Home price recovery index: Which metros have improved the most, least?

By September 2021, homes in all 100 of the top metro markets fully recovered any value they lost during the last housing bust, and overall, home values have only continued to climb since then. However, as they move at various speeds, that doesn't mean there still isn't a race to the top... and up from the bottom, too.

It also doesn't mean that home values can't or won't decline in some areas, at least on a quarter-to-quarter basis, if not over a longer time period.

The geographic mix of markets with the greatest value increases since previous price peaks occurred continues to change, as does the group of areas where home value improvement has taken longer and been more meager. While home values in all markets are above the peaks of the last boom, at least some areas are less so of late, as home values in some metropolitan have retreated a bit from pandemic-fueled record highs.

HSH.com’s Home Price Recovery Index uses a Federal Housing Finance Agency's (FHFA) Home Price Index as a basis to determine which of the top 100 housing markets have fully recovered value lost (or more) in the last housing bust where values in each market stand in relation to their mid-aughts peak. The time period covered by the HPI begins with the first quarter of 1991 and runs through the third quarter of 2024. We compare the metro's previous peak value from the mid-2000s housing boom against present values to determine if a given market has recovered all of its value lost in the 2011-2013 housing market bust, and how much above previous high-water marks a market is now.

Quarterly update
Seasonal softening in home values typically begins in the third quarter of each year, and that was the case this year, when home values in 25 of the nation's top 100 metro housing markets were lower compared to the second quarter. That was about three times as many as the same quarter in 2023, but about half the change in the third quarter of 2022.

What is also on the increase is the number of metro areas where home values are softer compared to a year ago. Nine metro areas sported year-over-year decreases, up from seven a year ago and just two back in 3Q22. Two of these metro areas are among the markets that experienced the largest increase in value after the last housing bust.

Even in metros were values were lower this quarter than last, or even last year for that matter, it doesn't mean that there are tremendous bargains to be had. Home values have risen so rapidly in recent years that they remain very high even with any modest declines in value. Among the 75% of markets that saw an increase in appreciation this quarter, the average gain was a modest 1.48%; among those that didn't, the average decrease was 1.44%

Countering the easing in some areas, other markets powered along just fine, with better-than-modest increases seen in places like Elgin, IL with a 3.68% quarterly increase, or the 3.43% jump in values in the Columbia, SC metropolitan housing market.

Most recovered group
Although home values overall remain well supported, outsized quarterly gains are becoming somewhat less common. Compared to the previous quarter, just two metros in the most recovered group managed a value increase in excess of two percent; three had increases between one and two percent for the period, two less than a one percent increase. The remaining three sported declines of less than a percentage point.

While a number of metro areas only swapped positions in our "most recovered" group, we do have a new leader: the Nashville-Davidson-Murfreesboro-Franklin, TN metro area now tops our list, as it posted an impressive 5.64% gain in values in the third quarter. Home values in this market are now 171.60% above their previous peak value, set during the same quarter 17 years ago, and up more than 200% from the area's 2012 bottom for home values.

The Nashville region elbowed the Denver-Aurora-Lakewood, CO out of the top spot, as the former leader sported a 0.35% decline in home values from the second quarter, and also was one of the metros that had an annual value retreat (-0.23%). As well, the Boise City, ID metro pushed its way back into the top ten group, recording a 2.73% quarterly increase in value, kicking the Charleston-North Charleston, SC market back into the "also ran" group at #12.

In addition to the second-quarter #1 and #2 markets swapping place in the third quarter, the previous #3 (Dallas-Plano-Irving, TX) and #4 metros (Austin-Round Rock-Georgetown, TX) did the same, while Fort Worth-Arlington-Grapevine, TX (MSAD) remained in the #5 slot. The Knoxville, TN and Charlotte-Concord-Gastonia, NC-SC metros traded the #6 and #8 slots, with Knoxville moving up and Charlotte down. #7 remained occupied by Greenville-Anderson, SC, and Buffalo-Cheektowaga, NY held in the #9 position again.

Home values turning more mixed means more opportunity for change in the "most recovered" list, but all of these metros have home values that are in excess of 139% of their prior value peaks. As such, it'll take some softening of values in the top group of metros and some strengthening in value by those metros just outside it to effect any change in the "most recovered" list.

Although they have some gap to close, the two metros with the best shot to move up are the Grand Rapids-Kentwood MI area and the just-exited Charleston-North Charleston, SC area. Both areas are within striking distance of less than two percentage points behind the bottom of the leader group. After that, the next up might be the Raleigh-Cary NC market, but it'll need to rise by about 10 percentage points to have a shot at it.

Least recovered areas
The metro areas with the least improvement in home values since the prior peak also continued to benefit from rising values. Of the least improved 10 metros, just one saw a quarterly dip in values. The rest posted quarterly increases that ranged from as little as 0.13% in the Bakersfield, CA region to much as 3.68% in the Elgin, IL metro area.

While the Bakersfield CA metro area continues to be the metro with the smallest value gain since the last housing boom, home values here are now 28.59% above the peak levels attained way back in the second quarter of 2006. It's hard to reckon that this market's prior "boom-era" high was more than 18 years ago, but it's also worth considering that this metro didn't even reach a "fully recovered" state until the second quarter of 2021.

