Here's my Top 10 links from around the Internet at 11 am today in association with NZ Mint.
As always, we welcome your additions in the comments below or via email to bernard.hickey@interest.co.nz.
See all previous Top 10s here.
My must read is #6 from Joe Stiglitz on tax and inequality.
1. It's all about leverage - The US Federal Reserve is looking at putting hard caps on leverage and capital for banks.
It's also getting more sceptical about using the fancy Basel II/IIIstyle risk weighted asset calculations for capital.
This is important for New Zealand because one of the drivers of increased bank leverage here over the last decade was the Basel II rules that meant banks didn't have to hold so much capital against mortgages because they hardly ever go bad...so far...
Our Reserve Bank has already looked at toughening up those capital rules by forcing the banks to hold more capital for the most leveraged mortgages.
Ultimately, many of the asset bubble problems seen over the last decade around the world are about leverage. Here's David Chaston's excellent leverage table for New Zealand banks. Ours are not as leveraged as most overseas and less leveraged than they were. Currently they have capital of around 8% and therefore leverage of around 12.5.
It's still less than the 15% capital that US Congressional leaders are now pushing for for the biggest banks.
Here's the FT with the latest push to reduce leverage:
According to people familiar with the matter, Fed officials have discussed increasing the amount of equity capital banks are required to hold, setting the bar higher than the 3 per cent of assets level agreed internationally. The move is being considered amid growing scepticism about the Basel III capital accords, which impose higher capital requirements on banks around the world but allow them to vary the amount depending on the riskiness of individual assets. Officials are concerned that some banks are gaming the system.
In Congress, a proposal to impose a 15 per cent leverage ratio on the largest banks has secured bipartisan support. Analysts calculate it would require the likes of JPMorgan Chase and Bank of America to forego dividends for years to retain a total of $1.2tn of equity.
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2. Here comes deflation - Ambrose Evans Pritchard at The Telegraph has the latest exciting news from Europe, and its apparent slide towards Japanese-style inflation.
“The eurozone is tracking the experience in Japan in mid-1990s. there is a very high risk of a slide into deflation,” said Lars Christensen, a monetary theorist at Danske Bank.
While eurozone core inflation was slightly lower in the aftermath of the Lehman crisis, the current figure is distorted by the one-off effects of VAT increases and levies linked to austerity. Adjusting for these taxes, the rate is now running at 0.4pc.
“The European Central Bank [ECB] should be concerned. If there is another severe shock, the eurozone faces a much bigger risk of falling into a deflationary trap,” said Julian Callow, global strategist at Barclays. “The danger is when deflation combines with high debt and deleveraging and becomes toxic. That raises the risk of a debt-deflation spiral. There are already signs of this in southern Europe.”
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3.There will be haircuts - Bill Gross' monthly newsletter is always well worth a read.
Gross rightly points out it's going to be very difficult to achieve significant debt reduction without haircuts at some stage, particularly with so little inflation. How is this all going to end?
Carmen Reinhart has said with historical observation that we are in an environment where politicians and central bankers are reluctant to allow write-offs: limited entitlement cuts fiscally, no asset price sink holes monetarily.Yet if there are no spending cuts or asset price write-offs, then it’s hard to see how deficits and outstanding debt as a percentage of GDP can ever be reduced. Granted, the ability of central banks to avoid a debt deflation in recent years has been critical to stabilizing global economies. And too, there have been write-offs, in home mortgages in the U.S., for example, and sovereign debt in Greece. But the cost of these strategies, which avoid what I simplistically call “haircuts,” has been high, and their ability to reduce overall debt/GDP ratios is questionable.
Even IF QEs and near zero-bound yields are able to refloat global economies and generate a semblance of old normal real growth, they will do so utilizing historically tried and true “haircuts” that rather surreptitiously “trim” an asset holder’s money without them really knowing they had entered a barbershop. These haircuts are hidden forms of taxes that reduce an investor’s purchasing power as manipulated interest rates lag inflation. In the process, governments and their central banks theoretically reduce real debt levels as well as the excessive liabilities of levered corporations and households. But they represent a hidden wealth transfer that belies the vaunted phrase “good as money.”
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4. European unemployment - Here's The Economist with its report on this horrible economic car crash in Europe. Full-on money printing by the European Central Bank is now inevitable.
Individual country numbers inspire their own brand of horror. Greek joblessness topped 27% in January (the most recent month for which data there are available), while Spanish employment has risen to 26.7%. Joblessness in France rose by slightly more in the year to March than it did in Italy. And did you know that Dutch unemployment rose by 1.4 percentage points over the past year? German unemployment, of course, has held steady at 5.4% since last summer.
