“The AirBnB Bubble Popping Will Pop the Housing Bubble”Charles Hugh Smith is always interesting.

A systemic driver of this bidding war for rental properties is the “AirBnB” model of monetizing individual properties to compete with hotels and resorts for lodging. This model is called short-term vacation rentals (STVR), and the already-rich have been pouring their wealth into STVRs for the past 15 years…

What’s often forgotten about real estate is prices are set on the margin. The Pareto Distribution is a handy tool for understanding how an entire neighborhood’s home prices are re-set by a mere handful of sales.

The Pareto Distribution is often summarized as the 80/20 Rule. The 80/20 rule can be distilled down to 80% of 80% and 20% of 20% to the 64/4 Rule: the “vital few” 4% exert outsized influence over the 64% mass. So 4% of sales can re-set the valuation of 64% of all neighboring houses.

So 40 houses selling for around $450,000 will re-set the valuation of 1,000 nearby homes from $800,000 to $450,000. This is why an apparently modest number of fire sales of money-losing STVRs will dissolve the floor under bubble valuations.

The STVR bubble was entirely an artifact of 1) historically absurdly low mortgage rates and 2) post-pandemic price-insensitive “revenge spending”. Both are over. There is no way the bottom 90% can afford homes at today’s bubble valuations, so the pool of buyers is limited to the top 10% already-wealthy, whose appetite for owning “surplus capital” rentals vanishes once the lofty weekly rates and low vacancies reverse into high vacancies and collapsing rental rates.

The bottom 90% have tapped out their pandemic windfalls and their lines of credit…The collapse of the STVR bubble will topple a line of dominoes as corporate owners will awaken from their fantasies and realize they better sell now to lock in their gains before they vanish. Wealthy households who “land-banked” properties for capital gains and places to park “surplus capital” will also awaken to the the need to lock in gains by selling.

This is how bubbles collapse: the “vital few” 4% sell at whatever the market will bear, pushing prices down, and the 64% awaken to the rapidly narrowing window for locking in bubble capital gains. This rush for the exits triggers a strike in buyers, who realize there is no way to know how low valuations will fall, and so waiting for a bottom makes much more sense that playing “catch the knife,” i.e. buying as a bubble deflates, hoping you don’t get burned by prices falling after overpaying.