Retiring the HPRI
As we've noted in the last few updates to the HPRI, we knew at some point there would be no more "recovery" in our Home Price Recovery Index. We expect to track the "most recovered" group for a while longer yet, and of course, HSH's Home Value Estimator (MyHPI) will continue to be updated, so you can track changes in your favorite metro as we go along.

More than a year ago, we introduced a new means of following changes in home values. Our Home Value Tracker uses a different set of FHFA data that includes both repeat purchases and refinances, so it's a very robust data set. However, as there is no "refinancing season" (and in fact, no refinancing at times at all!) the data is not seasonally adjusted and so can be more volatile from quarter to quarter.

That said, Home Value Tracker covers more than four times the metro areas as did our HPRI covering over 400 metros in all, and provides five value-change reference points -- change from last quarter, two quarters ago and one, three and five years ago. The new HVT contains two tables showing home values changes in the metros with the 10 largest and 10 smallest changes in home values over the last year, and a unique lookup tool so you can see your local market's changes over those time points, too.

We've also created a new custom-time-period tracking tool Home Value Tracker-MyHVT, where you can see what's happened to home values in any of the 400+ metros over any time frame you like, including what's happened while you owned your home (or any other period) -- from 1995 to now.

How has your home value changed in the time you've owned it?
The HPRI only reviews trough-to-peak changes for each market in our evaluation, so your local experience in value change from when you purchased your home to today will of course be different. To see what's happened with home prices during the time you've owned your home, check our home value estimator, MyHPI. To see where you are in your mortgage, use our mortgage amortization calculator.

Tracking and projecting your home equity
The combination of home price increases and your retirement of the amount you owe may see you with a larger equity stake than you think. If you're interested in how much equity you've got in your home or are looking to pursue a future home equity goal, you'll want to check out our Home Equity Calculator and Projector.

10 metro areas that have recovered the most

Can some locations or properties still not have achieved recovery?

Since the HPRI compares values that are derived from an entire metropolitan area (some of these quite expansive) it's certainly possible that some homes or neighborhoods have not participated in the home price recovery as strongly as other areas in the same metro. In fact, and although it continues to diminish, CoreLogic reported that in the second quarter of 2024, the total number of residential properties with negative equity was still 960,000 million homes, or 1.7% of all mortgaged properties. As noted above, home prices have generally remained well supported despite a sluggish sales market, although there are states where CoreLogic estimates that the negative equity share of properties runs as high as 5.6% (Louisiana) but as low as 0.7%, too (California, Nevada).

Regardless, the problem of at least some homeowners being "underwater" still persists and may worsen if homebuying conditions don't improve.

However, even if home prices don't increase for such homes or areas, homeowners will eventually come to a positive equity position as they make regular payments on their mortgages, and even small improvements in home values over time will tend to help fill in any value gap. In this way, even if the value of a specific home hasn't yet returned to a previous high, it's not as though the homeowner won't ever have any equity.

For example, in the case of a home purchased at a previous price peak in early 2006 (and assuming no refinance of the mortgage) the homeowner would have paid off about 32 percent of the original loan amount by now. This calculation doesn't include any downpayment the homeowner may have made, so the equity stake would be increased by that amount, too. Purchases made before the peak period or after prices began to descend would see this equity stake be increased as well. Given interest rates in place in 2006 -- 30-year FRMs at about 6.5% in the third quarter, odds favor that a homeowner would have refinanced at least once (if not twice) by now to take advantage of falling rates, and a 3.5% refinance in September 2012 would still even see the homeowner with more than a 32% retirement of principal by now.

All now recovered, the remaining 90 metro areas

Here's a look at the remaining 90 metro areas from the FHFA's HPI list.

More about the HPI

The Home Price Index is a broad measure of the movement of single-family house prices. It has been published by the Federal Housing Finance Agency and precursor agencies since the fourth quarter of 1995.

For each market, the index uses 1991 home prices as a basis. Those dollars are "normalized" to a value of 100 for each market; that is, regardless of the actual dollar amount, the index value for a given market becomes 100. For example, a home price in Allentown, PA in 1991 might have been $65,000; this becomes a base value for Allentown of 100, and changes since then are presented as percentage changes from that initial 100 value.

The HPI is based on purchase-only transactions involving conforming, conventional mortgages purchased or securitized by Fannie Mae or Freddie Mac. Only mortgage transactions on single-family properties are included. The HPI does not include property transactions backed by FHA, VA, USDA or non-conforming (e.g. jumbo) mortgages.

The HPI is updated each quarter as additional mortgages are purchased or securitized by Fannie Mae and Freddie Mac.

The HPI is a weighted, repeat-sales index, meaning that it measures average price changes in repeat sales of the same properties.

The HPI shows the relative change in prices in a metropolitan area from quarter to quarter or period to period. HSH.com has pulled out information from each area to show the amount of change from 1991 to the pre-housing-crisis peak, the low achieved during or after the peak, and how much improvement has taken place since that near-term bottom.

The FHFA uses the revised Metropolitan Statistical Areas (MSAs) and Divisions as defined by the Office of Management and Budget (OMB) in Bulletin 20-01. If specified criteria are met and an MSA contains a single core population greater than 2.5 million, the MSA is divided into Metropolitan Divisions.

For more details on the HPI and how it is put together, see http://www.fhfa.gov/Media/PublicAffairs/Pages/Housing-Price-Index-Frequently-Asked-Questions.aspx