{"id":1661,"date":"2026-02-18T12:08:42","date_gmt":"2026-02-18T19:08:42","guid":{"rendered":"https:\/\/chelandouglastrends.com\/newsletter\/?page_id=1661"},"modified":"2026-02-18T12:08:42","modified_gmt":"2026-02-18T19:08:42","slug":"feb26_main2","status":"publish","type":"page","link":"https:\/\/chelandouglastrends.com\/newsletter\/feb26_main2\/","title":{"rendered":"The region faces the lowest affordability of homes east of the Cascades"},"content":{"rendered":"<div id=\"wppb-builder-container\" class=\"wppb-builder-container\">                <div  class=\"wppb-row-parent  wppb-row-1552598614664 \"  >\n\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t<div class=\"wppb-container \">\n\t\t\t\t\t\t\t\t\t\t\t\t\t\n                        <div class=\"wppb-row\">\n\t\t\t\t\t\t\t                                    <div  class=\"wppb-column-parent wppb-column-parent-view wppb-col-1552598614663  \"  >\n                                        <div class=\"wppb-column\">\n\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\t\n                                            <div class=\"wppb-builder-addons\">\n\t\t\t\t\t\t\t\t\t\t\t\t<div class='wppb-builder-addon wppb-addon-1552598622481'  data-addon-id='1552598622481'><div class='wppb-addon'><div class=\"wppb-text-block-addon\"><div class=\"wppb-text-block-content 0\"><p><strong>by Dr. Patrick Jones<\/strong><\/p><p><span data-contrast=\"auto\">Chelan and Douglas Counties certainly have\u00a0their\u00a0share of\u00a0superlatives:\u00a0\u00a0a\u00a0huge producer of\u00a0hydroelectricity, home to some of the largest apple and pear acreage in the U.S.,\u00a0and a sought-after playground for summer and winter sports.\u00a0But along with the accolades comes a dubious distinction: the\u00a0two\u00a0counties\u00a0make up\u00a0the least affordable\u00a0region\u00a0in Eastern Washington to buy a home.<\/span><span data-ccp-props=\"{}\">\u00a0<\/span><\/p><p><span data-contrast=\"auto\">This statement rests on recent calculations\u00a0by\u00a0the Washington Center for Real Estate Research. The Trends compiles quarterly data from the Center and presents them in the graph below<\/span><i><span data-contrast=\"auto\">,\u00a0<\/span><\/i><a href=\"https:\/\/chelandouglastrends.com\/graph.cfm?cat_id=6&amp;sub_cat_id=3&amp;ind_id=7\"><i><span data-contrast=\"none\">All Buyers' Housing Affordability Index<\/span><\/i><\/a><span data-ccp-props=\"{}\">\u00a0<\/span><\/p><p><span data-contrast=\"auto\">The Housing Affordability Index calculated by the Center for all 39 counties in the state is,\u00a0in the most general terms,\u00a0a ratio\u00a0of income (numerator) to housing costs (denominator). Specifically, income in this version of the index consists of 25% of the area\u2019s median household income, on a quarterly basis. Why 25%? The Center, in keeping with a long tradition of government policy, assumes that households should not pay more than 25% of their income on housing costs.\u00a0<\/span><span data-ccp-props=\"{}\">\u00a0<\/span><\/p><p><span data-contrast=\"auto\">The denominator incorporates two factors:\u00a0First, the quarterly\u00a0price\u00a0of a resale home (no new construction), evaluated at the median;\u00a0second, current mortgage rates of a 30-year fixed rate. In other words, the quarterly mortgage payment.\u00a0A sister indicator on the Trends,\u00a0<\/span><a href=\"https:\/\/chelandouglastrends.com\/graph.cfm?cat_id=6&amp;sub_cat_id=3&amp;ind_id=2\"><i><span data-contrast=\"none\">Housing Affordability Index for 1st-time Buye<\/span><\/i><span data-contrast=\"none\">rs<\/span><\/a><span data-contrast=\"auto\">, offers a similar ratio for households with less than median household income looking to\u00a0purchase\u00a0a resale home that is less than\u00a0current\u00a0median in the two counties.