Running On Empty? Why The Fed Is Running Out Of Monetary Oxygen

The Federal Reserve is Running on Empty.

What passes for central banking today is really a perverse form of Wall Street-pleasing monetary manipulation. It employs the vocabulary of central banking, but in practice it fundamentally undermines main street prosperity, even as it showers the 1% (the top wealthiest people) with unspeakable financial windfalls.

Stated differently, virtually everything the Fed does for the alleged benefit of the American economy is both unnecessary and a ruse. The Fed has actually become a captive of the Wall Street traders, gamblers and high rollers, and functions mainly at their behest.

The proof of this proposition starts with the startling historical fact that the post-war US economy did just fine without any interest rate targeting, heavy-duty bond-buying or general macroeconomic management help from the Fed at all. For all practical purposes today’s omnipresent Fed domination of the financial and economic system was non-existent at that point in time.

We are referring to the full decade between Q4 1951 and Q3 1962 when the balance sheet of the Fed remained flat as a board at just $51 billion (black line). Yet the US economy did not gasp for lack of monetary oxygen. GDP grew from $356 billion to $609 billion or by 71% (purple line) during the period. That’s nominal growth of 5.1% per annum, and the majority of it represented real output gains, not inflation.

Change in Federal Reserve Balance Sheet Versus GDP, Q4 1951 to Q3 1962.

As it happened, this halcyon span encompassed the immediate period after the so-called Treasury-Fed Accord of March 1951, which finally ended the WWII expedient that had pegged Treasury bills at 0.375% and the long-bond at 2.5o% in order to finance the massive flow of war debt.

The effect of the WWII pegs, of course, was that the Fed had been obliged to absorb any and all US Treasury supply that did not clear the market at the target yields. Not surprisingly, the Fed’s 1937 balance sheet of $12 billion had risen by 4.3X to $51 billion by the time of the Accord, thereby reflecting what amounted to the original version of backdoor monetization of the public debt, which was justified at the time by the exigencies of war.

By contrast, in the post-peg period shown below interest rates were allowed by a newly liberated Fed to find their own market clearing levels. So there was no continuous guessing game on Wall Street about where the next monthly Fed meeting would peg short-term interest rates. Back then, it was understood that the forces of supply and demand down in the bond pits of Wall Street were fully capable of discovering the right interest rates, given the financial and economic facts then extant.

The combination of high growth, robust investment, strong wages and smartly rising real family income, on the one hand, and rock-bottom inflation on the other, surely constitutes the gold standard of performance for a modern capitalist economy.

And yet, and yet. It was all accomplished under a regime of persistent “light touch” central banking that assumed free market capitalism would find its own way to optimum economic growth, employment, housing, investment and main street prosperity. No monetary Sherpa at the Eccles Building was necessary.

Even more crucially, no money printing was necessary, either. The sterling economic results depicted below happened during a 11-year period when the Fed did not purchase one net dime of U.S. Treasury debt!

Per Annum Change, Q4 1951 to Q3 1962

  • Real Final Sales: +3.8%.
  • Real Domestic Investment: +4.1%.
  • Nonfarm productivity growth: +2.5%.
  • Real hourly wages: +3%.
  • Real Median Family Income: +2.3%.
  • CPI Increase: +1.3%

Federal Reserve Liabilities, 1937 to 1962

There is absolutely nothing about this period that makes the superior macroeconomic performance summarized above aberrational, flukish or unreplicable. In fact, President Eisenhower cut defense spending sharply and eliminated the fiscal deficit entirely during his second term. So, the cumulative increase in the public debt during this 11-year period was just $30 billion or a tiny 0.6% of GDP owing to Korean War borrowing early in the period.

But even this modest debt increase wasn’t monetized by Fed bond-buying. Instead, it was effectively financed out of private savings in the bond pits. Long-term bond yields, therefore, actually rose from the 2.5% pegged level shown below for 1942 to 1951 to upwards of 4% by the end of the period, as dictated by supply and demand. Still, the CPI averaged just 1.2% during 1959-1962, meaning that real yields bordered on +3.o% during the early 1960s.

That is to say, at the time, the Fed had seen no need to push real rates to zero and even into negative territory as has been the case for much of the last two decades. The fact is, the main street economy prospered mightily even when inflation-adjusted rates were providing a solid return to savers and investors.

