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Where is housing headed?

During this past week, we’ve had some really positive news on the housing market.

Sales of existing homes rose last month for the third consecutive time, while sales of new homes rose in June by the largest percentage in eight years. Better yet, the Case-Shiller housing price index rose 0.5%, the first month-over-month increase in the index in 34 months (dating all the way back to July 2006).

The increase of Case-Shiller price index is especially important, because it seemed to signal the housing price has turned the corner (see graph below). No wonder everybody is saying the housing has hit the bottom!

Caseshiller0709

(graph courtesy of Bespoke Investment)

Or has it?

A closer look at the data makes me pause —We may have seen the worst, but the housing market correction is far from over.

First, most mass media have chosen not to mention the price increase was largely due to seasonality. The folks at CaculatedRisk have done a great job demonstrating such seasonal effect.

As shown in the graph below (click to enlarge), house buying clearly exhibits a seasonal pattern: the spring season is the busiest, especially from March to May, then the buying activities gradually die down in the 2nd half the year.

Since Case-Shiller price index is a 3-month moving average, so the recent May price index is an average of previous 3 months, from March through May, which also happen to be the busiest months.

In the following graph, the price index is shown in terms of percentage change of month-over-month. The seasonal pattern again is very obvious. In the spring, we always see a peak of the price, then the trend sharply reverses. Watch, for example, how the trend had reversed in the second half of 2008.

What to take away is that even the recent price increase is the first since 2006, it won’t be surprising if we find the price starts to decline again later in 2009. In fact, if you compare the May price with the price of the same month a year ago (in 2008), the index was actually down 17.1%.

Secondly, down to the micro level, the recent buying activities and the gradual warm-up of the price were the result of aggressive government interventions. The real correction may still come later. The Fed has been buying mortgage backed securities and ten-year treasuries, successfully pushing down mortgage rates to the historical low; And Obama government is sending out $8,000 checks to the first-time home buyers, providing them with great buying incentives.

However, most of the buying activities happened in the lower-end of the market and a lot of young buyers rushed into the market just to take the advantage of incentive measures, afraid of losing this “golden opportunity” in a lifetime, without considering their current income and affordability.

Some of these buyers are making the same mistakes that buyers had made before the housing bubble burst: they often leverage too much into the housing and continue to believe housing market will come back soon and expect to make a profit out of home value appreciation.

Finally, let me put the current housing bubble and correction into historical perspective, and explain why I think the housing correction is far from over.

The graph below shows how far speculators and frenzy buyers had pushed house prices since early 2000s: from level of 100 (normalized at year 2000) to over 225, then the bubble burst. The current level stands at 150, back to the mid 2003 level, but it is still way too high by historical standards: 50% above pre-bubble level in 2000, and almost doubles the average level of 75 over the preceding two decades.

History teaches us housing bubble often brings painful correction after it bursts, and the correction process is usually gradual and slow, taking many years to complete. Government intervention of the correction process only delays the inevitable; it won’t solve the problem.

The following graphs, taken from David Rosenberg, former chief economist at Merrill Lynch, nicely capture the extraordinary nature of the current housing bubble, from different angles.

The first graph shows now it takes home builders almost 12 months to find buyers. The average length was only five months, before the housing bubble burst.

The second graph shows although housing inventory was down, it still remains at historical high level, both for existing homes and new homes.

And boy, there are still too many houses waiting to be sold:

The last graph shows American home-ownership is in a process of mean-reverting. Some people got lured into buying houses they never could afford, and now they are paying the price.

Chimerica: Where is China-US relation headed?

Niall Ferguson coined the term Chimerica (China-America), and he analogizes the relationship between China and the US as a marriage on the brink between a frugal husband (China) and a spendthrift wife (US).

In the following stimulating discussion (part of Aspen Ideas Festival Series) on where this Chimerica relationship is headed, Niall Ferguson thinks such relationship is not sustainable and the US and China are on a collision course, just like the rivalry between Britain and Germany in the early 20th century. With China’s sheer size and being non-democratic, you would naturally think so.

Jim Fallows disagrees. With many years of on-the-ground experiences in China, he thinks the US and China relation is more like US-Britain, and China’s ambition to revive its previous glory as the world power does not necessarily lead to clashes between the two.

I would highly recommend this piece. And I would like to briefly share my thoughts: 1) A rising China is unavoidable and unstoppable; 2) Competition between countries is healthy, and it often spurs innovation and technological break-through; 3) The US needs to be fully prepared for a rising China and strategically position itself in the 21st century. In particular, the US should have a strategy in steering China into a democratic country, remaking a potential adversary into a strong ally.


(click on the graph to play the video;
skip the intro part and go directly to 4:30).

Bob Shiller comments on recent housing data

Roach starting to worry about China

Stephen Roach is chairman of Morgan Stanley Asia.

I've been an optimist on China. But I'm starting to worry

By Stephen Roach

On the surface, China appears to be leading the world from recession to recovery. After coming to a virtual standstill in late 2008, at least as measured quarter-to-quarter, economic growth accelerated sharply in spring 2009.

