Thursday, August 26, 2010

Keybank Economic Update - The Double Dip

Just got this from Keybank and is published by Dr. Ken Mayland, Clearview Economics LLC.

The economic buzz over the last month revolved around the three d’s: double-dip anddeflation. Not uncharacteristically, much of this talk was overdone.

The current recovery by some measures (see the cover email for the Late-July issue) hassurpassed the performances of the previous two recoveries. Nonetheless, the persistence of a high absolute level of unemployment and the paucity of private job creation has generated considerable disappointment and impatience with the recovery’s performance. The souring of a few indicators, such as the June drop of industrial production and the May-June declines of retail sales have shaken confidence in the sustainability of the recovery. Hence, the talk of a “double-dip.”

When you examine the unfolding of past recoveries, you typically see bumps along the way. After the surge coming out of the recovery starting gate, it is not unusual to see the economy briefly falter. For instance, this occurred in 1976 and 1984—early years in those recoveries. But this fact does little to calm double-dip fears.

The talk of a double-dip dovetails with the talk of deflation (because of an association of economic weakness with price weakness). “Deflation” is not just the price of oil or apples going down. These price changes can reflect the relative abundance (e.g., a bumper crop) or scarcity (e.g., a hurricane-related production shutdown) of these commodities. Deflation is more than the end-of-season markdown on clothes. Deflation is a persistent, broad based decline of the price level. It would be visible in such items as the cost of a haircut or a copy of the Wall Street Journal. The typical cause of deflation is a contraction of the money supply. A one-third shrinkage of the money supply was the main cause of the terrible deflation seen during the Great Depression.

Have we seen, or is there any prospects for seeing any significant reduction of the money supply? Hardly! The Fed, whose job includes controlling the money supply, has ballooned its balance sheet by more than a trillion dollars. The Banking System is awash with excess reserves, which can provide the fuel for money supply growth. And the Fed has recently decided to not let its portfolio of holdings run down with maturities and mortgage terminations. The weakness of demands could bring down some sensitive commodity prices but is not enough to make a case for deflation. There are countries that have very weak economies but still suffer from hyper-inflation!

This brings us back to the U.S. economy. While the economy has hit some soft patch, demands are not weakening. The capacity utilization rate has increased six-and-a-half percentage points over the past year. The economy wants to grow—that’s the imperative created by labor force growth and productivity growth. The economy, however, is also experiencing headwinds. Consumers are “de-leveraging,” in an attempt to repair and rebuild their balance sheets. (In this regard, it is not a high saving rate that retards the economy so much as increases in the saving rate.) Businesses are holding back on hiring as they face an uncertain future with respect to future taxes and the costs of societal changes in the health care insurance compact.

These are the balance of forces fighting it out. Let’s stay focused on the right issues.

Note: When the Q2 GDP revisions are released on 8/27, not only will you see a first look at Q2 corporate profits (by the National Income and Product Accounts definition), but expect to see amajor downward revision of the economy’s Q2 growth estimate. The inventory accumulation for Q2 might come in somewhat weaker than originally reported, but imports will be restated to be much higher. (The first reporting of Q2 GDP had no data on June inventories and foreign trade, only estimates). The bigger trade deficit will be a more sizable call on Q2 domestic purchases, and there, a more hefty drag on U.S. growth. These revisions will distort my GDP estimates for Q3 and Q4. More imports in Q2 (accelerated, because of a feared container shortage) will means less imports later in the year. Less inventory accumulation in Q2, with the same Q3 inventory accumulation estimate, will reduce Q2 GDP growth but lift Q3 GDP growthabove what I show in my forecast table. Part of me wanted to put into Q2 my own estimatesof the revisions, to make the accounts appear more realistic. But my practice has always been to show the official data as the “actual” data.

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The summer vacation season is drawing to a close, and soon, people will get back to serious, hard work in the push to finish out the year successfully. But August can be a time to be whimsical. In that vein, let me put forth the ClearView Economics plan to get the nationquickly back to full employment. (In another August, years ago, I “solved” the Social Security problem with what I think remains the most creative and efficacious solution yet to be advanced.)

