What’s Really Driving The Housing Recovery?

Lance Roberts, Street Talk Live | Nov. 28, 2012, 7:44 PM | 2,773 | 1
As of late there has been a flood of commentary written about the housing recovery pointing to the bottom in housing and how the revival in housing will drive economic growth in the years ahead.  Just recently USA Today wrote:

“Six years since the start of the greatest housing collapse since the Great Depression, one doesn’t have to look very far to see signs of a recovery. Nationally, home prices are rising after more than a 30% drop since mid-2006. More good news arrived Tuesday, as the Standard & Poor’s/Case-Shiller home price index reported third quarter prices were up 3.6% from a year ago and September’s 20-city index reached its highest level in two years. Foreclosures have slowed in most of the country after having decimated hundreds of U.S. cities. Rather than being a drag on the U.S. economy, housing is now seen as a contributor to growth.

It is true that the revival in the housing market is a positive thing and is certainly something that everyone wants.  However, the hype surrounding the nascent recovery to date may be a bit premature.  The chart below shows the Total Housing Activity Index which is a composite index of new and existing home sales, permits and starts.  The blue dashed box represents encompasses the much ballyhooed recovery since the recessionary lows.

 

housing

 

There is no argument that housing has improved from the depths of the housing crash in 2010.  However, while the housing market remains at very recessionary levels, recent analysis assumes that this has been a natural, and organic, recovery.  Nothing could be further from the truth as analysts have somehow forgotten the trillions of dollars, and regulatory support, infused to generate that recovery.

I recently penned an article showing the $30 trillion, and counting, that has been thrown at the economy, and financial system, to keep it afloat over the last 4 years.  Of that, trillions of dollars have been directly focused at the housing markets including HAMP, HARP, mortgage write downs, delayed foreclosures, government backed settlements of “fraud closure” issues, debt forgiveness and direct buying of mortgage bonds by the Fed to drive refinancing and purchase rates lower.  Of course, the Fed has also maintained its ZIRP (zero interest rate policy) during this same period with a pledge to keep it there until at least 2015.

The point here is that while the housing market has recovered – the media should be asking “Is that all the recovery there is?”  More importantly, why are economists, and analysts, not asking the question of “What happens to the housing market when the various support programs end?”   With 30-year mortgage rates below 4% we should be in the middle of the next housing bubble – not crawling along a bottoming process.

But it is in this nascent recovery that we should be recognizing the true state of the average American family.  Without such massive intervention it is unlikely the housing market would be showing much of a recovery considering the decline in real wages, and household incomes, over the last four years.  Furthermore, while there has been much written about the deleveraging of the household balance sheet - the latest quarterly report shows that the only real decline in debt occurred in the mortgage segment.  What wasn’t discussed by the Fed is HOW the deleveraging was accomplished which was done though serial refinancing (I am a prime example of 4 times in the last 3 years), foreclosures, short sells, and write downs.  Not exactly a bullish commentary of the strength of the average American household.

Lastly, while residential construction only makes up slightly more than 2% of GDP, there is a limit to how much further the current recovery will go.  The decline in housing reached extreme levels during the crisis and was due for a bounce back to normal activity levels.  We are rapidly approaching an equilibrium of current supply and demand in the market.  According to David Rosenberg:

“We estimate that the builders have caught up about 90% of the way with the recent improvement we have seen in the underlying demographic demand.  There may be more upside in terms of pricing ahead.  But it is going to be limited and we are not far off seeing some plateau until we start to see the demand indicators improve more forcefully, especially from the first-time buyer, who has been quite dormant during this nascent turnaround in the housing sector.”

That may also explain where there has been no increase in the number of residential construction workers during this entire recovery.  While home builders sentiment may be ebullient – their actions tell a different story.

 

housing

 

Much of the current buying in the housing market has come from speculators and investors turning housing into rentals.  This, however, has a finite life and rising home prices will speed up its inevitable end as rental profitability is reduced.  Furthermore, the majority of home building has come in multifamily units, versus single family homes, and that segment has been growing faster than underlying demand.

It is important to understand that housing will recover – eventually.  However, the reality of that recovery could be far different than what the current media and analysts predict.  In an economy that is expected, according to the Federal Reserve, to have a long term economic growth trend of 2.6% – a recovery to historic norms, much less the pre-crises peak, is highly unlikely.  However, for now, the housing market is recovering and that is a good thing – just remember what is really driving it.

Read more: http://www.streettalklive.com/daily-x-change/1351-housing-what-has-been-forgotten.html#ixzz2De2Jy3UL

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Realtors warn of online rental scams

Monday, November 12, 2012


LOS ANGELES (KABC) – Want to live by the Pacific Ocean? In Marina del Rey, a two-bedroom condo can set you back $3,000 per month or more. One listing on Craigslist, however, shows one for just $840 per month, fully furnished with parking included.