A back-of-the envelope calculation suggests China may have accounted for as much as 2 percentage points of annualised growth in inflation-adjusted world output in the second quarter of 2009. With contractions moderating elsewhere, China's rebound may have been enough in and of itself to allow global gross domestic product to eke out a small positive gain for the first time since last summer.

That's the good news. The bad news is that China's recent growth spurt comes at a steep price. Fearful that its recent economic short- fall would deepen, Chinese policymakers have opted for quantity over quality in setting macro-strategy, the centrepiece of which is an enormous surge in infrastructure spending funded by a burst of bank lending.

Sure, developing nations always need more infrastructure. But China has taken this to extremes. Infrastructure expenditure (including Sichuan earthquake reconstruction) accounts for fully 72 per cent of China's recently enacted Rmb4,000bn ($585bn) stimulus. The government urged the banks to step up and fund the package. And they did. In the first six months of 2009, bank loans totalled Rmb7,400bn – three times the pace in the first half of 2008 and the strongest six-month lending surge on record.

This outsized bank-directed investment stimulus leaves little doubt as to how bad it was in China in late 2008 and early 2009. An unprecedented external demand shock, stemming from rare synchronous recessions in the developed world, devastated the export-led Chinese growth machine. That triggered sackings of more than 20m migrant workers in export-intensive Guangdong province. Long fixated on social stability, Beijing moved to arrest this deterioration. The government was determined to do whatever it took to restore rapid growth.

Yet there can be no avoiding the destabilizing consequences of these actions. Surging investment accounted for an unprecedented 88 per cent of Chinese GDP growth in the first half of 2009 – double the average contribution of 43 per cent over the past decade. At the same time, the quality of Chinese bank lending most assuredly suffered from the rash of credit disbursements in the first half of this year – a trend that could sow the seeds for a new wave of non-performing bank loans. Just this week, Chinese regulators told banks that new loans must be used to bolster the real economy and not for speculation in equities and real estate.

A little over two years ago, premier Wen Jiabao warned of a Chinese economy that was becoming increasingly "unstable, unbalanced, uncoordinated and ultimately unsustainable". Prescient words. Yet rather than act on those concerns by implementing a pro-consumption rebalancing, growth-hungry China was seduced by the boom in global trade and upped the ante on its most unbalanced sectors. By 2007, investment and exports accounted for about 80 per cent of Chinese GDP. And now, in the face of a severe global recession, China has compounded the very problems the premier warned of: aiming a massive liquidity-driven stimulus at its most unbalanced sector.

This is not a sustainable outcome for any economy – or sustainable support for the world economy. China must redirect economic growth towards internal private consumption. This may require a compromise on the quantity dimension of its growth outcome. But to the extent that leads to improved quality in the Chinese economy, a short-term growth sacrifice is well worth the effort.

Unlike most, I have been a steadfast optimist on China. Yet I am starting to worry. A macro strategy that exacerbates worrying imbalances is ultimately a recipe for failure. In many respects, that's what the global crisis and recession of 2008-09 are all about. China will not get special dispensation from the most critical lesson of this post-crisis era.

Nudge and smart regulation

How to make our regulations smarter and more intelligent by utilizing psychology to shape human behaviors (source: Intelligent Investor of WSJ):

Franklin D. Roosevelt sent Wall Street to the torture rack. Barack Obama is sending Wall Street to the psychology lab.

A key component of President Obama's financial-reform package is its proposed Consumer Financial Protection Agency, which would apply findings from the science of human behavior to ensure "transparency, simplicity, fairness, and access" for borrowers, savers and other financial consumers.

That could make it a lot harder for a part-time worker to end up with an exploding mortgage that eats all her take-home pay. It might even mean that regulators will finally pay attention to the visual presentation of financial data — color, graphics and other factors that exert powerful sway over your decisions.

regulation based on human nature

The proposal is an outgrowth of "Nudge," the brilliant book published last year by two University of Chicago scholars, economist Richard H. Thaler and law professor Cass R. Sunstein. A longtime friend of President Obama, Prof. Sunstein has been nominated to head the White House's Office of Information and Regulatory Affairs, a job often described as "the regulation czar."

In my view, a behavioral approach is decades overdue. Financial regulations always have been written mainly by lawyers and legislators — then promptly shot full of holes by promoters who understand how real human beings think and behave.

Lawyers think that the mere disclosure of risks and conflicts of interest provides the information that investors or consumers need. That is a fantasy. Faced with 47 pages' worth of "Risk Factors," investors come away with a warm glow of safety; risks that seem hard to understand appear unlikely to happen, and people who provide you with lots of detail seem likely to be honest.

To inform anyone, information has to be accessible. The central idea in "Nudge" is what Profs. Thaler and Sunstein call "choice architecture" — the context, format and framing of how decisions are presented to consumers. You will eat more nuts from a big bowl than from a small bowl. You will choose surgery if you are told it offers a 90% chance of survival; you will reject it if you are told there is a 10% chance it will kill you. The same people who would skip investing in a 401(k) if they had to "opt in" to the plan will participate if they have to "opt out" in order to skip it.