<\/span><span data-ccp-props=\"{}\">\u00a0<\/span><\/p><p><span data-contrast=\"auto\">The value of 100\u00a0indicates\u00a0that a household has just\u00a0the\u00a0right amount of income to afford the current area mortgage. A value greater than 100 says that household\u00a0has\u00a0more than enough income to do this; a value less than 100, not enough income.\u00a0In other words, higher is better.<\/span><span data-ccp-props=\"{}\">\u00a0<\/span><\/p><p><span data-contrast=\"auto\">The local results of both indicators are benchmarked to a similar index calculated for the entire state (in green).<\/span><span data-ccp-props=\"{}\">\u00a0<\/span><\/p><p><span data-contrast=\"auto\">The value of the All-Buyers\u2019 Index for Q2 of this calendar year: 57. And for the past three quarters, the local All-Buyers\u2019 Index has sported a value below the\u00a0state\u2019s! Currently, the state index is 71. No other metro area in eastern Washington currently shows a lower value.\u00a0Consider these current index values: Spokane County, at 71; Benton County, at 76, Franklin County, at 83, Yakima County, at 82, and neighboring Grant County, at 84.<\/span><span data-ccp-props=\"{}\">\u00a0<\/span><\/p><p><span data-contrast=\"auto\">For\u00a0a little more than\u00a0the past three years, as the graph shows, the All-Buyers\u2019 Index for the two counties has hovered in the low 60 to high 50 range. For most of\u00a0the time over the entire series shown (start of 2018), values of the local index have lain below the state index. In other words, the region has a multi-year history of being less affordable than the state.\u00a0<\/span><span data-ccp-props=\"{}\">\u00a0<\/span><\/p><p><span data-contrast=\"auto\">Yet it is worth noting that the local index values\u00a0exceeded 100 for several quarters between 2018 and 2020. In fact, the value of the first quarter in 2020 stood at 106, a relative peak. The pandemic, however, ushered in a dramatic decline. Within a little more than two years (Q2 2022), the affordability ratio plunged to 62. As another housing indicator,\u00a0\u00a0<\/span><a href=\"https:\/\/chelandouglastrends.com\/graph.cfm?cat_id=6&amp;sub_cat_id=3&amp;ind_id=6\"><i><span data-contrast=\"none\">Median Home Resale Price<\/span><\/i><\/a><span data-contrast=\"auto\">\u00a0reveals, this dramatic decline in affordability mirrored a dramatic increase (over $210,000) in the median priced resale home over the same period.\u00a0<\/span><span data-ccp-props=\"{}\">\u00a0<\/span><\/p><p><span data-contrast=\"auto\">Contrary to some\u00a0opinion, the price boom may not have been a\u00a0result\u00a0a huge number\u00a0of urban \u201crefugees\u201d decamping for good to the two counties.\u00a0<\/span><a href=\"https:\/\/chelandouglastrends.com\/graph.cfm?cat_id=0&amp;sub_cat_id=2&amp;ind_id=1\"><span data-contrast=\"none\">Net migration<\/span><\/a><span data-contrast=\"auto\">\u00a0did not soar in those two-plus years.\u00a0In fact, the recent peak of net migration took place between early 2020 and early 2019.\u00a0<\/span><span data-ccp-props=\"{}\">\u00a0<\/span><\/p><p><span data-contrast=\"auto\">That said, it\u00a0could be\u00a0that\u00a0urban refugees came, but not necessarily to stay\u00a0permanently.\u00a0<\/span><span data-ccp-props=\"{}\">\u00a0<\/span><\/p><p><span data-contrast=\"auto\">The housing affordability index is undoubtedly influenced by this\u00a0recent\u00a0phenomenon,\u00a0and longer term, by the second home market\u00a0here. The resort areas of Chelan and Leavenworth have become\u00a0very popular\u00a0landing spots for west-side\u00a0vacationers. If we could access sales by districts in the two counties and strip out sales in those two markets,\u00a0it is my hunch that affordability here would look better.