Articles by: admin

Real Estate Headwinds

As we’ve noted before, the end of QE is taking its toll on a variety of frothy markets—not just the unicorns in the Silicon Valley. The high-end condo market in Manhattan is cooling substantially; sales at the 1,004-foot tower known as One57 have stalled, with 20 of the 94 of the units still unsold, according to the Wall Street Journal. And One57 was a pioneer of the super-high-end segment; newcomers are finding it a rougher go. There’s no evidence—yet—that this slowdown is trickling down to more modest dwellings. There’s a massive construction boom underway in downtown Brooklyn and the neighboring “cultural district” around the Brooklyn Academy of Music, and a lesser one underway in Long Island City, Queens, both areas that were never known for luxury in the past. The transformation of both neighborhoods have been dreams of city planners since the late 1980s; it’s taken a few real estate cycles to get there. So far, demand has met supply, but if you walk around either area, you have to wonder how long their developers’ luck can hold out. During the mid-2000s housing boom, people seemed to forget that rising prices calls forth rising supply, which eventually puts an end to a bubble; will New Yorkers soon find out that the rules of the heartland apply to them as well?

But it’s not just the end of QE—there’s also the cooling in China and the end of the commodity boom, which is reducing the supply of restless capital looking for a home. A friend of TLR who does real estate banking in South Florida reports: “Construction lending is getting very tight, even for luxury condos in glamor markets. Russian, Latin and Mideast oligarch demand has evaporated, and the Chinese flight capital ain’t enough to bridge the gap. Likewise with hotels. Next shoe to drop is luxury rental market.”

In the Fed’s most recent survey of bank loan officers, there was a modest tightening of standards on commercial and industrial and commercial real estate loans—not as harsh as our Florida correspondent reports, but still a headwind for those sectors, though more a breeze than a gale. Standards on loans to households, by contrast, were modestly eased.

 

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The Dart Lands on 2%

How did that 2% inflation rate get sanctified? Neil Irwin of the New York Times once traced the origins of the totem back to Dan Brash, a former kiwi farmer who became governor of the Reserve Bank of New Zealand in 1988. Shortly after Brash took office, the NZ parliament mandated that the central bank pick an inflation target and granted it the political independence to meet it. Working with the nation’s finance minister David Caygill (successor to the legendary Roger Douglas, whose policy of aggressive market liberalization had worldwide influence), Brash settled on 2%. The idea spread to central bankers around the world.

Should there be such a target? The consensus of those who matter for such things seems to be yes, but one important dissenter was the current chair of the Fed, Janet Yellen. At FOMC meetings in 1995 and 1996, Yellen argued strongly against adopting a formal inflation target. In January 1995, she denounced a single-minded focus on inflation at the expense of real outcomes like employment and income growth. Underscoring the point, the said that “a wise and humane policy is occasionally to let inflation rise even when inflation is running above target.” Further, the costs of inflation targeting could be high: “Each percentage point reduction in inflation costs on the order of 4.4 percent of gross domestic product…and entails about 2.2 percentage-point-years of unemployment in excess of the natural rate.” For her, there was no proof that keeping inflation low improved economic performance, making those costs not worth paying.

She developed the point a year-and-a-half later, at the July 1996 meeting of the FOMC. She reiterated that very low inflation has no demonstrable economic benefit, other than perhaps reducing tax distortions, and those problems could be addressed legislatively without incurring the economic costs of disinflation. She also touted the flexibility afforded by slightly higher inflation: it made it easier for real interest rates to go negative when the economy needs stimulus, and it also disguised real wage cuts that might be necessary in response to demand shocks or to balance labor supply and demand across sectors. Of course, inflation in 1995 and 1996 was around 3%; she thought lowering that to 2% wouldn’t hurt much, but anything beyond that would be uselessly painful. But now even 2% might seem constraining with the ZLB having become a fact of life, and one that might endure.

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Stanley Fischer on the ZLB

In a speech to the American Economics Association’s annual meeting, Fed vice chair Stanley Fischer asked some important questions and provided few explicit answers. (He admits this himself; it’s not a reader’s uncharitable judgment.) Much of it is inspired by the zero lower bound (ZLB), but Fischer’s attention roams widely around from that starting point.

His first stop is the possibility that we’re moving towards a world with a “permanently lower long-run equilibrium interest rate,” aka r*. We’ve always been skeptical of that concept, for a number of reasons. You can’t see it, and every attempt to estimate it statistically winds up with different results. Maybe there are several points of equilibrium—a high-employment and a low-employment equilibrium, for example. Or maybe something as turbulent as a modern capitalist economy has no point that’s durably stable enough to deserve the name equilibrium.

But we don’t have seats on the FOMC, so we must bracket these concerns. A number of recent empirical efforts have found that r* is close to zero, and this empirical work has found theoretical support in Lawrence Summers’ argument that we are in a state of secular stagnation. When combined with low inflation, interest rates will spend a lot of time at or near the zero line, which makes life very difficult for central bankers.

What to do? One option is to raise the inflation target from the semi-official 2% to some unspecified higher level. To Fischer, this is risky business, and it seems to hold little appeal for him. Another possibility is to adopt negative interest rates—a strategy that some European countries have experimented with—but Fischer also finds this problematic, at least in the short term.

A third approach, about which Fischer says nothing negative (unlike most of his other propositions) is raising r* through expansionary fiscal policy. “In particular,” he observes, “the need for more modern infrastructure in many parts of the American economy is hard to miss. And we should not forget that additional effective investment in education also adds to the nation’s capital.” It might be possible to manipulate the yield curve, allowing short rates to rise for the sake of normal policy and money market functioning while keeping economically sensitive long rates down. That could be accomplished through continued long-term asset purchases by the Fed and a shortening of maturities by the Treasury.

