DataQuick just reported Southern California homes sold at the fastest pace for an April in seven years amid the release of pent-up demand for move-up homes and high levels of investor purchases. This is while April new-home construction dipped slightly, though housing permits for new construction are increasing at 1 million units, annually.

The median sale price rose to a 58-month high, reflecting both home price appreciation as well as the simultaneous plunge in foreclosure resales and surge in mid- to up-market buying. On average, sales between March and April have risen 1.0 percent since 1988, when DataQuick’s statistics begin.

The median price paid for all new and resale houses and condos sold in the six-county Southland was $357,000 last month, up 3.3 percent from $345,500 in March and up 23.1 percent from $290,000 in April 2012. Last month’s median was the highest since June 2008, when the median was $360,000.

Last month’s sales were the highest for the month of April since 27,114 Southland homes sold in April 2006, but they were 11.8 percent below the April average of 24,291 sales. The low for April sales was 15,303 in 1995, while the high was 37,905 in April 2004.

“This is a market that is still re-balancing. Sales of deeply discounted properties in affordable neighborhoods are way down. Activity in middle and high-end communities is on its way up. Now it’s catch-up time, with a healthier economy spurring more demand and rising prices tempting more people to put their homes up for sale,” said John Walsh, DataQuick president.

Graph: Econoday

Privately-owned housing starts in April were at a seasonally adjusted annual rate of 853,000. This is 16.5 percent below the revised March estimate of 1,021,000, but is 13.1 percent above the April 2012 rate of 754,000. Single-family housing starts in April were at a rate of 610,000; this is 2.1 percent below the revised March figure of 623,000. The April rate for units in buildings with five units or more was 234,000.

But Privately-owned housing units authorized by building permits in April were at a seasonally adjusted annual rate of 1,017,000. This is 14.3 percent above the revised March rate of 890,000 and is 35.8 percent above the April 2012 estimate of 749,000. So we can see that future construction looks promising and continues the building surge in 2013.

So it is no surprise that builder confidence in the market for newly built, single-family homes improved three points to a 44 reading on the National Association of Home Builders/Wells Fargo Housing Market Index (HMI) for May. This gain, from a downwardly revised 41 in April, reflected improvement in all three index components – current sales conditions, sales expectations and traffic of prospective buyers.

Harlan Green © 2013

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The total amount of debt held by Americans fell again in the first three months of 2013 and stood at the lowest level since the middle of 2006, the New York Federal Reserve said Tuesday. The level of household debt fell by $110 billion, or 1 percent, to $11.23 trillion, mainly because consumers reduced their mortgage obligations and used credit cards less. Household debt is now 11.4 Percent lower vs. a peak of $12.68 trillion in 2008.

Graph: New York Federal Reserve

This is one reason retail sales are holding up. Mortgage debt slid to $7.93 trillion from $8.03 trillion in the fourth quarter to mark the lowest amount since late 2006. Mortgage debt fell in the first quarter even though more home loans were issued than in the prior quarter.

Delinquency rates improved across the board: mortgages (5.4 percent from 5.6 percent), HELOC (3.2 percent from 3.5 percent), auto loans (3.9 percent from 4.0 percent), credit cards (10.2 percent from 10.6 percent) and student loans (11.2 percent from 11.7 percent).  The overall 90+ day delinquency rate dropped from 6.3 percent to 6.0 percent this quarter, below the 8.7 percent peak from three years ago.

“After a temporary deceleration in the previous quarter, the data suggest that household deleveraging has resumed its previous trajectory,” said Wilbert van der Klaauw, senior vice president and economist at the New York Fed. “We’ll look to see if this pace of debt reduction and delinquency improvements will persist in upcoming quarters.”

