During my recent first time home buying experience I learned there are many, often competing, factors to consider. My last blog discussed how I used Bracket™, a tournament-based analytic approach, to determine what homebuyers find most important when considering a home. My list of 13 items did not include standard house stats like # of bedrooms, # of baths, etc. To measure preference for those items I used a conjoint design.
I framed up the conjoint exercise by asking homebuyers to imagine they were shopping for a home and to assume it is located in their ideal location. Using our online panel of consumers, we showed recent or soon-to-be homebuyers 2 house listings side by side, plus an “I wouldn’t choose either of these” option. Each listing included the following:
- Number of bedrooms: 1, 2, 3 or 4
- Number of bathrooms: 1 full, 1 full/1 half, 2 full, 2 full/1 half or 3 full
- House style: Single Family, Townhouse, Condominium, or Multi-Family
- House condition: Move-in ready, Some work required or Gut job
- Price: $150,000, $200,000, $250,000, $350,000 or $450,000
I felt a conjoint was best suited here, because in addition to importance, I wanted to see what trade-offs homebuyers were willing to make between these 5 items that are highly important in home buying. Are homebuyers willing to give up a bedroom to get the right price? Are they willing to do some sweat equity to get the number of bedrooms and/or bathrooms they want?
We found the top three most important factors are # of bedrooms, price and house condition. This made perfect sense to me as I would not consider any house with less than 3 bedrooms. Price and house condition were the next two key pieces. Was the house in my price range? How much work was needed? Did the price give me enough wiggle room for repairs? I was curious to see the play between price and house condition among the recent and soon-to-be homebuyers we interviewed.
Using the simulator I selected a 3 bedroom , 2 full baths, Single Family home. I picked 3 price points ($150,000, $300,000, $450,000) and then varied the house condition. Overall, homebuyers are less interested in a "gut job" compared to "move-in-ready". However, at the $150,000 price point, share of preference drops more drastically going from "move-in-ready/some work required" to "gut job" compared to higher price points....