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Peter Coy, a veteran reporter at BW, who was prescient about the housing crisis, asks if defaltion is a possibility,; something hat happened in Japan in the 1990's and in the US in the 1930's. There is adownward ressure on wages from growing joblessness. With 7.2 million added to the unemployed since December 2008 and 263,000 in September 2009 alone, this pressure for labor to accept lower wages is growing.Jan Hatzius of Goldman Sachs predicts a drop in average hourly earnings of half a percent from the fourth quarter of 2009 through the fourth quarter of 2010. Hatzius accounts for workers strong aversion for wage cuts, without that the wages go down by 2%. Some experts say someone who lost his job 6 months ago is likely to accept alower wage now. If prices fall faster than salaries are workers better off. Not likely because of the destructive effects of defaltion from unused capacity an underutilized labor.

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U.S home prices declined by 3.9% for the third quarter compared with the prior year, according to the S&P/Case-Shiller index of 20 major metropolitan areas. Prices are expected to be affected by an increase in foreclosed properties put by the banks for sale in coming months. Affordability has increased as prices are down by 31% from the 2006 peak and mortgage rates are at 4%. Yet as one appraiser puts it the problem remains one of tight credit and strict mortgage lending standards, and further home price declines could depress the market.

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The percentage of borrowers with loans overdue 30-90 days is at 7.4% at the end of the 1st quarter 2012, down from 8.3% for the prior year, according to the Mortgage Bankers Association. About 4.4% of mortgages were in foreclosure at the end of the 1st quarter of 2012, close to the 4.5% the prior year. Florida had foreclosure rate of 14.3%, New Jersey 8.4%, and Illinois 7.5%, at the end of March 2012. The inventory of loans in foreclosure is at 4.39%.

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There is cramped space for renters and limited supply of housing space per capita in Shanghai, China. After a decade of hyper building China still lacks affordable housing space. The residential space per capita in Shanghai is only 183 square feet or 17 square metres per person- about the size of a small room. And estimates by GK Dragonomics Research show one third of China's 225 million households lack kitchens and plumbing. At the same time housing is increasingly unaffordable for the middle class. Government restrictions on price increases reflect growing concern with the fact that the average Shanghai residential home sold for about $276,000 in 2011, even though annual per capita income in Shanghai is about $13,000. Prices for homes in Shanghai increased 2.6 times in 5 years, according to the Shanghai Urban Real Estate Surveyors Company. With the slowdown in construction developers are working through inventories, and more homes were sold than built in 2012, compared to about 1.5 units built for every unit sold in 2011. ...

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The Economist looks at real estate markets in the U.S., Canada, Britain, Germany, Hong Kong, India and other countries in May 2013. It looks at price to disposable income and price to rent ratios and sees if these ratios are higher than historical averages to determine if prices are based on sound foundations. Canada's real estate market looks set to face problems of a bubble bursting. The U.S. recovery is seen to be based on firm foundations. Property prices are undervalued in Germany and set to rise.

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Because most of the increase in U.S. oil production is in landlocked states in the U.S. midwest without easy access to markets in coastal cities, the lower prices of West Texas Intermediate (WTI) crude benefit refiners in the midwest but do little to lower pries of gasoline at the pump.

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The home price decline is shifting from Las Vegas, Miami and Phoenix to other U.S. cities in 2011. Seattle, Minneapolis and Atlanta are seeing large declines in home prices. Seattle is down 31% from the mid-2007 peak and still has 10 percent to fall, according to real estate site Zillow.

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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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Home prices are surging in Australia in 2015, with home prices in Sydney up about 39% since June 2012, according to CoreLogic RP Data. As a multiple of annual income home prices in Sydney are at 9.8, Melbourne 8.7, and Wollongong near Sydney 7.5, compared to 6.1 for New York and 8.5 for London, according to a 2015 affordability survey by Demographia. Australia's surging home prices are happening just as the mining boom that powered its economy is winding down and unemployment is up to 6.1%. Interest rates are down to 2.25%, and low interest rates with speculative purchases are likely to fuel the market up further, say experts. About 40% of home loans approved in Feb. 2015 were to investors, increasing from 31% in 2009, according to official data. According to Australia's Reserve Bank the wealthiest 40% of the population have 75% of the debt. This surge when the economy is feeling the effects of the slowdown in China, and the rest of the world is cutting down on debt, puts Australia in uncertain territory....

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U.S. home ownership rate drops to 64.8% of American families in the 1st quarter of 2014, according to the U.S. Census Bureau. This is the lowest since 1995.

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More proof that China's real estate prices resemble the period of the bubble in real estate prices in Tokyo in the late 1980's. One parking space goes for $760,000 in Hong Kong in a luxury development.

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Apartment rents went up by 5% in the 12 months through April 2011, according to Axiometrics. Senior economists at Capital Economics say rental yields (the rent divided by the property price) is expected to go up in 2011 to the highest level in more than 20 years.

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The apartment vacancy rate declined to 5.2% in fourth quarter 2011 from 6.6% in 2010, and down from 5.6% in the third quarter, according to Reis. The vacancy rate went up to 8.5% in 2009. Data from Reis shows rents went up in 71 of 82 markets it tracks. For the U.S. rents went up by an average 0.4% in the 4th quarter, to $1064 a month, increasing from $1026 in 2009. Rent growth for 2011 was 2%. Factors helping demand for apartment rentals are the reluctance of buyers to invest in a home when prices are declining in an uncertain economy, and fears of another downturn. Factors holding price increases down in New York are the declining jobs inthe financial services industry and the already high levels of rental prices- reaching $2876 a month. Demand in San Francisco and San Jose was higher and prices were up over 5% in 2011, with better properties raising rents by 10%.

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U.S. Federal Reserve minutes for Sept. 16-17, 2014 released October 8, show the mood shifting away from raising interest rates, as a stronger dollar and weak overseas growth are likely to lower U.S. economic growth, A stronger dollar is likely to keep inflation down. Fed officals showed serious concern about slowing economies of Europe, Japan and China lower U.S. exports. A former Fed adviser Jon Faust, director of the Center for Financial Economics at John Hopkins University, says even with no action from the Fed on interest rates, the stronger dollar makes financial conditions more restrictive, and acts as a tightening. The Fed minutes are before the crisis in Hong Kong which created geopolitical tensions and affects foreign investment climate for China, reducing Chinese growth even further.

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U.S. Fed chairwoman Yellen moves cautiously to raise rates in December 2015. The Fed raises the benchmark federal funds rate-its overnight lending rate- from near zero to between 0.25% and 0.5%. Yellen emphasized her cautious approach by saying "we have very low rates and we have made a very small move." This follows seven years of near zero rates after the QE program for monetary easing under Ben Bernanke, the previous chairman, following the 2008 financial crisis. The Fed plans to raise rates gradually and slowly over 3 years. With oil prices falling below $35 the prospect that inflation may fall well below the 2% target could put off further plans to raise rates. Yellen said the Fed would "monitor inflation very carefully," and if it remained at unexpectedly low levels the Fed would reconsider its outlook and respond with "appropriate policy."