Retail sales beat expectation in April, up 0.1 percent, 3.75 percent in a year, following a drop of 0.5 percent in March (originally down 0.4 percent). Analysts forecast a 0.3 percent decline. Motor vehicles were unexpectedly up 1.0 percent after a 0.6 percent dip in March. Unit new motor vehicle sales slipped in April but from high levels, according to manufacturers’ data. Core strength was in building materials & garden equipment; clothing; nonstore retailers; general merchandise; and food services & drinking places. There may be some seasonality issues but discretionary spending appears to be picking up.

Graph: Econoday

Other positive developments in the Q1 New York Fed report included a rise in the share of 30-60 day delinquent mortgage balances that transitioned to current and a decline in the rate at which current mortgages transition into delinquency.  Nearly 35 percent of 30-60 day delinquent balances became current compared to 28 percent in the previous quarter. Moreover, 1.6 percent of current balances became delinquent compared to 1.8 percent in the previous quarter.   
Highlights from the report include:

• Outstanding student loan debt increased $20 billion to $986 billion.
• Total mortgage debt decreased to $7.93 trillion from $8.03 trillion.   
• Auto loans increased $11 billion to $794 billion.
• Credit card balances decreased $19 billion to $660 billion.
• HELOC balances fell $11 billion to $552 billion. 
• Mortgage originations rose for the sixth consecutive quarter, to $577 billion.

Inflation and energy prices in particular are declining, giving consumers more room to spend, which will boost Q2 economic growth as well.

Harlan Green © 2013

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The Federal Housing Finance Authority that supervises the so-called Government Supervised Enterprises (GSE), now including Fannie Mae and Freddie Mac, just announced restrictions that not only weaken Fannie and Freddie’s mandate, but the mortgage and housing markets in general. The FHFA just announced that it will no longer allow Fannie and Freddie to purchase or guarantee so-called “non-qualified” mortgages with more than 30 years amortization or that have interest only payments, among other restrictions.

Fannie and Freddie’s mission is to “Ensure that the housing GSEs operate in a safe and sound manner so that they serve as a reliable source of liquidity and funding for housing finance and community investment”. So why has it just made a ruling that will restrict their ability to be the most “reliable source of liquidity and funding”, and so real estate in general?

FHFA’s answer is the “Adoption of these new limitations by Fannie Mae and Freddie Mac is in keeping with FHFA’s goal of gradually contracting their market footprint and protecting borrowers and taxpayers,” said the announcement.

Yet Fannie Mae and Freddie Mac are the gold standard for mortgage underwriting, with the toughest qualification criteria, which is why these GSEs have the lowest default rates—some 3.13 percent vs. 6.7 percent for all private label mortgages, as I said in a past column (Saving Fannie and Freddie). That means first time home buyers and those with lower incomes will have to depend on portfolio lenders for those programs. These lenders therefore tend to use weaker qualification criteria and so either have to keep those mortgages on their books, or who package them as less credit worthy securities.

So Fannie and Freddie are the most “reliable source of liquidity and funding for housing”. There are really no other viable mortgage programs to sustain the housing market, in particular. They now guarantee some 90 percent of mortgage originations precisely because private label lenders have not come back into the market, even as housing prices have risen.

FHFA’s actual announcement said, “Beginning January 10, 2014, Fannie Mae and Freddie Mac will no longer purchase a loan that is subject to the “ability to repay” rule if the loan:

· is not fully amortizing,

· has a term of longer than 30 years, or

·includes points and fees in excess of three percent of the total loan amount, or such

other limits for low balance loans as set forth in the rule.

“Effectively, this means Fannie Mae and Freddie Mac will not purchase interest-only loans, loans with 40-year terms, or those with points and fees exceeding the thresholds established by the rule, said its announcement.”

Yet both interest only and 40-year amortized mortgage lower the payments for first time homebuyers, in particular. It also means shutting out lower-income buyers, even though Fannie and Freddie qualify them at the fully amortized rate.

There is no other way to interpret this ruling, other than another attempt to lower the overall quality of mortgage lending at a time when housing and real estate in general is at the beginning of its recovery.

