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The real estate bubble in China continues to grow even after th pandemic. Local governments depend on land sales for about 60% of their revenues. The government in Beijing also is unwilling to let prices decline too much because this could create unrest. As a result households have continued to add second, third homes in speculative investment. Unlike the U.S. where households invest in the stock and bond markets and residential property investment is one of several options, in China this is the only option people believe. The notion of continually rising prices is built into the mindset in China. This is happening even as those who do not have homes are still priced out of the market, and those with savings are pouring them into housing, more so as people save more in 2020. This can be seen in the vacant homes rising to about 40% for those buying second homes. People are also taking on more debt with consumer, mortgage and other debt of households getting close to 60% of the country's GDP, a high leverage ratio. This also means there is less capital to invest in productive investments in industry as more and more savings are tied up in housing with large vacancy rates meaning the housing is not even being used. Some of the speculative nature of this can be seen in this report in the WSJ for cities such as Tianjin, Shanghai and Shenzen. ...

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Former finance minister, Rodrigo Rato, resigns as executive chairman of Spain's Bankia bank. Spain's Bankia bank is believed to be one of the banks mentioned by the IMF that will need government help to address 32 billion euros in bad loans. Bankia bank is the result of consolidation in 2010 of seven of Spain's Cajas savings banks in a government led restructuring. Bankia is expected to get 7-10 billion euros from the government in the form of convertible bonds. The government gave $4.5 billion to Bankia to absorb some of the losses in 2010. Bankia made an IPO offering in 2011 in 3.3 billion euro listing. Since then the shares have lost one third of the value. Experts are uncertain about the extent to which this will restore confidence.

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Janet Yellen preceded Mr. Powell as Fed chairman, to head the U.S. central bank. Mr. Powell has warned that it took 8 or 9 years for the Fed policies to work to get tighter labor markets where minorities and other less advantaged groups could find employment. A better solution has to be found. Crises should be anticipated and prevented such as the mortgage crisis of 2009- banks, business, regulators in government, bank policy and political leaders all have a responsibility to ensure this. A mediocre leadership in each field alone could have led to the crisis of this magnitude in 2009. The pandemic is a second blow to these same groups in society struggling to make a living and has added many more. Two large whole sections of society were hurt in the rescue from that banking debacle with shoddy mortgages. The rescue involved low interest rates and the offshoot effect of this was to reduce the return on savings of people in retirement or close to retirement who in the past could depend on interest rates of somewhere between 5 to 8% annually to increase their savings over a decade. The high costs of medical care as a result of artificially inflated medical costs and poor managing of this cost are a burden for this section of society- with diminished savings from both low interest rates and loss of employment from the financial crisis. The young people with high tuition burdens were the other section of society hit hard. Tuition costs are also out of control similar to medical costs, putting great burdens on whole sections of society in an unconscionable way for a society that claims to be "for the people." Mr. Mnuchin, Mr. Trump's Treasury Secretary, did not have a close understanding with Mr. Powell. As Mr. Powell enters the last year of his term as Fed chairman, his close relationship with Ms. Yellen at Treasury is seen in a positive way by the WSJ. Powell worked at Treasury in the 1990's. After 2012 to 2018 both Powell and Yellen were at the Federal Reserve, working closely and having adjacent offices. Will this duo make a difference? ...

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For years economists and finance people left this hidden and obscured, the common sense understanding that higher interest rates in an economy based on better education with investments in infrastructure and manufacturing as Biden has put in place today would actually stimulate the economy. Why? David Uberti rightly points out this is household wealth growing larger with investment in CD's and savings accounts, dividend paying stocks at higher interest rates. Consider this important fact -Americans have earned $3.7 trillion in the first quarter alone in interest and dividends. This is $770 billion larger than in 2019, according to Commerce Department. In the last quarter of 2023 Americans had the largest wealth ever held in stocks, real estate, and other assets such as pensions, according to the Federal Reserve. Charles Schwab of the brokerage company he founded in 1971 stated this as a major loss for the American people and the economy when zero interest rates were used to tackle the problems created by greed and poor behaviors of banks in the 2009 crisis, Schwab was talking about something real. Hit the country with war burdens for Middle East wars of Reagan, Bush, Obama and Trump by taking away funds from infrastructure and education, healthcare and you have two burdens -2009 financial crisis created by banks and wars that reduce the household wealth and the capacity of the American economy to grow and create needed jobs to reduce standard of life/quality of life in the US. A third burden fell heavily on pensioners and elderly depriving them of interest and dividends with zero interest rates that no economist wanted to talk about for 30 years including  the previous administrations since 1990.  ...

