Economy
How Low Will Housing Prices Go?
by Charles Hugh Smith, contributing editor
Monday, December 12, 2011
Executive Summary
- The three macroeconomic factors that will suppress employment — and in turn, housing prices — for years to come
- Expect an overshoot as housing prices revert to their historic mean
- Why those who are buying now are likely “catching a falling knife”
- Relative valuations for determining when the housing market will have hit bottom
Part I: Headwinds for Housing
If you have not yet read Part I, available free to all readers, please click here to read it first.
Part II: How Low Will Housing Prices Go?
It’s a truism that “all real estate is local,” and to the degree that the ultimate price of a property is only truly “discovered” when a specific buyer purchases a specific property at a specific point in time, this is certainly true. It is also true that many key inputs to real estate valuation are locally derived, such as employment, wage levels, demand for rental housing, the attractiveness of neighborhoods, and so on.
But to say that interest rates managed by the Federal Reserve or subsidies provided by the Federal government have no influence on real estate valuation is clearly untrue. Valuation is directly influenced by global, national, and state economies, and by the policies of the central bank and government.
In attempting to answer the question When will housing hit bottom? we might start with the coarse-grained systemic inputs and then move to the more fine-grained local inputs.
How Low Will Housing Prices Go?
PREVIEW by charleshughsmithHow Low Will Housing Prices Go?
by Charles Hugh Smith, contributing editor
Monday, December 12, 2011
Executive Summary
- The three macroeconomic factors that will suppress employment — and in turn, housing prices — for years to come
- Expect an overshoot as housing prices revert to their historic mean
- Why those who are buying now are likely “catching a falling knife”
- Relative valuations for determining when the housing market will have hit bottom
Part I: Headwinds for Housing
If you have not yet read Part I, available free to all readers, please click here to read it first.
Part II: How Low Will Housing Prices Go?
It’s a truism that “all real estate is local,” and to the degree that the ultimate price of a property is only truly “discovered” when a specific buyer purchases a specific property at a specific point in time, this is certainly true. It is also true that many key inputs to real estate valuation are locally derived, such as employment, wage levels, demand for rental housing, the attractiveness of neighborhoods, and so on.
But to say that interest rates managed by the Federal Reserve or subsidies provided by the Federal government have no influence on real estate valuation is clearly untrue. Valuation is directly influenced by global, national, and state economies, and by the policies of the central bank and government.
In attempting to answer the question When will housing hit bottom? we might start with the coarse-grained systemic inputs and then move to the more fine-grained local inputs.
The Framework for Predicting Our Financial Future
Wednesday, December 7, 2011
Executive Summary
- Exponential change ‘speeds up’
- When it finally happens, change happens quickly
- Collapse progresses from the outside in
- Complex systems will become simpler when energy is scarce
- We fool ourselves at our peril
- The rules will be changed
- If you can’t accurately assess the risks, don’t play the game
- Investing in a structural bear market
Part I: How to Position Yourself for the Future: Step 1 – Financial Security
If you have not yet read Part I, available free to all readers, please click here to read it first.
Part II: The Framework for Predicting Our Financial Future
Okay, assuming you have the basics covered, I now want to share with you my views on the markets and how things will unfold in the future. My assumption is that you have completed the full Crash Course (or one of the shorter versions) and are familiar with the exponential function and how it permeates our everyday life.
This framework is always subject to revision as new experiences and data points become available, but its central themes have been operative for me for several years.
Again, this body of work represents my personal observations, historical readings, and faith in the idea that cultures and laws may change but humans tend to behave in predictable ways. As always, I reserve the right to change my forecasts as new information becomes available.
Exponential Change ‘Speeds Up’
Understanding the nature of the systems in which we live is the centerpiece of our analytical framework. And at the heart of that is the concept that we live in a world dominated by exponential functions and curves.
The Framework for Predicting Our Financial Future
PREVIEW by Chris MartensonThe Framework for Predicting Our Financial Future
Wednesday, December 7, 2011
Executive Summary
- Exponential change ‘speeds up’
- When it finally happens, change happens quickly
- Collapse progresses from the outside in
- Complex systems will become simpler when energy is scarce
- We fool ourselves at our peril
- The rules will be changed
- If you can’t accurately assess the risks, don’t play the game
- Investing in a structural bear market
Part I: How to Position Yourself for the Future: Step 1 – Financial Security
If you have not yet read Part I, available free to all readers, please click here to read it first.