Prof. Sunstein, who is awaiting Senate confirmation in his post, declined to be interviewed. Cautioning that he can't speak for the Obama administration or Prof. Sunstein, Prof. Thaler discussed the new regulatory model. "The standard beer can is 12 ounces," he said. "That makes it pretty easy to compare beer prices. So now consider mortgages. It's not that you regulate the interest rates or the fees. But one way to make shopping easier is to make comparing the products simpler."

Thus, suggested Prof. Thaler, every bank or mortgage broker would have to offer two "safe-harbor" products with "standard terms that are easy to understand": a 30-year fixed mortgage with no points or prepayment penalties, and a five-year adjustable-rate mortgage. The market would set the interest rates. "By having these generic, simple mortgages," said Prof. Thaler, "you make everything else comparable."

Banks and mortgage brokers would remain free to offer more complex kinds of loans. However, added Prof. Thaler, "If the broker sells you a teaser-rate mortgage that you can't possibly afford once it resets, then as Ricky Ricardo used to say, he's got some 'splainin' to do" — including greater potential penalties from regulators. Mutual funds, 401(k)s and brokerage accounts wouldn't be regulated by the new agency but might well be influenced by its rules.

The proposal is about making regulation intelligent, not intrusive, said Eric Johnson, an expert on decision-making who teaches at Columbia Business School. "If you really do want a complicated, high-cost, high-risk mutual fund, you'll still be able to get it. But making sure that at least one option is not a disaster gives people an anchor."

Regulation that recognizes the limits of human rationality is an idea whose time has come. Like any good psychology lab, the proposed new agency will gather reams of data on how real people actually behave and adjust its rules accordingly, in real time. Of course, the financial industry will adjust its own behavior, trying to outsmart the new rules as fast as they are printed. But the war between the regulators and the regulated might finally be based on a realistic view of human nature, not fantasy.

Bailout

Country music got dressed up by economic theories and John Maynard Keynes.

Unemployment and Economic Recovery

Unemployment rate is a lagging economic indicator and it peaks long after recession ends. So how can a lagging indicator affect the burgeoning recovery? You may ask.

This short piece from WSJ takes on this traditional view that unemployment does not matter, and analyzes why in this recession unemployment will become the decisive factor to the path of the US recovery.

Threat of Unemployment

Are markets taking too rosy a view of unemployment? Unemployment is usually seen as a lagging rather than leading economic indicator: In the last two U.S. downturns, firms continued shedding jobs for months after the recession was officially over. Typically, companies only start hiring in earnest once a recovery is clearly under way. But this time, unemployment may play a bigger role in determining the timing and shape of recovery.

True, the markets are currently betting the old orthodoxy still holds sway. Unemployment has climbed quickly. The U.S. rate hit 9.5% in June, higher than any point since 1983, and up from 5.6% a year earlier, one of the steepest annual rises on record. In the euro zone, May’s 9.5% unemployment rate was the highest in 10 years. The Organization for Economic Cooperation and Development forecasts rates of 10% in the U.S. and more than 12% in the euro zone in 2010. But that has not stopped equity markets from rallying strongly, amid growing hopes of a recovery this year.

That’s partly because job losses and other cost cuts have provided a cushion for corporate profits: 82% of the S&P 500 companies to report so far have beaten second-quarter earnings expectations. The snag is that only 50% have beaten sales targets, as Deutsche Bank points out. For the moment, earnings are only being held up by costs shrinking faster than revenue. For a true recovery, sales need to start growing too. Rising unemployment may make that harder to achieve.

First, the flipside of improved corporate profits is real financial and consumer pain. U.S. credit card bad debt, for example, is rising faster than unemployment. Annualized write-offs of securitized credit card debt hit a record 10.8% in June, according to Moody’s. The agency expects that to rise to 12% to 13% in mid-2010. In Europe, Fitch’s U.K. credit card charge-off index hit a record high of 9% in April. Historically, investors have assumed that a one percentage point increase in unemployment will lead to a one percentage point increase in bad credit card debt. But the pace of job losses and levels of debt means nobody is confident previous correlations will hold. Similarly, rising unemployment could also hit house prices again, causing further turmoil for mortgage-backed securities.

Meanwhile, high unemployment is also likely to weigh on consumer sentiment. Nearly 60% of U.S. consumers expect high unemployment to persist over the next several years, the University of Michigan reported Friday. That could shape behavior: Federal Reserve Chairman Ben Bernanke warned last week that unemployment could weigh on consumer spending. Continued pressure on sales could be a further impetus for companies to cut costs and jobs, leading to more losses on consumer debt.

Financial Times also has a nice video analysis on that the current earnings growth was driven by aggressive cost cutting, rather than sales. Consumer demand still remains every weak.


(click on the graph to play video; source: FT)

Feldstein warns of ‘double-dip’ recession

Marty Feldstain says it's likely the economy will be dragged down again in the fourth quarter.  He made a very good point that recovery from inventory buildup does not necessarily mean consumer demand will be bouncing back.  In other words, after a huge debt bubble, there is simply not enough demand out there to sustain the recovery.

Link to video (source: Bloomberg)