Boomer Conflict Looming on Suburban Retirement: Desire Vs. Reality

Note: This article is a continuation of our earlier article, “55+ Home Buyers and Builders Not Exactly in Synch“. See Part 3, a Boomer’s Retirement Self-Assessment.

Baby boomers’ expressed desires about where they want to retire are pretty clear: we want to continue living where we do now – in suburbia*. That sounds fine as long as we are in our 60′s and 70′s. But think about what will happen when we get into our 80′s and 90′s. Studies find most people outlive their ability to drive by 6 to 10 years. In the suburbs if we can’t drive, we will be in very big trouble. Also, at that age moving and starting over with friends and neighbors is not that easy. It sounds harsh, but the reality is that many of us will become trapped in our homes with no easy exit.

Living in the suburbs is also incompatible with several of the attributes baby boomers say they want in their next homes. Chief among them is low maintenance (since suburban homes tend to be big with large yards to maintain). Another is proximity to doctors and shopping. As the Wall St. Journal puts it: “the suburbs are proving a tough place to grow old”. Bottom line: the conflict between where we want to live and the skills necessary for survival are setting up for a very big problem for millions of baby boomers down the road.

A Bright New Idea – Transform the Suburbs
One obvious solution to this problem is to scrap the suburbs as a retirement destination. Instead, we could move to a city, small town, new urban community, or active adult community where driving is not necessary. A place where proximity to life’s essentials is easy by walking or public transportation. But now another idea, transforming the suburbs so they are more livable is emerging. The implications of this movement are exciting for many suburban towns.

The Wall St. Journal had a fantastic article written by Glenn Ruffenach on this development last week: “Making Suburbia Livable“. The piece centered on towns on the south like Fayetteville (Georgia), Lakewood (Colorado), and Atlanta (GA). These forward-looking towns have hired urban planners and design firms to help them solve the problem of the future – how to make the suburbs livable for all of the boomers that want to grow old there.

One of the most interesting solutions is happening in Lakewood, where a failed shopping mall provided the necessary land for a planned community, Belmar. Here many delighted residents are enjoying 22 blocks of city living —offices, homes, shops, restaurants, and entertainment— right in the middle of suburbia. As opposed to homes set on 1 acre lots, here there is sufficient density to allow “walkability”, where one can walk or to take public transportation for access to shopping, restaurants, and medical services. “Walkability” comes right from the New Urbanism movement, which builds easier access to essentials while leaving the car in the garage.

The need for communities to develop alternatives to the suburbs, or to improve the infrastructure that is already there, is imperative for a number of reasons. At the peak of baby boomer aging bulge in 2030, one out of every five Americans will be 60 or older. Communities will not have enough resources to care for all the seniors who in effect become prisoners in their own homes at the end of life. And as other, more enlightened boomers see the light and flee the suburbs for more livable communities, these towns are going to lose essential tax revenues.

Fortunately some forward-thinking towns are now beginning to hire urban planning experts to plan for communities to will meet the needs of the future. Adding sidewalks, busses or other transportation systems, and neighborhoods with high density housing are some of the alternatives being considered.

Bottom Line
We baby boomers are a stubborn lot. We always want what we want,even if it’s not so good for us. It seems obvious to us that our desire to live in the suburbs is a good example. Look for the 3rd part of this series, which will be a self-questionnaire to help baby boomers identity and prioritize their retirement plans.

*An AARP survey found that 85% of people want to live in their existing homes as long as possible. The NAHB/Met Life study of the 55+ Market had results that pointed in the same direction but not as strongly; that survey found 62% want to stay where they are.

August Home Sales Break Streak, Inventories Decline

August home starts were positive. Unfortunately sales of existing homes including single-family, townhomes, condominiums and co-ops declined 2.7 percent in August, breaking a four month streak of increases. That led to a seasonally adjusted annual rate of 5.10 million units in August from a pace of 5.24 million in July. Lawrence Yun, Chief Economist for the NAR commented: “The decline demonstrates we can’t take a housing rebound for granted.”