It is the youth figures that are most remarkable, however: 59.1% of those under 25 are unemployed in Greece, 55.9% in Spain, 38.4% in Italy, 38.3% in Portugal, 26.5% in France—3.6m youths in all.
The euro area needs a jolt to expectations, targeted credit easing designed to improve peripheral liquidity, and broad quantitative easing. Mario Draghi has surprised markets before. Hopefully he will do so again. Because at the moment, the ECB is behaving as though the main economic failure in the 1930s was the world's pathetic inability to grit its teeth and endure the costs of tight money.
5. Really? - The Atlantic reports on a viral infographic from Chinese news portal Sina that apparently (I can't read Chinese) shows that New Zealand is the most popular destination for very rich Chinese fleeing the poor food safety, pollution and bad infrastructure in China. It says NZ is even more popular than Canada, the US or Australia.
I don't know if it's true, but it might explain some of the house purchase prices in Auckland in the last year or so.
A recent viral infographic compiled by Chinese news portal Sina shows that more than 150,000 Chinese citizens emigrated from China in 2011, or about 1/10 of the population of Philadelphia. Top destinations were New Zealand, which attracted 13 percent of emigrants, followed by Canada, Australia, and the United States. Investment immigration, skilled immigration, and study abroad enabled most to make the move, while some chose to make the move in less orthodox ways.
It is not hard to understand what may have pushed this group of Chinese away from their hometowns, given recent news about pollution, food safety, quality of life, education and infrastructure in China. Even the inconvenience of carrying a Chinese passport, which makes international travel a nuisance, can drive some people to seek passports of a more convenient color.
6. Inequality and taxes - This is a theme we'll all be coming back to time and again in the decades to come.
How will income be redistributed to avoid economically and damaging inequality?
Here's Joe Stiglitz musing in a NYTimes blog about the subject:
Traditionally, economists have focused less on issues of equality than on the more mundane issues of growth and efficiency. But here again, our tax system comes in with low marks. Our growth was higher in the era of high top marginal tax rates than it has been since 1980. Economists — even at traditional, conservative international institutions like the International Monetary Fund — have come to realize that excessive inequality is bad for growth and stability. The tax system can play an important role in moderating the degree of inequality. Ours, however, does remarkably little about it.
One of the reasons for our poor economic performance is the large distortion in our economy caused by the tax system. The one thing economists agree on is that incentives matter — if you lower taxes on speculation, say, you will get more speculation. We’ve drawn our most talented young people into financial shenanigans, rather than into creating real businesses, making real discoveries, providing real services to others. More efforts go into “rent-seeking” — getting a larger slice of the country’s economic pie — than into enlarging the size of the pie.
Research in recent years has linked the tax rates, sluggish growth and rising inequality. Remember, the low tax rates at the top were supposed to spur savings and hard work, and thus economic growth. They didn’t. Indeed, the household savings rate fell to a record level of near zero after President George W. Bush’s two rounds of cuts, in 2001 and 2003, on taxes on dividends and capital gains. What low tax rates at the top did do was increase the return on rent-seeking. It flourished, which meant that growth slowed and inequality grew. This is a pattern that has now been observed across countries. Contrary to the warnings of those who want to preserve their privileges, countries that have increased their top tax bracket have not grown more slowly. Another piece of evidence is here at home: if the efforts at the top were resulting in our entire economic engine’s doing better, we would expect everyone to benefit. If they were engaged in rent-seeking, as their incomes increased, we’d expect that of others to decrease. And that’s exactly what’s been happening. Incomes in the middle, and even the bottom, have been stagnating or falling.
7. How Wall St defanged bank regulation - Here's the Nation with the truly depressing story about how US bank lobbyists took all the sting out of plans to regulate US banking.
After Dodd-Frank’s passage, lobbyists for the big banks and industry trade groups divided themselves into eighteen working groups, each organized around a different element of the new law. “That’s when the real work began,” Talbott tells me. One working group focused on derivatives reform, including the requirement that these complex financial instruments now be sold on open exchanges in the fashion of stocks and bonds. Another focused on efforts to hammer out the so-called Volcker Rule, which would limit the ability of federally insured banks to wager on risky ventures. A third tackled the new Consumer Financial Protection Bureau (CFPB), created to protect ordinary consumers from Wall Street deceptions involving mortgages, credit cards and other major profit centers for the banks.
