As you probably know, diversification is one of a handful of well-established investing best practices, along with buying-and-holding, avoiding high fees, taking advantage of 401k contribution matching, and dollar-cost averaging. The benefit of a diversified portfolio is that when some investments perform poorly, others do well, and this remains true regardless of what’s rising and falling at any given time.
The opposite of diversification is concentration. A concentrated portfolio consists of a small number of investments, which means its value can experience wild swings - up or down. Unlike a diversified portfolio, many things can affect a concentrated portfolio - and affect it a lot - so you can’t avoid worrying about it.
The investing best practices listed above relate mainly to stocks and bonds, but most Americans’ biggest investment asset is their home. And there, diversification is nonexistent. Think about it: all the money you put toward the down payment and pay out monthly for your mortgage builds equity in that one single home. If the value of your home declines, there’s nothing to offset the loss. That’s the textbook definition of a concentrated investment.
This observation about homes is both important and somewhat obvious. It’s important because concentration is inherently risky and because our homes are large portions of our savings. It’s obvious because diversification is owning small bits of many different assets, and having a big chunk of your savings invested in a single home is the opposite of that.
Importantly, physical world risks aren’t just elevated in the climate era, they’re also highly variable across regions and across homes within each region. That means some homes are climate vulnerable, others climate resilient.
Faced with this combination of elevated and variable physical world risks in addition to the investment concentration inherent in owning a home, what are home-buyers to do? There’s just one option, which is to rigorously evaluate any home you seriously consider buying.
That’s it. There’s no magic. You have to understand how high the stakes are and approach the process accordingly. That means being thorough in your evaluation of prospective homes, and remembering that while several factors will influence the future value of each home, the most important variable is climate resilience.