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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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This NYT editorial provides statistics for the problems of young people facing high student debt, high unemployment, and working in jobs that do not require their educational qualifications. Federal Reserve data show 44% of young college graduates in 2012 working at jobs that did not require a college degree. Underemployment stands at 16.8% in the U.S.- this includes young people too discouraged to look for work and those stuck in part time jobs. Put another way the hope that existed in the 1970's for a better future is simply lacking. The boom, bust, and corrective policy preceding and following the 2000 and 2008 crises have acted as a huge distraction for needed policy steps and imposed additional penalties on young people, just as other trends in the globalized manufacturing and IT industry were shifting jobs overseas.

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Of 161 million people employed in 2024 about 40-50 million in vulnerable groups living from paycheck to paycheck and without savings to support them in a medical emergency is a real problem in the US economy. It is why even as unemployment looks good at 4% and inflation down to 3% there is a lot of angst for Americans for cost of living. Fifteen million baby boomers who will turn 65 years for retirement between now 2024 and 2030 face a situation where they have less than 250,000 in savings. Many who were born between 1945 and 1962 called baby boomers are in this group with diminished savings. In the prime of their careers they were hit by the 2009 financial crisis caused by bank speculation risk taking. They also were hit by the pandemic in the peak years of income growth. Other such vulnerable groups are young people with high student who are being helped by president Biden. There are also the low income groups that have been hit by medical costs and a family emergency that were pushed into poverty. Other groups in the millions are the people at the low income levels who are working paycheck to paycheck because of housing costs. About one fourth or 25% of apartment renters are people whose households budget shows 50% or more going to housing costs which have increased 20% in the last 2-3 years, which includes the pandemic years 2022 and 2023. President Biden seeks to limit apartment rent price increases to 5% and Kamala Harris has proposed help for families for the portion above 30% of household income going to rent. The jump in cost of living from automobiles, automobile repair and housing, cost of groceries have affected other groups with large credit card debt. This is a result of the supply chain concentration in China which comes from American business overconcentrating production in China and previous administrations doing little about this. Biden's answer is to bring jobs and manufacturing knowhow and investment back to America. During the pandemic some people resisted getting vaccinated and lost their jobs, a million people lost their lives, others took early retirement seeing the stress ful lives during the pandemic, others including women quit to take care of children. This has reduced the labor supply to business leading to tight supply higher prices.The result is that there are about 5 such vulnerable groups each with about 5-10 million people for a total of about 40-50 million people at risk. For these people the cost of living presents huge challenges, including childcare. It includes young people and retirees, single women and families on low income hourly wages that have not kept up with inflation.  ...

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Student loan default reaches 22% in 2017 up from 17% in 2013. Defaulted loans are $84 billion or 13% of $631 billion required to be paid by borrowers.

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In 2000 student debt in the U.S. was at $200 billion. In 2010 student debt at 1 trillion dollars will surpass credit card debt. Student debt is now become a serious macroeconomic factor. Budget cuts will also increase the level of student debt as fewer grants are available and tution goes up. It is expected to shape when young people can afford to buy a home, start a family, or save for their kids education. This would have serious economic implications for the future.

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This Journal editorial points to a Philadelphia Fed study showing that students in the middle class with higher student debt are reluctant to start small business. The Fed study shows new firms with five employees declined by 17% on average for 2000-2010 in counties where relative student debt was up by 2.7%. The average student loan customer owes $28,000. Student debt has doubled from $547 billion in 2007 to over $1 trillion in 2015. As small business makes up about half of the private economy and generates 6 of 10 new jobs, the effects on small business show the damage being done rising student loan debt.

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Lower amounts for financial aid available offset the lower rise in tution costs to leave students just as worse off as before with large amount of student debt in 2013-2014.

