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How the housing crisis is working itself out in worst hit California in places like the Central valley near Silicon valley as foreclosures rise and prices fall. And gradually home buyers are returning to the market.

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Activity in downtown San Francisco remains at about a third of prepandemic levels, with remote work having caught on for tech companies during the pandemic employees are there for only half of the week. Office vacancy rates are 28% for downtown. In a strange twist Silicon Valley that led the shift of manufacturing to China and ignored that this led to loss of tax revenues for the towns across America, and decline of these towns that lost factories, is now facing the same situation in its own backyard. Office based industry provides three quarters of San Francisco tax revenue, and faces a $780 million deficit for the next 2 years. Mentally ill on streets near a Whole Foods, and dealers in Fentanyl, homelessness, lead to closing of a Whole Foods store in downtown San Francisco. Thomas Fuller and Sharon LaFraniere provide this report in WSJ of the situation in downtown San Francisco in 2023. Reports from California show the failure to build enough housing during the tech boom for the average American, and apartments for homeless costing hundreds of thousands of dollars and years behind schedule. The mayor is looking for tougher laws to put mentally ill off the streets. There is no consensus on action. Tech investors people hope for another Tech boom to tackle the situation, yet tech companies are retrenching and face government scrutiny even breakup. Even a speeded up effort to add 20% of the housing stock of the city of San Francisco by adding 83,000 apartments from Mayor Ms. Breed would take 8 years.  ...

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Governor Newsom of California is joining Republican Governors of Montana and Alabama to allow cities to act to limit encampments of the homeless in American cities, taking the case to the US Supreme Court. The Biden Administration is walking a delicate path by supporting rights of the homeless that lower courts support  yet not wanting to see the spread of homeless encampments affect the overall safety and health of cities where homeless encampments affect quality of life in neighborhoods. Homelessness of 600,000 people in the US, with more than half sleeping outside in open spaces and parks is now before the US Supreme Court. The pandemic, the large increase in housing costs in the western states, and the cost of living have pushed many people over the edge, at an alarming rate for four years. Justices ask city attorneys of Grants Pass, and in effect other cities in the US, where are people supposed to go if no other shelter is offered by the city, that they have a right to sleep, and breathe. "Sleeping is a biological necessity- Justice Elena Kagan. "Are they supposed to kill themselves, not sleeping," Justice Sotomayor.  Justices Kavanaugh and Roberts questioned whether judges should be making decision that should be made by policymakers. US Supreme Court is reviewing a lower court ruling upholding rights of homeless people in the US  under the 8th Amendment that is opposed by the city of Grants Pass, Oregon. A small western town of 40,000 people facing a problem of a significant portion of its population, about 8%, having to sleep in parks and in open public spaces because they have nowhere to go. It has only 138 beds from the Gospel Rescue Mission for homeless situations with strict rules. It faces in today's America rising homelessness- affordability of housing affecting people in many states. In 2022 an three judge panel of the 9th Circuit Court of Appeals which covers western states Oregon, California, and Washington upheld a lower court decision barring the city of Grants Pass from enforcing a citywide ban on sleeping in parks at night if no other shelter was available with fines ranging $75 -$295. As a result of this decision encampments of the homeless are increasing in the western states because restrictions on public camping no longer play a deterring role. Cities say this increases crime and drug use, disease, and hazardous waste.  ...

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New home sales in the USA rise 4.7% in February 2009 from the previous month, reversing the steady decline in new home sales from August of last year. This puts them at a 337,000 annual rate and this is sharply down from this time last year when sales were in the 500,000-600,000 range. A lot of the activity in housing sales is in foreclosure sales especially in California. Foreclosure sales in California in February 2009 were 58% of total existing home sales compared to 33% in February 2008 according to MDA DataQuick of San Diego, cited in Bloomberg News. The drop in the median home price for a existing single family detached home was sharp from $418,000 in February 2008 to $247,000 in February 2009, a drop of 41%. As aresult sales of existing family homes in California went up by 83% in February from the previous year as reported by the California Association of Realtors, shrinking inventories to about a 6 month supply if the current sales pace holds from the 15 month supply existing in 2008. The government's $8000 tax credit for purchases of homes, the falling prices and lower mortgage rates, are helping to lower inventories of new homes. The number for the US has fallen to 330,000 new homes, as inventories are dropping and new construction is slowing. The housing picture depends also on the number of jobs that are lost during the rest of 2009 and into 2010. And this will play abig part in determining whether housing recovers. The current job losses of 600,000 a month are grounds for caution....