 

Beverly Hills is one of the most expensive places to live in the entire nation, so one three-bedroom home described on Craigslist ad as a “beautifully, maintained, country-English” home looks like a screaming for $800 per month. In a different ad, another Beverly Hills property goes for $950, including utilities.

So how can this be?

Rafael Renderos, a realtor from Torrance, frequently comes across fraudulent lease and rental listings like one he found in Beverly Hills. The home leases for nearly $5,800 per month, about seven times the price listed on Craigslist. A scammer reposted pictures from the legitimate ad on Craigslist. The fake listing even included a warning that said “Avoid scams and fraud by dealing locally.”

“Scammers, will go off of the MLS or any other site out there that is listing properties for lease,” Renderos said. “They will just copy and paste the address, photos – and that’s it.”

When Renderos responded to the Craigslist ad, he received an email containing a rent application from a man who claims he’s the property owner. The man said he works as the marketing manager of Shell petroleum in Nigeria. The man said was looking for responsible tenants to take care of his house because Shell transferred him to company headquarters in Nigeria for the next four years.

As with many scams, the letter asked for an upfront deposit of $1,000.

We found a listing for a home on a quiet, tree-lined street on Mount Olympus in the Hollywood Hills. Last year, the home sold for more than $1.1 million. On the realtor’s website, it highlights a kitchen with granite countertops, designer bathroom and lush pool. However, on Craigslist there’s an ad for the very same home with the same pictures, but not the same price.

“The actual rent on this property is about $7,000 per month,” Renderos said.

On Craigslist, it was advertised at $8,000.

Renderos said the scammers use several tactics to hide their identities. They rarely list a contact phone number. Also, they ask for money up front as a deposit, often requesting a Western Union money transfer, which can’t be traced. And the key to the home that’s promised in exchange for the deposit money never arrives. The scammers keep the money.

“You can see that they’ve put a lot of verbiage on it,” Renderos said. “They use very small font.”

Fullerton Police Capt. Lorraine Jones said scammers are tough to catch because they often leave no paper trail and many live in another country.

“With so many people renting properties these days instead of owning them, the criminal element is picking up on that and they’re increasing their target population,” Jones said.

Several months ago, scammers posted an ad on Craigslist luring victims to a Hollywood apartment. One woman paid a deposit of more than $1,300 for the rental property. She was even given a key that turned out to be a fake. She later said her family was displaced by the scam.

In that incident, three people were arrested, but most scammers are never caught.

We contacted Craigslist seeking comment on this story, but the company never got back to us.

On its website, Craigslist offers this warning: “Do not rent housing without seeing the interior. In all likelihood that housing unit is not actually for rent.”

That’s the case with this three-bedroom Sunset Boulevard home. It’s described as a one of a kind getaway in Brentwood for $6,700 per month. In an ad on Craigslist, the same home, the same pictures, goes for just $1,200 per month.

While most rental and lease listings you find online are legitimate, you should never put down a deposit unless you’ve actually seen the property from the inside and outside. Never send deposit money through Western Union or mail it out of the country. You will probably never see that money again.

 

(Copyright ©2012 KABC-TV/DT. All Rights Reserved.)

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How to Give Back: Boston-Area Volunteer Opportunities This Thanksgiving Season

November 15th, 2012 by Posted in CharityThanksgiving

As Thanksgiving approaches, it is important to take a step back and be thankful for all we have this holiday season. For some people, this evokes a desire to give back to those less fortunate in the spirit of Thanksgiving. No matter what degree of help you’re looking to provide, there are volunteer opportunities for everyone, from spending time with the elderly to donating turkeys to those in need. This Thanksgiving is especially ripe for graciousness, with the number of Boston families in need of a turkey this holiday up by 50 percent from last season. If you’re looking to give back in Boston, now is the time to check out these volunteer opportunities below to help support your community before indulging on your own Thanksgiving feast.

Ongoing

Donations to the Salvation Army – Thru November 17 – 9 am – 12 pm – The Salvation Army will accept food and supplies in the mornings at their drop-off locations at Dorchester’s Kroc Community Center, South End Corps Community Center, and Chelsea/East Boston Corps Community Center.

Greater Boston Food Bank Turkey Drive- A $17 online donation buys a 12-14 lb turkey for a struggling family in need this Thanksgiving. Help reach the GBFB’s goal of 40,000 turkeys donated this year!

bostonCANshare – Thru November 30 – This is an annual food and monetary donation drive sponsored by Mayor Menino that runs all throughout the month of November. Donate a can and help to provide over 40,000 pounds of food for local families in need during the Thanksgiving season. Donation areas are all across Boston at local libraries and fire houses; find your nearest one here.