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A Tax Policy Center study (joint project of the Brookings Institution and the Urban Insitute) shows $157 billion would be generated in the first year from an increase in taxes on the top 1% of income earners in the U.S., about 1.13 million households earning average $2.1 million, by increasing the federal tax rate from current 33.4% for this group to 40%. This could pay for a program to provide tution free education in America's colleges and universities. Even increasing the federal tax to 40% on the 115,000 households earning over $9.4 million on average, the top 0.1% of American households, would generate $55 billion in the first year, enough to pay for the $47 billion cost of tution free education at all of America's public colleges and universities, according to the Tax Policy Center. Economists including Stiglitz and others, point to significant impact of revenue generated from such a tax when applied to improving educational opportunity for the middle class and lower income groups. Education is a great leveler of income disparities as seen in the U.S. after World War II. During recent decades the highest income groups weren major beneficiaries of tax and economic policy, at the very time the middle class and factory workers were hit hard by global competition which lowered wages and exported jobs. The interest rate policies of the Fed after boom bust cycles also favored large investors in equity markets over smaller income earners with savings account deposits, whose savings experienced little growth under interest rates close to zero. ...

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Annamaria Andriotis does enormous service to millions of borrowers for student loans by putting down in simple payments terms everybody can understand the approach to take for a university education. She points out the pitfalls in taking federal loans and following the advice of the student loan office. The federal student loans have an origination fee of about 4.2%, so even if you pay off the loan early you are stuck with the origination cost, which private lenders such as major banks do not normally charge. On a $100,000 loan this could be $4200 right off the beginning, reducing the loan to $95,800. Private lenders offer fixed rates also at attractive terms of about 4%-4.25%, with added reduction of 0.25 to 0.5% for loans with automatic payment. The lenders include Wells Fargo, Suns Trust. It is important to have good credit ratings. Scores of over 700 or 720 in credit ratings provide the most attractive rates, yet a good credit rating is also acceptable. FICO scores range from 350 to 850 for credit ratings. Added reduction of quarter to half percentage point for automatic payment. A loan for $100,000 taken with Federal PLUS loan and government guarantees could run 7.21% for fixed rate. Andriotis points out that compared to the $4586 payment on a $100,000 student fixed rate private loan at 4.25% for 10 years, a federal guaranteed PLUS loan at fixed rate of 7.21% for 10 years would cost $3541 more over the life of the loan. Mortgage loans for 30 year fixed rate jumbo loan is about 4.14%. In September 2014, the rates for jumbo mortgage loans offered by private banks are now converging at the 4.18% for conventional mortgage loans. For auto loans zero percent financing from auto company lenders such as Toyota Financial are a better option. Rates of 2% on auto loans may be available from private banks and credit unions. SunTrust Banks has an online lending division LightStream that is offering personal loans to borrowers having good credit ratings scores, with interest rates of as low as 1.99%. The borrowers with excellent scores can get the unsecured option at the best rate of 1.99%. Credit unions are offering lower auto loan rates of 2.64% and 2.74% compared to banks charging average of 4.79% and 4.9%, according to data from SNL Financial. Millions of borrowers with good credit ratings, especially for student loans, need to start early in checking out the rates and shopping for the best rate. A good credit rating of parents can enable a student to make a huge difference in payments for undergraduate or postgraduate education, and avoid the unnecessary burden of high interest rate loans in a low interest rate environment....

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The Georgetwon University Center on Education and the Workforce 2015 report shows the different college majors, annual wages and lifetime earnings based on Census Bureau data. Engineering comes first, followed by computers. Advanced graduate degrees make a large difference in earnings in health sciences. A lot depends on the standing in the class with top 25% of the class in finance having much higher earnings. A lot also depends on the individual. Employment opportunities may be lacking even if annual wages are high, as in architecture.