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The part of the tax law that limits state and property tax deductions to $10,000 and limits deduction of mortgage interest is likely to slow the rise of housing values in 2018. Much of the effect is psychological as the impact is felt on the East Coast, California, Midwest and the D.C. area. The median U.S. county will see a decline of 0.8%, and some counties in New York could see declines of 10%, according to Moody's analysis. The impact is greater for higher priced homes, and where incomes are higher with big mortgages and big tax bills.

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The economic crisis is global because with a few exceptions like Germany the housing prices have seen a bubble around the world, worse than in the US in places like Ireland and the UK, and similiar to Florida and California in Spain, and also in places like China and India whwere a stock market bubble helped sustain housing price increases. In China and India the crisis comes in the shape of higher inflation, food prices, and huge stock market declines, along with the housing declines, and lower economic growth as China shifts from an export model to domestic consumption letting a third of the low cost factories in Guangdong province close down. Look for serious effects and global economic slowdown from a series of intertwined crisis housing credit and in Asia stock markets.

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Reno, Nevada, has  high unemployment and high housing costs. The shift of higher income people from California to Reno, and the building of a mega Tesla plant in the area have pushed up housing costs. The population of Reno in Washoe County increased by 25 percent or 100,000 since 2019. With casino hotels the employees incomes lag behind high grocery costs. Housing takes a larger share of the household budget so that many people are living on the edge. One retiree sees rent for a 2 bedroom home go up to $1600, leaving $600 for groceries. He uses a mobile food bank parked outside a middle school. Food bank officials says they serve 155,000 people, up 70% since 2019. A retired electrician says his electric bill has doubled to $300 leaving less from a $1500 social security check. Comparing 2023 to 2019- Rents jumped 34% in Reno, in the US it was 28%. An average home jumped 43% from $383,000 to $549,000. ...

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According to a study by Goldman Sachs, an supported by other experts, the USA is only half way through the housing crisis. Goldman estimates that there will be a 18-20% correction overall with about 11-13% further price declines expected. In some states a decline of 25% is expected. These are states that saw huge runup in prices- Virginia and Maryland, Florida, California and Arizona, and New Jersey.

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Fannie Mae and Freddie Mac are required to send nearly all profits to the U.S. Treasury in the form of dividends. By the end of 2013 the two companies will have paid $185 billion in dividend payments, close to all the $186 billion in aid provided by the U.S. government during the housing and mortgage crisis. Fannie will have paid $113.9 billion of the $116.1 billion in aid given by the U.S. Treasury, and Freddie will have paid the entire $71.3 billion in aid given by the U.S. government. This was possible because of the recovery in housing prices since the collapse of the housing market in 2009. Most of the housing price recovery occuring in the worst hit states California, Arizona, Nevada and Florida as buyers were attracted to lower price homes in foreclosures and provided Fannie and Freddie a large boost, followed by recovery in prices as traditional homeowners entered the market. At one point in 2010, Nick Timiraos cited estimates of $680 billion for total aid that would be needed for Fannie and Freddie, which shows how far things have come from the low point in the housing market. ...

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Bank lending is recovering in parts of the midwest from Cedar Rapids, Iowa to Madison, Wisconsin not hit hard by the housing crisis, but lags far behind in California and Florida. Between 2006 and 2011, a WSJ survey using data from Moody's Analytics and Equifax shows bank lending declining in New York, Chicago, and Los Angeles by 38%, 44%, and 55%. Overall U.S. consumer loan originations declined by 40% from 2006 to 2011.

