Trouble ahead for the housing market

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Our good friend John Rubino over at DollarCollapse.com just released an analysis titled US Housing Bubble Enters Stage Two: Suddenly Motivated Sellers.

He reminds us that housing bubbles follow a predictable progression:

  • Stage One: Mania -- Prices rise at an accelerating rate as factors like excess central bank liquidity/loose credit/hot foreign money drive a virtuous bidding cycle well above sustainably afforable levels.
  • Stage Two: Peak -- Increasingly jittery owners attempt to sell out before the party ends. Supply jumps as prices stagnate.
  • Stage Three: Bust -- As inventory builds, sellers start having to lower prices. This begins a vicious cycle: buyers go on strike not wanting to catch a falling knife, causing sellers to drop prices further.

Rubino cites recent statistics that may indicate the US national housing market is finally entering Stage Two after a rip-roaring decade of recovery since the bursting of the 2007 housing bubble:

  • The supply of homes for sale during the "all important" spring market rose at 3x last year's rate;
  • 30 of America's 100 largest cities now have more inventory than they did a year ago, and
  • Mortgage applications for new homes dropped 9% YoY.

Taken together, these suggest that residential housing supply is increasing as sales slow, exactly what you'd expect to see in the transition from Stage One to Stage Two.

If that's indeed what's happening, Rubino warns the following comes next:

Stage Two's deluge of supply sets the table for US housing bubble Stage Three by soaking up the remaining demand and changing the tenor of the market. Deals get done at the asking price instead of way above, then at a little below, then a lot below. Instead of being snapped up the day they're listed, houses begin to languish on the market for weeks, then months. Would-be sellers, who have already mentally cashed their monster peak-bubble-price checks, start to panic. They cut their asking prices preemptively, trying to get ahead of the decline, which causes “comps" to plunge, forcing subsequent sellers to cut even further.
Sales volumes contract, mortgage bankers and realtors get laid off. Then the last year's (in retrospect) really crappy mortgages start defaulting, the mortgage-backed bonds that contain their paper plunge in price, et voila, we're back in 2008.

Rubino's article is timely, as we've lately been seeing a proliferation of signs that the global boom in housing is suddenly cooling. I've also recently encountered similar evidence that the housing market in my own pocket of Northern California is weakening, and I'm curious to learn if other PeakProsperity.com readers are seeing the same in their hometowns.

The Global Housing Bubble

Housing, as they accurately say, is local. Conditions differ from region to region, making generalizations of the overall market difficult.

That said, the tsunami of $trillions printed by the world's central banking cartel since 2008 clearly found its way into the housing market.

The world real estate market is HUGE, over $200 trillion. That dwarfs the global debt and equity markets. So it's no surprise the central authorities did all they could to reverse the losses the GFC created for property owners.

As a result, many of the most popular locations to live are now clearly in bubble territory when it comes to home prices:

UBS map of global housing bubbles

The chart above displays the most bubblicious major cities around the world in red. But it's important to note that the merely 'overvalued' markets denoted in yellow, and even some of the green 'fair-valued' ones, are still wildly-unaffordable for the average resident.

For example, in "yellow" San Francisco, where the median home now costs $1.6 million, prices are well-above the excesses seen during the previous housing bubble:

And in 'fair-valued' New York City, the median household must spend 65% of its annual income on housing alone.

Is it any wonder that 70% of millennials who don't yet own a home fear they'll never be able to afford one?

Signs Galore Of Topping Markets

At the end of a speculative bubble, it's the assets that are most overvalued that correct first and correct hardest.

So we would expect that as the highest-priced real estate markets fare from here, the general real estate market will follow.

When we take a closer look at what's currently going on with the red-hot real estate markets noted in the chart above, we indeed see evidence supportive of Rubino's claim that the decade-long Stage One mania may now be ending.

Here's a spate of recent headlines about these cities:

Sure looks like Rubino's predicted Stage Two symptoms of rising supply and stagnating prices.

Local Signs, Too

As mentioned, I live in Northern California, quite close to Santa Rosa.

Things here aren't as nuts as they are in San Franscico; but it's still a moderately-affluent region with lots of second homes. It's one of the semi-frothy areas I'd expect to see cooling off in first should there be a downwards turn in macroeconomic conditions.

Located less than an hour north of San Francisco, residential housing prices here have roughly increased 2x over the past six years as the Bay Area has boomed. Supply has been in chronic shortage, exacerbated by the loss of thousands of structures burned during last October's destructive Tubbs fire.