Fannie Mae just reported pre-tax income of $8.1 billion for the first quarter of 2013, compared with pre-tax income of $2.7 billion in the first quarter of 2012 and pre-tax income of $7.6 billion in the fourth quarter of 2012. Fannie Mae’s pre-tax income for the first quarter of 2013 was the largest quarterly pre-tax income in the company’s history.

Need we say more? A financially sound Fannie Mae and Freddie Mac will continue to be the mainstay of housing finance, unless those who do not want or support a healthy mortgage market for all home buyers succeed in limiting their mission to “serve as a reliable source of liquidity and funding for housing finance and community investment.”

Harlan Green © 2013

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The Federal Reserve just published its quarterly Senior Loan Officer survey on lending standards by the largest banks. They basically adhere to the strictest Fannie Mae and Freddie Mac guidelines for residential loans, such as minimum 620 credit score and debt-to-income ratios around 45 percent. Banks were a bit more liberal with commercial and industrial loans—apartment lending in particular, which is red hot due to dropping vacancy rates.

The banks“…on balance, reported having eased their lending standards and having experienced stronger demand in several loan categories over the past three months,” said the report.

But not in housing, perhaps the largest segment and one that gives consumers the greatest feeling of financial well-being. Even with record low interest rates banks are being stingy, which is why there is a record some $1.76 trillion in excess reserves sitting at the Fed. Banks’ overall lending has increased just 3 percent per annum of late, versus the historical 6 percent during good times, as in this Federal Reserve graph that dates from 1987 Q1 to 2013 Q1.

Graph: Federal Reserve

This could change, however, as loan delinquency rates continue to decline and banks become less risk averse. Calculated Risk just reported Processing Services (LPS) released their Mortgage Monitor report for March. According to LPS, 6.59 percent of mortgages were delinquent in March, down from 6.80 percent in February. LPS reports that 3.37 percent of mortgages were in the foreclosure process, down from 4.19 percent in March 2012.

This gives a total of 9.96 percent delinquent or in foreclosure. It breaks down as:
• 1,842,000 properties that are 30 or more days, and less than 90 days past due, but not in foreclosure.
• 1,466,000 properties that are 90 or more days delinquent, but not in foreclosure.
• 1,689,000 loans in foreclosure process.
It is a total of ​​4,997,000 loans delinquent or in foreclosure in March, down from 5,589,000 in March 2012.

The March Mortgage Monitor report also found that new problem loan rates (seriously delinquent mortgages that were current six months ago) have fallen below 1 percent for the first time since 2007. At 0.84 percent, the March new problem loan rate is approaching pre-crisis levels, and nearing the conditions of 2000-2004 when the rate averaged 0.55 percent. However, as LPS Applied Analytics Senior Vice President Herb Blecher explained, a borrower’s equity position is still a key indicator of his or her propensity to default.

“There has always been a clear correlation between higher levels of negative equity and new problem loan rates,” Blecher said. “Looking at the March data, we see that borrowers with equity are actually outperforming the national average — at 0.6 percent, this group is quite close to pre-crisis norms. The further underwater a borrower gets, the higher those problem rates rise. Borrowers with loan-to-value (LTV) ratios of just 100-110 percent are actually defaulting at more than twice the national average. For those 50 percent or more underwater, we see new problem rates of 4 percent.

Graph: LPS

“Still, the overall equity trend has been a very positive one,” Blecher continued. “LPS’ latest data shows that the share of loans with LTVs greater than 100 percent has fallen 41 percent from a year ago. In total, there were approximately 9 million such loans, or about 18 percent of active mortgages. Some states, including the so-called ‘sand states’ (Arizona, Florida, Nevada and California), are still well above the national level, at an average 28 percent, but they, too, have seen improvement over the last year, with negative equity dropping over 40 percent across those four states since January 2012.”