<\/span><span data-ccp-props=\"{}\">\u00a0<\/span><\/p><p><span data-contrast=\"auto\">I\u00a0don\u2019t\u00a0think, however, that\u00a0this editing\u00a0would show the two counties in an entirely new, affordable light. Land in desirable places and construction labor in general are still relatively scarce in the two counties.<\/span><span data-ccp-props=\"{}\">\u00a0<\/span><\/p><\/div><\/div><\/div><\/div>                                            <\/div>\n                                        <\/div>\n                                    <\/div>\n\t\t\t\t\t\t\t\t\t                        <\/div>\n\n                    <\/div>\n                <\/div>\n\t\t\t\t                <div  class=\"wppb-row-parent  wppb-row-1556660857799 \"  >\n\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\n\t\t\t\t\t<div class=\"wppb-container \">\n\t\t\t\t\t\t\t\t\t\t\t\t\t\n                        <div class=\"wppb-row\">\n\t\t\t\t\t\t\t                                    <div  class=\"wppb-column-parent wppb-column-parent-view wppb-col-1556660857800  \"  >\n                                        <div class=\"wppb-column\">\n\t\t\t\t\t\n\t\t\t\t\t\t\t\t\t\t\t\n                                            <div 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data-addon-id='1556660857801'><div class='wppb-addon'><div class=\"wppb-addon wppb-button-addon\"><div class=\"wppb-button-addon-content\"><a  href=\"https:\/\/chelandouglastrends.com\/graph.cfm?cat_id=6&#038;sub_cat_id=3&#038;ind_id=7\" target=_blank class=\"wppb-btn-addons  wppb-btn-custom wppb-btn-rounded wppb-btn-standard wppb-btn-full-no\">View the full ALL BUYERS HOUSING AFFORDABILITY INDEX indicator on CHELAN-DOUGLAS TRENDS<\/a><\/div><\/div><\/div><\/div>                                            <\/div>\n                                        <\/div>\n                                    <\/div>\n\t\t\t\t\t\t\t\t\t                        <\/div>\n\n                    <\/div>\n                <\/div>\n\t\t\t\t<\/div>","protected":false},"excerpt":{"rendered":"<p>by Dr. Patrick JonesChelan and Douglas Counties certainly have\u00a0their\u00a0share of\u00a0superlatives:\u00a0\u00a0a\u00a0huge producer of\u00a0hydroelectricity, home to some of the largest apple and pear acreage in the U.S.,\u00a0and a sought-after playground for summer&#8230; <a class=\"read-more-link\" href=\"https:\/\/chelandouglastrends.com\/newsletter\/feb26_main2\/\">Read more &raquo;<\/a><\/p>\n","protected":false},"author":10,"featured_media":0,"parent":0,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"footnotes":""},"_links":{"self":[{"href":"https:\/\/chelandouglastrends.com\/newsletter\/wp-json\/wp\/v2\/pages\/1661"}],"collection":[{"href":"https:\/\/chelandouglastrends.com\/newsletter\/wp-json\/wp\/v2\/pages"}],"about":[{"href":"https:\/\/chelandouglastrends.com\/newsletter\/wp-json\/wp\/v2\/types\/page"}],"author":[{"embeddable":true,"href":"https:\/\/chelandouglastrends.com\/newsletter\/wp-json\/wp\/v2\/users\/10"}],"replies":[{"embeddable":true,"href":"https:\/\/chelandouglastrends.com\/newsletter\/wp-json\/wp\/v2\/comments?post=1661"}],"version-history":[{"count":1,"href":"https:\/\/chelandouglastrends.com\/newsletter\/wp-json\/wp\/v2\/pages\/1661\/revisions"}],"predecessor-version":[{"id":1662,"href":"https:\/\/chelandouglastrends.com\/newsletter\/wp-json\/wp\/v2\/pages\/1661\/revisions\/1662"}],"wp:attachment":[{"href":"https:\/\/chelandouglastrends.com\/newsletter\/wp-json\/wp\/v2\/media?parent=1661"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}