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The House On Haunted Hill Reform School This Is How The Story Goes The Good The Bad And The Ugly
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Economic Research:
Second-quarter growth, at 2.5%, was more robust than the 2.1% we had expected in July, thanks to stronger trade data and more inventory accumulation than the Bureau of Economic Analysis (BEA) had estimated. An upward revision to construction data suggests the final estimate may be even stronger, possibly closer to 2.7%. But more inventory accumulation in the second quarter has effectively siphoned growth from the third, and we are starting to see signs of weakness. In addition to the drop in core capital goods orders, real consumer spending was flat in July from June, with a good chunk of household money going to the gas pump rather than the mall. This suggests that growth will decelerate to a more modest 2.2% in the third quarter. The strong economic data fostered market hopes that the upcoming jobs report wouldn't disappoint. Those hopes
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were soon dashed. Only 169,000 jobs were created in August, according to the Bureau of Labor Statistics (BLS)--fewer than the 180,000 economists' consensus forecast expected, although in line with our 165,000 projection. Downward revisions the prior two months shaved off a net 74,000 more jobs, making the soft August job gains even worse. The unemployment rate did drop to 7.3%, but for the wrong reasons. People lost jobs and even more people left the jobs market. There are other reasons to be depressed. The economy has already felt the sting from higher taxes after Washington's deal on the fiscal cliff. And, instead of a cameo role, it appears that sequestration is hogging the spotlight. Meanwhile, there are two other storms brewing in Washington: the expiration at the end of September of the continuing resolution that sustains funding for government agencies and the point when the Treasury reaches the debt ceiling, which arrives soon after. This all comes as the Federal Reserve talks about taking its foot off the gas pedal of monetary stimulus. We still expect the central bank to wait until December before it decides to taper its purchases of bonds. Even if it decides to move earlier, which is certainly a possibility, it's likely the Fed will take its time in reducing purchases next year, given the soft jobs data and lack of compromise on Capitol Hill.
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was revised down to 455,000, with declines across all major regions. Following the July drop in new home sales, the Pending Home Sales Index--which measures contracts signed and offers an early signal on final sales of existing homes--slipped 1.3% over June to 109.5 in July. Though the pullback was partly because of summer season distortions, it's also partly because increasing costs--jumps in home prices, as well as rising mortgage rates--have started to limit demand. At the same time, we don't think the recent dip in some housing indicators means the recovery has reversed just yet. Rising rates might be one factor for the latest hiccup in new home sales and mortgage applications, but the average 30-year rate is still well below the 6.1% average from 2002-2007 and the historical average of 8.6%. Although rising rates will be a drag on momentum, we still expect the housing recovery to be resilient, especially given pent-up demand and expectations of continuing house-price increases.
Inventories remain lean, with the number of homes on the market up to 171,000 units in July--still near the 49-year low of 142,000 in July 2012, with the months' supply at 5.2 months. The months' supply of inventory of existing homes for sale is an even lower 5.1 months. In other words, it will take 5.1 months to clear the inventory of existing homes out there for sale--still below normal market levels of about 5.5 months and the double-digit readings seen during the crisis. Lean inventories, together with still-low, though climbing higher, interest rates, will likely push home prices higher.
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The S&P/Case-Shiller 20-City Composite Home Price Index increased 12.1% year over year in June, in line with our estimate and just off of May's seven-year peak of 12.2%. But as supply constraints loosen and homebuilders find ways to add inventory, price increases may slow. And a slowdown in the sharp price gains we've seen in the first half of the year, along with somewhat higher interest rates, aren't necessarily bad. Rising borrowing costs may encourage banks to lend, and moderating price increases may entice homebuyers on the sidelines to buy. As it stands, we've kept our 2013 forecast for the S&P/Case-Shiller 20-City Home Price Index at an 11% year-over-year increase. And it's worth noting that, while jumps in the index have been large, they were from significantly depressed levels. Remember that a 50% increase after a 50% tumble represents a 25% decline overall. For now, the index is still 23% below its July 2006 peak, though far better than the record low of 35% in February and March of last year.