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A crisis situation exists in state revenue and spending needs. According to a Census Bureau report overall state revenue in the US dropped 30.8%, to $1.1 trillion, between fiscal 2008 and 2009. The gap between the spending needed to provide services in the recession and revenues is very large. States fiscal problems along with housing losses, will be the two forces acting as a drag to the US recovery in 2011-2012. State payrolls will be cut back and contracts to private companies reduced to cut spending. Declining federal help in 2011-2012, with the new focus on reducing the federal deficit, will worsen the situation. According to the Center for Budget and Policy Priorities, even with large federal help 46 states had to raise taxes and make cuts to close a combined gap of $130 billion in their current budgets. And next year 40 states already have projected gaps totaling $113 billion. Even as revenues drop, the Census Bureau report says the state government expenditures went up by 3% to provide essential services, safety net programs and education. Illinois has a budget deficit of 45 percent of its overall budget, according to the Pew Center on the States. In California it is equal to 13% of te state's total budget, and in Arizona it is 15%. For 2009 tax collections fell by 8.5%, and were partially offset by a 12.9% increase in federal help, which was a total of $477.7 billion, according to te Census Bureau report....

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Experts compare the performance of two states with thriving economies California and Texas, but run by governors who are different, one passionately liberal Democrat and the other passionately conservative Republican. The Texas economy is slowing following the drop in oil prices. The Dallas Fed has lowered the forecast for growth in Texas to 0.5%-1% from the 1.5% rate projection. This compares with a growth rate of 3.4% in 2014. During the economic downturn following the financial crisis of 2008, Texas was lucky to have laws that prevented the kind of housing bubble that happened in California. It also benefitted from high oil prices. California has recovered from the worst effects of the crisis with unemployment dropping from 12% in 2011 to 6.3% in 2015, and half million jobs added in the last 12 months. Many of the jobs are in the higher paying tech sector. Critics point to the weakness in education and lower paying jobs in Texas. Texas has diversified ite economy since the 1980's, with about 13% of the state's GDP from the oil and gas industry in 2015 compared to 19% in the earler period. ...

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This report cites experts in California that mask use was less than 50% in the state beaches and parks after it reopened. The medical officer of Orange County an affluent community near Los Angeles even resigned after mandating the use of masks in public after protests. On one day June 20, the day after bars reopened in Los Angeles County a WSJ report shows 500,000 people went to bars in the county. As of July 17 the state has 365,000 cases and about 10,000 a day. At one time it was much lower than Michigan at less than 50,000, adding to the complacency in California and a false sense that California had somehow come up with a new way around the virus. Michigan today is at about 70,000 cases, showing that careful attention to the process is important more than anything else, not some new strategy or approach that someone comes up with to beat the virus that does not meet the essentials and common sense. Even adversity can be overcome with sound attention to the basics, where complacency and a lack of fellow feeling can lead to disaster. ...

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Wildfires burn on 1.4 million acres in California as it seeks help from Australia and other places. These fires are the second largest in its history.

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Inventories of foreclosed homes are going down, because of the moratorium on closures by the banks, in areas like California, Arizona, Nevada, Florida and Michigan. But buyers are concentrating on foreclosed homes so ordinary properties with higher prices are not seeing buyer demand. But this is temporary as the moratorium has expired and banks are foreclosing on homes just like before, which will create a large flow of foreclosed homes on the market. This will continue to depress housing prices. And with firsttime buyers getting skittish because of the fear of a job loss, this demand is not on a strong footing. And other than California and Michigan, these states that include Arizona and Nevada, don not account for significant economic activity of the country. South Florida has such ahuge backlog of unsold home and condominiums that the sales of foreclosed homes won't make much of a dent in the backlog. The rest of the country has a glut of homes on the market. For these reasons it would be dangerous to interpret the rising sale of foreclosed homes in ahandful of states in the west as helping clear up inventory of unsold homes, and risky for the government to let this tidal flow of foreclosures to continue. Significantly reducing forecloures with government action may be essential for economic recovery, as otherwise the housing market may take years to recover. This is something Martin Feldstein, adviser to McCain and now adviser to Obama, has advocated all along from the early days of this crisis in 2008....