In the months leading up to Dodd-Frank’s passage, the big story was the staggering sums of money being spent by the industry to defeat the bill—more than $1 billion on lobbying alone, according to one estimate. Yet, incredibly, the financial sector dramatically increased its spending after Dodd-Frank was signed. Whereas commercial banks such as Wells Fargo, Citigroup and JPMorgan Chase, along with their trade groups, spent $55 million lobbying in 2010 (the year Dodd-Frank became law), they would collectively spend $61 million in 2011 and again in 2012, according to OpenSecrets.org. The twenty-eight lobbyists Talbott has on the payroll at the Financial Services Roundtable makes it relative small fry. The American Bankers Association has ninety-one lobbyists representing its interests, while the US Chamber of Commerce has 183. Goldman Sachs has fifty-one lobbyists, JPMorgan Chase sixty, and even the obscure-sounding Securities Industry and Financial Markets Association is armed to the teeth, hiring the services of forty-nine lobbyists.
8. Just ditch Basel - Here's more from Bloomberg BusinessWeek on the push to just dump the Basel III rules and force the Too Big To Fail banks to have 15% capital. It's a type of end-run attempt around the mess that is now Dodd Frank. Good luck with that. A Democatic Senator, Sherrod Brown, and a Republican Senator, David Vitter, are leading the push.
By the end of the summer, Brown and Vitter had co-signed an eight-page letter to Bernanke. The letter urged the Fed to do two things. First, it should draw a clearer distinction between large regional banks, which lend proportionally more money to businesses, and “money-center” banks, which are much more likely to trade and underwrite securities and derivatives. Second, Vitter and Brown asked that the U.S. see the international capital standard known as Basel III as a minimum to be raised, not a maximum to be met.
Now the romance has borne a bill, the Terminating Bailouts for Taxpayer Fairness Act. It’s short. It’s simple. Its 24 printed pages, if ever passed into law, would have far greater consequences for the money-center banks than the 848 pages of Dodd-Frank.
Banks with assets greater than $500 billion would have to hold equity capital of at least 15 percent. There’s no cheating allowed: Equity-like instruments such as contingent capital won’t count. And the complicated, modeled assessments of different assets known as “risk-weighting” won’t count, either. A dollar at risk will be a dollar at risk. “Capital standards struck me as one of the things that would be more effective,” says Vitter. “It’s a good predictor of survivability, and it would have an impact without coming down like a hammer, like an absolute size limit [on banks].” Size is not risk. Risk is risk.
The bill marks a departure from Basel III, which allows contingent capital and risk weighting, and asks for equity capital of 4.5 percent. The bill also says, in so many words, that U.S. agencies will be “prohibited from any further implementation of any rules” that come out of Basel. Asked whether this means pulling out of the Basel negotiations completely, Vitter says “Yes, and trying to lead the world … we think Basel II and Basel III are hopelessly complicated. And risk weighting, it’s too easy to be gamed, certainly the versions I’ve seen.”
9. The real reason the US housing market went bust - New US Federal Reserve research has found the real reason was that home buyers thought house prices would NEVER fall and they just did the rational thing, which was to buy and buy and borrow and borrow until it stopped.. It wasn't necessarily the bankers' fault or the market structure's fault, they say.
Now where else have we seen that assumption that house prices will NEVER fall...
But it's different here. And it's different this time. And you can't lose with property maaate...
New Zealand is the exception.
We're so exceptional.
We have Hobbits.
And Cows.
We're soo special. ;) It will never happen here...
And repeat after me....
Here's the Boston Globe on the research, and the research itself.
Since 2008, Willen, a mortgage specialist, has pored over troves of data and emerged with a powerful, counterintuitive conclusion: that the real reason everything ended so badly wasn’t adjustable rate loans, or government housing policy, or esoteric financial instruments. Rather, it was a single underlying assumption that almost everyone in the market, from bankers to home buyers, shared: that American house prices would continue to go up indefinitely.
Willen has spent the past four years trying to persuade people of what he sees in the data: that everyone in the drama acted perfectly rationally. Under the assumption that the real estate market would continue its steady rise, it made sense for families to buy homes they couldn’t afford, and it made sense for bankers to buy up subprime mortgages. This belief —Willen thinks of it as a mass delusion—fueled an immense bubble that could not be reliably identified for what it was.
