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An analyst survey by MacroMarkets shows home prices as measured by the S&P Case-Shiller national index will decline by 1.4% in 2010, then increase in 2011 by 1.3% and 2.7% in 2012. At this time weaker jobs data are making analysts cautious about a rebound in the housing market.

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Short sales in the U.S. housing market in 2012-2013 are helping the recovery in housing prices and reducing foreclosures. Banks are reducing the time required to process short sales and both banks and homeowners are benefitting as foreclosures lead to much higher losses for all. In Oct 2012 foreclosures were 11.5% of total home sales, declining from 17.3% in Oct 2011, and dropping sharply from the 30% level in 2008-2009, according to CoreLogic. For the same period Oct 2011 to Oct 2012 short sales increased from 8.1% to 10.2%. Banks, real estate agents and homeowners see short sales as a better more efficient approach than letting homes go into disrepair, reducing prices in the neighborhood and creating larger losses for banks and homeowners. CoreLogic figures show short sales in Dec. 2012 cost 24% less than comparable houses not in financial distress. For foreclosures the discount was about 64%, showing the huge difference and how the wave of foreclosures in 2008-2011 must have hurt society and the economy....

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A shocking statistic. Of the 12 metropolitan areas in the US with over 15% unemployment, 10 are in California, and this is because the construction industry has taken a severe hit. It lost 74,000 jobs in the 12 months ending in June 2010. From June 2006 to June 2010, this industry in California lost 43% or about 402,000 jobs. And the construction industry is still shrinking there. One reason why the unemployment rate in California is 12.3%. The overbuilding during the boom makes it that much harder to rebuild. The construction industry has been hard hit in Los Angeles and Riverside metro areas and in Napa and Solano counties.

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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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Most of the sales increases in the U.S. market in the 2012 fourth quarter are seen as going to Toyota and Honda. The arrival of new models for the Accord and Camry and the new Civic are likely to boost the Japanese automakers.

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Pete Pyhrr is interviewed by the WSJ's David Kesmodel 40 years after his zero based budgeting method became popular in the Carter administration. Pyhrr developed the method as a controller at Texas Instruments in the 1970's, and says it is a great tool in difficult economic times or periods of rapid technological change to make cost reductions. WIth zero based budgeting budget figures are not simply adjusted upwards or downwards from last years numbers, but the budget is developed from scratch to reflect purposes served in the current environment. It brings costs and benefits of each expenditure into focus, so that more profitable projects can be financed over less profitable projects. Pyhrr published "Zero-Based Budgeting: A Practical Management Tool for Evaluating Expenses," in 1977. It was used by President Carter in managing the budget process in the state of Georgia and in the Carter administration, but fell out of favor in the Reagan administration. Pyhrr says he sees the need for using the method in today's budget cost reductions for government agencies to help taxpayers. As with TQC under Deming, which came back to the U.S. following Japan's use of quality control methods developed decades earlier in the U.S., zero based budgeting is coming back to the U.S. through its use by private equity firm 3G Capital Partners of Brazil in its Heinz operation....

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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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Safeway invested $8 billion upgrading stores over past six years. As the economy has tumbled it is having atough time bringing down prices fast enough as frugal coustomers defect to other stores. Its prices are 10.7% higher than Kroger according to J.P. Morgan pricing study of 31 identical products.

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The Case-Shiller 20 city Index showed a gain of 1.6% from the prior month in July 2012, and an increase of 5.9% year to date through July 2012. Experts say some of this improvement comes from less short and foreclosure sales which boost pricing data.

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With the effects of the government tax credit fading, Commerce Department numbers show a 33% drop in sales of new single-family homes from 446,000 units in April to 300,000 annual rate in May 2010. The supply of homes for sale went up by 47% to 8.5 months in May from 5.8 months supply in Aprill 2010.

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Fomer U.S. Census Bureau officials Gordon Green and John Coder released a study by the firm Sentier Research. The study looks at two groups of Census data from 2005-2007 and 2008-2010, which has information on interviews with 3.5 million households for each period. The study shows 38 states with household income declining. The losses in income are greatest in the midwestern states affected by the loss of manufacturing industries. Incomes fell by 5.7% in the midwestern region of Indiana, Illinois, Michigan, Ohio and Wisconsin. Oil, shale and other energy producing states- Louisiana, Oklahoma, Texas- saw incomes rise by 0.3% from 2007 to 2010. This report looks at pretax income levels in 2010 dollars for all 50 states and 297 metropolitan areas. Michael Greenstone, professor of environmental economics at MIT, says the regional shocks from the economic crisis can last for a couple of decades. The Midwestern states showed median annual household household income decrease by 4.7% to $49,710 and the Southern states showed a drop of 2.5% to $47,389. Nationally for the U.S. the drop in annual median household income from 2007 to 2010 was 3.5% to $51,287. Another finding of the study was that of the top ten metropolitan areas with the highest percentile of incomes, nine were in Connecticut, New York and New Jersey, a region where the financial industry is based. Silicon Valley in California comes in at No. 10 in this list of metropolitan areas. In terms of growth of households reflecting migration patterns and new families the Mountain States of Arizona, Colorado, Idaho, New Mexico, and Nevada did as well as the oil patch states of Texas, Louisiana and Oklahoma, showing an increase in households from 2007 to 2010 of 5.8%....

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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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Earnings of the typical American man working full-time year round declined in 2010, and is now in inflation adjusted terms below the level in 1978, according to the U.S. Census Department. The income of a typical Ameircan family has declined for three consecutive years and is now at $49,445 for 2010. This is the level reached in inflation adjusted terms in 1996. 15.1% of the American people lived below the poverty line in 2010, and 22% of children lived below the poverty line. The poverty line is set at $22,314 for a family of four in 2010. Statisics from the U.S. Census Department.

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Shiller says the underlying problems in the economy such as the sociological factors that led to overoptimism about real estate prices and the dot com stocks play out over many years. They are lost in the headlines about the Fed or some short term developments that get cited along with the bad economic news about unemployment. Yet these underlying factors such as the bubble phenomena in housing are what makes these problems so intractable. The bubble in home prices caused a 131 percent rise in home prices in the period 1997-2005, 85% in inflation adjusted terms, according to the Case-Shiller National Home Price Index. The long term expectations of price increases well into the indefinite future lag the price decreases as the bubble bursts, even as the expectations decrease. For 2012 the Case-Shiller survey shows expectations are for a 1% increase in prices. With the increase in the personal savings rate from about 1% in 2005 to about 5% today, Shiller says consumer spending will not support a strong recovery....

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Michigan is almost another plantet when it comes to replacement sales for clunkers. Analystspoint out that 81.1 % of michiganians traded in their domestic clunkers for domestic replacements, but only 42.8% in the rest of the country did so.