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Greater Melbourne lost 60000 people in year ending September 2021-Melbourne overtaken by Brisbane, Perth and Adelaide in housing prices by 2026. By 2019 Melbourne housing prices were rising so rapidly it was expected to surpass Sydney. In 2026 Australia's average home is about 900,000 and Sydney at 1.3 million Australian dollars, Melbourne below national average at 800,000. Toorak, South Yarra, and Armadale, Brighton, Hawthorn, Kew are some of the suburbs of Melbourne that are popular.

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NYT gives this perspective of Mikhail Zygar on the difficult economic situation in Russia in January 2026 before the Iran War. Putin considering bringing Igor Sechin, head of Rosneft, as negotiator for Russia with Ukraine, to replace Kirill Dimitriev. Dimitriev is seen in Russia as an insubstantial figure and with no real mandate, on the point of being dismissed by Putin. This would being new life to Ukraine negotiations to end the war. This report says if Russia was to end the war it would have to change the structure of power and that included bringing in a new administration to rebuild the economy, to replace prime minister Mikhail Mishustin. He says oil was sold to India in January for $22 per barrel about one third of the market price. The economy was getting severely affected by the war and the conditions it had created for inflation, oil revenues under sanctions, and by financial and human cost of the Ukraine war, a credit crunch and a wave of bankruptcies that were expected in January 2026. Some of this is confirmed by the perspective offered on the same day this article appeared in NYT by an NYT article from the Foreign Minister of Sweden, Maria Malmer Stenegard. Stengard says Swedish analysis shows central bank interest rates set at 21% in 2024 when interest rates were 10%, suggest inflation was much higher than the 5% official figures. The minister also points out that instead of growing by 13% as official figures reported Russian economy had declined by 8% over 2020 to 2024. British government estimate is that the losses from the Ukraine war are $450 billion. Official growth estimate for 2026 is 0.4%. even with higher oil prices. All this changed with the Iran war by February and the jump in oil prices and Putin has decided not to make the changes he thought necessary and wind up the war, considering that some of the objectives had been achieved and to avoid an economic downward spiral. It is now Putin's decision says this report.  In the past Putin has always given the economy and living standards the priority. Yet the elites in Russia says this report are concerned about the fragile nature of the economy as present oil prices may come down in a short period. ...

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A lead researcher at Stanford and UC Berkeley says he hasn't seen anything like it, the opposition intensify so quickly. 70% of Democrats and 50% of Republicans oppose overinvestment in AI  and increasing in sentiment- not about stopping progress but  about stopping hyperlevel investment of trillions of dollars and diverting from reindustrialization/infrastructure for US that creates jobs and a better qualityof life. In today's world neither China or the US can afford hyper investment, most Asian countries would prefer to let the US do it and later get that technology for free one way or the other. Therefore this means the American people are being hoodwinked- they pay the price when their bridges and roads, airports are in disrepair, when even a national network of data charging stations could not get funded under Biden which would have addressed the biggest problem for transition from fossil through EV's to fight climate change.  The investment community is being hoodwinked. Investors are being hoodwinked as the returns are uncertain and cannot be justified on financial grounds- only by hype.  Polls only ask about AI not the hyperinvestment in AI. If the truth is known that these trillions of dollars diverted by using flaws in capital markets in the US, avoiding financial scrutiny and hyping up AI when returns are by a long shot uncertain compared to rebuilding America's infrastructure and industries to compete with China and the EU- that is desperately needed- then these numbers would show the vast majority of Americans oppose this diversion of funds from the infrastructure and reindustrialization that create jobs that support working families. Take for example Texas, a Republican state, where the Agriculture Commissioner is calling for a moratorium on new hyperscale data center development in the state, citing higher costs for farmers, and strains on the power grid. It is not about stopping progress. Fon transition to renewable energy or example the adjustments made by Biden and Democrats allowed some fossil fuels use to make the transition, the same policy being pursued under different political slogans and labels under DJT. It is not about stopping progress as progress continues even under DJT Republican administration - natural gas prices and coal use prices are making natural gas a choice for power plants, the cost of oil at $100 making EV's hybrids cost less than gasoline cars. AI technologies will advance, and the wherewithal, the framework in which AI should operate can be built alongside without throwing everything out of balance. Throwing the whole economy out of balance, destroying the chance to create jobs and bring about the 1st priority of America and EU- reindustrialization and infrastructure renewal alongside India's modernization. That requires these trillions of dollars being pushed into AI by a few self-interested individuals without returns, and trillions of dollars more. If that is accomplished any challenges from China will fade in comparison with the scale of the effort in the EU, the US, and India with the largest industrial bloc in the world far bigger than China. This is not mere words. It is a plan of action that is being put into place right now at Oslo, Norway at the Nordic+EU Summit with India on the next phase of this effort, put into place piece by piece through hard work and a clear vision for the future. ...