10. Totally Stephen Colbert on forced tank spending
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The Wall Street Journal reported overnight that the Treasury has called for investment banks to tender for leading roles in the partial privatisation of Meridian Energy and Genesis Energy. The report said pitches for the work were due by the end of this month.
http://www.stuff.co.nz/business/industries/8622877/Govt-preps-for-next-power-company-IPOs
#6: may I point out that where Mr Stiglitz says "our tax system" he is talking about the US tax system. Even assuming that every statement in the article is completely correct, it still tells us nothing about the position in New Zealand.
#9: House prices in Auckland - not in New Zealand - are high because supply is constrained and demand is rising. That's not special; the same would happen anywhere, and with any form of good or service, where supply was constrained and demand rising. If one or both of those factors changes, then prices may fall. If they don't, they won't. What is it that you think is going to change in the Auckland housing market?
MdM
Absolutely, I'm realy tired of saying that as a tail end baby boomer raised in NZ I'm not evil and didn't destroy the world, but these is so much published about the destructive behaviour of the BB's just no-one ever qualifies it, saying its US baby boomers, mud sticks if you chuck it hard an often enough and keep your soundbites short
My Chinese is a bit rusty, but NZ is not the top destination. The graphic is a bit misleading. As you can see from the numbers of people who emigrated to each of the countries shown, NZ's 5300 Chinese immigrants can't possibly account for 13% of the total if the US had 87016 and Canada had 28696. The red line of characters by the graphic indicates that the percentages are based on the total number of immigrants to the destination country, ie, the 5300 is supposed to be 13% of the number of people who emigrated to NZ in 2011. There's a line further down which says that the top 3 favorite destinations are (in order of preference): 1. Australia; 2. Canada; and 3. the United States. Still, I suppose the point is that NZ is featured in this report. Maybe a percentage of the NZ immigrants are trying to move on to Oz ultimately.
Population increases in 2012
Melbourne - 77.242
Victoria - 88,966
Perth - 65,434
It's going nuts - it's all going into the cities - crushing infrastructure
not going into regional or rural areas
http://www.farmweekly.com.au/news/metro/national/general/melbourne-continues-to-lead-nations-population-growth/2655933.aspx
Your comments at the start of #9 are childish drivel BH. It is a travesty that you are trotted out in respected media like RNZ as some kind of expert when you are constantly and consistantly putting up stuff like "Bernard Hickey's 10 Reasons House Prices Will Fall 30% In The Next Two Years". That was your masterpiece from 2009, still searchable on this site. Every point was completely wrong.
Have we ever seen a piece from you that contains anything resembling meaningful research and analysis? Do you publish this stuff because the un-egged parts of your face bother you?
BH was correct, if you only looked at housing from a (recent) historical perspective.
The problem is that several exponential graphs underlie what is happening, and off that base-line, house/regulation complexity have to be included.
HughP documents the stretched cheiwng-gum, but you need to understand why the hands are moving apart.
Two things are competing now;
The scarcity of close/low sites, population increase, scarcity of materials, energy, increasing complexity/regulation - are all 'up' drivers.
But reduced (and permanently-reducing) opportunities to generate income and debt-overhang, are 'down' drivers.
At the end of the day, everything shrieks of 'flight-to-safety' at the moment - and real estate is a bit more tangible than electron-generated '1's and '0's. On that basis, even though dwindling real incomes cannot possibly support mortgages as they are understood, the prices may stay up because of the tangible nature of the asset.
BH might take the medal for wrongevity, but you are up on the podium next to him PDK.
The demise of the availability of super cheap oil will be the single biggest driver of enterprise growth over the coming decades. Before we are one quarter of the way through the second half of oil we will have extracted 50 times the value of the first half. The last three quarters of the first half will probably not even be needed for burning. Rising energy prices create so many enterprise opportunities I feel overwhelmed, but I'm having a ball anyway.
Your constant harping that because a line on a graph was once rising exponentially means the world is going to implode....sheeesh man, get a life. For the first few weeks of your life the number of cells in your body was increasing exponentially. By your reasoning PDK would fill the entire universe by now. Any system at some stage undergoes exponential growth.
It is a shame you seem to have become so dogmatic. There are a lot more exciting possibilities out there than generating a few watts of power from an old washing machine, as clever as that may be.
What you say is true Vera, but it also means that an economic model which is not based on eternal growth will be adopted. Either because we plan for it or because it's imposed by cosmic arithmetic.
For instance. Economists around the world are in mortal fear of any growth rate below, say 3%. And yet, if you do the maths, at a growth rate of a miserly 2.3% you multiply your GDP by a factor of 10 in 100 years.