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The Bernanke Fed's low interest rates are hurting seniors and savers who are earning very little on their savings. This is taking money away from millions of savers and reducing consumption spending by seniors and savers. According to the Labor Department average annual investment income for 24.6 million American households headed by seniors over the age of 65 was $2,564 in 2009. This is down significantly from prior years. A survey by the Employee Benefit Research Institute shows that one in three retirees have had to dig deeper into their savings to cover basic necessities in 2010. With inflation at an annualized rate of 5.6% in the first quarter 2011, interest rates of 0.24% on savings accounts do little to cover inflation. There is a sense that this is hurting retirees who have lived prudently and worked hard and on savers of different ages. This actually discourages healthy savings that would protect Americans from job losses and build a safer future. American contributions to bank and 401 (k) accounts is only 4% of disposable income in 2010, according to the Fed. Another danger is that the smaller 401 (k) accounts of the average American family after losses in earlier stock market declines, will again be exposed to the fluctuations and risk in the stock market. This could happen as money is shifted to the stock market in the hope of earning better returns. Seniors are an active voting group, and voting patterns show a shift to Congressional candidates who question Fed policy....

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The skills to navigate different personalities and work patiently on the issues surrounding changes to the U.S. tax system of Rep. Dave Camp (MI), chairman of the U.S House of Representatives Ways and Means Committee, will be immensely useful in the effort to make changes to the U.S. tax system. Camp works well with fellow House Republican leaders Boehner, Ryan, Cantor, and his Democratic counterpart in the U.S. Senate Max Baucus. Camp is a good listener, refuses to engage in partisan criticism, and has the patience to work through difficult issues of achieving savings and keeping fairness in the the tax changes. Earlier efforts to achieve consensus in late 2011 failed, making it even more important to have leadership which can create productive debate and bridge the differences. The tax changes are part of the overall effort for U.S. economic recovery by reducing the deficit.

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For the first time in three decades US economic growth will be much faster than China's. Second quarter 2021 growth in the US was 12.2% compared to 7.9% in China, and will continue to be much higher for five consecutive quarters. This report in the WSJ says it is the result of the US response to the Covid pandemic. The US vaccination drive, massive fiscal stimulus and near zero interest rates have helped, including the confidence generated by the $1 trillion infrastructure investments planned for this decade. Over the longer term Capital Economic estimates China's GDP around 2030 will drop to 2% growth with demographic decline, just as the demographic factors favor Indian growth to levels that China has seen in the last two decades. This was the plan and vision set out by the Indian prime minister for 2047, on the 100th anniversary of independence. For the future government help has helped US households accumulate $2.6 trillion in excess household savings, which Moody's estimates is 7 times that in China.  In the longer term gaps will have narrowed between Asia and Europe, the US, which is a good thing. More will need to be done in Africa and Latin America. Much of the talk about who leads ignores the local needs in cities and towns across all parts of the world for a better quality of life, better education, better nutrition, better healthcare, meeting aspirations of young people, and supporting hope for a better future. ...