Long-Term US Treasury Bond Yield, 1942 to 1962

What ended the benign economics of 1951 to 1962, of course, was the scourge of War Finance. LBJ (Lyndon B. Johnson) escalated the Vietnam War dramatically after 1963, causing the debt to soar and the 10-year UST to climb to nearly 6% by early 1968. But Johnson was not about to allow market clearing interest rates to fund his misbegotten venture in bringing the blessings of the Great Society to southeast Asia.

So he gave “the treatment” to the Fed Chairman at his Texas ranch and ordered to cut the Federal funds rate to accommodate LBJ’s surging Federal deficit. The latter had grown from $4.8 billion and -0.8% of GDP in 1963 to $25.2 billion and -2.8% of GDP by 1968.

Unfortunately, after steadily and appropriately raising the Fed funds rate from 2.9% in December 1962 to 5.75% by November 1966 as Johnson’s inflationary deficits grew, the funds rate was brought down rapidly to 3.8% by July 1967. In turn, that unleashed a red-hot wave of speculation and inflation, with the CPI rising from a 1% Y/Y (year-on-year) gain in August 1964 to a +6.4% peak in February 1970.

There is no mystery as to why the inflationary genie was now out of the bottle. Between Q3 1962 and Q4 1970, the Fed’s heretofore flat balance sheet (black line) soared skyward, rising from $52 billion to $85 billion over the eight-year period. That amounted to a 6% per year gain, meaning that the precedent for aggressive balance sheet expansion had now been firmly established.

Inflation-Adjusted Yield on 10-Year UST Versus Fed Balance Sheet Growth, 1962 to 1970

The first victim, of course, was inflation-adjusted bond yields (purple line above). As shown above, the healthy +3% real yield of 1962 fell to barely +1% by the end of 1970.

Yet the crucial essence of this “guns and butter” breakdown cannot be gainsaid. To wit, the Fed was not driven to this first round of post-war money-printing and debt monetization because the private economy had gone into a mysterious swoon or failure mode and therefore needed a helping hand from the nation’s central bank.

To the contrary, this was a Washington driven departure from sound central banking pure and simple. And as we will amplify below, it was off to the races of Rogue Central Banking from there.

Once the inflation genie was out of the bottle with the CPI clocking in at 6% by the fall of 1970, the Fed struggled for more than a decade to put it back. Consequently, any focus on stimulating growth, jobs, housing and investment was infrequent and definitely secondary to inflation-fighting.

We amplify the 1970s flood of central bank money and the resulting inflationary mess below, but it is important to note at the onset that despite four recessions (1970, 1975, 1980 and 1981) and very little pro-growth help from what was now an inflation-preoccupied Fed, the US economy did expand at a decent clip during the interval between Q4 1969 and Q2 1987.

The economic growth rate (real final sales basis) averaged a solid +3.1% per annum, but that occurred due to the inherent growth propensities of private capitalism and despite the roadblocks thrown up by periodic bouts of monetary stringency. In fact, three Fed chairman served during that 17.5-year interval—Burns, Miller and Volcker—and with varying degrees of success their focus was overwhelmingly on suppressing inflation, not goosing growth.

As it happened, the growth rates of jobs, productivity and real median family income during this period were not especially outstanding, but these metrics didn’t plunge into an economic black hole, either.

Self-evidently, these outcomes on main street were the work of market capitalism, not the central bankThe latter was leaning hard against inflation during most of the period—so this absence of central bank “help” is just further proof that easy money stimulus is not necessary for solid growth and main street prosperity.

Per Annum Change, Q4 1969 to Q2 1987

  • Real Final Sales of Domestic Product: +3.1%.
  • Labor hours employed: +1.5%.
  • Nonfarm productivity: +1.8%.
  • Real Median Family Income: +1.2%.

For avoidance of doubt, here is the path of the Federal funds rate as the above macroeconomic performance was unfolding. To wit, the Fed’s recurrent anti-inflation initiatives caused the funds rate to gyrate wildly like some kind of monetary jumping bean. In the run-up to each of the four recessions designated by the shaded areas of the graph, the increase in the Fed funds rate was as follows:

  • 1970: +340 basis points.
  • 1974: +960 basis points.
  • 1980: +1,290 basis points.
  • 1981: +440 basis points.