Bowl a ‘turkey’ for charity – Thru November 20th – At Kings bowling alley and bar in Back Bay, for every three strikes bowled in a row, a turkey will be donated to a family in need through the Greater Boston Food Bank or the Dedham Food Pantry.

Saturday, November 17th

Athletic Evolution Cornhole Tournament – Come out to Woburn, MA to Athletic Evolution for a cornhole tournament and food drive to benefit the Greater Boston Food Bank’s provisions for struggling families during Thanksgiving. Participants can register a team and play or simply attend and donate some cans. First and second place winners will receive cash prizes, and there is an after party at the Sea Dog Brew Pub.

South End Corps Thanksgiving Distribution – 10am – 3:30pm – Help carry Thanksgiving baskets with families and individuals.

Monday, November 19th

Stock Food at Elizabeth Peabody House Food Pantry – 9:30am – 11am – Help unload and sort food for the pantry in Somerville.

Tuesday, November 20th

Assemble Food Bags for Distribution at Red Cross Food Pantry – 8:30am – 12pm Prepare bags of non-perishable goods for 4,500 low-income clients across Boston before the holidays.

Adopt-A-Veteran at the New England Center for Homeless Veterans – Veterans from New England’s first and largest center for homeless veterans make wish-lists for the holiday season that volunteers hope to fulfill with presents as they spend a day at the shelter keeping their vet company.

Wednesday, November 21st

American Red Cross Boston Food Pantry - 1033 Massachusetts Ave, Boston, MA – The Wednesday before Thanksgiving, the pantry is open to clients from 9am to 12pm. Help stack and stock.

Thursday, November 22nd

Little Brothers Friends of the Elderly- 10am – 1pm – As part of their Holiday Visitation Program, Little Brothers-Friends visits over 300 elders on Thanksgiving who do not have family to celebrate with on the holiday. Bring them a hot meal, cider, flowers, and the gift of company.

Thanksgiving Ultimate Bootcamp – 9am – 10:30am – Come out to Boston Common for a pre-indulgence workout with all proceeds going towards St. Francis House. $25 gets you a well-deserved appetite before Thanksgiving dinner and a chance to help out a local Boston day-shelter.

For more up-t0-date information on specific volunteer opportunities in Boston, please go toBostonCares.org.

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Could Housing Be the Antidote to the ‘Fiscal Cliff’?

By: Jeff Cox
CNBC.com Senior Writer

CHICAGO — At a time when most investment professionals are preoccupied with the fiscal peril in Washington, Liz Ann Sonders envisions an economic recovery that will be built, literally, with four walls.

Martin Poole | Stockbyte | Getty Images

Just as it helped trigger the Great Recession, housing also is serving as the lynchpin to growth ahead, said Sonders, chief investment strategist at Charles Schwab.

“People are still underestimating the impact that this is going to have,” she said at the Schwab Impact 2012 conference, where thousands of investment professionals are gathering to chart an uncertain future in financial markets. “What people are underestimating is the ripple effect of confidence.”

While its growth has been far from parabolic, housing has survived what Sonders described as “the third consecutive growth scare” this summer that centered not only on the European debt crisis but also on the slew of fiscal issues facing the U.S. (Read MoreHousing Still Precarious in Obama’s Second Term)

The country is wallowing through another year of budget deficits in excess of $1 trillion and national debt that has exceeded the $16 trillion mark.

What’s more, if Congress and President Barack Obama fail to reach deficit-reduction targets, the nation faces going over what Federal Reserve Chairman Ben Bernanke has labeled the “fiscal cliff.”

That entails a round of tax hikes and spending cuts that automatically goes into effect in 2013 and, if not averted, likely would send the U.S. back intorecession.

Sonders said it’s vital to avoid the cliff, particularly at a time when housing is improving and as the U.S. can’t rely on developing economies for its growth. (Read More‘Fiscal Cliff’ Mess Is a ‘Grand Canyon’: Bill Gross)

 

 

“We are the cleanest shirt in a pile of dirty laundry,” she said in describing the state of the U.S. economy. “It’s not stellar growth, but certainly the trajectory has improved relative to the rest of the world.”

Sonders points to a slew of indicators — builder confidence, home prices and household formation among them — to show that the real estate market is showing steady progress, albeit gradual.

The Census Bureau recently reported that 1.12 million new households were formed over the past year, a turnaround from the post-recession years though not yet fast enough to make up for the households lost during the downturn.

Household formation fell during the recession as many young adults moved back in with their parents, a trend that has begun to turn.

As for builder confidence, a popular index measuring sentiment is still at levels indicating a weak market, but on the other hand is at its highest level in more than six years.

