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Housing High Still Low - The Bear Queen has her comments again.


Diana Olick
Realty Check, CNBC

You would think that a 24 percent positive jump in any index, housing or otherwise, would have the analysts for that industry toasting recovery with bubbly champagne; not so much today.

The 24 percent jump in sales of new construction from May to June followed a 37 percent drop in sales of new construction from April to May (following the expiration of the home buyer tax credit.)

You could say that the two months kind of cancel each other out, slightly to the negative, but today's number, if nothing else, offers a big sigh of relief that while things aren't exactly getting better, they're not getting significantly worse.

And that seems to be the mantra of the market these days.

We're "stabilizing", but stabilizing at historically poor levels. Foreclosures, sales, prices...no more plummeting, but no improvement yet either.

"We're "stabilizing", but stabilizing at historically poor levels. Foreclosures, sales, prices...no more plummeting, but no improvement yet either."

Just listen to the experts:

Peter Boockvar, Miller Tabak: Bottom line, while the figure was better than expected, new home sales make up less than 10% of the overall industry with existing homes making up the balance. It's good to see a pick up in new home sales but an overall market that still has way to much inventory does not need too many new homes built.

Dan Oppenheim, Credit Suisse: The small sample size, especially given the lack of activity to survey recently, lends itself to extreme volatility in reported Census figures, and it’s hard to trust the data in months like these. Either way, the low level of activity (even with the reported increase) is well below desired absorption levels of builders and will lead to additional pressure on home prices.

Mark Hanson, Housing/Mortgage Analyst: In June, New Home Sales as a percentage of Existing Home Sales was also the lowest ever for any June on record and the second lowest in history — last month was the lowest ever. With New Home Sales at 5% of Existing Sales, some many think there is a lot of growth ahead But with demand being in distressed real estate and incredible growth expected through foreclosures & short sales over the near, mid and long term the builders have an uphill battle ahead.

Why stock market up today on housing starts "bad" data


Housing starts were weaker than expected, but they are still up 15% from their lows of last year. I still think we've seen the bottom in housing. Construction is so far below the level needed to keep pace with new family formations that inventories are being worked off and this will almost guarantee stronger construction activity in the years to come.
I haven't expected to see a strong recovery in housing in any event—I've been calling for a gradual increase over the next year or so—so this data looks to be consistent with that.