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NITI Aayog does much of the development planning for India. It's CEO Parmeswaran Iyer, says about one third of the population of 1.2 billion people has reached the middle class. The poverty level has dropped to about 16% of the population. He describes the steps taken to achieve this. First inflation control by keeping inflation below 6%- it was 5.7% in December 2022. The decline of loan rates for education, buying home and appliances to about 8%. Second the pioneering action of One Nation One Tax under GST that has saved Rs 18,000 lakh crore or Rs 12000 per household annual saving. To create small micro business in a country the size of India with a large informal economy action was taken. 120 million of 380 million beneficiaries are from the  middle class for PM Mudra Yojana who received Rs 7 trillion in collateral free loans. This is designed to provide non farm small loans of 10 lakh rupees (about $8000) to micro unit enterprises at the bottom of the development pyramid to encourage an entrepreneurial culture and micro enterprises. Non Performing assets (bad loans) or NPA were reduced from 11.1% of the banking system to 5.8% in 2022. This is critical to support future growth as banks that well capitalized can make the loans needed to support growth. In health and education  a large network of new universities and medical colleges, hospitals is being built. The Ayushman Yojana provides health screening to millions of people and aid is channeled to people for low cost generic medicines. It is the size of these efforts that is making the difference in the lives of ordinary people. For technological advancement the government has moved quickly on digitalization, and 5G implementation to be done by 2024. ...

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With government spending currently at 24% of GDP, the budget proposed by Paul Ryan, chairman of the House Budget Commttee, proposes to bring this down to 22.5% in 2012, and to 20% by 2018. The Ryan proposal would cut spending by $5.8 trillion for 2011-2021, with spending $6.2 trillion less than proposed by the Obama administration. It is a bold effort by House Republicans to bring the deficits down from the $1 trillion plus levels of the last 3 years. Major changes are made under this proposal to Medicare, and Medicaid. People who retire after 2021, would choose from an array of private insurance programs, and the federal government would help pay the premium. Medicare under this arrangement would be a "premium support" system. Medicaid would become a block grant for the states. This proposal estimates a saving of $771 billion on Medicaid over 10 years. The Food Stamp program would also become a block grant system. In addition to this the top individual and corporate tax rates would be 25% instead of 25%, with the changes being revenue neutral as a series of tax breaks would be eliminated....

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Japanese Dads are taking on a bigger role and changing parenting. BBC Future shows this story about Japanese dads from a new generations that are taking on the joys, difficulties and responsibilities of parenting.  A new kind of superhero in Japanese manga comics is Ikumen, a Japanese term (from ikuji for childcare) for young dads actively spending time with their children compared to an earlier generation of fathers who spent most of their time at work, and rarely took on family responsibilities. During the sixties and seventies as Japan emerged from the wartime recovery and modernized Japanese culture defined men's role to spend most of the time at work, even getting allowance for spending from their wives who controlled the family budget.  In 2010 the Japanese Ministry of Health, Labor and Welfare started the Ikumen project to increase paternal involvement in child caring. This was a major cultural change and was part of the change in culture needed for the Third Arrow of Japan's Abenomics project to get women's participation up to western country levels. Today the women's participation rate in workplaces exceeds that of the U.S. Even in the 1980's men spent on average about 40 minutes with their children mostly during the family meal in the evening and even had to have their wives find their clothes. The common saying was - "jishin, kaminari, kaji, oyaji," earthquake, thunder, fire and father, remote and given respect. Women's reaction was not positive as they postponed marraige for later, then even not marrying at all for the next generation, leading to reduced childbirth rates. The Ikumen project projected fathers in a masculine role of heroes for taking on parenting, like the t-shirt logo "Strength for Society" portraying them as saving society, saving the  country. About 45% now support the idea of "men should work, women should stay at home" compared to 60% in 1992- drop of 15%. The statistics do not quite tell the story because during this period women participation in the workplace has jumped to western country levels as part of Abenomics Third Arrow to revive the economy. The problem that is still being tackled is that of bosses in the workplace who lack awareness and discourage taking paternal leave which has risen from 2% to 7% in five years 2012 to 2017. ...

