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)

PHOTOS: Glenn’s rare tour reveals White House history

Image courtesy of the White House

In honor of Trump's 100th day in office, Glenn was invited to the White House for an exclusive interview with the President.

Naturally, Glenn's visit wasn't solely confined to the interview, and before long, Glenn and Trump were strolling through the majestic halls of the White House, trading interesting historical anecdotes while touring the iconic home. Glenn was blown away by the renovations that Trump and his team have made to the presidential residence and enthralled by the history that practically oozed out of the gleaming walls.

Want to join Glenn on this magical tour? Fortunately, Trump's gracious White House staff was kind enough to provide Glenn with photos of his journey through the historic residence so that he might share the experience with you.

So join Glenn for a stroll through 1600 Pennsylvania Avenue with the photo gallery below:

The Oval Office

Image courtesy of the White House

The Roosevelt Room

Image courtesy of the White House

The White House

Image courtesy of the White House

Media cover-up: Why Clinton deported six times more than Trump

Genaro Molina / Contributor | Getty Images

MSNBC and CNN want you to think the president is a new Hitler launching another Holocaust. But the actual deportation numbers are nowhere near what they claim.

Former MSNBC host Chris Matthews, in an interview with CNN’s Jim Acosta, compared Trump’s immigration policies to Adolf Hitler’s Holocaust. He claimed that Hitler didn’t bother with German law — he just hauled people off to death camps in Poland and Hungary. Apparently, that’s what Trump is doing now by deporting MS-13 gang members to El Salvador.

Symone Sanders took it a step further. The MSNBC host suggested that deporting gang-affiliated noncitizens is simply the first step toward deporting black Americans. I’ll wait while you try to do that math.

The debate is about control — weaponizing the courts, twisting language, and using moral panic to silence dissent.

Media mouthpieces like Sanders and Matthews are just the latest examples of the left’s Pavlovian tribalism when it comes to Trump and immigration. Just say the word “Trump,” and people froth at the mouth before they even hear the sentence. While the media cries “Hitler,” the numbers say otherwise. And numbers don’t lie — the narrative does.

Numbers don’t lie

The real “deporter in chief” isn’t Trump. It was President Bill Clinton, who sent back 12.3 million people during his presidency — 11.4 million returns and nearly 900,000 formal removals. President George W. Bush, likewise, presided over 10.3 million deportations — 8.3 million returns and two million removals. Even President Barack Obama, the progressive darling, oversaw 5.5 million deportations, including more than three million formal removals.

So how does Donald Trump stack up? Between 2017 and 2021, Trump deported somewhere between 1.5 million and two million people — dramatically fewer than Obama, Bush, or Clinton. In his current term so far, Trump has deported between 100,000 and 138,000 people. Yes, that’s assertive for a first term — but it's still fewer than Biden was deporting toward the end of his presidency.

The numbers simply don’t support the hysteria.

Who's the “dictator” here? Trump is deporting fewer people, with more legal oversight, and still being compared to history’s most reviled tyrant. Apparently, sending MS-13 gang members — violent criminals — back to their country of origin is now equivalent to genocide.

It’s not about immigration

This debate stopped being about immigration a long time ago. It’s now about control — about weaponizing the courts, twisting language, and using moral panic to silence dissent. It’s about turning Donald Trump into the villain of every story, facts be damned.

If the numbers mattered, we’d be having a very different national conversation. We’d be asking why Bill Clinton deported six times as many people as Trump and never got labeled a fascist. We’d be questioning why Barack Obama’s record-setting removals didn’t spark cries of ethnic cleansing. And we’d be wondering why Trump, whose enforcement was relatively modest by comparison, triggered lawsuits, media hysteria, and endless Nazi analogies.

But facts don’t drive this narrative. The villain does. And in this script, Trump plays the villain — even when he does far less than the so-called heroes who came before him.

This article originally appeared on TheBlaze.com.

Can Trump stop the blackouts that threaten America's future?

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If America wants to remain a global leader in the coming decades, we need more energy fast.