Landlord: Ready for Ocean of Tenants: Double-Dip Days by Nouriel Roubini

2010-07-16

NEW YORK – The global economy, artificially boosted since the recession of 2008-2009 by massive monetary and fiscal stimulus and financial bailouts, is headed towards a sharp slowdown this year as the effect of these measures wanes. Worse yet, the fundamental excesses that fueled the crisis – too much debt and leverage in the private sector (households, banks and other financial institutions, and even much of the corporate sector) – have not been addressed.
Private-sector deleveraging has barely begun. Moreover, there is now massive re-leveraging of the public sector in advanced economies, with huge budget deficits and public-debt accumulation driven by automatic stabilizers, counter-cyclical Keynesian fiscal stimulus, and the immense costs of socializing the financial system’s losses.
At best, we face a protracted period of anemic, below-trend growth in advanced economies as deleveraging by households, financial institutions, and governments starts to feed through to consumption and investment. At the global level, the countries that spent too much – the United States, the United Kingdom, Spain, Greece, and elsewhere – now need to deleverage and are spending, consuming, and importing less.
But countries that saved too much – China, emerging Asia, Germany, and Japan – are not spending more to compensate for the fall in spending by deleveraging countries. Thus, the recovery of global aggregate demand will be weak, pushing global growth much lower.
The global slowdown – already evident in second-quarter data for 2010 – will accelerate in the second half of the year. Fiscal stimulus will disappear as austerity programs take hold in most countries. Inventory adjustments, which boosted growth for a few quarters, will run their course. The effects of tax policies that stole demand from the future – such as incentives for buyers of cars and homes – will diminish as programs expire. Labor-market conditions remain weak, with little job creation and a spreading sense of malaise among consumers.
The likely scenario for advanced economies is a mediocre U-shaped recovery, even if we avoid a W-shaped double dip. In the US, annual growth was already below trend in the first half of 2010 (2.7% in the first quarter and estimated at a mediocre 2.2% in April-June). Growth is set to slow further, to 1.5% in the second half of this year and into 2011.
Whatever letter of the alphabet US economic performance ultimately resembles, what is coming will feel like a recession. Mediocre job creation and a further rise in unemployment, larger cyclical budget deficits, a fresh fall in home prices, larger losses by banks on mortgages, consumer credit, and other loans, and the risk that Congress will adopt protectionist measures against China will see to that.
In the eurozone, the outlook is worse. Growth may be close to zero by the end of this year, as fiscal austerity kicks in and stock markets fall. Sharp rises in sovereign, corporate, and interbank liquidity spreads will increase the cost of capital, and increases in risk aversion, volatility, and sovereign risk will undermine business, investor, and consumer confidence further. The weakening of the euro will help Europe’s external balance, but the benefits will be more than offset by the damage to export and growth prospects in the US, China, and emerging Asia.
Even China is showing signs of a slowdown, owing to the government’s attempts to control economic overheating. The slowdown in advanced economies, together with a weaker euro, will further dent Chinese growth, bringing its 11%-plus growth rate towards 7% by the end of this year. This is bad news for export growth in the rest of Asia and among commodity–rich countries, which increasingly rely on Chinese imports.
An important victim will be Japan, where anemic real income growth is depressing domestic demand and exports to China sustain what little growth there is. Japan also suffers from low potential growth, owing to a lack of structural reforms and weak and ineffective governments (four prime ministers in four years), a large stock of public debt, unfavorable demographic trends, and a strong yen that gets stronger during bouts of global risk aversion.
A scenario in which US growth slumps to 1.5%, the eurozone and Japan stagnate, and China’s growth slows below 8% may not imply a global contraction, but, as in the US, it will feel like one. And any additional shock could tip this unstable global economy back into full-fledged recession.
The potential sources of such a shock are legion. The eurozone’s sovereign-risk problems could worsen, leading to another round of asset-price corrections, global risk aversion, volatility, and financial contagion. A vicious cycle of asset-price correction and weaker growth, together with downside surprises that are not currently priced by markets, could lead to further asset-price declines and even weaker growth – a dynamic that drove the global economy into recession in the first place.
And one cannot exclude the possibility of an Israeli military strike on Iran in the next 12 months. If that happens, oil prices could rapidly spike and, as in the summer of 2008, trigger a global recession.
Finally, policymakers are running out of tools. Additional monetary quantitative easing will make little difference, there is little room for further fiscal stimulus in most advanced economies, and the ability to bail out financial institutions that are too big to fail – but also too big to be saved – will be sharply constrained.
So, as the optimists’ delusional hopes for a rapid V-shaped recovery evaporate, the advanced world will be at best in a long U-shaped recovery, which in some cases – the eurozone and Japan – may be long enough to stretch into an L-shaped near-depression. Avoiding double dip recession will be difficult.
In such a world, recovery in the stronger emerging markets – the great hope for the global economy – will suffer, because no country is an island economically. Indeed, growth in many emerging-market economies – starting with China – is highly dependent on retrenching advanced economies.
Fasten your seat belts for a very bumpy ride.

“中国房地产编年史” 房价暴跌将成为必然

第一个繁荣期:1992年——1994年,房地产空前繁荣,房价和租金、地价暴涨,炒房、炒地风盛行,土地管理失控、城市规划失控、金融领域混乱。

繁荣原因

邓小平同志的南巡讲话进一步鼓舞了人们对于改革开放的信心,中国经济开始复苏,西方国家逐渐解除了对于中国的制裁,海南建省并成为中国最大的特区、北 海建大西南出海口,享有许多政策优惠,展示出美好前景,给了人们极大的想象空间,短时间内大量人员涌入沿海地区,造成了房荒,银行资金巨量进入房地产行 业,参与炒房、炒地,危及金融稳定和安全,信托投资公司和信用等金融机构过多过滥,短期拆借利率高达60%也不罕见。

第一个衰退期:1994年-1998年

衰退原因

处于住房双轨制阶段,人们的购房意愿和购买力都不强,市场缺乏最终需求。政府出台严厉的打压政策“十六条”,要求国有银行限期撤回所贷出、拆借的资 金,否则领导要被撤职、坐牢甚至杀头,在强大的政策压力下,短期内银行资金纷纷撤走,炒房炒地失去了资金来源和承接者,真正的开发商资金链断裂,项目销售 几乎停止,工程停工。在住房双轨制时代,没有推行银行按揭,老百姓购买力极为有限,失去炒家之后,市场立即陷入萧条。许多投机者也离开了,租金也骤然下 降,下降幅度达80%,许多写字楼甚至免收租金,只要交纳物业管理费和水电费即可。