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The Guangzhou to Wuhan train high speed line covers the 664 mile trip in 3 hours. 42 such high speed rail lines are set to open by 2012. These trains run at 215 miles per hour. Original plans were to build these lines by 2020 but the global economic crisis led to state planners moving the date up to 2012 and allocating $100 billion for this purpose. Moving passenger traffic to high speed rail lines also frees up the existing lines for more freight. Plans are to build an additional 3000 miles of track for passenger and fast freight trains at 155 miles per hour. Practically every seat on the Guangzhou- Wuhan 14 car train was full on a typical day last week, filled with migrant workers going home. What makes building these lines affordable is construction workers who earn less than $100 a month, a national savings rate of 40%, and rising tax revenues.This particular line cost $17 billion to build because of the many tunnels needed for the line. The three hour train actually makes the journey faster than the 2 hour flight to Wuhan from Guangzhou because of faster check-in times. Train stations are built in industrial districts away from the city, in the case of Guangzhou, a 40 minute bus ride from the city....

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"I’m going to make sure that the richest among us, who can afford it, pay their fair share in taxes. It is not right that teachers and nurses and firefighters are paying a higher tax rate than billionaires and the biggest corporations, and I plan on making that fair.” Kamala Harris will finance child care tax credit, aid to small businesses and for first time home buyers, homecare for seniors, and other benefits by everyone paying their fair share and from savings in what Medicare pays out. "When you talk quietly with a lot of folks in Congress, they know exactly what I’m talking about because their constituents know exactly what I’m talking about. Their constituents are those firefighters and teachers and nurses.” For three Reaganite decades America has neglected access to all for child care, education, healthcare, seniors care, the very things that makes America a strong Nation, a Nation where the future belongs, going against the warnings of George Washington in the Draft of the First Inaugural in 1789 that - "I rejoice in the belief that intellectual light will spring up in the dark corners of the earth...That mankind will reverse the absurd notion that the many are made for the few." Absurd notion it was in 1789, absurd notion it is now in 2024. ...

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Greg Ip of the WSJ provides this exceptional report offering readers remarkable clarity on what the Republican Tax Law does- its high and low points.  High Points 1. It reduces the corporate tax rate to bring it in line with other advanced industrialized countries. The corporate tax rate in Germany and Japan is 30%, in the UK it is 19%. For 5 years businesses can write off capital equipment immediately instead of depreciating over a couple of years. This could boost investment and growth. 2.  The law takes aim at deductions that led to distortions. It limits the mortgage interest deduction, and caps the deduction for state and local taxes. This removes the incentive to pay more for homes that exacerbated the housing crisis in 2008. The Alternative Minimum Tax is largely removed. The Low Points 1. The biggest drawback is that lawmakers did not properly fund the tax cuts. Of the 10 costliest tax breaks nine were not touched, including employer health insurance, retirement savings, capital gains. Only the state and local taxes deduction was reduced. And a new tax deduction  was created, a 20% tax deduction for small business (proprietors and partnerships) paying taxes on their individual tax returns. Taxes on the wealthy or value added taxes, reducing tax breaks, is how other advanced industrialized countries paid for the corporate tax cuts, but did not happen here. Additional economic growth  to generate added tax revenues is the way Republicans in Congress say this is funded. Yet this is a questionable assumption as Britain reduced the corporate tax rate to 19% without seeing a surge in economic growth, as Greg Ip pointed out in an earlier WSJ article. At best the Joint Committee on Taxation estimates $500 billion over a decade in added revenues from added growth leaving $1 trillion to be added to the deficit. The WhartonPenn Budget Model (WPBM) estimates only $140 to $367 bill from the additional economic growth resulting in added tax revenues. Under this model only 0.03 to 0.08 percent added U.S. economic growth per year is expected from the Republican Tax Cuts. Such a situation would be bad  for the U.S. as the gradual improvement in Debt to GDP ratio to 78% following the financial crisis of 2008 would be sharply reversed taking the ratio to 97% by 2027. An unsustainable trajectory which will require tax increases in a few years and hurt investment in education, health and infrastructure into the future. This is what worries many experts most on both sides of the political spectrum today about what the Republican Congress has pushed through for a legislative "victory." This is why experts believe this is not serious tax reform and will require a new effort after 2019.   ...