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Google Alphabet able to raise $80 billion by issuing more stock with the share price only down slightly by about 3%. The huge amounts of money raised have an impact on borrowing rates (which increase) for other borrowers and reduce the amount of capital available for needs other than AI.  About 60% of the capital raised from share issuance, IPO's and other ways of raising capital is going into AI, making capital scarce for everyone else and for the economy's needs other than AI. Education, Healthcare, Infrastructure will all suffer. Infrastructure that is crumbling in the US and some of it from the middle of the last century needs to be rebuilt. AI is sucking up all these funds meant for infrastructure projects meaning that much of it is put further away in time. DJT and Biden promised infrastructure projects would get first priority. Will this happen? And who gets to decide what the Nation's priorities are?

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Where do you place a winner of the Democratic primary in Maine, Graham Plattner, an oyster farmer who dropped out of college at George Washington University, served briefly in the Middle East wars of Bush and Obama, and had PTSD. Is he working class, middle working class or is he from a downwardly mobile professional class considering he has parents who are well educated and father a prominent lawyer in Maine? Plattner easily defeated a 3 term governor of Maine with his average working class demeanor and language. He is for universal health care, (Medicare for All) universal child care, affordable housing, affordable college. Politics in the US has been moving away from the simple divisions before 1950 created by the Industrial Revolution- the workers in factories and the owners of capital allied with the professional middle class. The few owners of capital mostly college educated allied with people from the non college educated workers in factories who are conservative in their values and beliefs and on the other side the college educated professional middle class now downwardly mobile because of the many recessions and high unemployment from frequent financial crises, with college costing $80,000 a year putting them in deep debt. There is today in the WSJ a story of a professional worker who at $194,000 a year salary is not able to payoff $15000 debt which owners of capital have set at 26% interest and is in downward spiral. Some of this comes from large college and other debt. There is says WSJ Analysis $1.25 trillion in credit card debt alone with highest delinquency rates in decades in 2026. Cost of living has only made things worse and some of this happened as Biden poured money into the economy to help people hurt by the pandemic, yet with some short run consequences with demand strong businesses including hotels, restaurants and grocery stores, auto dealers, jacking up their prices by over 20% in 1 year and Biden failing to respond, getting overwhelmed by open borders migrants under Mayorkas and Harris (also hit by a sudden Venezuelan migrant influx). This is the America one has today- a confusing mix. This in reality means Democrats may take issue with Democrats, Republicans take issue with Republicans, and Democrats join with Republicans on issue by issue basis. It might actually be rational than irrational. On cultural issues if the country has gone over its head and moved too fast on some issues that are not for the general public good, people of different backgrounds can come together to get the best path. On economic issues things are never so straightforward, there are unpredictable consequences and the rules of economics are really not so straightforward either.  Providing relief can mean the government shouldering the burden as during the pandemic which it should, yet with caution as businesses can use the excess demand to raise prices and one is back to square one with everybody worse off as happened with Biden. Migrant flows and fears of insecurity in public spaces can lead to a severe public "discomfort that can waylay the best intentions of a Harris or Biden, leading to public "backlash." In fact the title of a recent book is "Whiplash." Current books include Floridan Marco Rubio's "Decade's of Decadence- How our Spoiled Elites Blew America's Inheritance of Liberty, Security and Prosperity." Rubio means it. Its authentic because as Rubio says repeatedly, his parents could make a living in the 1960's working in a factory with decent wages, low cost of living and low cost of college, the arithmetic between salaries and what you needed for decent home in suburbs and sending children to good public schools, then to college, all adding up. The result is that Rubio could go to college and serve in the Florida legislature. Rubio says in 2026, after the elites under Bush and Obama and faulty economic theory shipped all of our factories to China, that the story of his parents and his education would simply be impossible. This is what he told people in India on his first visit last week. His parents were Cuban immigrants, yet he identifies with Spain and with western civilization, a devout Roman Catholic. Rubio is a Republican, and is in large contrast with Alejandro Mayorkas, also from Cuba, and Biden's Head of Homeland Security. This is the mix of people and representatives in Congress,  business people, small business owners, professionals, that we have today in 2026 in the US. Plattner and Rubio, one a Democrat and one a Republican- both have something in common. Plattner also has general disdain for "the corporate interests, the billionaires, the Washington DC elites, and the establishment politicians."  The winds are blowing in the direction of getting things right- remembering that Eisenhower continued the work of the Kennedy and LBJ administrations (Eisenhower built the Interstate Highway System for instance, and LBJ gave America Social Security and Medicare). Before that Franklin Roosevelt a Democrat built on the work of his uncle Republican Theodore Roosevelt (TR gave America the idea of good governance and built the US Navy, FDR fought the Depression and stabilized a faltering economy after mistakes made by Republican Herbert Hoover could have happened even if Hoover was a Democrat. FDR was himself from a wealthy New York family and when he first met fellow New Yorker Frances Perkins before his struggle with polio, a haughty New York gentleman. That was before Frances Perkins as FDR's Labor Secretary joined forces with Roosevelt to give New York a modernized administration governance structure by 1940 that was applied to all 51 states after 1950. It allied labor with capital with fairness for all, and was the first such modern structure of this size the world had ever seen, which was the fundamental strength of the United States of America. It was imitated in Asia, first in the Shanghai region then China, and first in the Ahmedabad region and now India. The US is faced with the challenge of recreating and rebuilding this today, as first China, then India remind America of its roots which they have followed in their own style and culture.  First good governance, then good institutional structures, alligning labor and capital with fairness for all, strong affordable + accessible educational and healthcare systems, and investments of capital and labor for infrastructure + industrial development. ...