There was some overlooked good news in the numbers, however. August 2009 sales remain 3.4 percent above the 4.93 million-unit level in August 2008. Existing inventory of homes, which has been a big part of the housing crisis, fell 10.8 percent to 3.62 million existing homes available for sale, an 8.5 month supply. That is a big improvement from a 9.3-month supply in July. Unsold inventory totals are 16.4 percent lower than a year ago. The national median existing-home price was $177,700 in August, down 12.5 percent from August 2008. Foreclosures, short sales, and the government incentives for first time home buyers were major forces in the market. Distressed sales accounted for about 30% of sales in the month, first time home buyers were also 30% of the market.

55+ Home Buyers and Builders Not Exactly in Synch

Note: This is the 1st of a 3 part article. Here is a link to the second, “Conflict Looming on Suburban Retirement: Desire Vs. Reality“. Part 3 is a Self-Assessment for Baby Boomer Retirement Preferences.

As the largest demographic in American history, the baby boomer population is a well-studied group: all sorts of marketers are anxious to know what we will be up to next. Part II of a 55+Housing joint study done by the National Association of Home Builders and The Met Life Mature Marketing Institute was just released: “What are Builders Building, What Do Buyers Want“, and the results provide an interesting insight into what is happening in the 55+ housing market.

One important fact to know is that some 62% of all boomers plan on staying where they live now,which is generally in the suburbs. That percentage staying home is probably lower than their parents’ generation, but it still represents a very large number of people who intend to age in place. Only 9% are interested in living in a city, and 28% would prefer rural life.

People 55+, who increasingly include a lot of baby boomers, are looking for these features in their new homes:
- Single story home (79% prefer)
- A home should be about 1900 sq.ft., about the size of their current home
- Most (51%) want a 3 bedroom home
- They expect to pay about $189,000 for their new home, around $70,000 less than the value of their current home.
- Highly desired inside features include washer dryer in the home, storage space, easy to open windows, 1st floor master bedroom, and easy to use climate control,
- High speed internet access is an overwhelming need

Community services. Would be buyers are interested in these services in their new communities:
- Proximity to shopping, walking/jogging trails, doctors, and church were the 4 most popular location preferences
- Maintenance programs (indoor and outdoor)
- Transportation services
- On site medical care
- Housekeeping

Some of the features that were not high up on the 55+ market’s mind:
- Green. Only 12% said they would pay more for an environmentally friendly home
- Elevators, compartmentalized toilets, and fireplaces placed near the bottom of desired features

Reasons for relocating:
The top reason for relocating would be to live in a lower maintenance home. Moving to be closer to family members is second, and lower cost living is third.

What the builders are building
- 55+ builders are constructing more single family detached homes (69%) than single family attached or townhouses (29%)
- Most homes are being built in the inner suburbs (46%), followed by the inner suburbs (30%), then cities
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Gaps between Buyers and Builders – Almost but not exactly in synch.
- Builders are building a higher percentage (29%) of single family attached homes than buyers say they have a preference for (13%)
- 55+ households seem to prefer the farther out suburbs more than builders are building there
- Likewise builders are building a higher percentage of 2 story homes than buyers say they want
- When it comes to interior features there is an interesting mishmash of what buyers want and what builders are including. In general, builders seem more aware of the importance of universal design than consumers. Buyers want more non slip floors and 1st floor master bedrooms than builders are building. But in contrast, builders are including more 1st floor full baths, door levers (rather than knobs), and wider hallways than consumers say they have a preference for.
- When it comes to location consumers are very interested in having a drug store in their community, a preference not reflected by builders.
- Consumers wish builders would offer more maintenance services, both inside and out.