OK, we'll be using technologies, goods and services which are progressively less energy intensive. Even so, it can't go on indefinitely.
Dr Tom Murphy's blog "Do the Math" has some fascinating conclusions from extrapolating our past wicked ways.
e.g. http://physics.ucsd.edu/do-the-math/2011/07/galactic-scale-energy/
At our historic rate of growth of energy usage since the industrial revolution (which is a remarkably straight logarithmic curve) we'll require the energy output of the whole bloody galaxy in 2500 years.
Food for thought.
:)
Put your money into sailing ships.
I hear you Alan. In the new model growth will not be defined by the number of widgets produced for next years inorganic collection.In the past two years my son has stopped smoking cigarettes, drinking alcohol and taken to healthy living and physical fitness with great enthusiasm. He has also become passionate about creating a sustainable household and moving off-grid within 5 years.
That's what I call growth. Lots of his many friends are following suit. Exponential growth.
You dont get money is a proxy for energy ie an IOU for work and that EROEI is the key piece of maths/economics. Then you dont get that most of the world cant pay for oil at $150 let alone >$200 which is where the costs to extract the remaining oil is heading.
Such work and analysis as PDK quotes has been gone over by the best scientists, academics and the result is simple peak oil is here we wont get any more and the output will decline. From that we see that GDP will decline the only Q is how fast and how far.
Its highly likely the last 1/4 if not the last 1/3rd will never be extracted, free enterprise wont do it for free or at a loss.
BH is underestimating the drop, back in 2009 he didnt I believe understand the fossil fuel problem...anyway the losses will be more like 60~75%...and it hasnt happened yet because we are running on flat production and massive Qeing.
regards
Be Kind ..
As a practitioner in the dark arts of behavioural economics I'm gonna defend Bernard Hickey on his call on property prices. In my opinion, given the circumstances at that time, it was a reasonable call. In the fullness of time it proved to be unfounded. But then who could have guessed at all the bailouts to come. I arrived at the same conclusion as Bernard. So get lost.
You might recall that over the space of 72 hours, the weekend that Lehman Brothers was let go, the central bankers of the world panicked. Kevin got on the phone to Helen, Helen got on the phone to Alan Bollard and they threw caution to the wind, underwriting all those Finance Companies with Government Guarantees
Someone had to Call It, Call it Friendo....
http://www.youtube.com/watch?v=YOohAwZOSGo
if it wasn't a mess it'l do until the mess gets here...
ucanny christov
The last time you mentioned Sancho Panza and quixotic things I had just that previous weekend seen a full presentation of Don Quixote
Here you do it again and last saturday night went to see the doco of the NY Grand Prix and lo and behold here was this 12 year old doing Don Quixote - an excerpt any way
Unfair. House prices did fall 15% in real terms over 2007-2010. Bernard got the magnitude wrong, what did stop prices falling further was the dramtic decrease in OCR.
House prices can and do fall and it is ridiculous to claim otherwise. I have heard many real estate agents state that they don't though. House buyers and sellers often seem to be irrational players, a loss in real terms is OK but a nominal one is not. Opportunity costs never get figured into the equation either.
http://rt.com/business/us-housing-rise-february-638/
"...Average prices in the 20 cities gained 9.3% year-over-year, also beating expectations of 9%, and the biggest increase since May 2006..."
Deja vu all over again.
Sigh...
Ostrich I know nothing much about the Dutch RE market apart from what a few tenants have told me over the years. Very long term rental agreements and much more tenant protection type legislation. I worked in Vancouver in the 90's and was struck by the many cultural similarities with Auckland. Have lost touch with the market there. Time to touch base with a few old aquaintences. I qualify for a Canadian passport and mean to take it up soon as a Southern Hemisphere catastrophe insurance.
Peter Rachman (1919 – 29 November 1962) was a landlord in the Notting Hill area of London in the 1950s and early 1960s, who became notorious for his exploitation of his tenants. The word "Rachmanism" entered the OED as a synonym for the exploitation and intimidation of tenants.
http://en.wikipedia.org/wiki/Peter_RachmanRachman was an intelligent man with a genial personality. Though not blessed with conventional good looks, being short, balding and dumpy, he had the power to charm women and mixed with all classes of society from prostitutes to the aristocracy. Rachman displayed his wealth flamboyantly, driving a Rolls Royce, chewing on a cigar and sporting dark sunglasses.
