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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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Frances tax system places 40% tax on single earner family with 2 children compared to 20% in the US. France debates how to pass the budget and how to meet budget shortfalls in revenue, where to tax. France's top tax bracket is already at 55%, the second highest in Europe, which does not make the job of setting taxes easier. Additional 1.9 billion euros was to be raised by raising the tax rate for families that had tax liability of 20% if they made over 250,000 euros. This has raised 400 million euros only in 2025. This editorial in the Washington Post is critical of the French tax structure and says it is not just the rich who end up with higher taxes. It says that the average French single worker gets to keep only 53% of income after taxes, whereas American average single worker who gets to keep 70%. The extra 20% could be what the American worker pays for health care if as in some cases health care has become so costly in the US as to cost more than a mortgage, as reported in the WSJ in January 2026. Can government buy healthcare more efficiently and distribute it than families on their own. In the case of pharmacy products would removing the power to negotiate  prices with pharmaceutical companies conducted in government run by special interest groups as happened under US president Bush make it so expensive to buy pharmaceutical products that the advantage of smaller taxes is destroyed by a perverse healthcare system run by special interest groups with help of lobbyists. This is just to show that yes the US tax system with lower taxes can fail when other things go wrong in managing crtical costs such as healthcare and housing.   ...

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Higher savings, covid assistance checks, and cheap credit led to higher consumer spending in the second half of 2020. This lasted through the higher inflation in 2022 when consumer spending outpaced inflation by two percentage points. The share of monthly income set aside for savings dropped from a high in April 2020, to 7.5% in December 2021, to 3.4% in December 2022. This is rapidly reversing with increase in mortgage rates and interest rates by the Fed to 4.75%, home and car sales the lowest in a decade. Inflation is at 5% year over year and wages up 4.6% in December year over year. The labor market is tight with about 10 million unfilled jobs and unemployment at 3.4%. Tech and other companies that overly expanded during the pandemic and are under antitrust oversight are laying off some employees. A recession is possible but this depends on how Jay Powell at the Fed reads the employment situation so that it brings down inflation but not so much that it hurts American workers. ...

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As Kamala Harris offers $25,000 to home buyers to make it more affordable and sets up a $40 million Innovation fund to build more homes, sets a target of 3 million homes to be built, housing and cost of renting or owning is front and center of attention in 2024. Dougherty and Davis of NYT look at the US housing shortage and rising rents for apartments and homes. A look at Kalamazoo, Michigan, as a sort of microcosm of the US housing situation. Around the time of the 2009 financial crisis and aftermath when vacant homes on streets in many cities were being bulldozed and when there was more housing than people needed the seeds were being planted for today's shortage of homes. There was less interest from builders, there were restrictions on mortgages and higher down payments, capital was harder to get for builders, adding up to fewer homes being built. US demand was for 1.6 million units of housing, the supply was about 1.1 million over the next decade after 2009 leading to the buildup of a shortage of 5 million home supply. Covid changed some patters of housing behaviour. More people work from home with remote work. Then by 2022 mortgage rates were up making housing less affordable just when owners of apartments raised rents by 20-30 percent. In Kalamazoo up by 40%. ...

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With higher mortgage rates at 7% from 4% during the pandemic sellers and buyers are not moving forward. There is a sharp drop in US homes for sale by 14% in June over 2022, to 1.1 million homes, according to NAR. Home builders are building new homes to meet demand. Sellers often prefer to rent out existing homes and rent in their new location. Buyers preferring to rent with limited supply to choose from.

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Mortgage and other loans taken out at lower interest rates, before the US central bank the Fed started raising rates  in March 2022, is a big part of US household debt. This fact is helping to soften the impact of the Fed's increase of rates by 5% over 16 months. The increase in rates helps savers and retirees earn more on savings kept in CD's. The cut in inflation from 9% in 2022 to 3% in July 2022 helps increase the purchasing power of money. It also helps keep the US economy stronger than other world economies, with the Biden economic plan of increased business investment underpinning strong economic growth of 2.4% in the second quarter of 2023. Wars are not a distraction or cost burden for the economy, with Biden shutting down 2 wars in the Middle East and South Asia. Lessons were learned and Biden has been resolute about this, also giving a singular focus to his plan for rebuilding and renewing America on multiple fronts, infrastructure, fighting climate change, inflation, business investment, and fair taxation so that the fruits of labor are shared equally by all of America's people. Doing this required a clear vision, resolute purpose, and a path to action for each step. Biden has done that in ways that only a few presidents have done in the past. In doing this he has shown that America stands for hope and a better future, a land as he never fails to repeat, a land of possibilities. ...