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NYT's Landon Thomas gives this exceptional report on how Deutsche Bank changed from a lender to the German auto industry and safe banking practices to enter the derivatives business and other opaque financial products that led to taking on huge risks. Deutsche Bank has agreed on Dec. 22, 2016 to settle with the U.S. Justice Department paying a fine of $7.2 billion for practices relating to faulty mortgage securities. This report says the problems started in 1995 with Deutsche Bank's leadership hiring Edson Mitchell of Merrill Lynch to promote the investment banking business at Deutsche Bank. Mitchell hired two derivatives traders Broeksmit and Anshu Jain. Mr. Mitchell died in plane crash in 2000 when he was 47 years age, Mr. Broeksmit committed suicide in 2014, 58 years in age, Mr. Anshu Jain, 53 years old, is the only surviving person of the three. Under Mr. Jain Deutsche Bank assumed more and more risk, and was involved in complex and opaque financial products leading to the toxic mortgage crisis, and manipulation of the lending rate for London banks.  It also lent $300 million to Donald Trump's businesses. Most of the profits generated from this venture have evaporated, with analysts estimating $15 billion in fines and penalties owed of the $20 billion that these ventures generated. Not counting the serious damage to the bank's reputation in Germany and the U.S. This report points out the role played by the CEO from 2002 to 2012 of Deutsche Bank, Josef Ackermann, in encouraging these ventures converting the bank from its original loan as a contintental lender to business to a bank selling opaque financial products for most of its profits. Landon Thomas also describes the events and days leading up to the suicide by Broeksmit, including a visit to a psychiatrist and Broeksmit's facing enormous stress about the investigations underway in Germany and the U.S. looking into the opaque financial products and practices of Deutsche Bank. This is also a cautionary tale about what happened in banking from the late 1990's leading to the collapse in 2008, leading to the problems of today- the need to rescue the economy in 2008-2009 and the low rate world that ensued damaging the savings of ordinary people, the infrastructure that was never built, the parallel crisis of the hollowing out in manufacturing as a false prosperity boomed in banking and finance. In a sense it is also a story of everyday lives that were damaged in the high flying boardrooms of finance in New York, London and Frankfurt. The revolving door between regulators and the banks made it harder to monitor and control banking risk letting this story unfold over decades, damaging the credibility of governments and the established political parties without clear alternatives from outside; as the dominance of Wall Street executives in the new outsider Trump administration shows.  ...

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China's shadow banking system of trust companies and insurance companies with trust company units and other informal lenders are the fastest growing part of its banking system. Between 2010 and 2012 trust companies and other shadow banks doubled outstanding loans to 36 trillon yuan ($5.8 trillion) or about 69% of China's GDP, according to J.P. Morgan Chase & Co. Hidden debt that is likely to default in this poorly regulated sector is seen as a large risk in the banking system by the central bank and China's government planners. Tightening of credit by the central bank, the People's Bank of China, sent interbank lending rates from 3% to as high as 25% in late June 2013, finally settling on June 24 at 6.64%. China's state owned banks lend to trust companies in this market. Trust companies get additional financing by selling wealth management products promising investors returns of 8-10%. Even with China's high savings rate and large government reserves, the hidden debt and large unknowns about the loans in default, are seen by the central bank as posing risks to the target rate of economic growth of 7.5% if the government has to bailout a significant number of troubled banks. Much of the money funnelled through the trust companies since 2008 has been poorly invested. The trust companies such as Citic and Ping An Trust channel lending to borrowers for projects ranging from steel mills to infrastructure projects, such as highways and property developments that cannot obtain the financing through the large state owned banks. Fitch Ratings estimate is that since the financial crisis of 2009 these loans generated only one third of the economic growth per yuan as they did before 2009. ...

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The Spanish government agreed to open the books of Spanish regional governments and the regional savings banks to reduce concern in financial markets about Spain's debt. Spain's government debt is 53.2% of GDP in 2009, which is lower than Greece at 127%, Italy at 116%, Portugal at 76%, Ireland at 65%, and Germany at 73%. Spain's problem is the a large amount of private debt accumulated during15 years, in the low interest rate environment after joining the eurozone. Joining the euro sent interest rates in Spain down because it removed the risk of devaluation. The government was restrained by the Maastricht treaty criteria but private investors and regional banks could borrow freely, and they borrowed extensively, with money going into home building and construction. The fear is that the Spanish government will end up taking on much of this debt. The other problem is that Spain needs to refinance much of that debt in 2011, at a time when investors are nervous about eurozone debt. Spain's central government will need to raise 170 billion euros in 2011, regional governments another 30 billion euros, and Spanish banks another 90 billion euros. The government has set up a special facility for Spanish banks to draw on of 99 billion euros....