The current unemployment rate is 9.5%. That amounts to 14.6 million persons who want to work that cannot find jobs. But there is also serious underemployment. I don’t accept the U-6 unemployment calculation as being fully representative of all the truly unemployed, but let’s allow another 3% to account for all the underemployment. That brings the total unemployed to 19.2 million persons.

What is “full employment?” I think the economy could sustain a 4.5% jobless rate without aggravating the inflation rate. (This is my guess of the NAIRU: the non-accelerating inflation rate of unemployment.) Why not a 0% unemployment target? First, because that would tend to be inflationary. Second, there is always some frictional unemployment: jobs available in Place A and unemployed persons in Place B. Third, there is also seasonal unemployment. And fourth, there is in the American workplace a considerable amount of turnover—people leaving one job for another. So we need to get unemployment down to 4.5%, or 6.9 million persons. Hence, we need to create 12.3 million jobs—or 8% of the civilian labor force.

So here’s the plan. EVERYBODY—from the President down to the chambermaid--takes a 10% cut in compensation! This freed-up compensation expense is then used to re-employ the 8% (12.3 million) of the unemployed. Net-net, the nation’s compensation bill has remained unchanged, and the unemployment rate is now 4.5%! Voila! (Why not cut compensation 8%? I’m allowing for administrative costs of re-hirings and other frictions.) It is as simple as that.

So how realistic is the CV Econ Plan? The first thing to note is that many companies—from manufacturers to law firms to municipalities—have already done this through furloughs and pay cuts, to share the burden of unemployment. What has worked on a firm level could work on a macro level.

Second, there is an inherent fairness to this, as we all share the burdens of re-employing our fellow citizens. If he KNEW his small sacrifice would get some family person who otherwise is hopelessly unemployed back working again, what compassionate worker would not opt for this choice? I would.

Third, this Plan gets at the fundamental reason for unemployment: “sticky wages.” In economics, as demands diminish, either prices or quantities can adjust. It is the nature of the U.S. (and other) labor market that wages remained fixed, so quantities must adjust—generatingunemployment. In one felled swoop, the “economic reset button” is pushed. Prices adjust, so quantities can increase. Who is to say that the level to which wages have risen to is the “right” level?

At first blush, this plan would seem to result in a 10% reduction in the standard of living for the 90.5% of the current workers. Again, with the knowledge that this will lift many good persons from the depths of unemployed despair, maybe this would be a reasonable sacrifice. But wait! With the re-employment of the 8%, the productivity of the American workplace will not drop 8%. It may not drop at all! The re-employment of these workers will increase the supply of goods and services produced (maybe 8%?). Remember Say’s Law? Supply creates its own demand. The net: perhaps no major decrease in the standard of living, at all.

Of course, the whimsical part of the Plan is getting everybody to buy in to it. Can you imagine union workers acceding to the Plan? I have personally and sadly witnessed union members hanging out to dry their less senior colleagues in order to sustain an unsustainable compensation bill.

But maybe, just maybe, individual firms could consider and enact such a compact company wide, and begin to make a dent on the tragic and otherwise somewhat intractable unemployment problem, from the ground up.

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Wrap your head around these figures:
Cost of Fannie Mae bailout: $86B.
Cost of AIG bailout: $118B.
Cost of GM bailout: $49B.

The number of Americans on food stamps in May: 40.8 million(a record, up 19% y/y).

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RE the November elections, what is the “Intrade Prediction Markets” saying about the likely future political make-up of the next session of Congress? This is an actual market where players bet on the outcomes of events. This market early and accurately predicted the election of now-President Obama. In these cover emails to the “ClearView…” publication, we tracked those results.

Now we will track another event: the U.S. House of Representatives reverting back to Republican control. As of 8/25, here is the “price” of this contract:
74.5,
compared with 54.6 on 7/27
compared with 49.0 on 6/22).

This suggests that, based on the betting, there is a 74.5% chance of this “event” happening. These odds are STRONG!

