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Are areas near Glacier National Park of pristine wilderness, are they becoming a playground for the rich displacing old time residents of Montana? WSJ looks at the situation in Montana. New real estate development threatens older residents who are being priced out of their own homes by people from California and other states so much that Bozeman, Montana, is now called Boz Angeles. The median income is $77,000 in the state and homes in this part of Montana are now in the $800,000 range.

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The State of the Union Address in 2026 cited the enormous impact on the world we know today over 2 centuries by this Nation. Jefferson breathed his last in 1826, between that and two persons in the chamber- including Air Force pilot who is 100 years old- between 1826 and 1926 when this pilot was born is a span of 100 years, and in this pilot's lifespan another 100 years. In this period, a couple of generations in our lifetimes, so much was achieved, said the president. So much of the address was about the potential ahead following the heroic efforts of the past. We are part of something larger than us, says the president, and this larger than us is the collective consciousness of the American Nation. "Two-hundred fifty years is a long time in the life of a nation. But in another sense, it's really a mere moment in the eye of history. Two of the gentlemen we met in the gallery this evening took their first breaths one century ago. One hundred years before that, on July 4th, 1826, the author of the Declaration of Independence, brilliant Thomas Jefferson, drew his last breath. Just a single long human life span separates the giants who declared and won our independence from the heroes who stand among us tonight. Everything our nation has done, everything we have achieved, has been the work of those few great lifetimes. In those brief chapters, Americans built this nation from 13 humble colonies into the pinnacle of human civilization and human freedom. The strongest, wealthiest, most powerful, most successful nation in all of history. Americans ventured out across the daunting and dangerous continent. We carved pass through an unforgiving wilderness, settled a boundless frontier, and tamed the beautiful but very, very dangerous wild west. From empty marshes and wide-open plains, we raised up the world's greatest cities. Together we mastered the world's mightiest industries, shattered history's monstrous tyrannies. And we liberated millions from the chains of fascism, communism, oppression and terror." Washington, Jefferson, Lincoln, Teddy Roosevelt, FDR and JFK, through their efforts and the efforts of scientists and industrial pioneers, and of the People of the United States, of educators and scientific endeavors, so much was achieved, and so much lies ahead. ...

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Almost all countries have lower commissions for real estate sales. In the US about 3-4 houses are sold over a lifetime. At 6% commission this amounts to a cost of 25% of the sale price of these homes. This adds to the cost of living for American people and reduces their savings for investment in quality of food, education, health and leisure activities. By comparison in the UK it is 1.3%, in Netherlands 2%, in China 2.5%. In most countries only 33% of sales are done by buyer agents in the US 89%, in the UK less than 5%.

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After the financial crisis of 2008-2009, commercial real estate defaults posed a serious threat to the US economy. Now this threat is receding with low interest rates making it easier to get cheap financing, which raises the returns. For banks the rising earnings give a cushion to absorb losses, letting them sell distressed properties and not have to hold onto them. From office towers in Manhattan to Florida apartment buildings and retail properties in Washington, commercial real estate values are going up. Prices of commercial real estate properties sold by institutional investors went up by 19% in 2010, according to an index developed by the MIT Center for Real Estate. Investors have boosted the prices of bonds backed by commerical real estate to the highest level in two years. The managing director at Real Capital Analytics says, that with values going up, both the owners and lenders have more room to work out difficult situations. Real Capital Analytics January 2011 report shows that of the $52 billion in retail properties to fall into default, a little over half have completed workouts. In Feb 2010, the Congressional Oversight Panel of the Troubled Asset Relief Program said that the commercial real estate market had the potential to pose a serious threat to the US economy. The panel estimated that about half of the $1.4 trillion in commercial property real estate loans set to be paid off by 2014 were under water, where the borrower owes more than the property is worth. Market segments for hotel, apartment buildings and retail are going up. Hotel occupancy rates in the top 25 markets went up from 60% to 64%, according to Smith Travel Research. Sales of apartment buildings in the US went up as home ownership hit new lows, and lease rates went up to the highest levels in 4 years, according to Axiometrics....

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A real risk for the economy in 2010: the more than half of the $3.4 trillion outstanding commercial real estate loans, many of which will be souring in the coming year. A rerun of what happened in the residential mortgage is expected. A Fed document prepared by the Fed's Rapid Response program and presented Sept 29 by K.C. Conway points to the dangers to bank's with heavy commercial real estate exposure. THis will further constrict lending as banks fold and remaining banks are forced to set aside money for additional losses. At this time banks are simply extending the loans and paying the interest on these loans to themselves. A study of regulatory filings of 800 banks by the WSJ shows that banks with large exposure have set aside only 38 cents in reserves in the second quarter for every $1 in bad loans, a decline from $1.58 in reserves for every $1 of bad loans from the beginning of 2007. Conway's report presents ableak picture for 2010, with commercial real estate losses for warehouses, apartment buildings and office buildings reaching 45%....