Needless to say, these successive rate-raising campaigns amounted to hammer blows to the main street economy. There is no way that these violent interest rate swings and the consequent start and stop economic cycles—four recessions in only 17 years— were a tonic for growth during this era of high and volatile inflation.

In effect, the reasonably solid macroeconomic performance quantified above represents a kind of free market minimum. It reflects the relentless drive of workers, consumers, entrepreneurs, businessmen, investors, savers and speculators to better their own economic circumstances—even in the face of inflationary roadblocks and anti-inflation financial manipulation by the central bank.

Federal Funds Rate, August 1968 to June 1987

Of course, the inflationary roadblocks were enormous, and far beyond any prior peacetime experience. Compared to the 1.3% inflation average during 1951 to 1962, the CPI rose at a 5.6% rate over 1969:4 to 1987:2.

And that included the benefit of the sharp drop in inflation engineered by Paul Volcker during the final four years of the period. Thus, during the decade of the 1970s through the Y/Y inflation peak at 14.6% in April 1980, the CPI rose by an average of 7.7% per annum.

In turn, this introduced the wage-earning classes for the first time to the treadmill of robustly rising nominal wage rates, which become almost entirely consumed by sharply rising consumer prices. Thus, during the decade ending in the inflationary peak of Q2 1980, average hourly earnings in nominal terms rose by 7.6% per annum. But, alas, what stuck to the walls of workers’ bank accounts was a gain of only 1.1% per annum during the same period. All the rest was eaten up by inflation.

Y/Y Change in the CPI, 1960 to 1987

If the wage/price treadmill effect introduced after 1969 was the whole story, the impact might be considered minimally tolerable. The resilience of market capitalism was shown to be sufficiently strong so as to overcome much of the inflationary headwinds, along with the Fed’s punishing cycles of anti-inflation tightening.

Unfortunately, however, what also materialized out of the 1970s inflation era were two exceedingly harmful corollaries.

The first was the notion that the job of the central bank was to manage the rate of change in the general price level, rather than the far more modest original remit. The latter presumed the presence of noninflationary gold-backed money—so inflation-management would have been an oxymoron. Consequently, the Fed’s actual statutory mandate was simply to provide liquidity and reserves to the banking system based on market rates of interest. The Fed heads didn’t need to know from the CPI, PCE deflator or any other modern inflation measuring stick that had not yet been invented.

As it happened, however, management of the short run pace by which the general price level is rising was a fateful portal into statist central banking and the plenary management of the macro-economy in which the inflation indices are inextricably embedded. Eventually the bastard son of this strategic opening to vastly expanded state power materialized as the holy grail of 2% inflation.

Yet, here’s the thing. Until the gold-backed dollar was deep-sixed by Nixon in August 1971 and the possibility of rising, persistent and eventually double-digit peacetime inflation materialized in the 1970s, the idea of central bank management of the inflation rate didn’t even exist. That’s because peacetime price stability was the default condition of the gold standard world. Indeed, from the Napoleonic Wars forward, “inflation” and wartime were pretty much synonymous because fiat money was almost invariably a temporary wartime expedient.

The other legacy of the inflationary 1970s was the breakout of high and ever rising unit labor costs in the US economy. This unnecessary but pervasive economic deformation eventually resulted in the massive offshoring of the US industrial economy.

The implication, of course, is that it would have been far better to stick with William McChesney Martin’s golden era of high growth, low inflation, a flat Federal Reserve balance sheet and interest rates driven overwhelmingly by supply and demand forces in the private financial markets. But as it happened, the Fed’s balance sheet during the decade of high inflation was the very opposite of flat.

Under the three successive Chairmen, the Fed’s balance sheet grew at the following compound annual rates:

  • Arthur Burns (Feb. 1970 to March 1978): +6.9%.
  • William Miller (March 1978 to August 1979): +9.5%.
  • Paul Volcker (August 1979 to August 1987): +6.8%.