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Sheila Dewan provides analysis of the figures on household debt for the fourth quarter of 2013 put out by the U.S. Federal Reserve. U.S. households added $241 billion in debt in the 4th quarter 2014, increasing by 2.1%. It shows says Dewan, that American households were beginning to spend on homes and consumer purchases such as autos. Certain groups such as students and young people were restrained in spending by high levels of student debt. Debt increases were $152 billion for new morgages, $18 billion for car loans, and $53 billion for student loans up by 5.3%. Total household debt to income ratio went up to 130% by 2007, and has since declined to above 100% at the end of the 3rd quarter of 2013, going up again in the 4th quarter of 2013. Credit card debt showed only a small increase of 1.6% as households focussed in cutting credit card debt with high interest rates. Increases in credit card debt and in mortgage debt were shown to be for people with very high credit scores of above 720 in the Federal Reserve analysis, a sign of the caution exercized by households and banks following the overleveraging in 2008....

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Administrative costs are one of the key reasons tution costs have increased to excessive proportions in the U.S., putting a heavy burden on the middle class, reducing social mobility that is an important aspect of postwar progress in Europe and the U.S. by putting college out of reach for millions of young people. This also creates a heavy debt burden for young people- U.S. student loan debt passed $1 trillion in 2012- who are less likely to buy a first home because of years needed to repay student loans. The market pressures to control costs do not exist in the same way as industries such as automobiles, because of the demand for college education in a modern globalized economy. Douglas Belkin and Scott Thurm have provided an indepth look at the University of Minnesota to show the spending surge and internal tendencies for faculty and bureaucracy to increase spending on hiring, building expansion to compete with other schools, and salaries to support their own within the college and university system, with a passive student community, and passive parent community, and lack of other outside pressures. Tution and fees for state residents doubled in the last decade at the University of Minnesota to $13,524. The figures tell the story- total debt with borrowing for building construction at U.S. 4 year public colleges tripled to $88 billion between 2002 and 2011, according to the Department of Education. Debt servicing costs doubled at the University of Minnesota to $106 million in that period. Minnesota's government provided $570 million for university operations in 2011, same as 2003-2004 school year even with inflation and 10% higher student enrollment. Yet analysis by the Department of Education and the Wall Street Journal shows in that period the spending increased disproportionately compared to inflation, student enrollment and teaching activity, with little restraint. WSJ analysis showed the University of Minnesota system added 1000 administrators between 2001-2011, with administration hires increasing 37%, double the increase in the students and double that of teachers. During that period the number of employees to manage people, programs and regulations went up 50% faster than the number of instructors, according to the Department of Education. Bureau of Labor Statistics cites this as the reason tution costs went up faster than health care costs. The 19,000 employee payroll at the University of Minnesota means one employee for three and half students. The new university president in 2011, Eric Kaler, interviewed by WSJ's Belkin and Thurm, says no one knew what it cost to run the school when he started....

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Krugman points to the connection between the failure to achieve debt reduction through debt forgiveness and the sluggish economic growth in the eurozone and U.S., five years after the global banking and financial crisis of 2009 and four years after the beginning of the eurozone debt crisis in 2010. In the U.S. debt reduction for homeowners was delayed with a wave of foreclosures, and in Europe austerity budgets were the norm as Germany pushed hard for austerity policies. In 2014 small relaxation of austerity to give relief to voters took place in Greece, France, Italy and Spain, with austerity budgets still in place. Growth also slowed in Germany to slight contraction in the third quarter and no growth in the fourth quarter of 2014. This is leading to the formulation of new policy to address growth challenges in the eurozone. Debt to GDP is growing in eurozone countries and Britain because of lack of growth, even though spending cuts have been made, showing the need for rethinking policy. ...