第二个繁荣期:1998年—2007年,这是中国房地产业发展的黄金十年。

十年间,行业规模快速扩张,交易量成倍增加,房价与地价也成倍上涨,居民人均居住面积也增加了一倍有余,城市面貌发生了天翻地覆的变化,房地产业也成 为国民经济的支柱产业,产生了一大批富豪和一大批积聚了相当实力的企业,政府、开发商和银行是主要的即得利益集团,老百姓分为两大集团,已经购房的也算是 既得利益者,没有购房的显然是高房价和高地价的受害者。

繁荣原因

●停止实物分房,实行住房货币化,打破了老百姓指望国家分房的预期,给市场创造了巨大的潜在需求;

●银行开始实行个人购房贷款,放大了市场购买力;

●经济开始进入高速发展阶段,老百姓收入水平提高;

●快速城市化;

●较低的利率水平。

第二个调整期:2007年-2009年

调整原因

●房价、地价上涨过快,对资源消耗过大,投资过热,危及国民经济;

●银行一肩挑着开发商和购房者两头,扩张过快蕴藏着巨大的金融风险;

●制度缺陷导致房地产行业财富创造机制畸形,拉大了社会贫富差距,造成了代内和代际的不公平;

●房价过高抑制了一定的需求;

●社会舆论压力太大,迫使政府不得不加大干预力度,几年来政府不断地出台宏观调控措施,特别是2007年9月27日出台的《关于加强商业性住房贷款管理的通知》所规定的第二套房贷款提高首付和增加利息的措施犹为见效。

第三个繁荣期:2009年—今天

全球金融危机迫使中央于2008年11月9号祭出4万亿投资计划,各地政府纷纷抛出房地产救市措施,流动性极度加剧,不断攀升的成交量使房价开始飞涨,房地产再次空前繁荣,房价和租金、地价暴涨,地王再次频现。

房地产市场经过政府调控或市场自身的调整后,又迎来新一轮更大规模的上升浪潮,房价、地价上涨到新的高度。在这一个循环周期,往往呈现出上升期长、回调期短的特点。在上升浪中,房价上涨速度远远超过居民收入增长幅度,买不起房的居民比例越来越高。

案例:广州房地产周期与香港房地产周期27年相同时间轴对比

Mid-Year 2010 Washington/Baltimore Condo Market Snapshot

The following is culled from Delta Associates' Mid-Year 2010 Washington/Baltimore Condominium Market Overview. McWilliams|Ballard co-sponsors this quarterly publication.

New Unit Sales
New unit sales volume (defined as net binding contracts written with security deposits up) in the Washington metro area during the Second Quarter was 636 units. Sales during the past 12 months were up 62% metro-wide from the prior 12-month period. In the Baltimore metro area, there were 75 net sales during the Second Quarter. During the past 12 months, there were 376 sales metro-wide, an increase of 24% from the period 12-month period.

Effective Prices
Effective new condo sales prices are down in the Washington metro area, but up 1.3% in the District. Metro-wide, effective new condo prices were down 6.0% from 12 months ago, with the Central submarket in the District up 3.6%. In the Baltimore metro area, effective new condo prices are down 3.6% metro-wide since June 2009. Price declines in the Southern Suburbs are over 10%, while in Baltimore City, prices are up by 1.3%.

Concessions
In the Washington metro area, concessions are up slightly, averaging 3.9% of the asking price at Mid-Year 2010 (up only 10 basis points from one year ago). In Baltimore, concessions average 4.3% of the asking price at Mid-Year 2010 (up 20 basis points from last year), compared to 4.1% from one year ago.

New Unit Pipeline
There are currently 4,624 unsold new condominium units that are actively marketing in the Washington metro area - the lowest level since 2003. As a result, there is now 1.8 years worth of inventory of product on the market at current rates of sales velocity in the metro area. Currently, most of the District, Arlington County & the City of Alexandria have the lowest inventory to-sales ratios in the metro area. In Baltimore, there are 1,752 unsold units currently marketing in the metro area, or 4.7 years of inventory.

Average Sales Pace
Projects that have sold out in the past two years have averaged about 2.4 sales per month in the Washington metro area. During the past three plus years, projects have sold out in the Baltimore metro area at an average of 2.5 sales per month.