Tag Archives: real estate

Historic Tomfoolery

Just another recession? Bear Stearns is almost dead, stocks are off because of it. Bear is one of the ten biggest securities firms.

The people in charge aren’t saying that this is the worst financial crisis since the great depression. They prefer “since WWII”. I don’t like to write about depressing news because not many people like to read about it, but this is fascinating and terrifying at the same time. I’m just glad I can write about this now without sounding like a permabear.

For some reason, when I read news articles weird analogous cartoons appear in my head. In this case I’m picturing a bunch of crusty old bankers, crammed into a shopping cart, headed down a perfectly smooth slope, picking up speed. The average person on the street knows we’re in a recession. But if you watch Bloomberg (live feed – much better than CNBC but not as good as some blogs) and read the best finance blogs you know that what is happening right now is basically a 100 year financial storm. It’s really really bad.

Why doesn’t the guy on the street know what’s going on? Because if Ben Bernanke said what some know there would be panic. Bernanke keeps referring to this as a sub prime problem. That’s not the whole story. These loans are going bad because of one simple reason: Home prices were too high. Homes bought with subprime loans were too expensive and homes bought with prime loans were too expensive. The loans were a means to an over priced end. Bernanke is shooting the messenger because the messenger is expendable. Now he’s just about out of messengers to shoot and things are still falling apart. His credibility is the only thing holding things together at this point which might explain why people are applauding during his live speech in DC right now. It’s a bit like a laugh track.

My take is that this housing correction, by itself, would cause a pretty nasty recession. But we’re adding on super leveraged derivatives, unregulated hedge funds, over extended consumers, inflation, and the death of dollar hegemony as BRIC emerges and competes for jobs and resources. My tech brain tells me that IT automation(onshore outsourcing) is probably a bigger concern for balanced wage growth than China or India.

In other words, housing is the trigger that’s allowing all of these other painful inevitabilities to unravel at the same time. Housing never would have been allowed to get so out of hand by the Fed if they weren’t trying to delay the inevitable. A look at the home price to income/rent ratios back in ’04 was enough to know that we were in a classic bubble and the Fed had to know this. The fact that they did nothing lends credence to the notion that they were aware of the systemic problems now rearing their heads.

My guess is that rates go to zero and the Fed loses a tool to “stimulate” the economy. Odds of a 1% rate cut are at 50% right now so we’re not far off from ZIRP (zero interest rate policy). Japan ran into the same problem almost 20 years ago and couldn’t stop deflation.

So the only question remaining, assuming things continue to deteriorate (which looks likely): Will US ZIRP lead to inflation or deflation? If we see deflation the Austrians win. From Mises’ Human Action:

There is no means of avoiding the final collapse of a boom brought about by credit expansion. The alternative is only whether the crisis should come sooner as the result of a voluntary abandonment of further credit expansion, or later as a final and total catastrophe of the currency system involved. (p. 572)

Mises was probably a bigger contributor to the Austrian School than Hayek but he never won a Nobel Prize.

Photo by DarthLen

Avoiding Deception

From TheBigPicture:

“The purpose of studying economics is not to acquire a set of ready-made answers to economic questions, but to learn how to avoid being deceived by economists.”

-Joan Robinson, Cambridge University

I ran into a head honcho from a Real Estate Economics firm who shall remain anonymous. He gives speeches to conference halls full of realtors. He didn’t know that I’m a part time real estate geek so I asked him what he has been telling people at these conferences. His non-verbatim reply: “We look through all of the data and try to find any bit of good news so people can leave happy.”

Of course those realtors go out and try to convince people that now is a good time to buy. I’m not cynical, here’s a telling quote:

“‘My job as a Realtor is to keep the public positive, and that’s what I’m doing,’ she says. ‘I think we’re all in the position of: ‘If you don’t own, buy. If you do own, re-fi.’”

Maybe I’m crazy but I find it a tad disturbing that we now assume our economy should run on hope and smiles instead of economic fundamentals. I also find it disturbing that someone would admit that their job is to lead people down a potentially disastrous path based on the above belief that the power of happy thoughts can override fundamentals (rents and income levels) that have governed the price of homes for centuries.

I talked two friends out of buying homes near the peak, their number one counter argument “But realtors are saying it’s a good time to buy.” Of course the news was quoting realtors so the public perception was that housing prices simply could not decline. It’s a struggle to convince them that we’re not at the bottom yet when you have the entire real estate industry shouting “Buy Now!”.

I’m usually in favor of allowing people the freedom to make mistakes and approach the future a little bit wiser and more skeptical. But buying a house is such a massive, life altering commitment that making a mistake is the kind of thing from which many will not recover.

I’d be happy to buy at or near the bottom. In fact when the speculation, fraud, and toxic loans are washed out of the system I have a feeling housing on the coasts will be under priced for a while.

A Housing Fallacy – Increasing Rents

One argument I hear repeatedly regarding housing is that rents will increase as people foreclose and seek shelter as non owners. The problem with that argument is that they’re leaving houses behind. Houses that will eventually rent out or be purchased. That will either increase the supply of rentals or reduce the pool of renters if it’s purchased.

Another point. First time buyers who enter foreclosure and are forced to rent again are probably going to have ruined credit and a load of debt which means they’re likely to rent a less expensive place after their foray into the housing debacle.

We also had a residential construction boom. If you look at downtown San Diego you’ll see dozens of new condo towers. I saw an ad on Craigslist the other day. You could rent the place for $1800 a month or buy it for $470,000 plus HOA dues. A large number of those new condos are now rentals.

When you build vastly more places to live than population growth would dictate it’s hard to imagine rents doing anything but falling.

Click photo for detail.