“Just about every metric in housing is starting to turn here,” she said. “We’re finally having a surge in household formation. We have the right kind of supply and demand balance.”

Still, Sonders knows the economy faces a number of other challenges — the fiscal cliff and all the rest.

“I still see some concerns in the long term,” she said. “We have a lot of traction we have to get in the near term.”

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NAR: Housing to Rebound Through 2014

Fri, 2012-11-09 16:14 — NationalMortgag…

For Sale/Credit: Stockbyte

The housing market recovery should continue through the coming years, assuming there are no further limitations on the availability of mortgage credit or a “fiscal cliff,” according to the National Association of Realtors (NAR).

“Existing-home sales, new-home sales and housing starts are all recording notable gains this year in contrast with suppressed activity in the previous four years, and all of the major home price measures are showing sustained increases,” said Lawrence Yun, chief economist for NAR. “Disruption from Sandy likely will be temporary, notably in New Jersey and New York, but the market is likely to pick up speed within a few months with the need to build new homes in damaged areas.”

Yun sees no threatening signs for inflation in 2013, but projects it to be in the range of four to six ercent by 2015.

“The huge federal budget deficit is likely to push up borrowing costs and raise inflation well above two percent,” said Yun.

Rising rents, qualitative easing (the printing of money), federal spending outpacing revenue, and a national debt equal to roughly 10 percent of Gross Domestic Product are all raising inflationary pressures. Mortgage interest rates are forecast to gradually rise and to average four percent next year, and 4.6 percent in 2014 from the inflationary pressure.

With rising demand and an ongoing decline in housing inventory, Yun expects meaningfully higher home prices. The national median existing-home price should rise 6.0 percent to $176,100 for all of 2012, and increase another 5.1 percent next year to $185,200; comparable gains are seen in 2014.

“Real estate will be a hedge against inflation, with values rising 15 percent cumulatively over the next three years, also meaning there will be fewer upside-down home owners,” Yun said. “Today is a perfect opportunity for moderate-income renters to become successful home owners, but stringent mortgage credit conditions are holding them back.”

Existing-home sales this year are forecast to rise nine percent to 4.64 million, followed by an 8.7 percent increase to 5.05 million in 2013; a total of about 5.3 million are seen in 2014. New-home sales are expected to increase to 368,000 this year from a record low 301,000 in 2011, and grow strongly to 575,000 in 2013. Housing starts are forecast to rise to 776,000 in 2012 from 612,000 last year, and reach 1.13 million next year.

“The growth in new construction sounds very impressive, and it does mark a genuine recovery, but it must be kept in mind that the anticipated volume remains below long-term underlying demand,” Yun said. “Unless building activity returns to normal levels in the next couple years, housing shortages could cause home prices to accelerate, and the movement of home prices will be closely tied to the level of housing starts. Home sales and construction activity depend on steady job growth, which we are seeing, but thus far we’ve only regained half of the jobs lost during the recession.”

Yun projects growth in Gross Domestic Product to be 2.1 percent this year and 2.5 percent in 2013. The unemployment rate is showing slow, steady progress and is expected to decline to about 7.6 percent around the end of 2013.

“Of course these projections assume Congress will largely avoid the ‘fiscal cliff’ scenario,” Yun said. “While we’re hopeful that something can be accomplished, the alternative would be a likely recession, so automatic spending cuts and tax increases need to be addressed quickly. People who purchased homes at low prices in the past couple years, including many investors, can expect healthy growth in home equity over the next four years, while renters who were unable to get into the market will be in a weaker position because they are unable to accumulate wealth.  Not only will renters miss out on the price gains, but they’ll also face rents rising at faster rates.”

Yun projects the market share of distressed sales will decline from about 25 percent in 2012 to eight percent in 2014.

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The Fiscal Cliff Explained

US President Barack Obama meets for budget tal...

It’s the phrase that will be dominating the airwaves in the days and months to come as the pundits and prognosticators leave the 2012 election behind and turn their attention to dire predictions of economic collapse should the government allow us to tumble over “the fiscal cliff.”

So, exactly what is the fiscal cliff and why is everyone so worried about it?

At its core, this economic event destined to dominate our lives for the foreseeable future is an accident of timing resulting in a one-two punch.

Think of it as the economic version of Hurricane Sandy that ripped through the northeast in the past few weeks. On its own, the hurricane could cause a lot of damage. However, when two additional weather fronts—that just happened to be in the wrong place and the wrong time—combined with the hurricane, Sandy became an exponentially devastating storm, causing loss of life and billions upon billions in property losses.

One hopes that nobody will die as a result of the fiscal cliff. However, it is very serious, indeed.

