美国各州住房存量年龄

According to the latest data from the 2021 American Community Survey (ACS), the median age of owner-occupied homes was 40 years. The age of the housing stock is an important remodeling market indicator. Older houses are less energy-efficient than new construction and ultimately will require remodeling and renovation in the future. Moreover, as people use their homes for more purposes and require additional space, older housing represents an investment opportunity for homeowners.

根据 2021 年美国社区调查 (ACS) 的最新数据，自住房屋的平均年龄为 40 岁。房龄是一个重要的改造市场指标。老房子的能源效率低于新建筑，最终需要在未来进行改造和翻新。此外，随着人们将房屋用于更多目的并需要额外的空间，旧房屋为房主提供了投资机会。

The age of owner-occupied housing stock varies greatly across 50 states. New York has the oldest owner-occupied homes with a median age of 62 years, followed by Rhode Island (58), and Massachusetts (57). Half of all owner-occupied houses in the District of Columbia were built more than 80 years ago. However, D.C. is generally not a representative market, as it is a smaller, urban area. Newer owner-occupied housing stock is mostly concentrated in the Sun Belt states where 14 out of 15 states, with the exception of California (45), have a median owner-occupied housing stock age below the national median (40 years). The median age of owner-occupied homes in Nevada is only 23 years, followed by South Carolina, Georgia and Arizona, where half of all owner-occupied homes were built in the last 28 years ago.

50 个州的自住住房存量年龄差异很大。纽约拥有最古老的自住房屋，中位年龄为62 岁，其次是罗德岛州 (58)和马萨诸塞州 (57)。哥伦比亚特区一半的业主自住房屋建于 80 多年前。然而，华盛顿特区通常不是一个具有代表性的市场，因为它是一个较小的市区。较新的自住住房存量主要集中在太阳带州，除加利福尼亚州 (45)外，15 个州中有 14 个州的自住住房存量中值低于全国中值（40 年）。内华达州自住房屋的平均年龄仅为 23 岁，其次是南卡罗来纳州、佐治亚州和亚利桑那州，其中一半的自住房屋建于过去 28 年前。

The geographic distribution of the age of the owner-occupied housing stock reflects population changes. Population changes, including both natural growth and net migration, signal a rising demand for housing. The rapid population growth states of Utah and Idaho, which grew at annualized rates of 1.7% and 1.8% from 2011 to 2021, respectively, have newer owner-occupied housing stocks with the corresponding median ages of 29. However, states with negative annualized population growth, Illinois and West Virginia, have their owner-occupied housing stock older than the national median.

自住住房存量年龄的地理分布反映了人口变化。人口变化，包括自然增长和净移民，表明对住房的需求不断增加。犹他州和爱达荷州人口增长较快，2011 年至 2021 年分别以 1.7% 和 1.8% 的年化速度增长，拥有较新的自住住房存量，相应的中位年龄为 29 岁。但是，年化人口为负值的州增长、伊利诺伊州和西弗吉尼亚州的自住住房存量比全国中位数更旧。

住房老化促进房屋改造热潮

The aging housing stock signals a growing remodeling market ahead, according to a new report from the National Association of Home Builders.

根据全国住宅建筑商协会的一份新报告，老化的住房存量预示着未来改造市场的增长。

As homes age, they need repairs or updated components such as appliances. Homeowners may add amenities to older homes as well, to have them better compete against more modern home styles and amenities.

随着房屋老化，他们需要维修或更新电器等组件。房主也可以为老房子增加设施，让他们更好地与更现代的家居风格和设施竞争。

“Rising home prices also encourage home owners to spend more on home improvement,” the NAHB says on its Eye on Housing blog. The aging housing stock also likely will lead to rising demand for new construction over the long run as homes get older, the NAHB notes.

NAHB 在其“关注住房”博客上表示：“不断上涨的房价也鼓励房主在家居装修上投入更多资金。” NAHB 指出，随着房屋老化，从长远来看，老化的住房存量也可能导致对新建筑的需求增加。

美国住房面临供应短缺

Years of underbuilding have led to an all-time shortage of for-sale homes as well as too few affordable rentals. The undersupply of housing continued to worsen during the pandemic as more millennials than expected formed new households, and construction failed to keep up with new housing demand. The U.S. now has a deficit of 3.8 million homes, with the greatest supply shortages at low-income price points.

多年的建设不足导致待售房屋一直短缺，而且负担得起的租金也太少。在大流行期间，住房供应不足的情况继续恶化，因为组建新家庭的千禧一代人数多于预期，而且建筑业跟不上新的住房需求。美国现在有 380 万套住房短缺，其中低收入价位的供应短缺最为严重。

Although housing construction surged in 2021 and 2022, the backlog remains large enough that it could take a decade of record-level homebuilding to meaningfully increase affordability, even considering mitigating factors like rising interest rates. Part of the challenge is that most new homes are being priced at the upper end of the market.

尽管住房建设在 2021 年和 2022 年激增，但积压的数量依旧很大，即使考虑利率上升等缓解因素，也可能需要 10 年的创纪录水平的住房建设才能显著提高负担能力。部分挑战在于大多数新房的定价处于市场的高端。

Furthermore, investors are buying up a record share of homes – especially homes in the bottom third of the market – and flipping them for a significant profit or renting them. The overall share of investor purchases was 28% in early 2022 and highest in markets like Atlanta (41%), San Jose (38%), Phoenix (36%) and Los Angeles (34%). The overall housing shortage creates an urgent need for wider use of low-cost housing typologies and investment in affordable homebuilders like Habitat that can expand the supply of affordable homes for modest-income households.

此外，投资者正在购买创纪录份额的房屋——尤其是市场底部三分之一的房屋——并将它们转手以获取可观的利润或出租。2022 年初投资者购买的总份额为 28%，在亚特兰大 (41%)、圣何塞 (38%)、菲尼克斯 (36%) 和洛杉矶 (34%) 等市场最高。整体住房短缺导致迫切需要更广泛地使用低成本住房类型，并投资于像 Habitat 这样的经济适用房建筑商，从而扩大中等收入家庭的经济适用房供应。

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