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A native of Cincinnati, Ted Turner, built one of the largest landholdings in the US. He bought 2 million acres which makes him 4th largest landholder in the US when he died this year in 2026 at the age of 87 years. One ranch alone cost him $100 million in New Mexico made up of 586,000 acres, which is now worth $500 million. Turner bought early when land prices were low in New Mexico and Montana. Much of this wilderness was turned into conservation areas. In this sense he will be remembered more for this public land and conservation than for a 24 hour news channel. Much of the audio and video media can be accessed over 24 hours anytime of one's choosing on the internet by 2026, which makes CNN redundant today. CNN and Fox News are more of a distraction today at best and a flawed presentation of the News because of their tendency to take advantage of the audiences and reinforce their bias for profit, CNN and Fox New on opposite sides. CNN has been acquired by Paramount CBS and is about to undergo major changes under the Ellison family. And the Murdoch family is split on how to run Fox News. Both television channels will likely dissipate in influence and viewers as Americans grow out of their biased and often incorrect interpretations of current news events. There is little they do that cannot be done by diligent effort to present the news in alternatives such as Lyrarc.com on the internet that present a range of views from major world newspapers and sites. And yet see America as a beacon of hope in the world and Europe as the place where the scientific and industrial revolutions that changed all our lives for the better started, giving the younger generation of Americans reason for hope in the future. ...