If economists are correct, the failure to resolve this problem could send the U.S. economy into a severe contraction as money is sucked out of our pockets due to a rise in the tax payments that will be required of the average American family at the very same time less money will be flowing into our pockets due to dramatic cuts in government spending.

It begins with the December 31, 2012 expiration of the Bush tax cuts. These were originally scheduled to expire at the end of 2010 but were extended two years ago in a horse trade between President Obama and the GOP controlled Congress. You may recall the December deal, following on the heels of the Republican wave election victory of 2010, wherein President Obama agreed to continue the tax cuts for all Americans in exchange for Congress agreeing to extend long-term unemployment benefits for the many Americans who were out of work.

Should the Bush tax cuts now be permitted to expire, taxes will go up for most Americans—an increase that would extend to the taxes we pay on our earnings, investments and inheritance along with the removal of a number of tax incentives that have been made available to businesses for things such as research and development.

But the expiration of the Bush tax cuts is just the beginning.

The temporary, two percent reduction in payroll taxes that the Obama administration pushed through so that consumers could have a few more dollars to spend is also scheduled to end on December 31 of this year along with the long term unemployment benefit extension mentioned above.

Adding to the misery is the reality that, beginning on January 1, some 26 million households will again become subject to the alternative minimum tax which is estimated to raise taxes for many Americans by as much as $3,700.

When it is all said and done, the expectation is that the average American household will be paying $2,000 to $3,000 more in taxes each year—leaving them with $2,000 to $3,000 less to spend in our consumer driven economy.

Not a good thing as we struggle to get the economy on a more solid footing.

But we’ve only just gotten started.

While the expiration of all these laws that have provided Americans a measure of tax relief dating back to 2001 will deliver the ‘set up’ punch, the ‘closer’ comes from the sudden and immediate reduction in government spending that hits on January 1—courtesy of the failure of the White House and the Congressional GOP to reach a more reasonable agreement in 2011 to resolve the debt ceiling crisis.

This is the ‘sequester’ you’ve heard so much about.

The cuts hit all areas of the federal budget, including a $55 billion reduction to the Pentagon’s budget in 2013, a reduction of payments to physicians participating in Medicare, substantial cuts to FEMA and the Dept. of Education budget along with a host of serious reductions across the wide ranging operations of the federal government.

What’s more, few players on either side of the political aisle actually like these large budget cuts.

While many welcome spending cuts that will begin to deal with our dangerously high national deficit, the speed and immediacy of these cuts—coming at a time when the economy remains in a precarious position made all the more complicated by the scheduled rise in the tax obligations discussed above—could have a very negative impact on the economy.

Bear in mind that Congress passed the sequester never really intending it to go into effect. The idea had been to create legislation that would produce spending cuts  so distasteful to both sides of the aisle that its mere existence would force everyone involved to come up with a more acceptable deal in order to allow the debt ceiling to rise.

As you will remember, that deal was never achievable, leaving us to face these draconian reductions that hit in January.

When you add up the increased payment of taxes and the cuts in government spending, we are looking at taking somewhere around $800 billion out of the U.S. economy next year—producing the potential for devastating consequences.

So, are we all just toast or is there something that can be done?

Certainly, the fiscal cliff can be avoided.

It simply involves Congress and the White House coming to terms on a deal that will extend the Bush tax cuts for some or for all—along with the possibility of also extending some additional items of tax relief such as the 2 percent payroll tax cuts—for an additional period of time so as to avoid an economic catastrophe resulting from Americans having less money to spend. At the same time, the parties would need to work out an agreement on how to lower our deficit without throwing the economy into a tailspin by abruptly removing too much of the large amounts of money the government spends in our economy each and every year, money that comprises a significant contribution to our GDP.

Of course, it is not really so simple at all given that our political parties disagree on how this should all be done.

President Obama has drawn what appears to be a strong line in the sand, insisting that the Bush tax cuts be extended for everyone except those who earn more than $250,000 a year.

The President believes that the additional money that would flow into the government from the highest earners via slightly higher taxes would allow government to proceed with its plans to cut the deficit without having to go forward with all of the intense and immediate cuts to government services and programs scheduled to take place in 2013. There would still be cuts to the government budget, however, with the increased revenue coming in from the nation’s highest earners, the cuts would not be quite so severe as they would be spread out over a longer period of time, thereby having less of an impact on the total economy.

When you couple a less painful reduction in government spending with Obama’s plan to leave the overwhelming majority of Americans untouched by any tax increases, he believes we can accomplish the goal of starting the process of reducing our deficit without throwing the nation into an economic tailspin.