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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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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 rise by 10.9% in March 2013 over the same month prior year, according to the S&P/Case/Shiller index of home prices tracking 20 U.S. cities. Prices increased by 1.2% for the 1st quarter of 2013. Part of the increase is because of the extent of the downturn, other reasons include the Fed's loose monetary policy and low mortgage rates of around 3%. The Shiller index also includes foreclosed properties which enlarges the increase in home prices when the share of foreclosed property sales fall. A separate index by Lender Processing Services shows a 7.6% increase in home prices for March. Prices are up in all 20 cities of the Shiller index for the first time. In San Francisco prices are up by 22.2%, in Phoenix by 22.5%. In the midwest Detroit prices are up 25%, as the auto industry rebounds strongly from a decade of decline.

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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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Greg Ip of the WSJ provides this exceptional report offering readers remarkable clarity on what the Republican Tax Law does- its high and low points.  High Points 1. It reduces the corporate tax rate to bring it in line with other advanced industrialized countries. The corporate tax rate in Germany and Japan is 30%, in the UK it is 19%. For 5 years businesses can write off capital equipment immediately instead of depreciating over a couple of years. This could boost investment and growth. 2.  The law takes aim at deductions that led to distortions. It limits the mortgage interest deduction, and caps the deduction for state and local taxes. This removes the incentive to pay more for homes that exacerbated the housing crisis in 2008. The Alternative Minimum Tax is largely removed. The Low Points 1. The biggest drawback is that lawmakers did not properly fund the tax cuts. Of the 10 costliest tax breaks nine were not touched, including employer health insurance, retirement savings, capital gains. Only the state and local taxes deduction was reduced. And a new tax deduction  was created, a 20% tax deduction for small business (proprietors and partnerships) paying taxes on their individual tax returns. Taxes on the wealthy or value added taxes, reducing tax breaks, is how other advanced industrialized countries paid for the corporate tax cuts, but did not happen here. Additional economic growth  to generate added tax revenues is the way Republicans in Congress say this is funded. Yet this is a questionable assumption as Britain reduced the corporate tax rate to 19% without seeing a surge in economic growth, as Greg Ip pointed out in an earlier WSJ article. At best the Joint Committee on Taxation estimates $500 billion over a decade in added revenues from added growth leaving $1 trillion to be added to the deficit. The WhartonPenn Budget Model (WPBM) estimates only $140 to $367 bill from the additional economic growth resulting in added tax revenues. Under this model only 0.03 to 0.08 percent added U.S. economic growth per year is expected from the Republican Tax Cuts. Such a situation would be bad  for the U.S. as the gradual improvement in Debt to GDP ratio to 78% following the financial crisis of 2008 would be sharply reversed taking the ratio to 97% by 2027. An unsustainable trajectory which will require tax increases in a few years and hurt investment in education, health and infrastructure into the future. This is what worries many experts most on both sides of the political spectrum today about what the Republican Congress has pushed through for a legislative "victory." This is why experts believe this is not serious tax reform and will require a new effort after 2019.   ...

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The U.S. Federal Reserve Open Market Committee's minutes for its April 26-27 meeting show prolonged discussion on an exit strategy from a loose monetary policy. The first step would be to make a significant reduction in the $2.4 trillion portfolio of mortgage and Treasury securities. Fed chairman Bernanke has pointed out that the Fed will first make a decision to reduce its mortgage portfolio by letting the securities to mature without reinvesting in Treasurys as it has done so far. This would be followed by reducing its holdings of long term Treasury bonds in the same manner. These steps would precede raising short term rates followed by the sale of agency securities. The minutes reveal the Fed's thinking and strategy. For instance, the minutes show "a majority of participants preferred that sales of agency securities come after the first increase in the Fed's target for short term interest rates." The minutes also show that "many of those participants also expressed a preference that sales proceed relatively gradually," which could be over a five year period. Economists expect the Fed to wait till sometime in 2013 to raise rates, with the signalling of Fed moves to reduce its holdings before raising rates....