Part II: The Framework for Predicting Our Financial Future
Okay, assuming you have the basics covered, I now want to share with you my views on the markets and how things will unfold in the future. My assumption is that you have completed the full Crash Course (or one of the shorter versions) and are familiar with the exponential function and how it permeates our everyday life.
This framework is always subject to revision as new experiences and data points become available, but its central themes have been operative for me for several years.
Again, this body of work represents my personal observations, historical readings, and faith in the idea that cultures and laws may change but humans tend to behave in predictable ways. As always, I reserve the right to change my forecasts as new information becomes available.
Exponential Change ‘Speeds Up’
Understanding the nature of the systems in which we live is the centerpiece of our analytical framework. And at the heart of that is the concept that we live in a world dominated by exponential functions and curves.
How the European Endgame Will Be the Death Knell For Modern Economics
by Gregor Macdonald, contributing editor
Monday, December 5, 2011
Executive Summary
- Central banks are running out of options, leaving only increasingly desperate choices
- Why Europe is most likely to begrudgingly print a whole lot more money soon
- The harsh judgment day is approaching for mainstream economists
- Why 2012 heralds the dawn of a new era of economic understanding
Part I: It’s Time To Give Up On Mainstream Economics
If you have not yet read Part I, available free to all readers, please click here to read it first.
Part II: How the European Endgame Will Be the Death Knell For Modern Central Banking
Central Banks Becoming Increasingly Desperate
Has Europe decided to print its way out of the crisis? The big-bang announcement last week among global central banks suggests as much. Unfortunately, the global US dollar swap solution only patches up the liquidity portion of Europe’s present dilemma and does nothing to address the solvency issue.
As readers know, I take the mildly heretical view that “money-printing” in our present debt deflation actually functions as a status-quo maintainer. It does not risk hyperinflation, but instead keeps social confidence intact — at low levels, of course — as the familiar institutions of Western economies are maintained. Hard defaults, on the other hand, especially hard defaults that appear out of the hands of either fiscal or monetary policy makers, risk a confidence collapse on a large scale.
In my view, hyperinflation typically begins with a broad rejection of a country’s sovereign debt. This is the initial threshold that is crossed on the path to currency rejection, as foreign holders exit first. Domestic institutions are more restricted, slower to react, often bound by investment mandates, and thus left “holding the bag,” as it were, on a country’s bonds. Eventually, domestic confidence in the currency itself is lost, as the public, having watched its institutions fail, rejects the currency.
In my view, Europe is still at very high risk for such a catastrophic outcome. No global central bank, including the European Central Bank (ECB), can change the fact that the debt of Greece, Portugal, Spain, and Italy cannot be supported realistically through economic growth. But there is still time for the ECB to change its charter and buy that debt. The coordinated central-bank actions this past week will have virtually no consequence unless the ECB conducts QE (quantitative easing) on a massive scale.
Probabilistically, I have to favor the idea that Europe was given the lifeline on the condition that the fiscal union discussed in Europe and the permission granted to the ECB to conduct QE are both forthcoming. For the sake of social stability, I hope this happens. But I am not naive. Much of the debt that the ECB would purchase under such a regime, just like much of the junk debt now on the Fed’s balance sheet, will never recover its par (full price) value. Certainly not in real (inflation-adjusted) terms. But if the ECB does not “print money,” then we will move directly to hard defaults. And the hyperinflation risk that is currently masked by the common currency to the Eurozone will eventually be unveiled.
How the European Endgame Will Be the Death Knell For Modern Economics
PREVIEW by Gregor MacdonaldHow the European Endgame Will Be the Death Knell For Modern Economics
by Gregor Macdonald, contributing editor
Monday, December 5, 2011
Executive Summary
- Central banks are running out of options, leaving only increasingly desperate choices
- Why Europe is most likely to begrudgingly print a whole lot more money soon
- The harsh judgment day is approaching for mainstream economists
- Why 2012 heralds the dawn of a new era of economic understanding
Part I: It’s Time To Give Up On Mainstream Economics
If you have not yet read Part I, available free to all readers, please click here to read it first.