Central bankers are expected to be discreet, and Fischer is well-practiced. But occupationally adjusted, he’s calling for a more stimulative fiscal policy to counter what could be a bout of long-term economic stagnation. There’s certainly room to boost public investment: as the graph on p. 5 shows, after depreciation, civilian public investment hasn’t been this low since the World War II mobilization.

Fischer stepped out of normal central bankerly discretion to endorse raising rates to prick an asset bubble, a controversial position in the trade. While he thought macro-prudential tools might be appropriate—capital requirements, or restrictions on loan-to-value ratios—the Fed doesn’t have the freedom to wield such tools that its foreign counterparts have. So, “if asset prices across the economy…are thought to be excessively high, raising the interest rate may be the appropriate step,” he concluded. One awaits the declassification of FOMC transcripts to see what Fischer is saying behind those big wooden doors—and how his colleagues are reacting.

Although Fischer said in the speech that r* was likely to stay low “for the policy-relevant future,” he disclosed on Wednesday that the markets are wrong if they’re only expecting two rate hikes this year. Of course, four quarter-point hikes would amount to just a single percentage point, which isn’t all that far from zero.

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Manufacturing Taxes in the MIdwest

One of our state revenue contacts in a classic midwestern manufacturing state–cars!-tracks withheld receipts flowing in from the manufacturing sector in his large state. He, and we, use withheld receipts because they are tied to ordinary wages, and bonuses, not to non-wage income, which is so noisy that we once heard an official at the Congressional Budget Office (CBO) remark that it’s a waste of time and tax dollars to try to project that stream out more than a year. Manufacturing is an important part of the current expansion, and we’re watching this stream carefully.

Of course, these receipts are reported as growth over the year and so are facing a tougher bar because of the recent recovery, but this is one of the reasons he describes his current outlook as “cautious.”

man empl

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Nothing Mysterious about this “Mystery”

People sometimes describe significant changes in productivity growth as a “mystery.” For sure, it’s a complicated question, but for us the greatest mystery is why so few people care that trend U.S. productivity growth is approaching 0, the worst performance since modern statistics began. And why do one has the will to lead a charge in hopes of reversing that trend.

But the “why” is, of course, something worth investigating. As we’ve written in the past (most recently in our February 11 issue), a low level of investment in equipment and software is part of the explanation—a contrast with the late 1990s, when we saw a burst in such investment and a consequent sharp, though short-lived, acceleration in productivity growth. Both ended with the investment bust of the early 2000s. Productivity growth then entered a long downtrend that shows no sign of stabilizing yet. Investment (as a share of GDP) fell sharply from 2000 to 2004, picked up some into 2006, and collapsed with the Great Recession. It’s recovered from the depths of 2009–2010, but remains below its 1950–2007 average. As we point out regularly when we review the Fed’s financial accounts, it’s not because Corporate America is short of funds. Managers seem to prefer stock buybacks and M&A to capital expenditures.

But that’s not all. Two recent papers offer some interesting other theories of the productivity slowdown: the malignant effects of a credit bubble on the real economy (and not just after, but during), and a low rate of business startups.

The first paper, by Claudio Borio, Enisse Kharroubi, Christian Upper and Fabrizio Zampolli of the Bank for International Settlements, investigates the effects of credit booms, labor reallocations across major sectors, and financial crises on productivity growth. Their data comes from the experience of 21 advanced economies since 1969. Borio & Co. model changes in overall productivity growth as the joint product of “common,” economy-wide features and specific movements of labor across sectors with different rates of productivity growth. They find that credit booms often lead to the withdrawal of labor from high-productivity-growth sectors, especially manufacturing, and its shift to lower-growth ones, especially construction. (This was certainly a feature of the housing bubble in the U.S.: from 2004 through 2006, annual employment growth in construction ran between 3–7%, while manufacturing growth bobbed about between 0% and -1%.)

But the subsequent bust also does serious productivity damage. As we know all too well, post-financial-crisis recessions are deeper, longer, and more persistent than the garden-variety kind. Unlike the bubble phase, where the damage is mostly the result of the bad reallocation of labor, the post-crisis phase damages both the “common” component and the allocation component. The combined effects of the bubble and bust amount to a cumulative negative shock to productivity growth of 4 percentage points that can last nearly a decade.

The second paper, written by François Gourio, Todd Messer, and Michael Siemer and published by the Chicago Fed, looks at state level data in the U.S. to determine the effects of firm entry on macro variables like the growth in GDP, productivity, and population. They find significant and persistent effects. For example, a 1% increase in the number of startups leads to an 0.1 point increase in GDP growth on impact, rising to 0.2 point after three years, and persisting (at a declining rate) for 12 years. The effects on productivity is slower, barely above 0 at first, but rising to 0.1 point and persisting (with little decay) for nearly a decade. Employment effects are more modest, on the order of 0.05 point, but persisting for up to twelve years. All in all, “a one standard deviation shock to the number of startups leads to an increase of GDP around 1.2%.” That’s not trivial.

As the graph below shows, the annual growth in employing business establishments has picked up nicely from its 2009 lows, but even so, it’s just around its 1976–2007 average. (This series comes from the Quarterly Census of Employment and Wages, which is more timely than the series that Gourio et al. used, from the Business Employment Dynamics.) That pickup is encouraging, however, and might mean good things for future employment and productivity growth—if it’s sustained. But, as the next section shows, it may not be.

employing-establishments

 

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