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Billie Jean King whose effort and persistence created the game of Women's Tennis, is alive and well with some words of encouragement, advice. Billie Jean King Commencement address at California State University Los Angeles, where she graduates in history in 2026, sixty two years after letting go college to play tennis. She grew up in Long Beach, with her brother, her parents a fireman who played basketball and a mother who was a teacher. For those who remember she comes from the period of Arthur Ashe, Stan Smith and in Australia Rod Laver, in the seventies. Stadiums are named after her at the US Open Tennis championships, and it was Billie Jean who helped create women's tennis. Some of her advice- "We can never understand inclusion unless we have been excluded." (the first African American player Althea Gibsen is celebrated in a postage stamp yet African Americans barely made it into the sport during her time. Billie Jean asked why it was all white dress, white people, white clubs.) "I like completing things. Finish what I started." (Sixty two years after postponing college in 1962 Bille Jean completes her history degree at Cal State LA in 1986). Billie Jean in another interview says history is so important and the only way to effect change that is good is to know what happened before and why. This is true for another pioneer for women a law student at Stanford named Sandra Day O'Connor of Arizona ranch territory that in those days stretched endlessly on all sides. Gandhi would agree. Hind Swaraj could not be written in 1909 by Gandhiji on a steamship to South Africa from London without asking about history and what had happened to create the Empire in India for the British East India Company traders, with warehouses and private armies, one that extended to Shanghai and Hong Kong in China. Gandhi says in 1909 "English merchants were able to get a footing in India because we encouraged them. When our princes fought among themselves they sought the assistance of Company Bahadur. That corporation was versed alike in commerce and war. We created the circumstances that gave the company control over India." Billie Jean gives some perspective on life and its lessons-"Wherever we are in life we can connect and we can impact change." "At 82 I have learnt about perspective and a few life's lessons- Champions practice their strengths. Concentrate on what you are strong and practice it." "Anything you do winning or losing, good or bad, its feedback not failure. Don't take things personally." "Don't let others define you. You define yourself." "Pressure is a privilege and champions adjust or adapt." "Just remember legacy is what others think about you, what is important is the value of the contributions you make." "Three principles for inner and outer success. Relationships are everything. Relationships with yourself, your family, your loved ones, your faith, and your friends. No. 2- Keep learning and keep learning how to learn. Be a problem solver and a innovator. Our decisions, our actions, our voices will shape what comes next. Have fun. Be fearless and make history." ...

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Democrats continue to believe they lost in 2024 because they did not attack DJT enough. This fails to cite issues such as cost of living- surge in the third year of the Biden administration with 20% increase in prices and Biden failing to take notice and address this quickly. A wave of illegal immigration- the failure of Mayorkas, himself a Cuban immigrant in 1960, put in charge of Homeland Security and ICE, and Harris who was an attorney helping indigents in inner city San Francisco, to grasp the fears of border states and southern states. The failure to understand that the border was open and inviting waves of illegal immigrants, some with questionable backgrounds. This issue created a sense of unease in the fabric of society and American people. Other issues simply showed how Harris could not relate to the conservative people and average people in the country in the cultural aspect such as transgender, rural America. Biden pulling out suddenly, loss of rural vote- failure of Democrats since Obama to pay attention to rural voters, Harris not appealing to the white male vote in the US, are other factors that hurt Democrats. DJT gained with the shooting incident in Pennsylvania in which he survived, and the perception raised during a garbage truck and DJT photo that the Democrats derided, seen by the public as looking down on working class people. Democrats never really grasped how the political system had gone in reverse- the Republicans had put cultural aspect first and conservative now meant working class voters and white voters in rural areas/small towns, big cities, ( the Archie Bunker type of an earlier era who was now a Democrat, not the college educated and Ivy league Harvard type that had taken over the Democratic party). This continues to this day with some paradox as the business class and the billionaire class sit alongside the working class person in the Republican party DJT created. DJT did this in 2016 by pulling together workers hurt by Bush and Obama's policies favoring the educated classes and affluent, ignoring rural areas and farmers, and committing US to wars in the Middle East that squandered the Nations' resources and human lives. This was aggravated in the Biden/Harris/Mayorkas years by letting in migrants across the border by the millions that created a great deal of unease in the working classes. In this way labor unions or their rank and file left the Democratic party- a problem that plagues Democrats to this day, that Biden tried but failed to fix. The border issues had become complex by the latter part of the Biden administration because of the complete collapse of Venezuelan economy and the drug cartels in Mexico smuggling people and drugs across the border, for which the Biden administration or Harris had no answer.  It was the failure of administrations to continue the Monroe Doctrine in the form given by FDR as "Good Neigbor Policy," and JFK as the Alliance for Progress, allowing drug cartels and foreign European powers to intervene in the western hemisphere, desorying good governance in Mexico, Venezuela, Cuba and other nations in Latin America. By the second year of the DJT administration Venezuela, and the border were brought under control, and the situation in Mexico put in a new direction. ...