Summary
In general, 55+ consumers and builders for that market are in agreement about their preferences more than their differences. Consumers don’t seem to appreciate the importance of universal design yet. Builders seem to be building more of what they want to build where they can build it, compared to what consumers want. Bottom line for you the consumer: Know what features are important to you in your next home, and make sure you buy a home in a community that has them. This is still a buyers market, so you are in charge!

Part 2: Conflict Looming Over Suburban Retirement: Desire Vs. Reality

Housing Starts Increase in August – Hallelujah

The Commerce Department released August construction numbers last week to the great joy of economists and builders. Overall, construction of new homes and apartments increased 1.5%. Advanced construction permits also increased (2.7%). Construction levels are now almost 25% ahead of where they were in April.

The good news in construction was mostly confined to some odd sectors. Apartment building construction soared 25% (from very low levels). And the northeast, which hardly ever has any good economic news, saw new construction go up 24%. Most other regions were flat or down slightly (the South). As bellwethers of the economy, the positive data lends credence to economists’ opinions that the recession has now officially ended. Now lets see real estate prices recover a bit so people can sell their houses and move to where they want to live in retirement.

PS. Your editor had an interesting chat with a builder friend today. The builder specializes in buying run-down or under-improved houses in nice neighborhoods, then totally fixing them up and selling them, hopefully at a profit. He has no work now, and one reason is that there are too many nice houses on the market at reasonable prices. So although he could buy a fixer upper, chances are he will never get his money back.

All States Not Equal When It Comes to Tax-Friendly Retirements

With many of us baby boomers increasingly worried about their finances in retirement, reducing what we pay in taxes is an attractive option. It’s one option that might not impact our lifestyles in any way. So, if you already live in a high tax state, voting with your feet to escape some of those taxes might be a good idea.

The principal state taxes you typically face in retirement are income, property, and sales taxes. Gasoline, cigarette, and estate taxes certainly exist, but they probably (more…)

Fab 4′s New Releases Rock

First we must start with a question for you: “What is the best way for a member of Gen Y or Gen X to bait a baby boomer”? Answer: Be less than reverential when discussing the Beatles. (Thanks to Seth Schiesel of the New York Times).

So the music and the game world is, shall we say, “rocked” about 2 new releases about and from the Beatles. First up is a new video game that is garnering rave reviews, “The Beatles: Rock Band”. It comes as the latest release in the highly successful Rock Band and Guitar Hero series.

We confess we are not into video games. But reading Mr. Schiesel’s highly entertaining review of “The Beatles: Rock Band” might make us think about it. Apparently the computer screen shows the Beatles as they generate their music. The beauty of this game is that it has a chronological theme, so the game and the music change as the Beatles evolved. Using a microphone, electronic drum kit, and simulated bass and guitar, up to 6 players are the Beatles as their career and music moves from Liverpool to the Ed Sullivan Show to Abbey Road and beyond. According to the reviewer, this game brings the joy of music (and what music it is!) to new generations. By participating in its creation and its performance, game players are introduced to something special. And as Mr. Schiesel says, “Never before has a video game has such cultural resonance”.

The second new release is actually from the Beatles. The Beatle’s catalog has been remastered by EMI and will be released this Wednesday, September 9. It’s the complete catalog remastered from the original British albums, not the American releases which the Fab 4 weren’t quite as happy with. Allan Kozzin, music critic for the New York Times, loved the remasterings in “Long and Winding Road, Newly Repaved“. As he says: “In most cases this music has dimension and detail it never had before”. He particularly loved the sound on the “White Album”. The recordings are available individually or as a boxed set for $259.98.Enjoy

Top 10 International Best Places to Retire

Our friends at International Living Magazine have just published their annual list of best places to retire in the world. In what appears to be a tight contest, Ecuador beat out Mexico for the number 1 spot on the Annual Global Retirement Index. Latin and Central American countries head up the list, with only two European countries (Malta and Italy) making the list. In our minds the list shows an unhealthy bias towards Latin America and a disregard of (more…)