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A WSJ survey of U.S. housing market prices and inventory in November 2013. Price gains moderated in the 3rd quarter of 2013. Gains were 1% in Orange County, 2% in San Diego, and 3% in San Francisco in the 3rd quarter 2013. Gains were over 20% in the 12 month period ending in September 2013 for San Francisco, Phoenix, San Diego, and Orange County, according to Zillow Inc, real estate website. Increase in interest rates on mortgages and rising prices have reduced the affordability of homes for new buyers.

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Faces in the continuing foreclosure crisis in Spain in 2014 include Xacobo Rodriguez and his mother in Madrid. Foreclosures continued at a high rate in Spain into 2014. The Bank of Spain reports that 38,961 primary residence homes were foreclosed in 2013, a decline of only 1% from 2012. If second residences are included the number of foreclosed house increased by 11% in 2014. This is six years into the housing crisis in Spain with no end in sight. The government has declared a 2 year moratorium on eviction of families that meet hardship criteria- a member of household disabled, expired unemployment benefits, very young children. A Social Housing Fund with 6000 units which provide places to live was created but only a small number of units are given out so far. The social advocacy groups say not enough is being done. The government points out that 90% of houses taken by banks were unoccupied at the time. Bank Association spokesperson says there is an understanding of the depth of the crisis with 6 million people out of work, that action is taken to reduce the stress on homeowners. And point to the data showing only 1% of homes were taken by banks in 2013 of the 6 million home mortages outstanding, with one third of these done with an agreement to have debts erased for the homeowners. Women and immigrants are affected to a larger degree, according to Human Rights Watch. Social housing in Spain is only about 2% of the housing stock making things more difficult, by comparison it is 17% in France, 21% in the UK, 35% in the Netherlands, according to Human Rights Watch. Meanwhile the Spanish government of the Partido Popular under Mr Rajoy, continues a policy of trying to be responsive to the homeowner crisis, and at the same time helping the banking system recover following a $56 billion bailout loan taken by Spain from the European Union. ...

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Robert Shiller explains why price increases in U.S. housing are likely to remain at inflation adjusted 1-2 % a year in coming years. The Zillow-Pulsenomics Home Price Expectations Survey, incorporating 100 forecasters, and the S&P Case/Shiller Composite Index Futures, as of Dec. 2012, both show this modest growth for the next 5 years. The sharp price increases of 2012, with the S&P/ Case-Shiller 20 City Index up 9% from March to Sept. 2012, are seen as partly seasonal and not likely to last. Reasons he cites against the possibilities of another U.S. housing price surge are a more regulated housing market, wary buyers, lower economic growth, preferences for renting vs buying, and harder to rent detached single family homes. Recent housing price increases also include seasonal fluctuations and could moderate in coming months, says Shiller. History shows only one housing price boom in the U.S. in the last hundred years, with real prices increasing 68% from 1942 to 1953. By comparison the price surge in home prices from 1997 to 2006 was 86% in real terms, which was reversed almost entirely by 2012. The Census Bureau statistics show the home ownership rate declining to 65.5% in the third quarter of 2012 from 69% in the third quarter of 2006. Karl Case said in an op-ed in the NYT in 2010- the investment in a home was never meant to be a way to pay the bills and enjoy an artificially high standard of living, and only seen as a safe investment for most of American history. ...

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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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The Case-Shiller Index shows a decline in housing prices of 4.2% in the first quarter of 2011. This follows a drop of 3.6% in the fourth quarter of 2010. Of the 20 cities in the index, 12 were at a post-bubble low in March 2011. The yearly drop for Minneapolis was 10%. Only Washington D.C. showed a rise in March and over the year. Housing prices are at 2002 levels. The Center for Economic and Policy Research estimates a decline of 6-8% for the rest of 2011. The excess supply of housing was estimated at 1.8 million units in April 2010 by the financial Blog Calculated Risk, which used 2010 census data for the estimate calculations. The Conference Board consumer confidence index fell to 60.8 from a revised 66 in April 2011.

