Company Focus
Home-building stocks with room to grow
Here are four myths about the so-called housing bubble, and the reality that home-builders have room to grow. Take a look at our watch list of 13 such stocks.
By Michael Brush
It's many an investor's second-favorite topic (right after how much their home's value has appreciated): Why real estate is a bubble that’s about to burst.
The reality, though, is that there are still good investment opportunities in real estate. Instead of joining the chorus of bubble-sayers, investors should look for opportunities to bet on a few reasonably priced home-builders that are poised for several more years of decent growth. Among that group: Centex (CTX, news, msgs), Standard Pacific (SPF, news, msgs) and Beazer Homes (BZH, news, msgs).
Here's a look at why the myths cited by the housing bears are just that, myths:
Myth No. 1: Speculators will doom the boom
Everyone has his own favorite story that proves housing is in a speculative frenzy. Scalpers are flipping lots and houses several times before an owner finally moves in. Real-estate investment clubs have replaced stock clubs. Business-school graduates rank home-builders high on their list of preferred employers -- ominously grabbing a spot once held by Enron. Home prices in hot markets like Southern California and Florida have jumped more than 25% in a year.
But none of these anecdotes, even the ones that are true, prove there's too much speculation. In fact, two characteristics of the housing market make a speculative bubble unlikely.
First, home-builders know speculation works against them. It means they have to compete with speculators to make sales, which hurts their control over the markets and pricing. In contrast, during the tech bubble the people pushing tech stocks (Wall Street analysts, investment bankers and fund managers) had an interest in creating a speculative frenzy so they could sell higher.
So home-builders constantly watch for the telltale signs of speculators so they can weed them out. D.R. Horton (DHI, news, msgs), for example, requires some buyers to sign an affidavit saying they will live in a home for a year after buying it -- or agree to split the profits with the builder if he or she sells sooner, says Donald Tomnitz, chief executive at D.R. Horton. Some home-builders ask real-estate agents to sign affidavits that they are not representing speculators. Others refuse to sell to buyers holding too many mortgages.
Second, unlike a tech stock, a house for most people is more than an investment. It’s a place to create a home and build memories. And transaction costs are high. So there’s a natural resistance to cashing out.
Because of constraints like these, flipping single-family homes for quick profits still accounts for less than 10% of sales nationally, estimates A.G. Edwards & Sons analyst Gregory Gieber. That’s enough to inflate home prices in some markets. But those markets will adjust through long periods of steady prices, or a few years of modest declines, he predicts. Hardly the stuff of looming national disasters.
Myth No. 2: Home-building stocks are pricey
The Philadelphia Housing Sector Index continued to hit new highs this month after more than doubling since the start of 2003. But ominously, revenue growth at home-builders is about to fall hard.
Toll Brothers (TOL, news, msgs), for example, expects net income growth to decline precipitously to about 20% in 2006 from an estimated 70% growth this year. Growth at other home-builders is slowing down as well.
But the bulls aren’t worried. Yes, home-building stocks have double or tripled in the past several years. But so have earnings. That means the stocks still don’t look any more expensive. “At eight times earnings, you bet your pocketbook,” says Ron Muhlenkamp of the Muhlenkamp fund (MUHLX), a value manager who originally loaded up on housing stocks back during the tech bubble and still isn’t selling.
Indeed, the top 13 public home-builders trade at a forward price-earnings ratio of 8, while their projected medium-term earnings growth rate is 15% (see table). This means their price-earnings to growth (PEG) ratio is 0.5, on average. As a general rule of thumb, growth stocks trading for PEGs of less than 1 to 1.5 are considered cheap. In other words, even if home-building revenue growth falls to 15% or 20%, as expected, the stocks still look reasonably priced.
Sifting through the home-builders
Company Name .....Ticker ...........Recent Price...... Buying Price.. Growth Rate* ...Insider buying
D R Horton ................DHI ..................$34.67 ................... $32.04 ...........15.4
Pulte Homes ...........PHM ..................$77.97 ..................$70.44 ........... 11.9
Centex...................... CTX ....................$66.94 ................. $67.62 ...........15.1
Toll Brothers............ TOL................... $97.20 .................. $68.14.......... 15.5
Lennar...................... LEN................. $59.33 ................... $55.13 ........... 15.6
KB Home................. KBH................. $67.68 ................... $56.72 ........... 17.1................. some
NVR.......................... NVR .................$799.00................. $578.10 ......... 12.5
MDC Holdings....... MDC.................. $76.74.................. $67.56........... 18.1
Ryland..................... RYL ..................$70.06 ................... $58.68........... 12.8
Hovnanian Enterprises HOV .........$61.40 ....................$51.06.......... 22.3
Standard Pacific SPF...................... $82.40................... $79.35 .......... 12.8
Beazer Homes .....BZH................... $53.38 ...................$52.10 .......... 15.2................ some
WCI Communities WCI.................. $30.03 ................... $26.46 .......... 13.8................ some
Small caps with insider buying
Comstock Homebuilding CHCI. $24.79 ...................... n/a.................. 40 ..................decent
Dominion Homes DHOM............ $15.82.................. $13.50.............. 10................ significant
*Five-year annual earnings growth
Source: Thomson Financial except buy limit which comes from John Buckingham, manager of the Al Frank fund (VALUX).