The Congressional Republicans are insistent that the tax cuts be extended to all Americans, including the highest earners. At the same time, they argue that some new taxes set to go into effect, most particularly some taxes created by the Affordable Care Act, should be repealed in the belief that that these new taxes will put a further strain on business and, therefore, the economy.

The Congressional GOP would also like to see the cuts to the government budget remain significant—however they do not like where some of the cuts being made, most particularly, the cuts to the defense budget. Were the GOP to have its way, the cuts would extend far more into government entitlement programs rather than being placed on the defense side of the spending equation.

Republicans additionally argue that forcing our highest earners —the people Republicans like to call ‘job creators’—to pay more in taxes will have a detrimental impact on business—particularly small business—and that will result in fewer jobs at a time when job creation is priority number one.

These issues are where the battle lines have been drawn.

Clearly, compromise is required if we are to avoid tumbling over the edge of this fiscal cliff. The problem is that the word compromise, once a ten-letter word, has become a four-letter word among many of the more extreme Republicans who have entered the House of Representatives and the Senate over the past few elections. And, to be fair, Democrats are rarely in a compromising mood when it comes to cuts to entitlement programs.

The end result is that our dysfunctional government is about to face one of its most significant tests.

Failure to work towards a compromise will leave every American exposed to the dangers of a reversal in the economy at a time when it appears to finally be getting its legs underneath itself.

But compromise will only come if Americans insist on intelligent, reasonable behavior on the part of our elected officials—behavior that has been sadly missing largely because so much of the American public has given up on the time honored benefits of meeting in the middle.

In recent years, too many Americans have been unwilling to acknowledge that well-intentioned people of different political ideologies have the right to contribute to the discussion, instead believing that a  “my way or the highway” approach is the way to go. Well, we are now coming to the end of that highway and Americans have a choice.

If we open our ears and minds to what our political opponents have to say and recognize that this is their country too, we can create an environment where the politicians will have no choice but to do the same. Remember, if the politicians go down in a blaze of political posturing and spiteful recrimination, they are taking us down with them.

The good news is that you have more to say about this than you think. You and I send these people to Washington and you and I can bring them right back home again if they don’t pay attention.

So let your elected representatives know you are watching. Send them emails encouraging them to be open to compromise. Let them know that you are paying attention and that you do not intend to be forgiving if these boneheads blow up our economy because they cannot behave like grown-ups.

Remember that, despite your own strongly held beliefs and principles, when government properly performs its role, nobody gets everything they want and nobody loses everything they want. And if you find that idea troublesome, try to keep in mind that this is precisely how America became great.

Do that, and this will all have a much happier ending for all Americans.

contact Rick at thepolicypage@gmail.com and follow me on Twitter @rickungar


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Rising rents outpacing home sale prices

By Vicki Needham - 11/05/12 04:30 PM ET

Increasing rents are outpacing the rise in home prices as the housing market makes gradual improvement.

Rents rose 5.1 percent year over year, with price increases driven by job growth, fewer vacancies and completed foreclosures, according to a housing index released Monday by Trulia, a group that tracks the market’s trends.

Asking prices rose 0.7 percent in October, while increasing 2.9 percent year over year.

“Home prices are climbing in most local markets and in eight of the 11 swing states,” said Jed Kolko, Trulia’s chief economist.

 

“Rising prices have taken pressure off the presidential candidates from having to come up with detailed plans to help the housing market, and that’s a big reason why they haven’t focused on housing in the 2012 campaign.”

 

Rents were up even in cities where sales prices fell, with bumps of 7.7 percent in Chicago and 8.6 percent in Philadelphia.

Excluding foreclosures, asking prices rose 3.6 percent.

Home prices were up year over year in 69 of the 100 largest metros, with prices in Phoenix up almost 25 percent, while they were down more than 5 percent in Chicago.

The top 10 price increases, which ranged from 8.7 to 24.9 percent, included three cities in California — San Jose, Oakland and San Francisco.

By the end of December, prices nationally should be just 1.1 percent below their level in January 2009.

Houston led the way in rising rents, with the top 10 metros seeing increases between 6 and 16.5 percent in the past year.

“Continued widespread price increases are good for homeowners but not for home-seekers,” Kolko said. “For homeowners, rising prices add to their wealth and help bring underwater borrowers closer to positive equity. For home-seekers, however, rising prices could put homeownership out of reach.”

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1.7 million new renters expected in next three years

Posted by kpanchuk on 11/6/12 at 8:59am

The changing dynamics of today’s housing market could create 1.7 million new multifamily renters between now and 2015, Freddie Mac’s Multifamily Research Group said this week.

The government sponsored enterprise expects the homeownership rate to fall 1 to 2 percentage points if the slow economic recovery continues.

The nation’s expanding renter pool is the result of economic stress, high foreclosure rates and changing demographics, the research group asserted in a new study.