But recently, for the first time in many years, realtors here are beginning to talk of a softening they're seeing in the local housing market.

Median sale prices dropped from May to June, which is counter to previous years. And several towns are seeing year-over-year declines in median price -- something unheard of over the past 7 years.

Meanwhile, the days-on-market ratio for properties is beginning to creep up.

Of the greatest concern to the realtors in my area: bidding wars are no longer happening. Houses are selling either at or below asking prices now. That's a *big* development in a market where houses have routinely sold for $50-100K+ above the listing price.

In a similar vein, I'm hearing evidence of the softening rents down in San Franscico and the East Bay (Oakland/Berkeley). Wolf Richter has done a good job chronicalling the substantial volume of newly-constructed units that have recently hit the market threatening to depress rents, and I've heard from a multi-family unit owner down there how landlords in the area are now finding their rents ~$500 too high for the market to bear.

This is all early and anecdotal data. It's too little at this point to claim definitively that my local housing market has entered Stage Two.

But I'm curious to hear from other PeakProsperity.com readers. What are you observing in your local markets? Are you seeing similar signs of concern?

Please share any insights you have in the Comments section below. Collectively, we may be able to add clarity, in one direction or another, to Rubino's hypothesis.

Prepping For Stage Two

Whatever the timing, Stage Two is an inevitability for today's ridiculously-overpriced real estate markets. It's not a matter of if it (as well as Stage Three) arrives, but when.

Given the data above, I think Rubino is correct in his assessment. Or at least, correct enough that prudent action is warranted today.

This makes even greater sense when considered along with the current trends of rising interest rates and quantitative tightening. Remember, home prices and interest rates have a mathematically inverse relationship: as rates go up, home prices must go down (all else being equal). And as central banks start withdrawing in earnest the excess liquidity that inflated property values to their current nose-bleed heights, expect further downward pressure on prices.

To drive the urgeny home even harder, we haven't even yet talked about the damage an economic recession and/or a painful correction in the financial markets would wreak on the real estate market. With the current expansion cycle the second-longest on record and our all-time-high markets looking increasingly vulnerable, it seems very unlikely we'll avoid at least one of those crises in the near to mid-future.

Here are worthwhile steps we recommend at this point:

  • Consider selling: If you're a homeowner and are not committed to remaining in your property for the next decade+, do some scenario planning. If prices fell 20%, how much of a financial and emotional impact would that have on you? If you have substantial equity gains in your home, Stage Two is the time to protect them. If you have little equity right now, make sure you're fully aware of the repercussions you'll face should you find yourself underwater on your property. What will your options be should you lose your job in the next recession? Whether to hold, or sell now and rent, is a weighty decision; and the rationale differs for each household -- so we strongly recommend making it with the guidance of your professional financial advisor.
  • Raise cash: The vicious cycle that begins as Stage Two transitions into Stage Three is deflationary. Lower prices beget lower prices. During this period, cash is king. By sitting on it, your purchasing power increases the farther home prices drop. And when the dust settles, you'll be positioned to take advantage of the resulting values in the real estate market. We've written at length about the wisdom of this strategy given current market conditions, as well as how, while waiting for lower prices, you can get 30x the return on your cash savings than your bank is willing to pay you, with lower risk. Our recent report on the topic is a must-read.
  • Educate yourself: Yes, real estate is overpriced in a number of markets. But it has been and will remain one of the best ways available to the non-elites to amass income and tangible wealth. And as mentioned, when the next Stage 3 brings prices down, there will be value to be had -- potentially extreme value. If you aren't already an experienced real estate investor, now is the time to educate yourself; so that you'll be positioned to take informed action when the time to buy arises. Our recent podcast interview on Real Estate Investing 101 is a good place to start.

In Part 2: The Case For Starting To Build A (Small) Short Position, we conduct a similar analysis into the overvaluation and growing vulnerability of the financial markets (which are highly likely to correct much faster, sooner and more violently than the housing market), including the details on a recent short position we've started building.

The tranquil "free ride" the financial and housing markets have had for nearly a decade are ending. The string of easy gains with little effort are over now that the central bank money spigots are turning off at the same time the "greater fools" pocketbooks are tapping out.

For a brief time, prices will waiver, as investors remain in denial and refuse to sell at lower prices. But soon that denial will turn to panic, and prices will plummet.