So we know that rising housing values will continue to benefit homeowners and lenders. As foreclosure rates continue to fall, there is less downward pressure on housing values, since foreclosed homes sell on average some 33 percent below market prices.

Corelogic just reported that home prices nationwide, including distressed sales, increased 10.5 percent on a year-over-year basis in March 2013 compared to March 2012. This change represents the biggest year-over-year increase since March 2006 and the 13th consecutive monthly increase in home prices nationally. On a month-over-month basis, including distressed sales, home prices increased by 1.9 percent in March 2013 compared to February 2013.

Banks are not doing much for the housing market, in particular, leaving Fannie Mae and Freddie Mac to guarantee 90 percent of current home loans originated by lending institutions. Meanwhile, the Federal Housing Finance Authority has just announced it will no longer allow Fannie and Freddie to guarantee so-called ‘non-qualified’ loans after 2013, which are basically those loans that don’t amortize principal to be paid off in 30 years or less, such as interest only mortgages.

The hugely excess reserves held by banks once again highlight their conservative nature. And with Fannie and Freddie withdrawing from all but the most basic mortgages, we can only hope that other lending institutions—such as Mortgage Banks and Credit Unions—will recognize the lending opportunities that rising housing prices afford, if the housing recovery is to continue.

Harlan Green © 2013

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Suddenly it looks like the U.S. economy isn’t stalling. Total nonfarm payroll employment rose by 165,000 in April, and the unemployment rate fell slightly to 7.5 percent from 7.6 percent in March, reported the U.S. Bureau of Labor Statistics last Friday. I suspected as much in my April 29 column (Will U.S. Growth Slow in 2012?) due to the large seasonal adjustments deducted from last month’s actual 729,000 increase in payroll jobs.

On top of that, the change in total nonfarm payroll employment for February was revised from +268,000 to +332,000, and the change for March was revised from +88,000 to +138,000. With these revisions, employment gains in February and March combined were 114,000 higher than previously reported.

Graph: Calculated Risk

So maybe the sequester cuts in government spending may not be harming growth as much as predicted—at least for the present. The Congressional Budget Office predicted a loss of up to 750,000 jobs and 1.5 percent in GDP growth in 2013 due to the sequestration cuts.

Why the large revisions to such an important economic indicator? Circumstances may be mirroring that of an earlier era. President Clinton saw some 22 million jobs created during his term, while government spending was reduced due to an earlier cutback in defense spending. The slack was made up by booming exports due to a reduced dollar exchange rate, a more accommodative Fed under Chairman Greenspan, the dot-com bubble that saw a boom in high tech investments, as well as the beginning of the last housing boom that ultimately resulted in the housing bubble.

It may be harder to identify the current growth drivers coming out of this Great Recession. But Fed Chairman Bernanke is pursuing the same business-friendly practices as predecessor Greenspan with record low interest rates and the QE securities’ buying programs that has also boosted exports.

Could it be the high tech, digital replace-workers-with-machines revolution has slowed, along with productivity growth, which means the current workforce has reached the limits of its output, so that hiring has to increase? Nonfarm business productivity rebounded an annualized 0.7 percent, following a decline of 1.7 percent in the fourth quarter. Unit labor costs rose 0.5 percent, following a 4.4 percent jump in the fourth quarter. That is usually a sign of the need for increased hiring, and Q1 seems to have confirmed it. We know the importance of keeping labor costs down, since such costs make up two-thirds of product costs.

Graph: Econoday

So increased hiring is probably why unit labor costs plunged in Q1 2013, which are the costs associated with producing ‘one unit’ of product. Year-ago unit labor costs were up 0.6 percent, compared to 2.0 percent in the fourth quarter. Hourly compensation was up 1.6 percent, following 2.7 percent in the fourth quarter.