The takeaway from the study is that rental demand is only expected to rise in the coming years.

Individuals and families looking for homes to rent also increased in recent years as the pool of qualified homebuyers shrinks.

The single-family rental market has grown 16% since 2007, suggesting renting is popular across housing product types.

“The research supports the optimism that currently pervades the multifamily market,” said David Brickman, senior vice president of Freddie Mac Multifamily. “It confirms that multifamily is a bright spot in the real estate market and the economy more broadly, and it will likely continue to shine for quite some time.”

kpanchuk@housingwire.com

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Move over, Obama; Twitter had a big night too

President Barack Obama called it — in less than 140 characters.

Around 11:15 pm EST, just as the networks were beginning to call the race in his favor, Obama took to Twitter to proclaim himself the winner over Republican candidate Mitt Romney.

“This happened because of you. Thank you,” Obama tweeted.

That the president would take his message to Twitter before taking the stage in Chicago underscored the tremendous role social media platforms like Twitter played in the 2012 election.

Minutes later, with the race called in his favor, Obama tweeted again.

“We’re all in this together. That’s how we campaigned, and that’s who we are. Thank you. -bo.”

Through the course of a long and bitter presidential campaign, Twitter often served as the new first rough draft of history.

Top campaign aides used the Internet tool to snipe at each other, the candidates used it to get out their messages and political reporters used it to inform and entertain.

On Election Night, the tweets were flowing.

By 10 p.m. EST, with the race still up for grabs, Twitter announced it had broken records.

There were more than 31 million election-related tweets on Tuesday night, making Election Night “the most tweeted about event in U.S. political history,” said Twitter spokeswoman Rachael Horwitz. Between 6 p.m. and midnight EST, there were more than 23 million tweets.

Horwitz noted the previous record was 10 million, during the first presidential debate on October 3.

“Twitter brought people closer to almost every aspect of the election this year,” Horwitz said. “From breaking news, to sharing the experience of watching the debates, to interacting directly with the candidates, Twitter became a kind of nationwide caucus.”

In the moments following Obama’s win, Twitter was in a frenzy, with a peak of 327,000 tweets a minute.

Another tweet from Obama, one that read: “Four more years” and showed a picture of him hugging his wife, became the most retweeted tweet in the history of the site.

‘First Twitter election’
Love it or hate it, Twitter and its role in politics appears to be here to stay.

For Rob Johnson, campaign manager for Texas Republican Governor Rick Perry’s failed presidential run, Twitter “changed the dynamic this cycle and will continue to play a bigger role in years to come.”

“We no longer click refresh on websites or wait for the paper boy to throw the news on our porch,” Johnson said. “We go to Twitter and learn the facts before others read it.”

The 2012 race was the first where Twitter played such an important role. Top campaign advisers like Romney’s Eric Fehrnstrom and Obama’s David Axelrod engaged in Twitter battles through the year.

With many political reporters and campaign staff on Twitter and Facebook, social media websites were often the first place news broke. Some top news stories were kept alive or thrust into the headlines after becoming hot topics on Twitter.

“It was one heckuva echo chamber,” Dante Scala, a political science professor at the University of New Hampshire, said in an email.

Johnson said Twitter was the driving force behind some of the year’s biggest political news stories.

“The Twitterverse shapes the news and public opinion,” Johnson said. “The Internet is truly a real and powerful tool in politics.”

In future elections, candidates and their campaign staffs will have to include social media as another battleground, Democratic strategist Jamal Simmons said.

“This was the first Twitter election and social media is now fully a part of our election mechanics,” Simmons said. “Going forward candidates must have an aggressive social media strategy if they want to win.”

(Editing by Mary Milliken and Peter Cooney)

 

(c) Copyright Thomson Reuters 2012. Check for restrictions at: http://about.reuters.com/fulllegal.asp

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Electoral College 101: How it works. Why we’re stuck with it.

Why is 270 the magic number on Election Day? Because it’s the number of Electoral College votes needed to win the presidency. A look at the messy system the Founding Fathers bequeathed us.

By Peter Grier, Staff Writer / November 6, 2012

Fifth-grade student Therese McCarthy holds a sign representing Pennsylvania during a mock Electoral College lesson at the Erie Day School in Erie, Pa., on Nov. 2. McCarthy and her classmates mailed polling ballot notecards to students in 200 schools across the country to be used as data for the Electoral College program in advance of the 2012 presidential election. This year, Obama “won” in her class’s polling with 417 delegates to Romney’s 121.

Andy Colwell/Erie Times-News/AP

WASHINGTON

The Electoral College: It’s much more than a boring vestige of 18th century political theory. It’s also the process by which US presidents are actually chosen, and a creaky machine that’s driven voters batty for over 200 years.