Growth Lift-off of Federal Reserve Balance Sheet, Q1 1970 to Q2 1987

In a word, Volcker sharply slowed the runaway growth of the Fed’s balance sheet which had occurred under the regime of William Miller – the hapless former CEO of a conglomerate which made golf carts, snowmobiles and Cessna aircraft. But when all was said and done, the Volcker Fed still pumped new money into the economy at a rate barely below that of Arthur Burns. And Burns, of course, was the villain central banker who had ignominiously succumbed to Nixon’s entreaties to “give me money, Arthur” in support of his re-election campaign in 1972.

The amount of money the US government spends on foreign aid, wars, the so-called intelligence community, and other aspects of foreign policy is enormous and ever-growing. It’s an established trend in motion that is accelerating, and now approaching a breaking point. It could cause the most significant disaster since the 1930s. Most people won’t be prepared for what’s coming. That’s precisely why bestselling author Doug Casey and his team just released an urgent video with all the details. 

Lest we forget, M2 Money printing exploded with Covid and kept increasing under Biden’s Reign of (Economic) Error.

Simply Unaffordable! Home Affordability in the US Sinks to Lowest Point Since 2007, Home Prices UP 35%, Mortgage Rates UP 148% Under Biden (Mortgage Purchase Applications DOWN 12% YoY)

Housing in the US is simply unaffordable. Particularly since home prices and mortgage rates have soared undier Biden.

.Owning a house is less affordable for average earners in the US than at anytime in 17 years.

The costs of a typical home — including mortgage payments, property insurance and taxes — consumed 35.1% of the average wage in the second quarter, the highest share since 2007 and up from 32.1% a year earlier, according to a new report from Attom.

Growth in expenses, along with mortgage rates hovering around 7%, have outpaced income gains as a persistent shortage of listings pushed the median home price to a record-high $360,000, Attom said. In more than a third of US markets, ownership costs ate up 43% of average local wages, far above the 28% considered to be a guideline for affordability.

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The latest data “presents a clear challenge for homebuyers,” Rob Barber, chief executive officer of Attom, said in a statement. “It’s common for these trends to intensify during the spring buying season when buyer demand increases. However, the trends this year are particularly challenging for house hunters.”

Pricey markets in the West and Northeast had the biggest declines in affordability, including Orange and Alameda counties in California, and Brooklyn and Nassau County in New York.

Among the 589 counties analyzed, 582, or 98.8%, were less affordable in the second quarter than their historic affordability averages, Attom said.

It appears that the US housing market is addicted to gov. Doctor, doctor (Yellen), we’ve got a bad case of unaffordable housing.

On the mortgage side, mortgage applications decreased 2.6 percent from one week earlier, according to data from the Mortgage Bankers Association’s (MBA) Weekly Applications Survey for the week ending June 28, 2024.

The Market Composite Index, a measure of mortgage loan application volume, decreased 2.6 percent on a seasonally adjusted basis from one week earlier. On an unadjusted basis, the Index increased 8 percent compared with the previous week. The Refinance Index decreased 2 percent from the previous week and was 29 percent higher than the same week one year ago. The seasonally adjusted Purchase Index decreased 3 percent from one week earlier. The unadjusted Purchase Index increased 7 percent compared with the previous week and was 12 percent lower than the same week one year ago.

Getting Out Of Dodge! May’s Active Housing Inventory Explodes +27.5% YoY (Denver UP 75.2% YoY)

Gimme two steps to sell my house. Are people getting out of dodge?? Calfornia Gpvernor “Greasy Gavin” Newsom sold his Sacramento home and moved to Marin County for better schools. Sacrramento active housing inventory is up 65.6% YoY.

Active housing inventory in May is up 27.5% YoY nationally, with Denver leading at 75.2% YoY. I highlight Columbus Ohio at +32.9% since that is where I live.

While the government may be able to fake BLS and CPI data to gloss over the fact that 5.5% rates have already likely driven the nation into a deep recession, independent data on the housing market is showing a decades-long shortage in inventory starting to rebound. 

A new report from Construction Coverage has revealed where the largest increases in real estate inventory in the U.S. are taking place.

The report notes that the current housing shortage—which is now estimated to be between four million and seven million homes—can trace its beginnings to long before the COVID-19 pandemic. In the 10 years following the Great Recession, the United States constructed fewer new homes than in any other decade since the 1960s.