It reminmds me of the character we have all met. Hunched over Marty is smoking two packs of cigarettes a day. If you mention anything to him about his health, express ANY concern, talk statistics- talk about the experiences of others (Spain, USA, Ireland ......) they go into a rage. "My Uncle Bob smoked 4 packs of B and H a day and lived to be 93. A bus ran over him". Yep, smoke as much as you want and you will be fine- just think positively
Give it to him baby.... ouch
I get what he is saying.... ok.. his tone sounded a little childish ...but the message is valid.
The Global environment is not good.... . Our most important trading partner ,China...is having the speed wobbles.. which is already having an impact on Austrailia.
In a Global context... I do scratch my head about NZ being in the early stages of a possible Real Esate boom. ...and I wonder how it might end.
New Zealand has been ok ...because we had some redundacy in the system ( govt. easily able to borrow.... banks in reasonable shape... room to bring interest rates down etc )....
BUT... we are using up these..."brownie points"... The next cycle could well be uglier.
In the not too distant future:
- climate change, water stress and Chinese economic contraction will cause even greater economic contraction and job losses in Oz.
- kicking the can down the road in Europe will hit a brick wall.
- The US money printing and exponential real debt growth will continue with eventual catastrophic results, particularly when interest rates inevitably go up.
- food prices around the world will continue to rise fomenting ever more unrest and outright revolution.
- like it or not, oil will continue to rise in price (in the late '90s it was at one point 1/10 of current levels - by that measure peak oil is already here.)
- and so on, pick your own disaster scenario.
A big chunk of the million or so expat Kiwis will cotton onto the fact that the grass is literally and figuratively greener in the Shaky Isles.
Hundreds of thousand may return in short order.
What happens to real estate prices then?
Allowing ever more immigration has it's perils.
:)
Alan, any one of those scenarios could be considered a pre-cursor to war, put them all together........... I don't believe we are all that far away from another catastrosphic conflict. I would much rather we, in an orderly and grown-up fashion began to de-populate the planet so that it can support us, but sadly, I think self interest will have too much influence and before long we will blowing each other to bits in the name of whatever.
Let me remind you all that Einstein said that he did not know what the 3rd world war would be fought with but he was sure the 4th would be fought with sticks and stones.
Alan, any one of those scenarios could be considered a pre-cursor to war, put them all together........... I don't believe we are all that far away from another catastrosphic conflict. I would much rather we, in an orderly and grown-up fashion began to de-populate the planet so that it can support us, but sadly, I think self interest will have too much influence and before long we will blowing each other to bits in the name of whatever.
Let me remind you all that Einstein said that he did not know what the 3rd world war would be fought with but he was sure the 4th would be fought with sticks and stones.
A couple of interesting links. Apparently the T.P.P. is not a god send for everyone surprise surprise. No wonder the Emerging market countries want a chairman who represents their perspective.
Spengler (David P Goldman) explains why businesses in the US aren't investing - they're too busy (and it's very easy to do) leveraging.....an unintended consequence of Helicopter Ben's QE to infinity (and, clearly, beyond).
I'm getting tired of being outraged.
What happened to "Yes we can" Obama? Bought off before he set foot in the White House.
Where are you Occupy Movement? Turned down Ben & Jerry's offer of big bucks in backing and sunk into irrelevance.
Pisses me off that at 72 I probably won't be around long enough to see the buggers get their comeuppance.
It's coming though.
My mistake meant to put this link:http://www.cepr.net/index.php/op-eds-&-columns/op-eds-&-columns/political-corruption-and-the-qfree-tradeq-racket
My mistake meant to put this link:http://www.cepr.net/index.php/op-eds-&-columns/op-eds-&-columns/political-corruption-and-the-qfree-tradeq-racket
You do not need oversupply in all cities to get a price reduction. In the US case where some 100 + cities had stable house prices of around 3 times medium incomes. And given free movement of people it did not matter that places like LA and San Francisco had a shortage of property supply. There was obviously going to be a price correction when LA, San Francisco and other cities had relative housing costs of double or more than the cheaper cities. The price correction was so huge it caused the GFC.
Another example would be a Japanese style deflationary trap, this seems to be happening in Europe. Where you get a downward spiral of negative equity, falling asset prices, economic weakness, etc. But that is another story.
There's also the minor matter of millions of Americans having lost their homes when "Yes we can" Obama and his mates bailed out the banks and let the victims go to the wall.
Presumably those houses ended up flooding the market.
A lot of those people will be doubling up on housing, living with Mom & Pop, gone bush in Oregon, or living under a bridge.
It isn't over yet.
:)
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