The history says that the probabilities of this event occurring have increased markedly. Stay tuned for future updates. OR follow the day-to-day betting at: http://www.intrade.com/

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The CHINA report:

So goes China, so goes …? On balance, the Chinese stock market did well over the past month. Meanwhile, from May to June, China sold $55 billion worth of dollar-denominated securities while buying $13 billion in yen. And while you were vacationing, China was declared the world’s 2nd largest economy (at $1.3T, just nosing out Japan, at $1.2T). Average income is about $3,600 per capita, about the same as El Salvador (and compared to $46,000 per capita in the U.S.), but they make it up in volume!



The Shanghai B-Share Stock Price Index is a cap-weighted index. The index tracks daily price performance of all B-shares listed on the Shanghai Stock Exchange that are available for investment by foreign investors. The index was developed with a base value of 100 on February 21, 1992.
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Quote of the month: “All men having power ought to be mistrusted.” James Madison.

Regards,IERT logo
Michael Hon
CEO, The Iron Eagle Realty Team
Associate Broker, Market Pro

Certified Short Sale Specialist®
Investment Property Consultant
Direct: 208.919.0458 Office: 208.939.9033 Fax 208.514.1422
www.IronEagleRE.com Michael.Hon@IronEagleRE.com

Tuesday, August 24, 2010

Price Improved Listings!!!

We just lowered the price on our listings below. Please click on the links for the listing information. If you have friends or family interested in buying a home, please forward them this email. If you are interested in the latest list of FORECLOSED/BANK OWNED PROPERTIES, please CLICK HERE.



Regards,IERT logo
Michael Hon
CEO, The Iron Eagle Realty Team
Associate Broker, Market Pro

Certified Short Sale Specialist®
Investment Property Consultant
Direct: 208.919.0458 Office: 208.939.9033 Fax 208.514.1422
http://www.ironeaglere.com/ Michael.Hon@IronEagleRE.com

Friday, August 20, 2010

Housing Markets That Will Be Strongest by 2014

Here's a link and the text for an interesting article off Yahoo Real Estate provided by Bloomberg BusinessWeek

Housing Markets That Will Be Strongest by 2014

By Venessa Wong, Bloomberg Businessweek
Aug 4, 2010
Buzz up!

Where will prices rebound most by state?

A housing market rebound seems tenuous following the expiration of the home buyer tax credit, and consumer confidence remains weak due to lackluster employment, but David Stiff, chief economist at Fiserv, says the bottom is near. Home prices in the U.S. have declined 29.5 percent over the past four years, according to the Fiserv Case-Shiller Indexes. Stiff says prices should form a trough early next year, when median prices will be down an estimated 32.9 percent from the 2006 peak.


More from Bloomberg Businessweek

» Housing Markets That Will Be Strongest by 2014

» America's Strongest Job Markets

» Most Improved U.S. Housing Markets 2010

By early 2014, they will have climbed about 7.2 percent from 2010 levels, according to the indexes. Fiserv and Moody’s Economy.com base the housing forecast on factors that include income growth, demographic trends, unemployment rates, foreclosure rates, and construction costs. Of 384 places surveyed, the Bremerton-Silverdalearea in Washington State had the highest four-year growth forecast, with prices expected to increase 44.7 percent from 2010 to 2014. Other leading growth markets:Bend, Ore., where prices are expected to jump 33.6 percent by 2014, and Detroit, with a 33.1 percent forecast. Markets with the weakest projections: Miami andNaples in Florida and Atlantic City, N.J., where prices are expected to continue to fall over the next four years.

Top 10 Housing Markets That Will Be Strongest by 2014

Washington
Ferry heads toward Bremerton, Wash. (AP)

1. Washington

Biggest home price increase projected in 2014: Bremerton-Silverdale metro


Forecast 4-year price increase: 44.7 percent
Current median price: $245,000
Prices to reach trough in: 2010 Q1
Median family income: $69,900
Population: 240,860


The Bremerton-Silverdale area, on Puget Sound's Kitsap Peninsula, has the highest growth forecast of all MSAs in the country, with prices expected to jump 44.7 percent by 2014, according to Fiserv. Cathy Doney, general manger for Reid Real Estate in Silverdale, says the waterfront community has benefited from government employment, which has helped sustain the job market, and attracted buyers looking to live close to Seattle at a lower cost. Washington’s second-strongest market isTacoma, with a growth rate expected to be 33.1 percent. Prices in the Seattle area are expected to grow 25.5 percent by 2014.