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One senior real estate economst at Property and Portfolio Research says the value of New York metropolitan area office buildings will decline by 58% from its late 2007 peak. Losses of 40 % have already ocurred, bu there is a ways to go for commercial real estate losses.

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Chinese president Xi's determination to make good on the slogan "Housing is for living, not for speculation," by imposing a property tax on homes in 30 cities, is facing resistance within the Communist party and from local governments. Mr Xi hopes to squeeze out the excesses of the adoption of capitalist market systems in China since 2000. China's government opted to get feedback on this idea and the feedback is largely negative forcing the government to scale it back and look at other alternatives such as affordable housing to make home purchases accessible.  Some reasons for the pushback are that it is becoming a social stability issue and risks alienating officials within the ruling party and homeowners. The fact is that 90% of urban Chinese families own their homes and housing related industry makes up about a third of China's output. Also significant is that 80% of China's wealth is tied up in real estate. What could happen is that if housing prices drop in China urban consumers might cut back on spending because they feel poorer. Party officlals advised against introducing property tax in 30 cities. Now it is scaled back to ten cities, and a new law could take till 2025 to introduce property taxes in the whole of China. Cities that are likely to be used for the property tax now are Shanghai, Chongqing, where an annual charge is levied on second homes since 2011. Cities added to the list would be Shenzen, Hangzhou, China has financed much of its industrialization through land sales by the Communist local governments in a country where land ownership was with the national Communist government after the revolution in 1949.  Mr. Xi wrote in Qiushi party journal that "we should actively and steadily promote the legislation and reform of real estate tax, and do a good job in the pilot work." Local communist governments get about one third of their revenues from selling land to property developers, and they are anxious that a tax on real estate would make demand and price for the land they sell to drop drastically. To get some idea of this- the local governments had $1 trillion in revenues last year. ...

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Private real estate handed over to a new generation in 2026 in the US is worth trillions of dollars.

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This report shows an alarming trend in China which is fueling a real estate bubble similar to the one that Japan, and more recently the U.S., experienced. State owned companies are actively speculating in real estate, and are buying real estate from local governments eager to profit from the real estate boom. Local governments obtain land and build infrastructure on it to raise the price that they can get for it in an auction. In many cases one state owned company outbids another state owned company from different sectors such as oil, chemical, military, telecom and highway. Land records reveal that 82% of land auctions in Beijing in 2010 were won by state-owned companies up from 59% in 2008. The National Bureau of Economic Research in Cambridge, Massachusetts, has estimated that land prices leaped by 750% from 2003, with half of this happening in 2008-2010. In many cities housing prices have doubled in the last 2 years. The National Bureau estimates that on average these state owned companies paid 27% more for the same piece of land than other bidders. China's $586 billion stimulus and its aggressive lending program by state owned banks may have helped in other ways after the 2008 economic crisis, but in this area it has fueled a real estate speculation boom, with the local government and state owned companies being the key participants in this speculation. Local governments earned an estimated $230 billion in land auctions in 2009. The demolition of older neighborhoods and poorly compensating residents are all part of the effort by local governments to profit from this speculative boom. The implications for the banks are serious. Local governments use other companies created for the purpose to engage in this investment in land. And off-balance sheet accounts create the danger that China's state owned banks may have enormous amounts of debt that is not showing up in the regular accounting. Analysts say that the $1.4 trillion in loans made by state banks in 2009 was twice that in 2008, and a large portion of this was diverted into real estate speculation with records set in land bids and booming prices. All this is happening as China's Ginni coefficient has deteriorated rapidly. And the simple fact remains that even as apartment prices exceeded $200,000 in Shanghai, the average disposable income is about $4000 per year. Prof. Shih of Northwesten University has followed the investment companies of the local governments closely and comes to similar conclusions about the size and implications of this real estate bubble in progress. Shih estimates LIC (local investment companies) debt owed to banks at $1.68 trillion or 34% of China's GDP. See the link to BW's Dexter Roberts. ...