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After rapid growth during 2021 home sales in the US are expected to decline by 10% in 2022, according to the National Association of Realtors. The rise of remote work and homebuyers seeking more space had pushed up sales in 2021 with low interest rates. Mortgage rates are now up to 5% in an higher interest rate environment having an impact on home sales. Higher median home prices with the median price of a home up 15% in March compared to the previous year, and 9.5% lower inventories are also having an impact.

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At the end of the second quarter of 2012, the Case-Shiller U.S. housing price index was up 1.2% from the prior year quarter and 6.9% from the first quarter. This leaves U.S. home prices at early 2003 levels, 31% below the peak in June 2006.

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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 Zillow index from Zillow Inc., the real estate web site, shows home values increasing by 5.8% in June 2013 over a year ago, and up 2.7% in the first six months of 2013. The Case-Shiller index shows home prices up 12.2% in May from one year ago. Economists say the Case-Shiller index overstates the price increases compares to the Zillow index because it includes foreclosed homes. During a period when foreclosures are slowing as in the past year, this tends to show a faster increase in prices in the Shiller index, with the reverse happening when foreclosures are high. This is because foreclosed homes sell at a large discount. The Zillow index excludes foreclosed homes removing this volatility in the index. Increase in mortgage rates by one percentage point, and future expectations of increases, are likely to keep price gains down in pricier markets of Boston, New York and San Francisco. Inventories are tight in some cities. Dallas, Los Angeles, San Diego, Washington D.C. and Orlando, have less than 3 months supply, according to John Burns Real Estate Consulting. Phoenix, Seattle, Denver less than 2.5 months supply, according to a WSJ quarterly survey of 28 metro areas....

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Homeowners in California average ownership 17 years instead of 12 for US- reason is that property tax increases in California were limited to 2% a year under Prop. 13 of 1978, so older owners stay put. The result is fewer home on the market as older home owners avoid paying the higher property taxes for new homes that could be 10X what they pay under the old rules. This drives home prices up. Median home price is $900,000 in California.

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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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Home Prices have overshot income growth for some years , it would take another drop of 10-12 % in home prices given income growth in coming years to bring them into balance but as prices tend to overshoot in either direction Merrill thinks it would be more like another 20% to 30% decline and Goldman looks at another 15% decline home prices. The Goldman and Merrill estimates which see a strong downside have been borne out so far. For certain states like California, Florida and Arizona where the situation is worse in terms of the gap between incomes and home prices it may be higher. As home prices decline the Loan to Value Ratio rises and as Martin Feldstein fears in his article suggesting Loan Substitution with the Federal Government stepping in with a loan for 20% of the value of a loan, see link, when LTV is at 100% then it makes sense and is the rational thing to do to walk away from a house and default. This expected price decline would thus lead to losses on the mortgage securties and worsen the effect on the economy and on lending....