Peter GrierWashington Editor

Peter Grier is The Christian Science Monitor’s Washington editor. In this capacity, he helps direct coverage for the paper on most news events in the nation’s capital.

But it’s in the US Constitution (Article II, Section I) and it’s not going away anytime soon.

So here’s what you need to know about it to pass your Decoder 101 final exam:

Think you know your US presidents? See if D.C. Decoder can stump you!

• Point one is that under the Electoral College you don’t vote directly for your favored presidential candidate. You may think that you do, and that’s what the line on your ballot may say, but what you’re really voting for is a slate of state electors who say they also support the nominee in question.

If “Dancing with the Stars” worked this way, you wouldn’t vote directly for a couple, but for judges who’d already indicated they favored your choice. These judges would then travel to Philadelphia via horse-drawn carriage for a season finale aired live from Constitution Hall and hosted by a Ben Franklin hologram.

OK, that last part we made up. But the part about the elected electors is true.

• Point two is that each state gets one elector per member of Congress. If you’re Alaska, you get three, because you’ve got two senators and one representative. If you’re California, you’ve got 55, because you’ve got two senators and 53 representatives. The total of US electoral votes is 538. That’s why 270 will be the magic number on Election Day night – it’s half of 538, plus one.

We understand the math there may be more than any actual pundits in the crowd can handle. Our advice to them is to just relax and lie down on a green room couch until New York Times polling pro Nate Silverwalks in and explains it to you.

• Point three is that a candidate who wins the majority of votes in a state gets all its electoral votes. The exceptions to this rule are Nebraska and Maine, where the state winner gets the two electoral votes derived from the two senators, while the candidate who wins each congressional district gets the electoral vote derived from that representative.

Got that? No? Perhaps that’s why the other states don’t do it: the Electoral College is complicated enough without adding layers.

Also there is no truth to the rumor that Nebraska and Maine are pushing for a constitutional amendment allowing the winners of their respective states, if different, to fight a lasso vs. chain saw cage match for two extra electors.

• Point four is that the electors elected by the electorate cast their votes in their own special election. On the first Monday after the second Wednesday after Election Day, the electors meet in their respective states for their choices to be recorded on a special certificate which is forwarded to Congress and the National Archives as part of that cycle’s official records.

Previous to this, state governors produce a “Certificate of Ascertainment” for Washington, which lists all the presidential candidates and their electors, who won, and so forth. We’d go further into this whole fascinating paperwork thing except we’d like some readers still awake at the end. If you want to know more you can read about it here.

Peter Grier is The Christian Science Monitor’s Washington editor. In this capacity, he helps direct coverage for the paper on most news events in the nation’s capital.

• Point five is that technically speaking the election of the president of the United States takes place during a joint session of Congress on January 6th following Election Day. That’s when members of the House and Senate meet in the House chamber to preside over the counting of electors’ votes, which apparently take a long time to get to DC.

“The Vice President, as President of the Senate, presides over the count and announces the results of the vote. The President of the Senate then declares which persons, if any, have been elected President and Vice President of the United States,” concludes a National Archives summary of the process.

“If any?” Oy vey. We’d forgotten – a 269 to 269 tie throws the whole thing into the House of Representatives. That’s a subject for another story.

• Finally, our sixth and last point is that we got into this mess – excuse me, system – because the Founding Fathers faced a difficult and delicate task in establishing the way the infant US would pick its executive leader.

Think what it was like back in 1787. A group of 13 states, some small, some large, some slave, some free, was attempting to put together a process which satisfied them all. Plus there was no Google Maps, so travel between the ex-colonies was difficult and prone to wrong turns.

Many delegates to the constitutional convention just wanted the new president to be picked by Congress. But others were worried that this would lead to intrigue, and that the new leader would possibly feel beholden to those who chose him. (Yes, at the time they thought political parties, or “faction,” to be poisonous. Ha! If they saw how smoothly the president and Congress work together today to avoid doing anything about the looming “fiscal cliff” they’d realize their mistake.)

A core group feared direct democracy. The result was the Electoral College, a process which at the time seemed to stand between a one-person-one-vote approach and a congressional choice model.

The system’s details have changed over the years. At first, the electors cast separate ballots for president and vice president, with the first place finisher winning the top spot, and the second place finisher gaining the vice-presidency. After a few tries this was changed so that the electors cast a ballot for a two-person ticket.

(Here’s an interesting parlor game: try to think of the most poisonous Prez/VP pairing you can come up with under the old rules. My best try is President Al Gore and Vice President Dick Cheney.)

Today the system serves to balance the power of big and small states while spreading political power around the regions. At least a bit. Especially if you live in Ohio.

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