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Yale's Robert Shiller, founder of the of the Shiller-Case survey, says that he does not see a turning point in the housing market at this time, based on the 5000 mailed questionnaires he sends out each year. He says this is not visible and hard to conclude from the responses. He also describes the bubble thinking and behaviours he sees from the responses, especially how people extrapolate into the long term the short term gains being made. Nowhere in these responses does he see the term bubble being used by respondents, as if it never existed.

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The authors of this article say 2.4 million excess houses over and above nomal working inventories remain to be sold, and it is this surplus that is a mortal enemy of housing prices. US buyers are too debt ridden and have seen their 401 K's and pensions decline. So they suggest giving permanent resident status to immigrants who will invest in US housing, buy one or more than one house. They did not have to live in them, they also could not rent them, and would have to be above a certain price, so they would be taken off the housing market. They are aware of the effect on Vancouver of letting people from Hong Kong buy into that market, just before the handover to China. About a quarter of Vancouver's population became Chinese, and billions were invested in the housing market. They quote Merrill Lynch that there are 7.1 million households in the world with $1 million in financial assets, with a total of $29 trillion. They figure that 2.4 million excess houses could be sold at a median price of $184,000, and bring in billion sof dollars. If jobs are not impacted, and wealthy people in Asia and the rest of the developing world were to put money into buying houses of above $184,000 as an asset, with a temorary residency attached to it which could be permanent in 5 years, this could be part of the overall solution to the housing excess supply. The fact that values are attractive could make this an investment for affluent foreigners who may not stay in the houses at this time and keep it as a safe haven house, an additional property to use in the USA. It would ease the hosuing price situation in certain cities by bringing in a new buyer with resources into the market. ...

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The problems facing first time home buyers of lower credit scores, a member of the household unemployed, and student debt. This lowers prospects in the housing market in 2013-2014.

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The $25 billion mortgage settlement of Feb. 2012, between large U.S. banks and state attorneys general. $17 billion will go to homeowners. Experts say this is good for the banks because it reduces legal uncertainty, and for state attoneys general- it will not be enough to significantly impact the difficult situation in the U.S. housing market.

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The decline in the housing markets in the U.S. in 2011.

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Nouriel Roubini on the housing losses expected in 2011. Roubini says he is particularly concerned because of a recent study by Laurie Goodman of Amherst Securities, which shows 11 million borrowers are in danger of losing their homes, which is one of every five borrowers. He says this number is scary because previous estimates had shown the number to be 3-4 million for the next four years. Roubini says he has talked to experts in the housing industry who tell him the 11 million number is realistic. His overall sense is that the housing problems in the U.S. are "underappreciated," with banks facing about $1 trillion in housing related losses.

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Foreclosures are shifting to the top third of the local housing values, up to 30% in June 2009 from 16% in 2006 when the foreclosure crisis began, according to Web site Zillow.com. The bottom one third by home values now represent 35% of foreclosures down from 55% in 2006. This category of expensive homes includes exotic mortgages including interest only mortgages that allowed borrowers to defer principal payments for the initial period. Borrrowers are not able to refinance out of these mortgages.

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Failure to provide principal reductions to millions of U.S. homeowners under water and the prospect of further price declines in housing in 2012-2013. This would prevent a recovery in the U.S. economy.

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Buyers and sellers are living in two different worlds. Sellers living in the past hoping to get a solid deal on their home, and buyers looking into the future and seeing prices declining further, making it difficult to bring them together. This only worsens the difficulties in the housing market. This reporter looks at housing sales and prices in the Washington D.C. area, and sees very cautious buyers.

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Karl Case, who jointly developed the S&P/Case-Shiller Home Price Index says there is that downward stickiness thats keeping the housing market fragile. Its basically flat right now, with a lot of inventory waiting to be cleared. And it isn't going to bring this economy out of a recession in the manner it has done in previous recessions.

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This WSJ report looks at how the sudden increase in interest rates by the US Federal Reserve is impacting mortgage rates and home buyers in the US. Mortgage rates going up from 3% to 6% over a short period of 24-36 months is doubling the mortgage payment for many home buyers and affecting the affordability of homes for Americans in most cities.

