Of course, at some point, US real housing prices are likely to go above their 2006 peak. The problem is that the bubble callers only tell you one part of the equation (when to sell) they dont tell you when to buy back. They dont tell you what to do if their timing is wrong and things keep rising. They dont tell you how low things need to fall for it to make sense to buy back. Gary Shilling told everyone to sell their house, and then years after 2008, he was still telling people to sell their houses. Yet home prices are still marching on
This can lead to huge problems such as a person being priced out of their home city. If your city "goes London/Vancouver/SF", the person might not be able to afford rent/buying. Then the person got to leave that town and lose a lot of contact with family/friends/business associates, or they will live in a nearby city but will face a huge increase in their commute time (a huge creator of unhapiness). The consequences are not just economical, they are emotional as well. What does that tell us? It tells us that we are naturally SHORT our home city housing prices and covering that short is a necessary and PRUDENT thing to do, even if their valuation are expensive (up to a point). So, telling people to sell their home/get out of RE is a TIMING strategy. If you sell and never get back in, thats just reckless and ridiculous. You GOT to buy back at some point if you dont run the risk of having to live in some shithole small town away from everybody you know, good jobs and things to do. Plus even a richly valued property will still produce a return that is likely to beat risk free rates (unless the valuation is just flat out ridiculous), specially if you consider all the rent money that you will be saving
But these bubble callers NEVER tell you how to execute that timing strategy and more importantly, why is that THEIR timing strategy will beat transaction costs (huge in RE) and also TAXES. Taxes are huge. They can destroy pretty much any timing strategy pretty quick (compared to buy and hold)
People like Gary Shilling and other housing bubble callers are just flat out irresponsible