Index used to calculate historical home price changes: Case-Shiller

Bend, Oregon
Bend, Oregon (Getty Images)

2. Oregon

Biggest home price increase projected in 2014: Bend metro


Forecast 4-year price increase: 33.6 percent
Current median price: $144,533*
Prices to reach trough in: 2011 Q1
Median family income: $58,200
Population: 158,630


The area around Bend area, in central Oregon's high desert by the Cascade Mountains, has the second-highest four-year growth forecast, 33.6 percent, after Bremerton-Silverdale, Wash. Bend draws home buyers and visitors with its wealth of outdoor recreational opportunities, but its prices have dropped about 40 percent since hitting a peak in late 2006. Fiserv and Moody's Economy.com now expect a rapid recovery starting next year. Greg Broderick, a real estate broker in Bend, says prices have overcorrected and buyers are seeing good value in the market. Homes priced the low hundred-thousand-dollar range "are being snapped up at a furious pace," he says. Still, the area must deal with a higher-than-average unemployment rate, which the BLS says was 13.4 percent in June.

Index used to calculate historical home price changes: FHFA

Detroit, Michigan
Detroit, Michigan (Getty Images)

3. Michigan

Biggest home price increase projected in 2014: Detroit-Livonia-Dearborn metro


Forecast 4-year price increase: 33.1 percent
Current median price: $51,000
Prices to reach trough in: 2011 Q2
Median family income: $54,400
Population: 1,925,850


Since reaching a peak in 2006, home prices in the Detroit area have fallen 60.5 percent, according to the Fiserv Case-Shiller Indexes. As homes have become more affordable—the median home price in Detroit is lower than median family income—demand is expected to pick up. Prices are forecast to jump 33.1 percent over the next four years. George Moma, a broker with Century 21 Dupont Realtors, says the growing prevalence of short sales over foreclosures will help drive up the median price in the Detroit metro area. He adds that the area is attracting interest among international investors from the U.K., Dubai, Moscow, India, Ireland, and France.

Index used to calculate historical home price changes: Case-Shiller

Napa, California
Napa, California (Getty Images)

4. California

Biggest home price increase projected in 2014: Napa metro


Forecast 4-year price increase: 31.7 percent
Current median price: $355,000
Prices to reach trough in: 2010 Q4
Median family income: $79,600
Population: 134,650


Prices in the Napa area have dropped an enormous 44.6 percent since peaking in early 2006, according to first-quarter 2010 data from Fiserv and Moody’s Economy.com. Despite the drop, home prices are expected to rebound quickly. According to an article in the St. Helena Star, Napa County is vulnerable to economic and real estate market fluctuations, but the impact is mitigated by managed growth and the county’s natural and agricultural resources. The unemployment rate in the Napa area fell to 9.3 percent in June, from 11.1 percent in January, according to the BLS.

Index used to calculate historical home price changes: Case-Shiller

Washington
Carson City, Nevada
(Convention and Vistor's Bureau)

5. Nevada

Biggest home price increase projected in 2014: Carson City metro


Forecast 4-year price increase: 31.6 percent
Current median price: $141,524*
Prices to reach trough in: 2011 Q2
Median family income: $63,100
Population: 55,180


By the second quarter of 2011, prices in theCarson City area are expected to have fallen 34.4 percent from peak levels, according to the Fiserv and Moody's Economy.com. Recovery will depend on job creation, as the unemployment rate was 13.4 percent in June, according to the BLS. While expectations for near-term economic growth have diminished recently and competition for jobs is extremely high, opportunities exist, even in a declining labor market, according to Nevada's Employment, Training, & Rehabilitation Dept.