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Prof. Barry Naughton at the University of California, San Diego, looks at how China has approached tech regulation in a way that has not yet happened in the US and Europe. It says tech regulation expands the role of the government, yet is one that has "a reasonable regulatory rationale," and can be easily supported on an individual basis. It says the US and Europe have recognized the issues that need to be tackled as tech companies were left with no checks or regulation after growing in insidious ways in the last ten years, but have so far failed to act on this knowledge. Some of the goals pursued in China made sense for China it says- technology self-reliance after delinking with the US, data security, de-risking the housing market, getting on a path to carbon neutrality. Other goals such as de-licensing tutoring companies and reregistering as non profit companies-  this was because of president Xi's concern that excessive costs and stress were discouraging Chinese families from having more children as China's population ages rapidly. This means the government plays a bigger role yet Naughton says when it coms to the goal of reducing inequality China has still to come up with ways to use tax policy and other ways to mitigate an extremely unequal distribution of wealth in China. Today this is limited to donations and giving by companies. In the US and Europe social democratic governments from Biden, Scholz and others are taking serious steps and have plans to address these problems of common prosperity with plans to help families and workers. ...

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The long awaited renewal of America's National parks may finally be arriving with massive funding of the National Park Service by president Trump in 2020. Billions of dollars of undone maintenance from washrooms, to restaurants, to camping facilities for people, and maintenance work in the parks is finally being tackled in 2020. A new law called the Great American Outdoors Act will put $9.5 billion towards this which now has a bill the size of $12 billion for undone maintenance since 1990's.  Everything from water pumps, to camping facilities, remodeled buildings, employee facilities and housing, adding staff, will now be tackled. At the Rose Garden signing Mr. Trump said of teh National Parks what Teddy Roosevelt has always said- "This is truly God's creation. President Theodore Roosevelt was right when he called these exquisite resources." Mr Daines  Senator from Montana who with another Republican Mr. Cory Gardener of Colorado got enough Republicans to support the bill to get it passed 73 to 25 in the Senate. This is a great achievement for the American people particularly at a time like this with the pandemic taking over 150,000 American lives and so many recovering from the coronavirus. There ia new appreciation of the outdoors, of trees, gardens and of parks. The national parks show the beauty of America and every child sees America differently once he has experienced a stay in one of the many parks from Yosemite in California to Acadia National Park in Maine. It is a gift to the generations made possible today by spending money first in America, and regaining the national spirit. ...

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Jeanne Whalen on the Two Speed Economy in the US September 2025- diverging paths of low and high income Americans. With the new administration in 2025 priorities shift to immigration and what to do about 14 million illegal migrants from Latin America and other places, war on fentanyl and drug trafficking gangs with hundreds of thousands of lives lost to fentanyl and drugs in the US, crime and safety which includes the unprecedented illegal movement of drug trafficking in the Nation, and to a bold posture on using US advantages of its huge market to get European Union, Japan, South Korea, and China to level the playing field on trade bring jobs home.The Biden administration had already conceded to DJT's approach in its one term presidency by shifting on uncontrolled illegal migration but not fast enough, by not removing DJT's tariffs, and failing to take an aggressive posture on fentanyl and drug trafficking. Of the DJT plan US has tariff based revenues of 10--15% for all countries imports into US can that it redirect to groups to soften any effects of tariffs. DJT administration oil transition policy of stretching out the transition to give middle class and lower classes cost of living relief was also accepted by the Biden administration and is now the policy of Democrat run California state government.  The US economy was slowing in 2024 under the Biden administration. What has changed in 2025 is that the US stock markets are responding to steps taken by the DJT Republican administration to lower the cost of doing business by softening regulations, and giving US business the upper hand in different industries, and rebuilding the manufacturing sector with calls for EU and Japan/South Korea to invest more in the US as a quid pro quo for market access. This has led to increase in the value of market portfolios of the income earners above 250,000, or 10% of American households. As this happens the process of trade renegotiation has introduced some uncertainty in 2025 and businesses are looking for more clarity before increasing investment and slowing job hiring which hurts younger people entering the job market and lower income Americans. Were things better under Biden? Government Covid assistance and payouts in the early years 2020-2021 helped lower income workers, as this faded and the cost of living autos, housing increased sharply under Biden in 2022-2024 the situation deteriorated. The situation today is similar to the situation in 2024 with the difference in 2025 that inflation is coming down just as government help is receding. And added factor is the DJT administration plan to tackle head on the increasing cost of Medicaid to about $1 trillion by adding new requirements and reducing subsidies. The federal workforce had a disproportionate share of black workers and the policy changes to reduce the federal workforce have increased black unemployment from 6.1% under Biden in August 2024 to 7.5 % a year later. Hispanics have seen slight improvement in unemployment to 5.3% in 2025, and the middle class incomes also have held up and are holding steady. Meantime Bloomberg points out that one third of people in the top 10% are living paycheck by paycheck because of high cost of housing, university education for children, and inflation.     ...