Make sure you're positioned prudently before then.

Click here to read Part 2 of this report (free executive summary, enrollment required for full access)

Does France's latest move PROVE lawfare is on the rise?

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An all-too-familiar story unfolded in France this week: the is law being weaponized against a "far-right" candidate. Does that ring a bell?

Glenn was taken aback earlier this week when he learned that Marine Le Pen, a popular French conservative, had been banned from the 2027 election following a controversial conviction. The ruling shocked French conservatives and foreign politicians alike, many of whom saw Le Pen as France’s best conservative hope. President Trump called it a "very big deal," a view shared by French commentators who fear this marks the end of Le Pen’s political career.

But this isn’t just about France—it’s a symptom of a larger threat looming over the West.

A double standard?

Fmr. President Sarkozy (left) and Fmr. Prime Minister Fillon (right)

BERTRAND GUAY / Contributor, Chesnot / Contributor | Getty Images

As of Sunday, March 30, 2025, Marine Le Pen led the polls with a commanding edge over her rivals, offering French conservatives their strongest shot at the presidency in years. Hours later, that hope crumbled. Found guilty of embezzling EU funds, Le Pen was sentenced to two years of house arrest, fined €100,000 ($108,200), and banned from public office for five years, effective immediately.

Glenn quickly highlighted an apparent double standard. Former President Nicolas Sarkozy and former Prime Minister François Fillon faced similar—or worse—corruption charges, yet neither was barred from office during their political runs. So why Le Pen, and why now? Similar to Trump’s "hush money" trial, legal troubles this late in the election cycle reek of interference. The decision should belong to voters—France’s largest jury—not a courtroom. This appears to be a grave injustice to the French electorate and another crack in democracy’s foundation.

This is NOT about France

Andrei Pungovschi / Stringer | Getty Images

This pattern stretches far beyond France; it’s a tactic we’ve seen before.

In early 2025, Bucharest’s streets erupted in protest after Romania’s Constitutional Court annulled the first round of its presidential election. Călin Georgescu, a rising conservative, had clinched an unexpected victory, only to have it stripped away amid baseless claims of Russian interference. His supporters raged against the decision, seeing it as a theft of their voice.

Both Georgescu and Le Pen echo the legal barrage President Trump endured before his 2024 win. The Left hurled every weapon imaginable at him, unleashing unprecedented lawfare. In America, the Constitution held, and the people’s will prevailed.

Now, with Tesla vandalism targeting Elon Musk’s free-speech stance, a coordinated pushback against freedom is clear—spanning France, Romania, the U.S., and beyond.

The war on free will

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Trump’s 2024 victory doesn’t mean lawfare is dead; Europe shows it’s thriving.

France and Romania prove its effectiveness, sidelining candidates through courts rather than ballots. Glenn warned us about this years ago—when the powerful can’t win at the polls, they turn to the gavel. It’s a chilling trend of stripping voters of their choice and silencing dissent, all the while pawning it off as justice. The playbook is polished and ready, and America’s turn could come sooner than we think.

Melania Trump's fashion influence inspires the next generation

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First Lady Melania Trump’s impeccable style has long captivated admirers across the globe, but for one young woman, it sparked a creative revolution.

Lorelai, a young Glenn Beck fan who requested a degree of anonymity, first met Glenn while attending America Fest 2024 in Phoenix, Arizona with her grandmother. An aspiring fashion designer and illustrator, Lorelai shared with Glenn some of her sketches of characters from Glenn’s latest book, Chasing Embers. She also explained how Melania Trump became the cornerstone of her artistic journey, inspiring her to craft modest yet beautiful clothing that redefines modern fashion.

Melania Trump’s elegance—stunning, powerful, and undeniably feminine—first captured Lorelai’s attention during the First Lady’s time in the White House. Unlike the casual, often immodest trends dominating her peers’ wardrobes, Melania’s wardrobe exuded grace and sophistication. From tailored coats to flowing gowns, her choices were a masterclass in balancing boldness with dignity, a philosophy that resonated deeply with Lorelai. This admiration grew into inspiration as Lorelai began designing apparel specifically with Melania in mind, aspiring to design pieces that could match the First Lady’s grace. She strove to reflect Melania’s breathtaking style in her sketches in an effort to demonstrate how modesty can be beautiful.