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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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The ECB's monetary policy is making its way through the financial system to help homeowners in the eurozone with their mortgages. A large majority of Spain's home mortgages have rates that increase or decrease according to the level of 12 month Euribor, according to Spain's mortgage association. The mortgage rate is normally set by adding about 0.3% to the Euribor 12 month rate. In Italy about half the mortgages have variable rates, most linked to Euribor, according to mortgage broker Mutuionline. The decline in 12 month Euribor rate to 0.187% by April 2015, as a result of the ECB's monetary policy, provides significant relief to mortgage holders during the eurozone economic crisis. This is especially true for Spain with its housing crisis and high unemployment. In Portugal the interest rate on most mortgages is determined by using the monthly average of the 3 month and 6 month Euribor, which are close to zero. Some mortgage holders in Portugal are seeing their mortgage payments cut by about half as a result, providing much needed relief to homeowners with mortgages. This is one way in which the ECB's monetary policy is helping the eruozone recovery in 2015-2016. Spain and Portugal suffer from high unemployment which has led to many homeowners unable to afford their mortgage payments, affecting everything from housing prices to consumer spending and demand in the economy, with severe effect in the period 2011-2014....

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The U.S. Justice Department files a civil lawsuit accusing S&P and parent company McGraw Hill of giving improper ratings to poor mortgage investments which allowed them to inflate in value, creating the conditions for a crash in these investments when the crisis happened in 2008. The penalty sought by the Justice Department and the attorney generals for 16 states is $5 billion to cover losses to investors such as state pension funds and federally insured banks and credit unions. The civil suit comes 5 years after the onset of the financial crisis of 2008, which created the greatest financial crisis since the 1930's. Negotiations for a settlement were conducted by the Justice Department with McGraw Hill for an extended period of time. The talks broke down in January 2013. In these negotiations the Justice Department sought a penalty of over $1 billion and S&P's acceptance of wrongdoing. S&P countered with a proposed settlement of $100 million. The government pushed for admission of guilt on at least one count of fraud. It is not known why the Justice Department filed this lawsuit 5 years after the crisis when the public's memory of the ratings issue is beginning to fade. Is it because the preparation of the case required this much time, the action not taken because it would be seen as punitive in 2011 when S&P downgraded the U.S. sovereign credit rating, the fragility of the economy in 2011, because of the approaching election in 2012, or some other reason. One of the reasons why it was important to take corrective action early was to preserve the integrity and credibility of financial markets, so critical for public confidence. An additional reason was to secure from credit ratings companies the internal reforms and change in leadership and culture that would prevent recurrence and damage to the economy. An example of this change is the change in leadership and culture underway at Barclays bank in Britain after the investigation into the manipulation of the London Interbank Offered Rate or LIBOR. The Justice Department action in this respect is an advance from the policy at the S.E.C., which has not insisted that companies involved in the crisis admit wrongdoing, setting up the process for changes in leadership and culture such as the one at Barclays....

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WSJ reporters Corkery and Yoon give a remarkable account of the individual homeowners and investors inside one toxic subprime mortgage security from Countrywide Financial Corp. named CWABS- 2006-2007. There is Amanda Gavini of Fort Myers who continued making mortgage payments against the odds after a illness and death in the family. And a couple Donald Mudd- Patricia Starr who were approved by Countrywide for a $171,000 adjustable rate mortgage loan at 8% with a $10,000 down payment for a home in Port Charlotte, Florida. The approval came only 3 months after the couple emerged from personal bankruptcy in 2006, and by 2009 Mudd was missing payments. Other borrowers such as Mrs. Gavini in Florida took out two loans at 7% and 11% in 2006, have continued making payments and are still unable to refinance under the HAMP or HARP government programs. It is because of these homeowners who continue to make payments helping the security price recover, that one of PIMCO's funds which owns a stake in this security has made good returns. Hedge fund Marathon Asset has also made good returns on this security because of the U.S. government's Public Private Investment Program to help banks recover by providing government incentives for purchase of these securities from banks. This was a way to get banks holding these subprime securities to resume normal lending in financial markets....