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Half of the 109 economists and housing analysts polled in October 2010 by MacroMarkets LLC, expect home prices to bottom in 2011, and half don't expect home prices to bottom till 2012. Backing this up is growing inventory in many markets. The Wall Street Journal's latest quarterly survey of housing market conditions in 28 major metropolitan areas showed inventories of unsold homes were up in 19 markets at the end of 3rd quarter 2010, compared to the prior year. The largest increases were in California- in Los Angeles, Sacramento and San Diego. Only parts of Texas, and Washington D.C, and some other areas which have shown decent job growth are an exception. In the Realtor's Report, median home price fell 2.4% to $171,700 in September 2010 from a year earlier. This data does not include the suspension of foreclosures due to title defects, which will further dampen prospects of a recovery in housing. This will affect New Jersey, Florida and other "judicial" states, where the banks must complete foreclosures through court. At the current sales pace it would take 10.7 months to sell the 4.04 million home inventory of unsold homes, according to the recent NAR report. Six to eight months is considered normal. This does not reflect the "shadow" inventory of homes in some stage of foreclosure, which is estimated at around 4 million, creating a problem that even current low rates for a fixed rate mortgage of 4.21% cannot solve....

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BW's report says Housing will go back to normal by 2012. This is a better case scenario. But there are serious downside risks and unknowns. A study done by Rogoff and Reinhart shows that it takes about 6 years or longer before things return to normal after a serious crisis. This could mean 2012 is the earliest things could return to normal. And this assumes that housing demand remains at about 1.5 million homes a year as in the past, and with only about half a million homes being built now as developers scale back the difference of 1 million homes would cut into the inventory to bring demand and supply back into balance. But changing demographics with an aging population and different needs, new frugality with buyers renting for longer, and the perception that homes are not a investment, slowing immigration, all factors that could change the nature of the market and demand in housing, could lead to things dragging out for longer. BW has assumed a more optimistic level of GDP numbers from Moody's Economy.com estimates made in May 2009, with GDP declining 3% in 2009, growing 1.4% in 2010, 4.7% in 2011, and 5.8% in 2012. These estimates are on soft ground because no one really knows for sure what will happen in anumber of areas in the years ahead. In terms of deflation and inflation in the years ahead, capacity utilization is at 68% but a look at the declines in manufacturing show that some of it will be a permanent loss as in the auto manufacturing base, export markets depend on how economies in Asia and other countries are performing, a new frugality and different consumer behaviour because of debt levels at 100% of GDP could permanently lower demand to levels different from that in the past. The regional nature of the recovery in housing will still be very much present, as areas with surging population growth and areas where housing price rises were modest, from Nashville to Austin, do a lot better than California and Florida....

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Peter Coy says that as long as unemployment numbers keep going up and foreclosures keep increasing as aresult of the job losses housing prices will keep falling. He says that they may have to fall 20% more than the level they are at today. And that the foreclosure levels could become atidal wave if it becomes easier for alot of people to just hand their keys to the banks. This was what Martin Feldstein warned aginst in the WSJ oped pages several times in 2008. As more people are under water it makes sense to just hand the keys to the banks, and as long as this goes on, the economic recovery will be put off. A study cited by Coy done by Reinhart and Rogoff shows that housing crisis of this magnitude last about 6 years before all the bad effects wear off. And in addition to housing there are other things at work in this crisis especially in the job loss rate which is increasing (663,000 jobs lost in March), and the readjustment in savings rate upto 6.4% according to BW for 2009 till March, which suggests a serious drop in the consumption rate is underway and may go on for several years crimping demand and increasing unused manufacturing capacity. The stories in the media and other information reinforce this statistical information. The bit of good new from hard hit housing markets in California and Nevada and other staes has to be seen as no more than a limited play in the foreclosure markets, that does little to the broad brush strokes that are ocurring on the national and world landscapes in job losses and consumption. Coy a veteran analyst who has covered the housing market and warned during the boom of the likelihood of abust in a cover issue at the time, brings experience and reflection to the developments, and urges serious caution in interpreting signals that may have no broad meaning....