At least one home-builder -- D.R. Horton -- is so frustrated about not getting a higher multiple, despite a 10-year annualized earnings growth rate of 32%, it is deliberately slowing down growth. "We are not getting paid for it, so we decided to slow our growth and improve our balance sheet," says Tomnitz.
Myth No. 3: The cycle is bound to turn
Home-builders now trade near the top of their long-term valuation range. Historically, they trade for between five and nine times earnings. So home-building stocks have nowhere to go but down, say the bears. And they will, as the housing cycle inevitably plays out.
But there are several reasons to think the home-builders aren't as cyclical any more.
The top 13 public housing stocks in our chart do business in many regions. Unless we get a prolonged national recession, they’ll always be making decent profits in some growth market somewhere. “The pricing power that a builder has moves from one part of the country to another,” says Tomnitz. “I don’t think pricing power can go away across the country simultaneously.”
Next, even in hard times, the big home-builders will grow through consolidation, says Muhlenkamp. After all, the top 10 home-builders still control just 25% of the market.
Finally, several big-picture trends suggest supply will continue to be dwarfed by demand. On the supply side, there are land shortages in key metropolitan areas and greater obstacles to using land for housing. Meanwhile, demand will get a boost from new immigrants, baby boomers buying second homes and so-called echo boomers buying first homes.
Myth No. 4: Higher rates will pop the bubble
The amount that homebuyers have to shell out each month is driven by mortgage rates, which key off 10-year Treasury bond yields. And 10-year bond yields haven’t budged much even though the Fed has raised short-term rates to 3% from 1% since June 2004. Bears now believe that as inflation continues to rebound, rates on the 10-year bond will increase, driving up mortgage rates.
But if yields on the 10-year bond rise, they will go up because of economic strength – strength that creates more jobs. That will fuel more demand for housing, offsetting any negative impact from higher rates.
Next, interest rates are so low, it’s not clear they will go up enough to kill off the housing market. James Paulsen, the chief investment officer at Wells Capital Management. thinks yields on the 10-year bond will go up 1.5 to two percentage points to hit 5.5% to 6% over the next year or more.
That would take the 30-year mortgage rates -- recently around 5.5% -- up to about 7.5%. If history is any guide, that’s not enough to cool off the housing market. The last three housing market slowdowns -- in 1995, 1997 and 2000 -- didn’t happen until mortgage rates moved into the 8.4% to 9.4% range, says Joel Rassman, the finance chief at Toll Brothers. “There is so much demand, if we stay in the 6% to 7% plus range, housing will continue to boom,” says Rassman.
What and when to buy
Some folks, naturally, believe the myths, so housing stocks will remain volatile as the debate rages.
And some of the stocks have, indeed, gotten ahead of themselves. NVR Inc. (NVR, news, msgs) and Toll Brothers, for example, look expensive. NVR serves the hot Washington, D.C.-area market. Toll Brothers has good land holdings, and it serves wealthier homebuyers -- the kind that are less likely to think twice about buying as interest rates go up. But the market recognizes these advantages, which is why these two stocks are pricey.
In contrast, Centex, Standard-Pacific and Beazer already trade at or near attractive prices.
For the rest, it’s best to create a watch list selecting from our baker’s dozen of housing stocks and wait till they hit more desirable valuations. The top 13 home-builders on our list all serve markets in many regions -- which means they are diversified enough to enjoy steady growth somewhere even if the hot housing markets cool down.
I’ve also included two small regional players Dominion Homes (DHOM, news, msgs) and Comstock Homebuilding (CHCI, news, msgs) -- because each has fairly solid insider buying, a rarity in the home-building sector these days.
Stock recommendations
With this column, I'll be adding Centex and Beazer homes to the Company Focus portfolio in our stock recommendations section for tracking. We'll see how they do from here.