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Applebaum talks to two researchers at the University of Chicago and Princeton, Prof. Sufi and Prof. Mian, on the record of U.S. president Obama and Fed chairman Bernanke in helping homeowners facing foreclosure and underwater borrowers, comparing that record with their record in helping the banks. The issue is relevant as the policy and handling of homeowners had to be part of an overall effective plan for recovery in the U.S. economy, because ultimately without the U.S. consumer any recovery would be weak in the long run- a situation the U.S. faces in early 2014. The response to the issue of irresponsible homeowners borrowing beyond the limit without an equally robust response to irresponsible bank management that allowed wildly excessive leveraging of assets, and successful aggressive lobbying by banks in a shortsighted policy of going through with a wave of foreclosures; besides creating questions of fairness and equitable handling of the problem, also had major ramifications for the future of the U.S. and global economic growth. Here Christina Romer and other administration advisors say Bernanke was right in tackling the problem from the perspective of the banks needing to be recapitalized. Thoughtful advisors looking at the entire problem, Martin Feldstein and Sheila Bair strongly pushed for providing the same help to homeowners without getting caught up in the issue of who was responsible home buyers or the banks, and looking at the interests of the U.S. economy and the U.S. people. Proposals by Feldstein and Bair were equally robust in helping banks as they were in helping homeowners, only the banks understood their interests narrowly and had more access to policymakers in the Bush, as well as the Obama administration, Paulson as well as Geithner. This leaves us with the ultimate irony of the Obama administration pushing for the minimum wage, even to the point of electoral posture, when lasting damage had been inflicted on homeowners from the weaker portions of America's middle class by a policy that went against what two respected financial and economic experts from the Reagan period, Sheila and Bair had strongly advocated. See links and groups on Feldstein and Bair. Applebaum has followed most aspects of this problem closely and continues to provide exceptional reporting including the piece on the thinking of new Fed chairman, Janet Yellen. Private enterprise rules that require management at banks just as for other companies to take responsibility for failures, and be replaced with new management, was largely avoided leading to a fundamental failure in how a free market economy such as the U.S. and western European economies are supposed to function. Rules aggressively pushed by Geithner's mentor Treasury Secretary Rubin for a vigorous cleanup at banks in South Korea during a similiar situation in 1997, were not followed in any way here, also setting wrong precedents for the long run. ...

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This editorial in the Economist says Spain's economy has recovered to pre crisis levels by 2018 with growth at 3 percent. It says Spain had a bigger crisis than Italy and took stronger measures under prime minister Rajoy to fix problems in its banking system, address the housing crisis, and unemployment. Italy's steps by comparison were timid and faltering. Mr. Rajoy had his problems including corruption scandals in his party and a poor handling of the Catalan drive for independence. Yet Spain owes muchas gracias to Rajoy for his leadership in bringing Spain out of the housing and economic crisis, and for running the country for two and a half years after losing his majority in parliament.  Another difference with Italy is the generally favorable attitude to immigration for all parties. Of the newer parties Ciudadanos remains at the centre and the Podemos party remains to the left in politics, as part of the populist changes in Spain during the economic crisis. The new government of Pedro Sanchez has a positive attitude to immigrants and to women, with the largest number of women in the cabinet of any European country. ...

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John Taylor on the dual mandate for inflation and unemployment and discretionary policies by the U.S. Federal Reserve that ended up creating booms and busts in the U.S. economy. He advocates replacing the dual mandate of "maximum employment" and "stable prices," which was inserted into the Federal Reserve Act in the 1970's, with a single mandate for "long-run price stability." Taylor points out that this will still give the Fed flexibility, as it is focussed on long run price stability. The Fed does not have to overreact to short run increases in inflation. And he points out that this actually will work well for unemployment as the booms caused by an overextended period of low interest rates such as that in 2003-2005, have led to booms followed by busts with high unemployment.

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With 40% of the unemployment shown as longterm unemployed, U.S. Federal Reserve policies are focussed on bringing down these levels, which pose a risk to the productive capacity in the U.S.