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Retirement savings of firefighters, teachers and other public sector workers in the US give returns of a median minus 4.01% in the 1st quarter of 2022. About $4.5 trillion is invested in these retirement savings in the US. The S&P 500 has returned minus 13.5% year to date through the first week of May 2022. Bloomberg US aggregate Bond Index, largely US Treasurys, highly rated corporate bonds and mortgage backed securities, returned minus 10.5%.

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The first budget of the Obama government makes a sharp swing away from decades of earlier policy, and puts America on a new direction focussed on priorities in education, health care for all, and energy. The 134 page doocument on the budget defines the governing principles and priorities of the new government. "This is the legacy that we inherit- a legacy of mismanagement and misplaced priorities, of missed opportunities and of deep, strutural problems ignored for too long," the document says. It declares that "government must lead" in contrast to Reagan's "government is not the solution, government is the problem." In contrast to "trickle down" policies of Reagan it proposes "trickle up" policies- shifting income from rich to the poor. It creates a $630 billion fund towards a national health insurance program built with the help of savings and cuts elsewhere. Government takes over most student lending, and dramatically expands Pell grants for poor college bound strudents, transforming it into something like Medicare that is automatic rather than approved each year by Congress. Businesses that emit carbon and heat trapping gases will have to purchase permits to do so starting in 2012. Hundreds of billions of dollars from these permits will pay for clean-energy technology and for tax credits for working couples. Income tax rates will rise for couples earning more than $250,000 beginning in 2011 and will have lower personal exemptions, lower itemized deductions, and higher capital gains tax rates. The estate tax will be preserved. Hedge fund and private equity managers wil have to pay income tax rates for that compensation as high as 39.6% after 2010, not the low 15% capital gains rate they pay now. The Defense Department would see a $20.4 billion boost or a 4% increase in 2010 over 2009, it will request an additional $75.5 billion in 2009 for the wars in Iraq and Afghanistan, and an additional $130 billion for 2010. The budget is for $3.6 trillion for 2009, and projects a deficit of $1.75 trillion for 2009, or 12.3% of GDP- a level see in 1942 when the US entered World War II. Under optimistic White House assumptions for a strong economic rebound, the deficit would drop to $533 billion by 2013....

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Powell thinks that rates should have been higher- what is called the neutral rate for stable inflation and employment should have been higher some years back. This rate is closer to 4 percent. It also means fewer or no interest rate cuts in 2025. The Fed funds rate is now 4.3%.

Powell - "We only know it by its works." Fed chair Powell rejects a theory type approach, you only know it when it works for average Americans. 

One has also to factor in how interest rates reitred people who depend on interest rate for what they make on their savings. This also matters to new savers who are younger people.

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In April 2013 an estimated 11% of Japan's financial assets were invested in the stock market and mutual funds. This compares with 45% in the U.S. and 22% in Europe, according to data from U.S. Federal Reserve and the Bank of Japan. Mom and pop retail investors are beginning to come back to Japan's stock market after 2 decades, making up 20% of trading value in October 2012, and up to 31% of trading value by April 2013. Japanese households have a larger amount of holdings of cash and bank deposits than U.S. households after the two decade stock market plunge in Japan and higher savings rate- about $8.9 trillion compared to $7.7 trillion. Japanese households had 6.8% of their financial assets in shares and equities in 2012, compared to 14% for Europe and 33% for the U.S., according to the Tokyo Stock Exchange and the Bank of Japan, showing the room for households to increase share and equity investments as confidence returns to the Tokyo Stock Exchange.