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The huge risks the misallocated stimulus capital from real estate speculation poses for the Chinese economy. China's government rapidly expanded lending after the 2008 global financial crisis. One estimate is that about 10 trillion yuan in new loans were made in 2009, over twice the amount of 2008, expanding the loan portfolio and money supply by one third. A major problem is vacant homes as Chinese put their money in second homes as an investment. Chinese are not investing in the stock market because of the volatility, and with the low yields in bonds and banks money is going into real estate. According to a Morgan Stanley economist, about 25-30% of private commercial and housing space is vacant. This happens just as middle class Chinese are being priced out of the housing market. Prices went up by 12% in the housing market this year according to the China National Bureau of Statistics. Couples wanting to leave their parent's homes find it difficult to do so. It was the topic for a Chinese TV series "Dwelling Narrowness." ...

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For the last decade restrictions on sale or purchase of apartments in new buildings were being put in place by the Chinese government to make sure that buildings were for living not for speculation. With the current downturn in construction after collapse of Evergrande and other construction companies, and China depending on construction for one third of economic growth, this policy has changed. Previously couples who divorced just to buy a second apartment were not allowed to buy one for three years. People had to move to Chengdu and pay local taxes for three yeas before they could buy an apartment in the city. These restrictions are now lifted to promote new construction that had fallen quickly after some big bankruptcies and homeowner protests over incomplete buildings in 2022-2023.

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Downtown San Diego Towers owned by Irvine Company go for 50% of purchase price when office vacancy is at 35%. After buying 93000 acres of coastal Orange County in 1977 and building office towers in San Diego, David Bren now 93 years, is offloading most of his investments in San Diego at half the price paid for it. This and the quality of life and homelessness in the downtown area of San Diego is depressing prospects for the city which is now dependent on the biotech sector.

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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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With occupancy declining to below 76% on many of the downtown San Francisco buildings the value of this is decliining fast. The Embarcadero Center that once defined the downtown area is now on sale for $90 million, according to the WSJ report, down from $245 million that was paid for it in 2018. Owners of these office buildings in San Francisco are liable for payments on $12 billion in bonds, according to S&P Global. Half of the stores in the Union shopping district have closed and Amtrak ridership is down 61% over 2019.

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Texas law written into the constitution of the state when it was founded in 1845 banned home equity loans. This was a result of a bank panic and foreclosures of that period when many homesteaders lost their land. The change banned lenders from selling mortgages to homesteaders. Till 1998 Texans could not take out home equity loans. New laws restricted the total debt on a home to 80% of its appraised value. This loan to appraised value limit plus the restriction that home equity loans could not be used to pay other debt kept homeowners in Texas from facing a high rate of foreclosures. Fed studies show that in 2005 U.S. homeowners took out $500 billon from their home's appraised value through home equity loans and cash out refinancing. Of this $263 billion went into consumer spending and paying off debts. This Fed study co-authored by Greenspan shows that 80% of the three fold increase in American mortgage debt between 1990 and 2006 came from home equity taken out on rising home values.

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This report in the WSJ says about Evergrande and China's housing boom that it was a risky race against time in which developers took in billions of dollars of borrowed money from buyers in cash to launch project after project in every Chinese province. The 25 year old company founded by 37 year old Hui Ka Yan in Guangzhou was setup in 1996. Its name stands for "constant" and "big" in Chinese and during the rapid expansion of the Chinese economy after 2000 it played a part in meeting dream of home ownership. It did this by taking in full cash payment for apartments that were delivered years later. It is the largest symbol of debt for housing developers in China $89 billion in outstanding debt and millions of unfinished properties, 42% of debt due in less than 1 year. Today Evergrande is collapsing, unable to pay creditors, and paying creditors in construction with unfinished properties, says this WSJ Report. Capital Economics estimates that Evergrande has presold 1.4 million apartments valued at $200 billion that are not yet finished. Typical is a woman in retail sales in Shenzen who invested 1.4 million yuan or about $217,000 in 2018 for one 400 square foot apartment in a high rise building.  The Chinese government is unlikely to stop Evergrande from collapsing. Its only interest is in protecting the people who paid in cash for unfinished apartments. ...

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City authorites are bulldozing vacant lots in Chicago, Pittsburgh and Detroit. Hundreds of vacant lots can be a problem for cities. Clearing these vacant lots is the first step to building new housing that is badly needed today. Detroit's population has fallen by two thirds, Pittsburgh by half, and Chicago by a quarter since 1950's. Detroit's land bank holds 63,000 vacant lots, Pittsburgh has 13,000 city owned lots being transferred to a land bank. Chicago has 10,000 vacant lots and 16,000 lots caught in a mess of unpaid taxes and unpaid fees. The city is working on new laws to speed up the clearing and development of these lots. Many are in Black and Latino neighborhoods once known to be redlined, meaning the banks denied the places mortgages and speculators engaged in blockbusting to sell declining white neighborhoods from the shift to suburbs to black people.