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Somini Sengupta and Brian Frank provide this award winning quality of coverage in text and pictures of life in California's San Joaquin Valley, hit by wildfires and scorching heat in the middle of the pandemic. Shown are workers in the fields of one of America's largest agricultural regions fighting heat and the pandemic, struggling to survive on a precarious hourly wage in these conditions. During earlier periods from 1970 this was an almost picturebook place particularly in the cool and foggy winters, which stretched for miles with apricot, grape, almond and other fruit and vegetable fields. A dry valley using irrigation of fields with water from the surrounding Sierra Nevada mountains. Most affected are millions of workers of Hispanic origin originally from Mexico, who provide most of the labor for harvesting of crops. California with a good educational system and without the drought that hit the region, without the effects of Silicon Valley splitting the people of the state in opposite directions most on minimum wage with a concentration of wealth around major cities and spiralling property values, was a very different place in the 1960's and 1970's from what it is today. Increasing wealth concentrated in pockets and not spread out as it was in the early post war period after Truman and Eisenhower has impoverished large areas and segments of the population, creating what Dickens called in his day- "it was the best of times, it was the worst of times," depending on who and where you were. ...

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By September 2009, says the NYT based on a state by state analysis of Labor Department numbers, 1 out of 4 persons in California will either be out of work or just working part time. At this time in July 2009, 1 in 5 persons in California are in this situation. This would mean a 25% unemployment/underemployment rate in California, and the rate in Florida, North Carolina and Washington could reach 20%, by September 2009. This spring the unemployment/underemployment rate reached 23.5% in Oregon, 21.5% in Michigan and Rhode Island, and 20.3% in California. In Tennessee, Nevada and some other states that rely heavily on manfacturing or housing, the rate was just under 20% this spring, and may have since passed that number. And so far only $90 billion of the stimulus has made it out the door according to Moody's Economy.com. From now until the end of 2010, an additional $25 billion or thereabouts will be spent every month. In most of the Great Plains States and the Mountain West the unemployment/underemployment rate was still below 12% in spring 2009, and in North Dakota as low as7.8%. But these states are getting adisproportionate share of the stimulus fund, which shows that the allocation of stimulus funds needs to be adjusted. Who are these parttime workers and how many are there? Take Richard Smith and his wife Lyn. They left Michigan where he worked for GM and Ford in white collar jobs till he was laid off. Mr Smith moved to Charlotte, N. Carolina last summer. He hasn't found full time work after sending in hundreds of applications. He now works a few days aweek at agolf shop, repairing clubs and making $9.50 an hour. With the help of that money he has bought abargain-basement foreclosed house. Part time workers like the Smiths comprise about one third of the 20% unemployment/underemployment rates in states like Michigan and Oregon, so the rate for those who are completely out of work is around 13% in these 2 states....

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Share of mortgages at least 30 days past due declined to 6.39% in the 4th quarter 2013, down from 7.09% a year ago, according to the Mortgage Bankers Association. Foreclosure inventory declined to 2.9% for 4th quarter 2013. Three fourths of the troubled loans are from the period before 2007. The improved economic situation and lower unemployment has helped. Also helping is the increase in prices, with home prices up 8.4% in Dec. 2013 over the prior year, according to Black Knight Financial Services. The price increase has reduced the number of homes "under water"- owing more than the homes are worth- from 19% in Jan 2013 to 11.4% in October, according to Black Knight. Banks have also tightened their lending practices. The progress is uneven with California and Arizona, some of the worst hit states doing better in 2013. Judicial states such as New York and Florida, where courts have to approve foreclosure by banks, are making gradual improvement. About 1.5% of California homes were in foreclosure by the end of 2013, compared to 8.5% in Florida, according to MBA. In 2014 price improvements are expected to slow, and the 10% of homes in various stages of delinquency or foreclosure still remain as a hangover from the housing crisis that slows U.S. economic recovery....