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A report from the U.S. Federal Reserve on the impact of the financial crisis of 2008-2009 on the wealth of American households. Between 2007 and 2010 says the report the median net worth of American families went down by 39%, from $126,400 in 2007 to $77,300 in 2010. This had the result of putting Americans back to the level of net worth in 1992. Much of the loss in net worth was from asset value reductions. The median value of stock market based retirement accounts decreased by 7% to $44,000. The biggest drop was in housing values- falling by 42% to $55,000 in the three years. Americans are working down their debt- a quarter of families are debt free, credit card balances declined 16% to $2600 from $3100 from the period 2007 to 2010 of the report. Yet the median level of family debt remains the same as more families support their kids education by taking out college loans. Median income fell about 8% to $45,800 in 2010, with income losses especially large in the manufacturing industries as the U.S. manufacturing sector worked to improve competitiveness. Other factors supplement this picture. The burden of college loans increased to over $1 trillion for middle and working class families. With the burden of college debt young people were more likely to delay buying first homes, indefinitely dealying recovery in the housing market. Seniors on retirement see interest income from savings negligible with low interest rates and higher risk in a volatile stock market. ...

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It is a reminder of far household debt went up in 10 years. Household debt was only 66% of GDP in 1998, Today it is 96% of GDP, and it is 130% of disposable income. For it to go back to the level only 10 years ago, it would have to drop 30%.

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Jumbo loan mortgages in dollars accounted for 20% of first lien mortgages in 2014, the first time since 2005, and back up from 5.5% in 2009 at the height of the subprime mortgage crisis. This part of the market for homes priced over $417,000 or $ 625,500 in pricier regions, has gained its footing faster than the rest of the market. Sales of existing single family homes between $750,000 and $1 million, were up 21% in June from the prior year, compared to an increase of 12.5% for homes between $100,000 and $250,000, with homes below $100,000 declining by 3%, according to the National Association of Realtors. The jumbo originations are closely correlated with the stock market. The loan performance criteria were tightened after the 2009 crisis leading to requirements of larger down payments and higher FICO credit scores. The strong loan performance is shown in the credit score for May 2015 of 770, and down payment of about 32% for jumbo loan originations, according to CoreLogic. Interest rates are also very close between smaller Fannie conforming mortgage loans and jumbo mortgages, 4.05% compared to 4.07% on jumbo loans. The higher demand is leading to competition between JPMorgan Chase, Wells Fargo and Bank of America in this part of the market. Chase is focussing on this part of the market with the strong loan performance- only 1.9% of jumbo mortgages being late 30 days or more compared to 6.5% for Fannie Freddie conforming loans, according to Black Knight Financial Services. As part of its strategy Chase offers minimum down payments of 15% and credit scores of 680 for single family homes as primary residence, starting August 5, 2015, down from 20% and 740 earlier, for mortgages between $1.5 million and $3 million, a change already made in 2014 for jumbo mortgages upto $1.5 million. Similiar move is made by Chase for lowering down payment on vacation homes and second homes. Wells Fargo also cut the minimum down payment- to 10.1% from 15% for jumbo mortages upto $1 million. ...

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Job prospects for college graduates in 2011 are showing significant improvement from the previous year. About 19% more graduates will be hired in 2011 compared to 2010, according to the National Association of Colleges and Employers. For college seniors, the survey shows 41% having an offer in 2011 compared to 38% in 2010. But the situation remains difficult for students who graduated in 2009 and 2010. Ernst & Young hired 2800 graduates in 2011- up 22% from 2010. The jobless rate for college graduates in the age group 20-24 is 6.4% in April 2011, coming down from 7.1% in the prior year, according to the Labor Department. In April 2007 the unemployment rate was 3.5%. The situation is uneven, with better prospects for graduates in computer science, engineering, accounting and economics, and most of the jobs in the private sector.