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The squeeze on consumers and consumer spending in Britain as wage growth cannot keep up with the consumer price index from 2007 to 2013. A widening gap between average wages and the consumer price index. Basic items such as potatoes, milk, butter, ham, eggs, apples, pork and other food items have gone up much faster in price compared to wages. From 2007 to 2013 basic food staples such as butter are up 99%, potatoes 148%, apples 56%, ham and eggs 50%, milk 31%, pork sausage 37%. Gasoline up 40%. The gap between average wages and the consumer price index has steadily increased since 2010 when Cameron and the Conservatives took office and the austerity measures were introduced to cut the deficit. Upto that time wages kept up with the consumer price index except for a period during the 2008 financial crisis, according to information from the UK Office of National Statistics. Government figures show wages up 1.1% for the 2nd quarter of 2013, much less than half the rate of inflation of 2.8% in July. The household saving ratio is forecast to drop from 7% in 2012 to 3.5% in 2013, and Britons are dipping into savings to pay for basics, according to the National Institute for Economic and Social Research. The House of Commons library compiled data shows average hourly wages down by 5.5% in real terms in Britain since mid-2010. Weak consumer spending hurts economic recovery and hopes of cutting the deficit. In the Bank of England's minutes for the August meeting policy makers said consumption growth cannot occur without increase in household incomes. ...

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Peter Schiff says home prices are still too high. They would have to decline another 20% just to fit the long term trend line indicated by the Case -Shiller index of an average 3.35% increase each year, based on long term historical data. He says economists underestimate how distorted the housing market has become, and how little it has normalized since 2008. This is based on average increase in home prices of 3.35% per year for the 100 years between 1900 and 2000, as determined by Yale economist Robert Shiller, which is just a bit above the average rate of inflation. Taking the January 1998 10 city index of 82.7 and following the 3.35% annual trend line, he says the index would be at 126.7 in October 2010. Case-Shiller showed that it was 159.0 for October 2010. Schiff uses this to show that the market needs to drop by 20.3% from the current level to get back to the trend line. He says that the home buyers tax credit, record low interest rates, and the increased presence of Fannie Mae and Freddie Mac and the Federal Housing administration have for now put a floor on housing prices. Conditions in the US housing market with high inventories, the high unemployment, savings depletion and debt, point to this overshooting by 5-10% on the downside. See Roubini, who points to housing losses in 2011....

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In this exceptional report of the housing market in Roanoke, Virgina, Neil Irwin talks to builders, home buyers, renters and young people. San Francisco and Washington D.C. are the exception in housing markets- hundreds of America's midsize cities like Roanoke are seeing smaller rates of household formation leading to a decline in demand for single family homes and fewer homes being built. This accounts for a large part of the smaller growth in U.S. GDP. There are he points out about 2.3 million missing households as a result of a significant change in home buying patterns that is reducing demand for new construction of single family homes. During the period 2001-2006, before the 2008 global financial crisis, the rate of new U.S. household formation was about 1.35 million annually. This dropped to 569,000 in 2007-2013, as the effects of the crisis were felt in a deep recession. One result is more young people are postponing buying a house and living with their parents. Faced with large student debt- the total U.S. student debt passed $1 trillion for the first time recently- purchases of homes are becoming more dfficult. Of 18-34 year olds 27% lived with their parents before 2006, according to Labor Department data. This went up to 31% following the recession. Lack of good jobs is another factor. In 2014 March only 63% of 18-24 year olds had jobs. Even young people older than 24 with jobs felt it necessary to save money by living with their parents. More retirees too are moving into apartments....

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Clements provides an exceptionally useful reasoning for the average investor to give an important role to high dividend paying stocks in retirement planning. This applies to today's low interest environment with stock market volatility. The higher dividends help reduce the need to sell stocks in a volatile stock market and limit this to occasional selling. Using estimates from Yale Prof. Shiller's website for past 100 years data diversified U.S. stocks with high dividends pay about 4.4% in annual dividends outpacing the inflation average of 3.2%, and 5.6% appreciation in value of the stock each year. This helps preserve retirement capital. As many high dividend large cap stocks are also value stocks there is an additional value effect in holding these stocks.