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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