Housing prices are not set by sticker prices, but monthly payments (obviously). So as insurance goes sky high in California (I'm at $7000 for a fairly modest home) and interest rates go up, sticker price has got to come down. Unfortunately, that drop in sticker price does nothing to make those houses more affordable.
A $500K loan (not uncommon in California) has a $2387 payment at 4%
A $2387/mo payment gets you $398,200 at 6%
If, as happened to us, your insurance goes from 2000 to 7100, that's another 425/mo, that takes you down to roughly $325,000 for your $2387/mo.
So, assume
- you are in a fire area and you are grandfathered in with a main line insurer
- got your loan at 4% down at the bottom
- new buyer will have to insure with a supplemental line (as we do now)
- interest rate is 6%
The same payment that bought you a $625K house with 20% down and a $500K loan, that person now gets a $406,250 house with 20% down and a $325,000 loan.
They will be able to afford a bit more, because their tax bill will drop by roughly $2000. So roughly speaking, the can now afford more like $450. Still, for someone in the early stage of the loan where they haven't paid much principle, they'll either need to find a buyer who can afford an extra $1000 per month (600 in interest and 400 in insurance) or they will be underwater.
It's a lot less dire for people in large cities in CA without the insurance issues.