Reform School
The improvement in the housing market helps explain why political activity related to reforming Fannie Mae and Freddie Mac has picked up over the last few months. A number of proposals have been introduced, and there are even signs of some agreement between the parties on what should be done. But there is still substantial political discord to be resolved, and, given that there is no deadline looming, as well as substantial profits now being generated at Fannie Mae and Freddie Mac, there seems to be little incentive to rush. Most policymakers agree that the U.S. housing finance system needs an overhaul, though how much of one is unclear. Furthermore, some GSE proposals recently called for higher levels of private capital. The bipartisan bill by Senators Bob Corker (R.-Tenn.) and Mark Warner (D.-Va.) would wind down the GSEs over five years, replacing them with a system in which private insurers would assume at least the first 10% of losses from defaulting borrowers, with a federal reinsurance entity absorbing the rest. The bill has almost half the Senate Banking Committee as cosponsors and got some support from President Obama, who said it was "pretty consistent" with his thoughts on the subject. Good news, but we're not there yet. Parties are still divided on key issues. One question is how big a role the federal government should have in the new system. Some proposals call for some federal support, while others--such as a bill from Congressman Jeb Hensarling (R.-Texas)--would wind down the GSEs and replace them with a purely private mortgage system. Another thorny issue is what impact reform will have on borrowing costs. While recent proposals have attracted support by calling for higher levels of private capital, this would likely mean higher required returns for investors and, thus, higher borrowing costs. Government support helps keep rates down. Since many Republicans oppose any government support for the GSEs, and many Democrats oppose a system that doesn't feature government support, it could be a long haul before any consensus is reached.
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The Good
In our optimistic scenario, stronger consumer and business confidence, an improving jobs market, better economic growth abroad, and a rapid calming of the financial markets would help relieve some of the strains on the U.S. economy. Washington lawmakers would avoid a collision over the continuing resolution or, even worse, the debt ceiling, and agree on a sound deficit-reduction budget plan, with a reversal of sequestration's excessive austerity. As a result, business and consumer confidence would climb, keeping private demand alive, and a revival in productivity would keep inflation under control. Pent-up demand, helped by a better jobs situation and still-low mortgage rates, would continue to fuel the real estate recovery. Housing would also get a boost from government policies that sop up the excess inventory of unsold homes and process foreclosures faster. The baseline recovery expects modest performance coming out of the recession. Our high-growth scenario is a more normal, albeit delayed, upturn. In this projection, the housing sector would rebound faster than in the baseline scenario because of lower mortgage rates and continuing strong demand. Housing starts would rise to 980,000 this year and 1.48 million in 2014--the level needed to keep up with household formation--one year earlier than in our baseline projection. A faster-recovering economy and improving credit conditions would bolster capital spending. Borrowing conditions would continue to improve, with spreads narrowing to normal levels. Although business borrowing restrictions could continue to weigh on spending, credit markets might improve faster than in our baseline forecast. Amid renewed business confidence that the recovery is on track, spending on capital equipment could grow 4.6% and 14.3% in 2013 and 2014, respectively, compared with 3.5% and 8.8% in the baseline prediction. Nonresidential construction could grow 0.9% this year, a bit better than our baseline forecast of 0.3%. Core inflation rates would heat up faster, stirring inflation fears. In response to much stronger growth and a healthier jobs market, the Fed could end its stimulus policy much sooner than we expect, hiking interest rates early next year. This tightening would continue through 2015, helping to bring core CPI back down to 2.3% by 2015, closer to the central bank's target rate but higher than the 1.9% we see in our baseline forecast. The expansion in consumer spending would be stronger than in the baseline scenario because of a better jobs market and the easing of uncertainty over U.S. fiscal policy, despite a decrease in purchasing power from higher prices at the gas pump. Consumer spending could rise 2.3% this year, faster than the 2.0% we see in our baseline forecast. Spending would then climb 3.7% in 2014. The unemployment rate would fall below 6% by the third quarter of 2014, finally around the 60-year historical average.