More good news was the National Federation of Independent Business (NFIB) report that hiring had increased in the small business sector in particular. “April was another positive, albeit lackluster month for job creation—but small-business owners are expressing a bit more enthusiasm in hiring plans in the months to come”, said NFIB Chief Economist William Dunkelberg. “According to NFIB’s latest data, small employers reported increasing employment an average of 0.14 workers per firm in April. This is a bit lower than March’s reading, but still the fifth positive sequential monthly gain.”

Graph: NFIB

The higher payroll and small business hirings could mean productivity gains for robots and other high tech productivity aids are reaching their limits. It looks like robots can only do so much of the work.

Harlan Green © 2013

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The Federal Reserve Open Market Committee has just said it in the press release from its latest committee meeting in an otherwise ‘moderately’ upbeat announcement: “Household spending and business fixed investment advanced, and the housing sector has strengthened further, but fiscal policy is restraining economic growth.”

Austerinomics, or the policy of starving the beast of government by cutting both its revenues and spending doesn’t work at a time when 7.6 percent of those looking for work cannot find jobs, and some 4.7 million have been unemployed for more than 6 months. In fact, austerinomics is really starving most Americans of their wealth, as well as necessary public services and safeguards.

We know the restraints are across the board sequestration spending cuts on top of the $1.6 trillion in spending cuts enacted in 2011. The results, says the Congressional Budget Office are the loss of up to 750,000 jobs and up to 1.5 percent in GDP growth in 2013.

The real beef of Keynesian economists such as Paul Krugman, Joseph Stiglitz and a host of other Nobelists is that the advocates of austerity in both U.S. and Europe won’t acknowledge the evidence. Austerinomics hurts economic growth. The evidence is really overwhelming, both in Europe that is back in recession and the weak U.S. recovery. Cutting government spending and other stimulus measures during recessions, and consequent recoveries makes no economic sense, because it reduces the demand for more goods and services.

Austerinomics isn’t based on any economic theory (nor is Laffernomics, the theories of Arthur Laffer who predicted that lower tax rates would increase growth). It hasn’t happened, as GDP growth has been slowing since the 1970s rather than speeding up as tax rates have been slashed.

For what drives growth is both public and private spending, not just spending of the wealthiest few. Consumers spend less and investors invest less when unemployment is high and incomes are low, period. Even GW Bush understood this, which is why he refused to cut government spending after his first recession and 9/11 attacks.

Unfortunately, most of that spending was to finance 2 wars and tax cuts for the wealthiest individuals. But it did bring back full employment, until the housing bubble burst.

So what is the real goal of the advocates of austerinomics? It is the continued transfer of wealth to the wealthiest. Representative Paul Ryan’s budget proposals provide the blueprint, and Bush’s Brain Senior Advisor Karl Rove provided the rationale for re-creating the cartels and monopolies of President William McKinley’s time—1897-1901. Rove believed Republican principles and power would reign supreme for generations, if Republicans and their supporters accumulated enough wealth.

But that has never stuck with Americans. Vice President Teddy Roosevelt initiated the progressive era upon McKinley’s assassination, battling the monopolies and cartels of that era. The result was what he called the “New Nationalism”, a government that functioned for all the people, in his famous 1910 Osawatomie, Kansas speech.

“The new Nationalism puts the National need before sectional or personal advantage. It is impatient of the utter confusion that results from local legislatures attempting to treat National issues as local issues. It is still more impatient of the impotence which springs from over-division of governmental powers, the impotence which makes it possible for local selfishness or for legal cunning, hired by wealthy special interests, to bring National activities to a deadlock. This new Nationalism regards the executive power as the steward of public welfare. It demands of the judiciary that it shall be interested primarily in human welfare rather than in property, just as it demands that the representative body shall represent all the people rather than any one class or section of the people.”

We cannot turn the clock back to the beginning of the 19^th century, in other words, even if some people want to.