They write that the lack of housing affects certain areas more severely than others. Researchers ranked locations based on the percentage change in the average monthly housing inventory—the total number of active listings plus pending sales at the end of the month—between Q1 2023 and Q1 2024.

Data from a national level showed that U.S. housing inventory decreased from more than two million in 2012 to a low of approximately 630,000 at the start of 2022.

Over the same period, months’ supply—a measure of how long it would take existing inventory to sell if no new homes came on the market—plummeted from a national high of 7.5 months to a historic low of 1.1 months, the report adds.

It also noted that inventory has rebounded slightly since early 2022: throughout the first quarter of 2024, the national inventory hovered around 970,000 homes for sale, marking a 4.0% year-over-year increase.

Despite this uptick, existing inventory would sustain the current sales pace for just 2.9 months—a marginal increase from the 2.8 months’ supply recorded last year.

The report broke down trends by cities and states, finding that as of the first quarter of 2024, states with the lowest levels of supply are concentrated in and around the Midwest (such as Kansas with 1.5 months of supply) and the Northeast (including Rhode Island with 1.8 months of supply).

However, Washington also stands out for having some of the lowest levels of available housing nationally, with just 1.9 months of supply.

In contrast, several states in the South, led by Florida (5.2 months of supply), along with Hawaii (5.2 months) and Montana (5.1 months), present notably more favorable conditions for buyers.

Among the nation’s largest cities, Denver, El Paso, and Dallas recorded the largest year-over-year increases in housing inventory. At the opposite end of the spectrum, Las Vegas, Raleigh, and Chicago recorded the biggest declines.

The data is hardly a 2008-style collapse, but that doesn’t mean it isn’t noteworthy. 

While the ‘turning of the tide’ still remains muted, the housing market is so large it rarely corrects swiftly. It’s important to notice, however, that rising inventory ticking higher – combined with mortgage rates now over 7% – could easily be telegraphing a correction in prices heading into 2025.

Did NAIOP Get The Memo? Moody’s Predicts 24% Of Office Towers Will Be Vacant By 2026 (Attendance In 10 Largest Business Districts Still Below 50% Of Pre-COVID Level)

Did NAIOP get the memo? NAIOP (National Association of Industrial and Office Properties) is a trade group comprised of commericial real estate developers and academics. Lobbying for more office space to be built despite overbuilding,

Another chink in the armor of the US economy (not the roaring economy Biden and Yellen keep screaming about). Overbuilding of office space, COVID shutdowns, remote working and urban crime. A recipe for office vacancy. Moody’s predicts 24% of office towers will be vacant by 2026!

During the first three months of 2023, U.S. office vacancy topped 20 percent for the first time in decades. In San Francisco, Dallas, and Houston, vacancy rates are as high as 25 percent. These figures understate the severity of the crisis because they only cover spaces that are no longer leased. Most office leases were signed before the pandemic and have yet to come up for renewal. Actual office use points to a further decrease in demand. Attendance in the 10 largest business districts is still below 50 percent of its pre-COVID level, as white-collar employees spend an estimated 28 percent of their workdays at home.

A new report from Moody’s offers yet another grim outlook that the commercial real estate downturn is nowhere near the bottom. Elevated interest rates and persistent remote and hybrid working trends could result in around 24% of all office towers standing vacant within the next two years. The office tower apocalypse will result in more depressed values that will only pressure landlords. 

“Combining these insights, with our more than 40 years of historic office performance data, as well as future employment projections, our model indicates that the impact on office demand from work from home will be around 14% on average across a 63- month period, resulting in vacancy rates that peak in early 2026 at approximately 24% nationally,” Moody’s analysts Todd Metcalfe, Anthony Spinelli, and Thomas LaSalvia wrote in the report. 

In a separate report, Tom LaSalvia, Moody’s head of CRE economics, wrote that the office vacancy rate’s move from 19.8% in the first quarter of this year to the expected 24% by 2026 could reduce revenue for office landlords by between $8 billion and $10 billion. Factor in lower rents and higher costs, this may translate into “property value destruction” in the range of a quarter-trillion dollars. 

In addition to remote working trends, Moody’s analysts pointed out that the amount of office space per worker has been in a “general downward trend for decades.” 