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Table 1
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Table 2
Upside Case
September 2013 2009 (% change) Real GDP Real final sales Consumer spending Equipment investment Nonresidential construction Residential construction Federal government State and local government Exports Imports CPI Core CPI Nonfarm unit labor costs Nonfarm productivity (Levels) Unemployment rate Payroll employment (mil.) Federal Funds Rate 10-year Treasury-note yield 'AAA' corporate bond yield Mortgage rate (30-year conventional) Three-month Treasury-bill rate S&P 500 Index S&P operating earnings ($/share) Current account (bil. $) Exchange rate (major trade partners) Crude oil ($/bbl, WTI) Saving rate Housing starts (mil.) Unit sales of light vehicles (mil.) Federal surplus (fiscal year unified, bil. $) e--Estimate. 9.3 130.9 0.2 3.3 5.3 5.0 0.2 947 56.86 (382) 100.0 61.69 6.1 0.55 10.4 9.6 129.9 0.2 3.2 4.9 4.7 0.1 1,139 83.77 (449) 97.0 79.41 5.6 0.59 11.6 8.9 131.5 0.1 2.8 4.6 4.5 0.1 1,269 96.44 (458) 91.0 95.07 5.7 0.61 12.7 8.1 133.7 0.1 1.8 3.7 3.7 0.1 1,380 7.4 136.2 0.1 2.5 4.3 4.1 0.1 1,667 6.1 140.0 0.8 4.4 5.6 5.4 0.8 2,037 5.0 143.5 3.0 4.8 6.3 6.5 2.8 2,076 (2.8) (2.0) (1.6) (22.9) (18.9) (21.4) 5.7 1.6 (9.1) (13.7) (0.3) 1.7 (2.0) 3.2 2.5 1.0 2.0 15.9 (16.4) (2.7) 4.3 (2.7) 11.5 12.8 1.6 1.0 (1.2) 3.3 1.9 2.0 2.6 12.7 2.1 0.4 (2.6) (3.6) 7.1 4.9 3.1 1.7 2.0 0.5 2.8 2.6 2.2 7.6 12.7 13.1 (1.4) (0.7) 3.5 2.2 2.1 2.1 1.2 1.5 2.0 2.0 2.3 4.6 0.9 15.5 (4.4) (0.4) 2.6 2.4 1.7 1.9 1.0 0.1 4.5 4.4 3.7 14.3 6.9 31.8 0.7 1.0 7.0 9.0 2.2 2.6 1.4 1.4 4.0 3.9 3.7 9.9 7.7 11.9 (0.6) 1.6 6.8 7.4 1.5 2.3 2.3 1.3 2010 2011 2012 2013e 2014e 2015e
96.82 108.92 116.47 116.47 (440) 95.0 (424) 97.0 (547) 97.0 (551) 101.0 88.93 5.2 1.72 17.7 (550)
94.21 102.03 104.09 5.6 0.78 14.4 4.0 0.98 15.8 (695) 4.1 1.48 17.4 (669)
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Table 3
Downside Case
September 2013 2009 (% change) Real GDP Real final sales Consumer spending Equipment investment Nonresidential construction Residential construction Federal government State and local government Exports Imports CPI Core CPI Nonfarm Unit Labor Costs Nonfarm Productivity (Levels) Unemployment rate Payroll employment (mil.) Federal Funds Rate 10-year Treasury-note yield 'AAA' corporate bond yield Mortgage rate (30-year conventional) Three-month Treasury-bill rate S&P 500 Index S&P operating earnings ($/share) Current account (bil. $) Exchange rate (major trade partners) Crude oil ($/bbl, WTI) Saving rate Housing starts (mil.) Unit sales of light vehicles (mil.) Federal surplus (Fiscal year unified, bil. $) e--Estimate. 9.3 130.9 0.2 3.3 5.3 5.0 0.2 947 56.86 (382) 100.0 61.69 6.1 0.55 10.4 9.6 129.9 0.2 3.2 4.9 4.7 0.1 1,139 83.77 (449) 97.0 79.41 5.6 0.59 11.6 8.9 131.5 0.1 2.8 4.6 4.5 0.1 1,269 96.44 (458) 91.2 95.07 5.7 0.61 12.7 8.1 133.7 0.1 1.8 3.7 3.7 0.1 1,380 7.6 135.8 0.1 2.2 4.2 4.0 0.0 1,576 8.0 136.5 0.1 1.9 4.1 4.0 0.1 1,509 8.1 137.2 0.1 2.4 4.6 4.4 0.1 1,621 (2.8) (2.0) (1.6) (22.9) (18.9) (21.4) 5.7 1.6 (9.1) (13.7) (0.3) 1.7 (2.0) 3.2 2.5 1.0 2.0 15.9 (16.4) (2.7) 4.3 (2.7) 11.5 12.8 1.6 1.0 (1.2) 3.3 1.9 2.0 2.6 12.7 2.1 0.4 (2.6) (3.6) 7.1 4.9 3.1 1.7 2.0 0.5 2.8 2.6 2.2 7.6 12.7 13.1 (1.4) (0.7) 3.5 2.2 2.1 2.1 1.2 1.5 1.3 1.4 1.7 2.5 (0.1) 12.0 (4.8) (0.6) 2.3 1.4 1.3 1.7 1.2 (0.3) 0.4 0.8 1.5 3.0 (0.5) 2.0 (2.9) (0.6) 1.0 1.9 0.9 1.5 2.3 (0.2) 1.9 1.7 1.1 4.5 0.5 11.3 (0.2) (0.7) 2.3 (0.4) 1.8 1.7 1.6 1.4 2010 2011 2012 2013e 2014e 2015e
96.82 108.92 116.47 116.47 (440) 94.6 94.21 5.6 0.78 14.4 (377) 98.8 97.30 4.5 0.92 15.4 (702) (322) 102.0 90.85 5.0 0.92 14.6 (783) (329) 100.0 92.77 5.4 1.11 14.4 (772)
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