If It Ain't Broke, Don't Fix It
The economic news this week was encouraging. The PCE data confirmed the weakness in the CPI. Core inflation continues to drift lower: the median CPI rose at annualized rate of 2.4% in November and 3.0% over the last six months. Trimmed mean inflation was 2.7% and 2.9%, respectively. There was also good growth news in the report: income rose 0.4% mom and with the overall deflator dipping a tenth, real income grew at a 5.2% annual rate on the month.
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However, in my mind the more interesting story this week is the remarkable resilience of the housing market. Housing is the most interest-sensitive sector of the economy and plays a major role in recessions. After a mild correction around COVID, however, the housing market seems to be shrugging off the impact of higher mortgage rates.
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After bottoming out at about 0.8 mil at the start of the year, single-family housing starts have risen—in “fits and starts”—by more than a third, to 1.1 mil. Multi-family starts have had a much smaller, more recent rebound.
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Meanwhile, after a brief correction, home prices are climbing again. The Case-Shiller price index jumped 45% from the start of the pandemic to mid-2022, then corrected by 5%, and has now reversed that correction. In the last six month prices are up 5%. In sum, despite high mortgage rates, both the quantity and price of housing is rising.
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Rent inflation may also be holding up better than expected. In the past decade several measures of new or marginal rents have cropped up. They show a sharp surge in 2021-22 and a major slowdown this year. The CPI measures average rents for both rent and owners equivalent rents (OER) and hence tends to reflect marginal rents only as old contracts expire and new ones are signed. This has convinced the Fed, private sector economists that CPI rent inflation is "a dead man walking." Indeed, Powell and others argue that it can be safely ignored in monitoring the inflation outlook.
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Before we break out the champagne, the latest CPI data suggest that shelter cost inflation may be plateauing at a high rate. Both rent and OER inflation have flattened out at about 6% annual rate since the summer. How is this possible? As I’ve noted before, it is a mistake to focus just on these new rent indicators and ignore the fundamentals of the housing market. New rent data have been around for just one cycle—a period of stable growth followed by the apparent 2020-23 boom-bust. This is much too short a history to derive a good forecasting model.
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The fundamentals for the rental market, particularly single-family homes, remain quite good. Higher mortgage rates have driven potential buyers into the rental market. Construction has been weak for some time, causing a shortage of homes for sale. The labor market is still hot, with near-200k job gains and a 3.7% unemployment rate. Recall that while most of the focus in the business press is on the rental market for apartments, the rent and OER on single family homes is much more important to the CPI.
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If you start me up
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It will be interesting to see how the housing market responds to the big drop in mortgage rates in recent months. Is the recent pick-up in starts and prices the precursor of a bigger rebound ahead? More broadly, with the sharp easing of financial conditions in general I’m puzzled why the median FOMC member lowered the 2024 GDP forecast slightly rather than raising it.
As I’ve been writing in the last month or so, the Fed is unlikely to cut rates much if the economy remains as resilient as we have seen. While they have stubbornly stuck to their “r-star” estimate of 2.5%, every month that passes without a recession threatening is new evidence that r-star is a lot higher than they think. Happy Holidays!
Venture Developer, Board Member, Pre-Seed Investor
1 年The bottom line is that there is substantial slack in the US economy and in particular the labor market. It is partly structural and one could argue that inflation at important levels brings people living on fixed income back in the labor force, as a couple of years with out of range inflation brings the price level up to where more people need to supplement with wages to make it to the end of the month. There is, hence, a p* (for participation) that I estimate at 64.9%. We are better served looking at this p* only as incorporated in u* for policy purposes, but it is the telltale variable that explains current conundrums. I tend to think that Fed policy is formulated looking at the broader measure, but communication is facilitated with a commonly reported direct count of the unemployed. Powell mentions U6 from time to time, which is "similar" to the broader, participation adjusted measure. The labor market has been in a long term normal range since Q4 2021, while inflation is still abnormal on a quarterly basis. PCE-PI Core inflation will likely come into its long term normal range next quarter, and the major changes to policy rates occur when you move from an out of control situation to a business as usual trajectory. Cut.
Venture Developer, Board Member, Pre-Seed Investor
1 年The Stars discussion is made complex by the assumptions of economic theory, but from a policy management perspective you need to cut through the fog and at least recognize tradeoff conditions, your targets, and what your r policy stance should be, given the u and pi of today and your targets. r* bottomed in Q2 2023 at 0.5%, but is now increasing and for the coming year it stays at 0.6%. Let us assume that I have the values right, and so pi* (inflation) is at 2.0%. This is likely one of the variables that would have a consensus. The u* is more difficult, as narrow unemployment - the 3.7% that you mention, means little if we do not consider labor force participation. I adjust for that and the u* is 5.6%. Q4 2023 is averaging 7%. We are not even near being at Full Employment, except in the world of Politics where Elections are 11 months away. Full Employment on a participation adjusted basis is reached at 2.2%. If you think it is 3.9% Full Employment and we currently run at 3.7% on the narrow measure, you keep making policy mistakes or analytical mistakes all the time. The reason why we can have falling inflation at "Full Employment" is that you look at the wrong measure of (un)employment. Miracles always relate to measurements.
Venture Developer, Board Member, Pre-Seed Investor
1 年I take issue with your comment on the neutral Fed funds rate, r*. This part of the discussion was relatively lucid when Lael Brainard was at the Fed and now it is just bandied about without context, as the navigation by the three stars, u*, r*, and pi* has been discredited, as economists have difficulty agreeing on their values, and also coming up with changing values over time. The only constant is change, and the idea of any contant constants is the only one discredited. The idea of an equilibrium condition existing in an economy is fairly wild, when you consider the concept of a business cycle, but all of economics document the tradeoffs in the course of a business cycle. Conceptually, it is not a defendable proposition that the 2.0% inflation target is reached at Full Employment. It is on average reached over a generation - 30 years, if we use the Median value. This means it is more likely that the inflation target is associated with a long term combination of median unemployment. This again means that the theory of r* being related to a Nirvana condition has no legs. In fact, r* of 0.5% is a generational moving average as well. You cannot get to 0.5% r* looking at periods of Full Employment.
Venture Developer, Board Member, Pre-Seed Investor
1 年I am with you on the puzzle as to why the FOMC lowered their Real GDP forecast. I usually go looking for reasons that my outlook is wrong, given that the seemingly useless bunch of FOMC directors are just fronting the work of 300 PhDs in Economics. When economies go into recession, the collapse is instant. I am watching business inventories to sales for signs of overproduction. FedEx, Nike warnings are adding to telco equipment and utilities issues from earlier. When does it become critical mass? You mention the good news of the PCE, but skipping the growth issue: the PCE miss. People are saving more of their income, which, if you are an American, means you are scared, or just paying past due credit card bills. I think it is the latter for now. So, the PCE report indicated slower PCE growth - 0.6% q-o-q annualized is very low.
Assistant Vice President, Wealth Management Associate
1 年Great insight