Because of the ‘08 blow up caused massive restrictions in underwriting standards and willingness of lenders to pipe that easy fed cash through mortgages, which restricted the flow of cash in the following years. It caught up a couple years later though.
They had started to raise rates in late ‘06 and ‘07, which ‘pulled the string’ and led to the explosion. (The tide went out, and it turns out a great many people were swimming naked, to abuse a Buffett quote).
[https://images.app.goo.gl/RXGY22drR2pfCXX68]
Real estate is highly illiquid and often highly leveraged. It often takes years for market changes to be visible in the data, and sometimes pricing signals get hidden entirely in many markets (you’ll see a backlog that can be years long, but no price drops - just no sales).
It’s also market dependent, but influenced by the larger market (so think of each specific market as a ship, floating on the overall tide which is ‘cost of money/debt’).
Agents tend to always be selling, and tend to hide bad numbers. The Economists working for realtors are especially bad for this.
Sellers tend to not want to admit they’re desperate, and can often hold out for years. Buyers always complain that things aren’t cheap enough, but
It makes for noisy data and sudden surprises.
The short sale I bought in ‘09 for instance, closed for 50% less than the initial offer AT THE BANKS INSISTENCE because of steady shifts in underwriting and appraisal standards in the approx. 5 months it took to close. It took another 6 months before that price signal got disclosed publicly.