At the peak of the Dot-Com boom, office workers used an average of 190 sq ft. The figure has since slid to 155 sq ft in 2023. 

“The argument for maintaining or even increasing remote work practices remains compelling for many businesses,” the analysts said, adding, “If productivity remains stable and costs can be reduced by forgoing physical office spaces, the rationale for mandating in-office attendance diminishes.”

Related research from the McKinsey Global Institute forecasts that office property values will plummet by $800 billion to $1.3 trillion by the decade’s end. 

Moody’s expects vacancy rates to top out as office towers are demolished or converted to residential ones in the coming years. 

“Right-sizing will continue over the next decade as the market shakes out less efficient space for flexible floorplans that support our relatively new working habits,” they said. 

Earlier this year, Goldman analyst Jan Hatzius pointed out that a further 50% price decline would make office tower conversions financially sensible. 

Meanwhile, in March, Goldman’s Vinay Viswanathan penned that “office mortgages are living on borrowed time.” 

Office stress isn’t entirely done yet. The downturn is likely to persist through 2026. 

Dallas After Midnight! “Poor National Leadership” As Stagflation ‘Erodes Business Confidence’

Dallas after midnight! Especially with a broken Congress and President.

Philly Fed Services jumped into expansion (to two year highs?), Chicago Fed National Activity Index surged, Case-Shiller home prices hit a new record high but appreciation slowed, Conference Board Expectations hovers near decade lows, Richmond Fed Manufacturing tumbled, Dallas Fed Services improved but remains in contraction

But, below the hood of the last one we see some more interesting dynamics evolving as revenues and employment decline while prices re-accelerate

Source: Bloomberg

This is the 25th straight month of contraction (sub-zero) for the Dallas Fed Services index and judging by the respondents’ comments, there is a clear place to point the finger of blame:

Poor national leadership and lack of confidence have eroded the business environment.

  • The Federal Reserve’s recent  announcement of no rate cuts in the near future is concerning regarding the  immediate and lag effect it could  have on the local economy. We have received  direct feedback from many of our clients in various industries, and they are  increasingly concerned. They are freezing hires and spending, with many  reducing spending. The primary reason is the economic stagnation locally and  nationally affecting their businesses.
  • People are adjusting to new economic realities. Few are expecting salary increases and are instead making lifestyle  adjustments to deal with higher living costs. Reality is also setting  in for the apartment owners we serve. They understand rents aren’t going up and  interest rates aren’t coming down. As rate caps expire and loans mature,  lenders are having to adapt as well. Ultimately, a lot of private equity (much  in the form of individual retirement savings put into syndications) is getting  wiped out.
  • We need a rate cut before we will  see any revenue improvement from home sales.
  • As elections draw near, the political environment worsens, creating more uncertainty in our business.
  • We feel inflation and fear of more inflation plus the rise in cost of living are holding consumers back. Hopefully we will adapt to the new realities soon.

Customers are concerned about the election, so they are holding off on large purchases.

  • The lack of building activity is  shutting down the appliance industry.
  • Affordability has become an ever-increasing problem for new car dealers. The price increases of new cars combined with  higher interest rates have put new cars out of reach for more and more people.
  • [Car] inventories continue to swell, and  interest rates remain high. Our grosses are off, and margins continue to  decline. Profits are down 20  percent from the prior year.
  • The economy is slowing. The consumer  is more cautious and more reluctant to purchase at higher prices and payments.

And finally, this seemed to sum up just how business-owners feel in general about the current occupant of The White House:

“Our outlook depends heavily on the presidential  election.

BIG Bubbles! National House Price Index Up 6.3% Year-over-Year in April Despite Mortgage Rates Up 147% Under Biden (San Diego Fast Growing At 10.3% YoY, Portlandia Slowest Growing)

This isn’t a tiny bubble!

S&P/Case-Shiller released the monthly Home Price Indices for April (“April” is a 3-month average of February, March and April closing prices). The pace of appreciation has slowed from the previous month, reflecting the toll of 7% mortgage rates and low inventory.

This release includes prices for 20 individual cities, two composite indices (for 10 cities and 20 cities) and the monthly National index.

