Economic Association, vol. 19(4), pages 67-92, Fall.
    2. Case, Karl E & Shiller, Robert J, 1989. "The Efficiency of the Market for Single-Family Homes," American Economic Review, American Economic Association, vol. 79(1), pages 125-37, March.
    3. Karl E. Case & Robert J. Shiller, 1990. "Forecasting Prices and Excess Returns in the Housing Market," Real Estate Economics, American Real Estate and Urban Economics Association, vol. 18(3), pages 253-273.
    4. Shiller Robert J., 2006. "Long-Term Perspectives on the Current Boom in Home Prices," The Economists' Voice, De Gruyter, vol. 3(4), pages 1-11, March.
    5. Broekstra, Gerrit & Sornette, Didier & Zhou, Wei-Xing, 2005. "Bubble, critical zone and the crash of Royal Ahold," Physica A: Statistical Mechanics and its Applications, Elsevier, vol. 346(3), pages 529-560.
    6. Karl E. Case & Robert J. Shiller, 2003. "Is There a Bubble in the Housing Market?," Brookings Papers on Economic Activity, Economic Studies Program, The Brookings Institution, vol. 34(2), pages 299-362.
    7. W. -X. Zhou & D. Sornette, 2003. "2000-2003 Real Estate Bubble in the UK but not in the USA," Papers physics/0303028, arXiv.org, revised Jul 2003.
    8. D. Sornette & J. V. Andersen, 2000. "Increments of Uncorrelated Time Series Can Be Predicted With a Universal 75% Probability of Success," Papers cond-mat/0001324, arXiv.org.
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