The First Lady’s poised and graceful presence has redefined modesty for the modern era. To Lorelai, the First Lady’s style proves that more fabric offers boundless room for imagination, allowing personality to shine without sacrificing dignity. Melania embodies this perfectly—her fashion commands attention with stunning, memorable elegance. Inspired by this, Lorelai’s mission is to craft clothing for her generation that mirrors Melania’s influence, blending contemporary flair with classic beauty.

After her meeting with Glenn at America Fest, Lorelai’s passion and resolve have only deepened. Through fashion and art, Lorelai hopes to inspire others with the same grace that Melania Trump exemplifies. Below are some of Lorelai's sketches she was eager to share with Glenn.

Melania Trump: First Lady

I really adore First Lady Melania Trump’s grace and timeless beauty. She is extremely intelligent and brave but also strong and poised. Her fashion style displays these traits. I was inspired to create these outfits for our First Lady in hopes that she would see these drawings. -Lorelai

Melania Trump: Lady Liberty

We, as a country, will be celebrating next year our 250th anniversary of independence. The designs that inspired this patriotic gown came from Lady Liberty and Lady Columbia art. I also love our American flag, and this design is a combination of all three. -Lorelai

Chasing Embers Character Art (Ember)

I chose to draw the characters Sky, Azaz and Ember from Glenn Beck and Mikayla G. Hedrick’s Chasing Embers series. -Lorelai

Chasing Embers Concept Art (Ember)

I was inspired to draw a younger and teen version for Sky and Ember. -Lorelai

Chasing Embers Character Art (Sky)

Chasing Embers Concept Art (Azaz)

I also gave multiple outfits designs for Sky and Azaz. I loved that their personalities and character development meant in my mind a wardrobe development too. -Lorelai

Glenn: Government workers bought luxury cars with YOUR tax dollars

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The deep state isn’t a conspiracy theory — it’s a reality. And the corrupt, free-spending Federal Mediation and Conciliation Service is just one example of how Washington insiders enrich themselves.

A little-known agency in Washington perfectly encapsulates everything wrong with our bloated, corrupt government: the Federal Mediation and Conciliation Service. It should be the poster child of everything that Elon Musk is exposing.

The agency was established in 1947 under the Labor Management Relations Act to serve as an independent agency mediating disputes between unions and businesses — a noble mission, perhaps. But like so many government institutions, it has rotted into something far removed from its original purpose.

The FMCS goes beyond mismanagement into blatant corruption and theft.

What was once a mechanism for labor stability has morphed into an unchecked slush fund — an exclusive playground for bureaucrats living high on taxpayer dollars.

The FMCS is a textbook case of government waste, an agency that no one was watching, where employees didn’t even bother showing up for work — some hadn’t for years. And yet they still collected paychecks and spent government money — our money — on their personal luxuries.

Luxury cars and cell phone bills

The Department of Government Efficiency discovered how FMCS employees used government credit cards — intended for official business — to lease luxury cars, cover personal cell phone bills, and even subscribe to USA Today. The agency’s information technology director, James Donnan, apparently billed taxpayers his wife’s cell phone bill, cable TV subscriptions in multiple homes, and personal subscriptions.

FMCS officials commissioned portraits of themselves and hung them in their offices, and you footed the bill. They took exotic vacations and hired their friends and relatives to keep the gravy train rolling.

The FMCS goes beyond mismanagement into blatant corruption and theft — and it went on for decades, unnoticed and unchallenged.

President Donald Trump signed an executive order to abolish the FMCS — a necessary and long-overdue move. But the FMCS is just one of many agencies within the federal government burning through billions of taxpayer dollars. How many more slush funds exist in the shadows, funneling money into the pockets of bureaucrats who produce nothing? How many government-funded NGOs operate in direct opposition to American interests?

Perhaps the most disturbing question is why Americans tolerate such corruption. Why do so many Americans tolerate this? Why is the left — supposedly the party of the people — defending the very institutions that rob working-class Americans blind?

Corruption beyond bureaucracy

The recent rallies led by Sen. Bernie Sanders (I-Vt.), Rep. Alexandria Ocasio-Cortez (D-N.Y.), and their socialist acolytes claim to be a grassroots uprising against corruption and greed. But GPS data from these rallies tells a different story. The majority of attendees aren’t ordinary citizens fed up with the status quo. They’re professional activists — serial agitators who bounce from protest to protest.

Roughly 84% of devices tracked at these rallies were present at multiple Kamala Harris events. A staggering 31% appeared at over 20 separate demonstrations, tied to Antifa, Black Lives Matter, and pro-Palestinian causes.