Index used to calculate historical home price changes: FHFA
* Source: John Burns Real Estate Consulting, April 2010

Panama City, Florida
Panama City Beach, Florida (Getty Images)

6. Florida

Biggest home price increase projected in 2014: Panama City-Lynn Haven-Panama City Beach metro


Forecast 4-year price increase: 26.9 percent
Current median price: $158,669*
Prices to reach trough in: 2010 Q3
Median family income: $53,800
Population: 164,770


Home prices in the Panama City area fell about 27 percent after hitting a peak in 2006, according to the FHFA home price index. Jennifer Mackay, an agent at Keller Williams Success Realty in Panama City, says the market was stabilizing earlier this year, but the BP oil spill led some buyers to pull out and sent the rental market into a tailspin. Despite the area’s large number of foreclosures (1.93 percent in the first half, according to RealtyTrac), Mackay says the new Northwest Florida Beaches International Airport, which opened in May, should help stimulate local business. "I see our economy doing better than others over the course of the next year," she says. The area's unemployment rate reached 12.1 percent in January and dropped to 9.3 percent in June, according to BLS data.

Index used to calculate historical home price changes: FHFA

Flagstaff, Arizona
Flagstaff, Arizona (Getty Images)

7. Arizona

Biggest home price increase projected in 2014: Flagstaff metro


Forecast 4-year price increase: 26 percent
Current median price: $278,000
Prices to reach trough in: 2011 Q3
Median family income: $56,700
Population: 129,850


Although Arizona has been one of the states hit hardest by the housing downturn, sales activity in the Flagstaff area, home to Northern Arizona University and Flagstaff Medical Center, has picked up since the start of the year, due in part to the home buyer tax credit. Flagstaff-based broker Ann Heitland says prices still may drop in the near term, but the decrease will be limited by shrinking inventory, as there has been a lack of new construction in the area. She adds that because more than one-fifth of the Flagstaff market is second homes, demand from second-home buyers from Phoenix will also affect the recovery.

Index used to calculate historical home price changes: Case-Shiller

Santa Fe, New Mexico
Santa Fe, New Mexico (Getty Images)

8. New Mexico

Biggest home price increase projected in 2014: Santa Fe metro


Forecast 4-year price increase: 25.8 percent
Current median price: $197,601*
Prices to reach trough in: 2010 Q3
Median family income: $64,300
Population: 147,530


Fiserv and Moody’s Economy.com expect prices in Santa Fe to drop a total of 13.4 percent from their height in 2007. Lois Sury, president of the Santa Fe Association of Realtors, states in a release that median prices fell during the second quarter, but homes are moving across all price ranges. Sales in the city and county of Santa Fe rose 40 percent during the second quarter, compared with the same period last year, according to the association.

Index used to calculate historical home price changes: FHFA
* Source: John Burns Real Estate Consulting, April 2010

Wyoming
Wyoming (Getty Images)

9. Wyoming

Biggest home price increase projected in 2014: Cheyenne metro


Forecast 4-year price increase: 23.7 percent
Current median price: $106,602*
Prices to reach trough in: 2010 Q1
Median family income: $62,600
Population: 88,850


The Cheyenne metro area, which includes Laramie County, has been a fairly stable market, with home prices estimated to drop only 2.6 percent from peak to trough. Home prices increased in June, and the average time on the market decreased, according to the Cheyenne Board of Realtors. The metro area had a 7 percent unemployment rate in June, according to the BLS.

Index used to calculate historical home price changes: FHFA
* Source: John Burns Real Estate Consulting, April 2010

Alaska
Anchorage, Alaska (Getty Images)

10. Alaska

Biggest home price increase projected in 2014: Anchorage metro


Forecast 4-year price increase: 20 percent
Current median price: $177,699*
Prices to reach trough in: 2010 Q1
Median family income: $77,700
Population: 374,550


The housing market in Anchorage has been stable: The estimated peak-to-trough price drop was only 2.1 percent, according to the Fiserv Case-Shiller Indexes. Home sales, aided by the first-time home buyers' tax credit earlier this year, as well as the fact that the area is home to many people who work in the resilient energy sector, are projected to stay strong as buyers take advantage of lower prices and low mortgage rates. According to Housingpredictor.com, "the state is seeing few foreclosures and is already showing signs of recovering."

Index used to calculate historical home price changes: FHFA
* Source: John Burns Real Estate Consulting, April 2010





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