Part II: How the European Endgame Will Be the Death Knell For Modern Central Banking
Central Banks Becoming Increasingly Desperate
Has Europe decided to print its way out of the crisis? The big-bang announcement last week among global central banks suggests as much. Unfortunately, the global US dollar swap solution only patches up the liquidity portion of Europe’s present dilemma and does nothing to address the solvency issue.
As readers know, I take the mildly heretical view that “money-printing” in our present debt deflation actually functions as a status-quo maintainer. It does not risk hyperinflation, but instead keeps social confidence intact — at low levels, of course — as the familiar institutions of Western economies are maintained. Hard defaults, on the other hand, especially hard defaults that appear out of the hands of either fiscal or monetary policy makers, risk a confidence collapse on a large scale.
In my view, hyperinflation typically begins with a broad rejection of a country’s sovereign debt. This is the initial threshold that is crossed on the path to currency rejection, as foreign holders exit first. Domestic institutions are more restricted, slower to react, often bound by investment mandates, and thus left “holding the bag,” as it were, on a country’s bonds. Eventually, domestic confidence in the currency itself is lost, as the public, having watched its institutions fail, rejects the currency.
In my view, Europe is still at very high risk for such a catastrophic outcome. No global central bank, including the European Central Bank (ECB), can change the fact that the debt of Greece, Portugal, Spain, and Italy cannot be supported realistically through economic growth. But there is still time for the ECB to change its charter and buy that debt. The coordinated central-bank actions this past week will have virtually no consequence unless the ECB conducts QE (quantitative easing) on a massive scale.
Probabilistically, I have to favor the idea that Europe was given the lifeline on the condition that the fiscal union discussed in Europe and the permission granted to the ECB to conduct QE are both forthcoming. For the sake of social stability, I hope this happens. But I am not naive. Much of the debt that the ECB would purchase under such a regime, just like much of the junk debt now on the Fed’s balance sheet, will never recover its par (full price) value. Certainly not in real (inflation-adjusted) terms. But if the ECB does not “print money,” then we will move directly to hard defaults. And the hyperinflation risk that is currently masked by the common currency to the Eurozone will eventually be unveiled.
Few modern economists would, for example, monitor the behaviour of Procter and Gamble, assemble data on the market for steel, or observe the behaviour of traders. The modern economist is the clinician with no patients, the engineer with no projects. ~ John Kay, from The Map is Not the Territory: An Essay on the State of Economics, October 2011
I’m not quite sure what a depression is. ~ Martin Feldstein, in an interview with Kelly Evans of the Wall Street Journal, October 2011

A Failure To See the Obvious
Prior to 2008 it was generally understood that the profession hardly merited its claims of its own predictive utility. So the failure to assign enough risk to such a crisis as befell the developed world in 2008 was, frankly, no surprise. But in the aftermath of the crisis, economics, in its professional form, has revealed itself to be damagingly disconnected from observable reality.
A glaring example of this is how it cannot come to any agreement as to how the debt crisis occurred, and accordingly remains quite confused in its proffered solutions.
It’s Time To Give Up On Mainstream Economics
by Gregor MacdonaldFew modern economists would, for example, monitor the behaviour of Procter and Gamble, assemble data on the market for steel, or observe the behaviour of traders. The modern economist is the clinician with no patients, the engineer with no projects. ~ John Kay, from The Map is Not the Territory: An Essay on the State of Economics, October 2011
I’m not quite sure what a depression is. ~ Martin Feldstein, in an interview with Kelly Evans of the Wall Street Journal, October 2011

A Failure To See the Obvious
Prior to 2008 it was generally understood that the profession hardly merited its claims of its own predictive utility. So the failure to assign enough risk to such a crisis as befell the developed world in 2008 was, frankly, no surprise. But in the aftermath of the crisis, economics, in its professional form, has revealed itself to be damagingly disconnected from observable reality.
A glaring example of this is how it cannot come to any agreement as to how the debt crisis occurred, and accordingly remains quite confused in its proffered solutions.
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It’s no secret that housing and employment are correlated, and the causation is intuitive. If more people have jobs, then more people have incomes that support the purchase of a home. In the other direction, the more houses that are built to meet rising demand, the more jobs will be created in construction and real estate.