Harlan Green © 2013

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In spite of warnings from such as Robert Shiller of Irrational Exuberance fame that housing values could remain stagnant over the next ten years, housing prices are making a comeback, which is boosting economic growth. Some of the worst hit bubble cities have the largest price increases, and diminished inventories. Even better news is that housing prices have returned to historical levels as measured by the price-to-rent ratio, which measures the relationship between rents (which are closely tied to incomes) and housing values, signaling that housing values are no longer in bubble territory.

Graph: Calculated Risk

Data through February 2013, released today by S&P Dow Jones Indices for its S&P/Case-Shiller Home Price Indices … showed average home prices increased 8.6 percent and 9.3 percent, respectively, for the 10- and 20-City Composites in the 12 months ending in February 2013, said the press release.

“Home prices continue to show solid increases across all 20 cities,” says David M. Blitzer, Chairman of the Index Committee at S&P Dow Jones Indices. “The 10- and 20-City Composites recorded their highest annual growth rates since May 2006; seasonally adjusted monthly data show all 20 cities saw higher prices for two months in a row – the last time that happened was in early 2005. Home sales aren’t doing badly either.”

For instance, we can say that housing prices in California cities, San Francisco, Los Angeles, and San Diego have recovered more than half their values lost since 2000. And the Price-to-Rent ratio is back to 1 to 1, meaning that the historical ratio held since January 1983 is probably the best indicator that prices have now stabilized for the longer term.

Graph: Calculated Risk

Some economists, including Dr. Shiller, seem to be puzzled by the price surge, in particular. But what about the return to more than 1 million plus new households being formed in 2012—a tripling of the recession lows, when children fled back to their parents homes because of the hard times?

And we mustn’t forget that employment has improved substantially, with some 6 million jobs now added to payrolls since the Great Recession. Dr. Shiller’s latest conclusions are based on surveys and his theories that much of consumer behavior comes from hearsay and not much research into investments, hence the housing bubble.

Dr. Shiller, an Economics Professor at Yale University, also says the biggest home price increases now are seen in multifamily rather than single-family homes which reflects a shift from home ownership to renting. The buyers are investors who rent their properties, in other words.

“Most of the increase in households in this country has been met by an increase in renting,” says Shiller. “My own survey data with Chip Case confirms that people feel more positive about renting.” He suggests that those investing in real estate are buying homes most suitable to convert to rentals, which means price increases will be more closely tied to rent increases, which means closely tied to inflation. Hence he is intimating the price-to-rent ratio should remain stable around its historical 1 to 1 ratio for years to come, which means housing prices won’t rise faster than rents.

But whether rental or primary residences, housing is contributing to overall economic growth. The First Quarter contribution by the U.S. Bureau of Economic Analysis shows that housing contributes more than 2 percent of GDP growth, and is on the upswing, particularly in single-family construction. Home improvements and broker commissions provide slightly less, while office and shopping mall investment provides contribute little at present, due to the high vacancy rates still prevailing, an overhang from the Great Recession.

Needless to say, construction spending means greater construction employment, and spending has been surging. Construction outlays rebounded 1.2 percent in February after dropping 2.1 percent in January. Private residential construction jumped 2.2 percent. For the latest month, the new one-family component was particularly strong, gaining 4.3 percent, following a 3.6 percent boost in January. The new multifamily component fell back 2.2 percent but followed a robust 6.1 percent jump the prior month. Public construction gained 0.9 percent, following a 0.2 percent rise in January. On a year-ago basis, overall construction was up 7.9 percent in February compared to 6.1 percent in January.

Graph: Econoday

Single-family investments is about to surpass home improvement outlays, says the BEA, with multifamily outlays still a minor component. So will Americans give up their home-ownership dream, and become a nation of renters? In fact, the current 64 percent home ownership rate is the long term ownership rate, which is one more factor that should tell us the housing bubble mentality Dr. Shiller so warns against has been deflated.

Harlan Green © 2013

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The naysayers are already at it. First Quarter GDP growth was 2.5 percent, slightly below forecasts. So many pundits are now saying it is a repeat of last year and the year before. An initial growth spurt started off those years, also, before a slowdown due to the U.S. Treasury debt downgrade by S&P and last year’s debt ceiling debate.