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There is over $150 billion of additonal spending on education in the Obama stimulus plan being worked on in January 2009. There are several important aspects of this plan. One action will prevent literally hundreds of thousands of layoffs of teachers, according to Education Secretary Arne Duncan, as revenues of local districts drop. In a response to requests from Democratic party governors Congress has allocated $79 billion to help states facing large fiscal budget gaps to maintain government services, and especially to prevent cuts to education services fro kindergarden to college. Another aspect is the effort to reinforce Title 1, a program of specialized classroom efforts to help educate poor children, by increasing 2009 fiscal year spending from $14.5 billion to $20 billion, and raise spending for disabled children from $11 billion to $17 billion. This helps meet the unmet needs of the No Child Left Behind program. Another effort on the stimulus side which would create jobs for construction activity and do this with spending that will bring benefits in future years for along number of years in the future, is the federal government now taking abig role in the building and renovation of schools. The federal government will now spend $14 billion for the renovation and modernization of elementary and secondary schools, and $6 billion for the same for higher education. The stimulus also has tax provisions under which the federal government will pay the interest on construction bonds issued by school districts. The Education Secretary says that the $20 billion for this will create a huge number of construction jobs because so much of the school system building infrastructure needs repairs. In the area of higher education the allocation for Pell Grants used for student aid is increased to $27 billion from $19 billion. These aspects of the stimulus program are ones that will pay off over a number of years into the future. ...

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The U.S. Federal Reserve announced on Dec. 13, 2016, that it would increase its benchmark short term interest rate by 0.25 percentage point, to between 0.50% and 0.75%. The increase will also be reflected in business and household borrowing costs. The Fed also announced its intention to make 0.75% percentage point increase in 2017, possibly in 3 quarter percentage point moves. The Fed's forecast is for the fed-funds rate to reach 2.1% at the end of 2018, and 2.9% at the end of 2019. The Fed's policy is based on a sense of strong labor market with unemployment falling, and says it is based on discussion at a 2 day meeting, and "in view of realized and expected labor-market conditions and inflation." This reflects a view that there is now not that much slack in the labor market, that further improvements could trigger higher inflation. Fed forecasts for inflation are for it to increase from 1.5% in 2016 to 1.9% in 2017 and to the target of 2% in 2018. The unemployment rate of 4.6% in 2016 is forecast to go to 4.5% in 2017 and remain at that level till 2019. Economic growth is forecast at a median annual rate of 1.9% in 2016, 2.1% in 2017, only a slight improvement from last forecast in Sept. 2016. Support for chairwoman Yellen's policy decision was unanimous. See the link on views of NYT's Binyamin Applebaum and Neil Irwin on how Fed rate policy and economic growth under the Trump administration is likely to play out, and Ian Talley's report on impact on exports with a stronger dollar in WSJ. These views also are in line with the Fed's forecasts and policy decision as they reflect the concerns of the Fed about inflation, and also reflect the Fed's view that growth will be close to 2% in 2017-2019, and not the 3-4% stated by Trump and Treasury Secretary Mnuchin. Fed rate policies to keep inflation at about 2% tend to counter stimulus spending by the Trump administration and effect of tax cuts. The size of the stimulus and the tax cuts are also likely to be much smaller than stated because of Republican concerns about the deficit in the U.S. Congress, according to these views. The stronger dollar also has the paradoxical effect of making trade gains more difficult while increasing trade friction in tougher bargaining supported by Trump, making the higher growth targets harder to reach.   ...

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Hilsenrath describes how the Federal Reserve missed the signs of the mortgage financial crisis of 2008, the bubble economy, and how low interest rates and other actions of the Fed to rescue the economy led to a situation which hurt savers. The lack of a serious plan for homeowner rescue as part of the actions by the government further hurt the working and middle class. The rescue also lacked credibility because the banks ended up becoming bigger than they were, and no action was taken in the U.S. which had been pushed by the U.S. in similiar situations overseas- for example on South Korean banks for overborrowing during the 1997 Asian financial crisis.  At the 2014 Boston Fed sponsored conference on Inequality, Fed chairman Janet Yellen described what she called the largest inequality in the U.S. not seen since the 19th century. The average net worth of the lower half of the distribution, said Yellen, of 62 million households, was $11,000, and a quarter of them had zero net worth. These were the shocking statistics that propelled two unlikely outsiders forward- Donald Trump to the Republican nomination for president, and Bernie Sanders who coming close to getting the Democratic nomination settled for a big part of setting the Democratic agenda supported by nominee Clinton in 2016. ...