Many of these organizations receive federal grant money — our tax dollars — and they’re using those funds to protest the very policies that threaten to cut off their financial lifeline.

This isn’t democracy in action. This is political theater — astroturfing perfected. And the American taxpayer is funding it.

Rooting out corruption

Trump was a battering ram against this corrupt system. Elon Musk is a surgeon, meticulously exposing the infection that has festered for decades — and that’s why the leftists hate him even more than they hate Trump. Musk threatens to dismantle the financial web that sustains their entire operation.

When we allow the government to grow unchecked and our leaders to prioritize their own wealth and power over the good of the nation, figures like Trump and Musk are necessary. Rome didn’t fall because of an external invasion but rather due to internal decay that looked an awful lot like what we see today.

We must demand better. We must refuse to tolerate this corruption any longer. The FMCS may be gone, but the fight to root out this deep-seated corruption is far from over.

Editor's Note: This article was originally published on TheBlaze.com.

Did the CIA hide the real truth behind JFK's assassination?

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Many were disappointed by the recent release of the JFK files, frustrated by the apparent lack of answers to decades-old questions. The problem? They’re asking the wrong question.

Everyone wants a "who"—a smoking gun, someone to blame. It’s understandable; Americans crave justice for a slain president, to hold the culprits of one of the 20th century’s greatest crimes accountable. But the real answer isn’t a "who"—it’s a "what." That "what" is the CIA and proof of their nefarious dealings since the 1960s.

In his most recent TV special, Glenn delves into the JFK files, where he found the crucial information that everyone else seemed to miss. Be sure to watch the TV special here.

The CIA's Dirty Fingerprints

While the recent JFK files don’t explicitly pin the assassination on the CIA, the evidence between the lines is compelling.

If you follow Glenn on X, you’ve seen his newest artifact: an exact replica of Lee Harvey Oswald’s rifle. Glenn tested it at the range, attempting to replicate the notoriously difficult shot Oswald allegedly made that fateful day in Dallas. While Glenn shares more takeaways in his TV special, one thing stood out immediately: the rifle’s abysmal quality, its shoddy scope, and the odd caliber of ammunition it uses.

Oswald’s rifle, a Mannlicher-Carcano, is chambered in 6.5mm—an unusual caliber. Much like today, the average gun store in the ‘60s didn’t stock 6.5mm rounds. The largest known supply was owned by the CIA, who had shipped the ammo from Greece after World War II. Suspiciously, there’s no record of where Oswald got his ammunition, but the JFK files confirm that the gun store where he bought the Mannlicher-Carcano had CIA connections.

It’s well-known that Oswald defected to the USSR and lived there before returning to the U.S. The JFK files reveal that from the moment he touched down stateside, the CIA tracked him like a hawk. They followed him across the country and even to Mexico City—but, conveniently, seemed to lose him in Dallas just as President Kennedy arrived. What a coincidence.

Whether by design or gross incompetence, the CIA greased Oswald’s path, letting him slip unhindered into that sixth-floor Book Depository window.

The Cover-Up

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If the JFK files aren’t the smoking gun many hoped for, why did the CIA fight so hard to keep them buried?

The answer is trust. Hard as it may be to imagine today, Americans in the ‘60s trusted their government—at least more than they do now. This cover-up preserved that trust longer than it might have lasted, allowing the CIA to pull off more scandals before the public caught on. From Benghaziand 9/11 to COVID-19 and January 6, the same dirty marks found in the JFK files stain these events. It’s about saving face. The files make the CIA look incompetent at best, complicit at worst.

This might feel like common knowledge today—especially to Glenn’s audience—but 40 or 50 years ago, saying such things could land you in the loony bin. It’s taken 60 years of growing suspicion to reach this point. Imagine if the JFK files had been available back then. Could we have stopped six decades of CIA shenanigans in their tracks?

The thought is chilling.

What Now?

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The files don’t name a mastermind or explicitly confirm the darkest JFK assassination conspiracies that have swirled for decades—but they’re far from empty. They expose a disturbing truth: the CIA’s unchecked power in the ‘60s echoes into today.

In one of his most exciting TV specials yet, Glenn delves deep into the files, proving why we can’t ignore these revelations. Stop chasing a "who" and start demanding accountability for the "what." Only by confronting this can we hope to rein in the agency that’s dodged scrutiny for too long.