Now they say it’s sequester spending cuts and return of the payroll tax increase to its prior level that will suppress demand. Really? Real estate is beginning to recover, and job formation is still increasing. What does all that mean?

Graph: Calculated Risk

Friday’s unemployment report should tell us something about the future. Though just 88,000 payroll jobs were added in February when seasonally adjusted, the actual jobs increase was 729,000 before the seasonal adjustment. I therefore believe the seasonal adjustments were a bit draconian, as March is not usually a good hiring month, so the seasonal adjustment may be reduced—especially with the bad weather. Ergo, the February jobs numbers could be adjusted upward.

Home sales aren’t doing badly either. The NAR’s Pending Home Sale Index , a forward-looking indicator based on contract signings, rose 1.5 percent to 105.7 in March from a downwardly revised 104.1 in February, and is 7.0 percent above March 2012 when it was 98.8. Pending sales have been above year-ago levels for the past 23 months. (The data reflect contracts but not closings.)

Lawrence Yun , NAR chief economist, said the market appears to be leveling off. “Contract activity has been in a narrow range in recent months, not from a pause in demand but because of limited supply. Little movement is expected in near-term sales closings, but they should edge up modestly as the year progresses,” he said. “Job additions and rising household wealth will continue to support housing demand.”

Graph: Econoday

Household wealth, personal income, and spending also continue to increase, while inflation is declining. The Fed looks at Personal Consumption Expenditures (PCE), where overall prices have risen just 1 percent, annually. This is almost in deflation territory, which means the Fed will continue its QE3 purchases of Treasury bonds and mortgages. This is good for consumer spending, but signals less demand for consumer goods. Overall consumption spending is up 3.5 percent annually in March, a good number, vs. personal incomes that have been hovering around 2.5 percent.

The bottom line is that the loss of government payrolls and spending is bound to dent what otherwise would be a 3 percent GDP growth year. But it does look like real estate can take up some of the slack from those cut backs, as banks work off their backload of delinquent properties, the so-called “shadow inventory” of home held off the market.

Then we need to see state finances returning to health, but that is also dependent on a real estate recovery. Remember, much of the unemployment is happening in the states, where teachers, police and fire workers have been laid off en masse. So if real estate has a good year, the U.S. economy will continue to grow and maybe fool the naysayers.

Harlan Green © 2013

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Today’s parliamentary elections in Iceland will pose a difficult choice for Icelanders. Polls show conservatives have the lead—a so-called Center-Right coalition that was in power when Iceland’s own housing bubble burst and its kronar currency lost most of its value compared to the euro.

The resulting austerity measures required for an IMF rescue included capital controls still in place that has kept much of the money from Dutch and English investors in Iceland’s banks. But the devaluation of the kronar has also made its products much more competitive and resulted in 7 quarters of 2.5 percent plus GDP growth since Iceland’s emergence from its own Great Recession.

Graph: TradingEconomics

This is partly because in June 2010, the nation’s Supreme Court gave debtors a break: Bank loans that were indexed to foreign currencies were declared illegal. Because the Icelandic krona plunged 80 percent during the crisis, the cost of repaying foreign debt more than doubled. The ruling let consumers repay the banks as if the loans were in krona.

These policies helped consumers erase debt equal to 13 percent of Iceland’s $14 billion economy. Now, consumers have money to spend on other things. It is no accident that the IMF, which granted Iceland loans without imposing its usual austerity strictures, says the recovery is driven by domestic demand.

Iceland’s recovery is based on the growth in exports, tourism and domestic consumption. Exports and tourism grew because its devalued kronar made its products and services cheaper, while domestic consumption grew because incomes weren’t diminished. In fact, its current problem is some 4 percent inflation, which is actually healthy, because it means Icelanders incomes are growing rather than shrinking as in euro zone countries.