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At this point in May (May 22, 2026) a glimmer of hope appears for settling both the crisis in Hormuz and the Ukraine war. Pakistan, Turkey and China following DJT visit to China may be pushing Iran to lower the scale of the conflict. China's first priority was to be accepted by the US at the Beijing meeting as an equal power with the US, and keen to show its willingness to bear responsibility for peaceful resolution in conflict zones as a sign of its maturity as a world power. Much of this is not shown in the media as it is mostly done behind the scenes in communications that the media knows nothing about. Note that even in the depths of the Cold War during the Hungarian revolution of 1956 and Soviet action in Budapest, the US and the Soviets when their economies were not intertwined as the US and China are today, were still talking to each other to limit the conflicts to low level conflict. Hong Kong takeover, China's actions near Taiwan, China's presence in Latin America, Chinese cooperation with Iran, and Russia on Ukraine, China's economic competition in rare earths, are relatively smaller levels of friction considering 1950's Soviet's and the US. At the same time China and the Us are aware of a new bloc emerging in Oslo in May, where India is merging its economy with the Nordic economies of Sweden, Denmark and Norway, and of the European Union and Germany, creating a new bloc of 2 billion people that can only grow rapidly with India's potential to exceed growth rates of 20% in the 600 million Eastern region for a decade. EU would make the shift to strategic partnership with India displacing the vital role the European Union has played in China's growth and economy. This would create new pressures for Russian president Putin to decide it is time to listen to a friend India and de-escalate lower the level of conflict with an initial peace deal that would lead to more talks on a final settlement. Because Russia would have a harder time tackling both India and Germany at the same time. NYT shows on the same day May 22 a report on Russia and a report by the Swedish Foreign Minister Maria Sonegard that say the elites in Russia and Putin were by January 2026 having very serious discussion to change the administration, bring Igor Sechin as negotiaor to end the Ukraine conflict before serious, possibly irreversible damage, to the Russian economy. Sweden's Sonegard says that between 2020 and 2024 Russian economy declined by 8%, not grew by 13% as official figures show, inflation is much higher than 5% as official figures show, and credit is tightening, bankruptcies expected, growth even with oil prices up down to 0.4% for 2026. During 20 years running Russia Putin's No. 1 priority, his life's mission was to restore, then exceed by a large margin the living standards of the Russian people. Having at such great cost accomplished the goal of gaining recognition as a Northern Power in Europe, having gained much of Russian speaking eastern Ukraine, Putin could wisely with self respect wind down Ukraine conflict for good. The US gains something similar to Northern Power status for Russia in its recommitment to the Monroe Doctrine, with Russia withdrawing from any involvement- and China tacitly doing the same-  in the western hemisphere. With that the US can tackle its own losses that match Russian losses in lives- loss of more American lives than in the Korean and Vietnam and WWI combined to drug smuggling from Mexico, Venezuela, Colombia, and restoring rule of law in Cuba, Venezuela, and through drug cartel free Mexico good governance in Mexico.  ...

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Sales of previously owned homes increased by 2.9% in April according to the National Association of Realtors. But 45% of these sales were distressed properties keeping downward pressure on prices. The S&P/ Case Shiller price index fell 19.1% in the first quarter 2009.

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Hubbard was Chairman of the Council of Economic Advisors under President Bush. His plan is for the government and Congress to allow all residential, mortgages on private residences to be refinanced into 30 year fixed rate mortgages at 5.25% and place those mortgages under Freddie and Fannie. The idea is to have a low enough rate to support house prices. Where the homes are worth less than the total amount of the loan balance the mortgages would be refinanced into a 30 year fixed rate loan to be held by a new agency modeled on the 1930's era Homeowners Loan Corporation. New mortgages would be made of upto 95% of the current value of a home, with owners and servicers of the loan splitting the losses on refinancing the mortgage with the government agency. Servicers would have to accept refinancing on all or none of their mortgages, no cherry picking. And the government could take an equity position in return for the mortgage writedown so that taxpayers do well with a better housing market....

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The Wall Street Journal survey of housing market in the US finds prices declined in all 28 major metropolitan areas for the fourth quarter of 2010. And the size of the declines on a year-to-year basis were larger than the previous quarter. Inventory levels are also rising.

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Neil Irwin of the NYT provides some positive news on U.S. housing. Access to housing at affordable prices is improving as more home are built at the lower end. In July home buyers bought single family houses at the annual rate of 654,000, highest since 2007, according to government reports. This is an increase of 31% over 2015. Builders are building new houses at the rate of one million homes a year every month since April 2015. Census Bureau report shows median sale price at 294,600 for new homes in July down from $310,500, largely because more homes are being supplied which is good for first time buyers. And home price increases are moderate, about 5% a year for the last 2 years, based on S&P/Case Shiller home price index composite of 20 cities. The home ownership rate is now at 62.9%, and though this is down from 69% in 2016, this is close to the 63-64% that prevailed during the period from 1965 to the eighties.  It could move higher as the economy improves and supply at the lower end increases further, but other factors are present such as delaying buying a house as student debt has soared, or not buying at all because of lack of affordable prices. Investment in housing is likely to increase- at 3.8% of GDP it is still below the 4.6% average since 1947.   ...

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The prices soar in the Lincoln Square neighborhood north of Chicago just a Metra stop away from the city downtown.

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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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The Seattle area, Bay area, Denver show slowing in rent and housing prices with improvement in affordability, increasing vacancies for rental housing. The housing and rental part makes an outsize part of the CPI index -35%. As prices of housing decline this has an effect on inflation. Fed chairman Powell says activity in the housing area has flattened out and remains well below levels in 2022. One reason Powell says he may cut interest rates next year.