From S&P S&P CoreLogic Case-Shiller Index Break Previous Month’s All-Time High in April 2024

The S&P CoreLogic Case-Shiller U.S. National Home Price NSA Index, covering all nine U.S. census divisions, reported a 6.3% annual gain for April, down from a 6.5% annual gain in the previous month. The 10-City Composite saw an annual increase of 8.0%, down from an 8.3% annual increase in the previous month. The 20-City Composite posted a year-over-year increase of 7.2%, dropping from a 7.5% increase in the previous month. San Diego continued to report the highest annual gain among the 20 cities in April with a 10.3% increase this month, followed by New York and Chicago, with increases of 9.4% and 8.7%, respectively. Portland once again held the lowest rank this month for the smallest year-over-year growth, with a 1.7% annual increase in April.

The U.S. National Index, the 20-City Composite, and the 10-City Composite upward trends decelerated from last month, with pre-seasonality adjustment increases of 1.2%, 1.36% and 1.38%, respectively.

After seasonal adjustment, the U.S. National Index and 10-City Composite posted the same month-over-month increase of 0.3% and 0.5% respectively as last month, while the 20-City reported a monthly increase of 0.4%.

“For the second consecutive month, we’ve seen our National Index jump at least 1% over its previous all-time high,” says Brian D. Luke, Head of Commodities, Real & Digital Assets at S&P Dow Jones Indices. “2024 is closely tracking the strong start observed last year, where March and April posted the largest rise seen prior to a slowdown in the summer and fall. Heading into summer, the market is at an all-time high, once again testing its resilience against the historically more active time of the year.

“Thirteen markets are currently at all-time highs and San Diego reigns supreme once again, topping annual returns for the last six months. The Northeast is the best performing market for the previous nine months, with New York rising 9.4% annually. Sustained outperformance of the Northeast market was last observed in 2011. For the decade that followed, the West and the South held the top posts for performance. It’s now been over a year since we’ve seen the top region come from the South or the West.

Of course, Fed Money Printing is helping drive home price growth. Perhaps too much!

Here is Jerome Powell, Chairman of The Fed Bubble Blowing Machine!!

Biden Shrugged: US Housing Starts Fall To COVID Lockdown Lows (Multifamily Starts Down -51.7% YoY In May)

It begs the question: where are the 10+ million illegal immigrants living who have poured over the border under Binden/Mayorkas? Especially when 5+ units housing starts dropped -51.7% since last year (YoY) in May. And the trend under Biden looks terrible!

Despite ugly consumer confidence and soaring mortgage rates, analysts expected a small rebound in housing starts and building permits in May (after April’s disappointing misses). They were wrong… again… as both Starts and Permits plunged MoM (-5.5% MoM and -3.8% MoM respectively)…

Source: Bloomberg

That was the third monthly drop in permits (more forward looking) in a row. Worse still, April Housing Starts were revised lower (from +5.7% to +4.1%), making this miss even worse.

This dragged the SAARs for starts and permits to their lowest since the trough of COVID…

Source: Bloomberg

With Multifamily starts falling back near COVID lockdown lows…

  • Single-Family 982K SAAR, down 4.8% from 1,031K and the first sub-million print since October 2023
  • Multi-Family 278K, down 13.7% from 322K and the lowest since March’s 245K (which was the lowest print since covid crash)

Source: Bloomberg

And multi-family permits cratering to their lowest since Oct 2018…

  • Single-Family permits 949K SAAR, down 2.9% from 977K
  • Multi-Family permits 382K SAAR, down 6.1% from 407K

And with rate-cut expectations holding near their lows, there is no sign of recovery in home-building yet…

Source: Bloomberg

It seems reality is starting to set in for homebuilders…

Source: Bloomberg

As housing starts plummet, jobs seem to keep growing to record highs…

Source: Bloomberg

Will any rate-cut actually move the dial here?

The Streets Of San Francisco! Office Availability Rates Soar In Large US Metro Areas (San Francisco Leads Nation In Office Availability)

I can’t wait to get back where we started from. In terms of the economy.

And the CRE office market is showing disaster. San Francisco office market availability rates have soared in Q1 2024 to over 35%, up from less than 10% in Q1 2019.

Welcome to The Streets of San Franciso!