We know now from both Iceland and Cyprus banking crises that Iceland’s choice not to join the euro zone was a wise one. Simply put, Icelanders haven’t lost their purchasing power, whereas Cypriots will be condemned to serial devaluations of their incomes that will result in serious suffering for years to come. The same can be said for Ireland, Portugal, and even Spain and Italy, because they remain in the euro zone.

Why? Because being in the euro zone means the only way they can restore competitiveness is to reduce the production cost of their products, which means cutting their wages and salaries, since they cannot devalue the euro.

The lesson is obvious for so-called austerinomics—or the policies of austerity in particular required by Germany and the Nordic countries for heavily indebted countries in the euro zone. Diminish the debt loads by both writing off or otherwise reducing the debt loads as Iceland has done, while stimulating more growth, particularly among consumers. The result is that Iceland’s sovereign debt rating has been restored to investment grade by Moody’s.

A well-known American Economics Professor Brad Delong has said it best:

“I had always thought that policy makers well understood the basic principle of macroeconomic management,” said Professor Delong. “This principle has gone out the window…The working majority in the U.S. Congress is taking its cues from the Saturday Night Live character “Theodoric of York, Medieval Barber”. It believes that what the economic patient needs is another good bleeding of rigorous austerity, and that is putting further downward pressure on employment and production.”

The U.S. is still going through its own trial by fire, in other words. Conservatives here also insist on reducing debt by cutting government payrolls while reducing spending and that is eliminating literally millions of jobs from government and private payrolls that will only increase the debt load due to reduced revenues, and so reduce economic growth at a time when more growth than ever is needed.

Harlan Green © 2013

Follow Harlan Green on Twitter: www.twitter.com/HarlanGreen

The number of California homeowners entering the foreclosure process plunged to the lowest level in more than seven years last quarter, reports DataQuick. The unusually sharp drop in the number of mortgage default notices filed by lenders stems mainly from rising home values, a strengthening economy and government efforts to reduce foreclosures, says DQ.

No wonder, as the median price paid for a California home last quarter was $297,000, up 22.7 percent from a year ago, according to DataQuick. During first-quarter 2013 lenders recorded 18,567 Notices of Default (NODs) on California houses and condos. That was down 51.4 percent from 38,212 during the prior three months, and down 67.0 percent from 56,258 in first-quarter 2012.

Graph: Econoday

Most of the loans going into default are still from the 2005-2007 period, per DQ. The median origination quarter for defaulted loans is still third-quarter 2006. That has been the case for more than three years, indicating that weak underwriting standards peaked then. The most active creditors in the formal foreclosure process last quarter were Wells Fargo (5,546), JP Morgan Chase (3,863) and Bank of America (2,565).

And Calculated Risk’s Bill McBride has become very sanguine about real estate’s role in boosting economic growth. He maintains that new home sales will pick up due to unfilled demand, due to the big jump in household formation—to 1.3 million new households last year and the prediction this level will be maintained over the next decade. He sees the so-called existing-to-new home sales ratio trending back down to its historical average of 6 to 1 from its current heightened ratio, in this very interesting graph. It was the “flood’ of depressed sales from foreclosures that depressed new home sales because of the plunge in housing prices brought on by the foreclosures.

Graph: Econoday

According to the Census Bureau, there were 104 thousand new homes sold in Q1 2013, up about 19.5 percent from the 87 thousand sold in Q1 2012. That is a solid increase in sales, and this was the highest sales for Q1 since 2008, per Calculated Risk.

“Although there has been a large increase in the sales rate, sales are still near the lows for previous recessions” said McBride. “This suggests significant upside over the next few years.  Based on estimates of household formation and demographics, I expect sales to increase to 750 to 800 thousand over the next several years. Also housing is historically the best leading indicator for the economy, and this is one of the reasons I think The future’s so bright, I gotta wear shades.”

Harlan Green © 2013

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