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Cheap fixed rate mortgages make up two thirds of home mortgages in the US. Most are at 4% or lower interest rate. A new 30 year home mortgage in 2024 would be about 7%. About 660,000 job offers that required moving and selling the home were turned down. This means fewer homes left for people to buy leading to higher home prices. The additional equity people have in their home on average is $119,000 over 4 years and this means consumer spending is resilient in the face of higher interest rates and keeps inflation at 3%. How does this affect the economy? Fewer homes on the market means there is a loss to the economy of 3% to 5% of output, according to NAHB. The smaller supply of homes means there is less home inventory to search from- instead of 62% in more normal times affordability for someone with a $100,000 in income is now 37% of the listings. This is not expected to change in the next 2 years.

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Prices of homes in the U.S. increased by 9.3% in February 2013, according to the Standard & Poor's/ Case-Shiller survey of home prices in 20 major metropolitan areas. All 20 cities posted gains for the second month. Prices in Phoenix increased by 23%, and in San Francisco by 18.9%. The median home price in March was $184,300 up from the $154,600 in Jan. 2012. The peak was at $230,400 in 2006. The WSJ quarterly survey shows less than 3 month supply of homes in Phoenix and San Francisco. Supplies of homes declined by 16.8%, sales of previously owned homes were up by 10.3% in March over the prior year month. Supplies have dropped as banks are putting fewer homes in foreclosure and many homeowners are unwilling to sell for a number of reasons. Increasing rents and low mortgage costs also help increase demand. The interesting aspect of this is that prices are rising even as homeownership rate declined to 65%, according to the Census Bureau. And compared with 2004 there are 7.2 million more renters and only about 400,000 new homeowners, according to Capital Economics. Some of the homebuying comes from investors buying homes and converting them into rentals....

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WSJ looks at the housing costs surge in Dublin, Ireland.

A Dublin high school teacher says most of his paycheck would go to renting an apartment. About 59% of Irish people 20-34 years live with their parens up from 38% in 2014. It is worse than in the 2009 financial crisis. Cullen this highschool teacher is 27 years old and says the price is "mental" as living in one's own apartment is hard, and owning is impossible.

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Alan Blinder calls for something better than Social Darwinism to tackle the problem of foreclosures in the U.S. economy. Martin Feldstein has made the same call repeatedly. Homeowners under water need help from the government to avoid foreclosures. Rising foreclosures reduce the chances of a recovery in housing markets and U.S. economic recovery.

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Reilly points out that removing the government and "putting private capital back at the center of a healthier" housing-finance system, as recommended in a policy paper from the Treasury Department, is only possible if the government gives up the idea of a 30 year mortgage. Thirty year loans as currently structured are not attractive to investors without a government guarantee. The revival of securities markets for mortgages not backed by the government is not possible with the 30 year mortgage. There are benefits from the government getting out of the mortgage markets. A significant benefit is that there would be less incentive to invest in housing, so that more capital is available to other productive areas of the economy leading to higher economic growth. In fact the diversion of economic resources from more productive uses to housing was a major problem in the last decade.

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President Biden gives a rousing speech to the unions and the AFL-CIO, reminiscent of Lincoln's speeches as he debated Stephen Douglas in the struggle for the emancipation in the 1850's.

"Wall Street did'nt build this country, the middle class built this country. And the unions built the middle class. I'm not joking, without unions there would be no middle class. That's a fact."

Recalling the long lines for food during the pandemic-

"Ordinary people waiting in line for an hour for a box of food. And the policies in the past created more billionaires in the past than never before in our history." 

"Laying a strong foundation for the future of this country is more than having strong roads and bridges. It is about making sure, that here in America, folks who work hard can live their lives with dignity and respect."

 

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Transcripts of Federal Open Market Committee meetings of the Federal Reserve in 2006, show new chairman Bernanke, and New York Fed president Geithner's failure to see the housing slump. Fed Governor Susan Bies raised the housing issue at meetings of the Fed, and is ignored by Bernanke, who sees a soft landing for the housing market.

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Applebaum describes how Obama as president took action on the stimulus after the 2008 financial crisis, but did not take the necessary action to stem foreclosures and aid a recovery in housing. This now appears to be one of the critical failures of his presidency.