Biden Shrugged! US Economy Actually Lost -408k Jobs In May (Initial Claims Surge To 10-Month Highs As California Joblessness Soars)

Joe Biden is a dishonest politician, so it is no wonder that he ignores actual data. Like claiming that crime is down under his leadership, when it is actually large cities like New York and Los Angeles not reporting their crime data to the FBI.

Take the May jobs numbers. The BLS reports that 272k jobs were added. However, the more accurate Household Survery reported a loss of -408k jobs in May.

While the Establishment Survey did indeed report that 272K “jobs” were added, this number also included multiple job holders; stripping those out, we get that the actual number of “employed” workers plunged by -408K.

On the jobless claims side, the number of Americans applying for jobless benefits for the first time surged last week to 242k (up from 229k and well above the 225k exp). That is the highest since August 2023…

Source: Bloomberg

On an NSA basis, claims exploded higher.

The last three weeks have seen the largest surge in claims since January…

Source: Bloomberg

Notably this surge is very VERY similar to what we saw last year (but not the prior few years, so not a ‘seasonal’ pattern per se)…

Source: Bloomberg

The surge in NSA claims was driven by California…

California leads the nation in initial jobless claims, thanks to Newsom’s $20 per hour minimum wage law for fast food restaurants. This one’s gonna hurt Californians for a long, long time.

Biden and Newsom WISH they were Atlas.

Consumer Prices Hold At Record Highs – Up 20% Since Biden Elected (Shelter Index Rose 5.4% Over Past Year)

The middle class and low wager workers are made for kicking. And that’s with Bidenomics did.

The headline consumer price index was unchanged MoM in May – the smallest change since July 2022 – just less than the +0.1% MoM expected. On a YoY basis, headline CPI rose 3.3% (less than the 3.4% exp) – but very much stuck in a range well above the 2% target for over year now…

Source: Bloomberg

Energy was the biggest drag on the headline CPI MoM…(Gasoline prices tumbled 3.6% in May from April, one key reason why the headline CPI was flat on the month. )

Source: Bloomberg

Core CPI rose 0.2% MoM (below the 0.3% exp) pulling the YoY change down to 3.4% (from 3.6% and below the 3.5% exp). That is the lowest Core CPI YoY since April 2021…

Source: Bloomberg

Core CPI has not had a down-month since President Biden was elected.

Core Services inflation slowed notably MoM…

Source: Bloomberg

The shelter index increased 0.4 percent in May and was the largest factor in the monthly increase in the index for all items less food and energy.

  • May Shelter inflation 5.41% YoY, down from 5.55% in April and lowest since April 2022
  • May Rent inflation 5.30% YoY, down from 5.44% and lowest since May 2022

For context on how important housing costs are to US inflation data, the shelter index rose 5.4% over the last year, making up over two thirds of the total 12-month increase in the all items less food and energy index.

Source: Bloomberg

It does make one wonder were exactly the BLS is getting their BS OER data from…

The full breakdown…

Services INflation remains awkwardly stuck above 5% while Goods DEflation is at its weakest since January 2004…

Source: Bloomberg

SuperCore CPI fell 0.05% MoM – its first drop since Sept 2021, but that left the YoY level still above 5.0%…

Source: Bloomberg

Transportation Services costs tumbled MoM to drag SuperCore lower MoM…

Source: Bloomberg

We note that consumer prices have not fallen in a single month since President Biden’s term began (July 2022 and May 2024 was the closest with ‘unchanged’), which leaves overall prices up over 19.5% since Bidenomics was unleashed (compares with +8% during Trump’s term).

And prices have never been more expensive…

That is an average of 5.4% per annum (almost triple the 1.9% average per annum rise in price during President Trump’s term).

Source: Bloomberg

Since President Biden was elected, food prices at home are up around 21% and food prices away from home are up almost 23%…

And while the Biden administration will continue to gaslight voters with comments like “inflation is tumbling”… every man, woman, and child who actually buys food knows prices have NEVER been higher…

Finally, while the ‘flations’ have broadly tracked M2 lower, we note that M2 YoY is now starting to turn back higher once again…

Source: Bloomberg

Will the next President and Fed head face a 70s redux?

Source: Bloomberg

And is this guaranteed if Powell decides “insurance” cuts are required (for Biden?)