It's no secret that Glenn is an advocate for the safe and ethical use of AI, not because he wants it, but because he knows it’s coming whether we like it or not. Our only option is to shape AI on our terms, not those of our adversaries. America has to win the AI Race if we want to maintain our stability and security, and to do that, we need more energy.

AI demands dozens—if not hundreds—of new server farms, each requiring vast amounts of electricity. The problem is, America lacks the power plants to generate the required electricity, nor do we have a power grid capable of handling the added load. We must overcome these hurdles quickly to outpace China and other foreign competitors.

Outdated Power Grid

Spencer Platt / Staff | Getty Images

Our power grid is ancient, slowly buckling under the stress of our modern machines. AAI’s energy demands could collapse it without a major upgrade. The last significant overhaul occurred under FDR nearly a century ago, when he connected rural America to electricity. Since then, we’ve patched the system piecemeal, but it’s still the same grid from the 1930s. Over 70 percent of the powerlines are 30 years old or older, and circuit breakers and other vital components are in similar condition. Most people wouldn't trust a dishwasher that was 30 years old, and yet much of our grid relies on technology from the era of VHS tapes.

Upgrading the grid would prevent cascading failures, rolling blackouts, and even EMP attacks. It would also enable new AI server farms while ensuring reliable power for all.

A Need for Energy

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Earlier this month, former Google CEO Eric Schmidt appeared before Congress as part of an AI panel and claimed that by 2030, the U.S. will need to add 96 gigawatts to our national power production to meet AI-driven demand. While some experts question this figure, the message is clear: We must rapidly expand power production. But where will this energy come from?

As much as eco nuts would love to power the world with sunshine and rainbows, we need a much more reliable and significantly more efficient power source if we want to meet our electricity goals. Nuclear power—efficient, powerful, and clean—is the answer. It’s time to shed outdated fears of atomic energy and embrace the superior electricity source. Building and maintaining new nuclear plants, along with upgraded infrastructure, would create thousands of high-paying American jobs. Nuclear energy will fuel AI, boost the economy, and modernize America’s decaying infrastructure.

A Bold Step into the Future

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This is President Trump’s chance to leave a historic mark on America, restoring our role as global leaders and innovators. Just as FDR’s power grid and plants made America the dominant force of the 20th century, Trump could upgrade our infrastructure to secure dominance in the 21st century. Visionary leadership must cut red tape and spark excitement in the industry. This is how Trump can make America great again.

POLL: Did astronomers discover PROOF of alien life?

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Are we alone in the universe?

It's no secret that Glenn keeps one eye on the cosmos, searching for any signs of ET. Late last week, a team of astronomers at the University of Cambridge made an exciting discovery that could change how we view the universe. The astronomers were monitoring a distant planet, K2-18b, when the James Webb Space Telescope detected dimethyl sulfide and dimethyl disulfide, two atmospheric gases believed only to be generated by living organisms. The planet, which is just over two and a half times larger than Earth, orbits within the "habitable zone" of its star, meaning the presence of liquid water on its surface is possible, further supporting the possibility that life exists on this distant world.

Unfortunately, humans won't be able to visit K2-18b to see for ourselves anytime soon, as the planet is about 124 light-years from Earth. This means that even if we had rockets that could travel at the speed of light, it would still take 124 years to reach the potentially verdant planet. Even if humans made the long trek to K2-18b, they would be faced with an even more intense challenge upon arrival: Gravity. Assuming K2-18b has a similar density to Earth, its increased size would also mean it would have increased gravity, two and a half times as much gravity, to be exact. This would make it very difficult, if not impossible, for humans to live or explore the surface without serious technological support. But who knows, give Elon Musk and SpaceX a few years, and we might be ready to seek out new life (and maybe even new civilizations).

But Glenn wants to know what you think. Could K2-18b harbor life on its distant surface? Could alien astronomers be peering back at us from across the cosmos? Would you be willing to boldly go where no man has gone before? Let us know in the poll below:

Could there be life on K2-18b?

Could there be an alien civilization thriving on K2-18b?

Will humans develop the technology to one day explore distant worlds?

Would you sign up for a trip to an alien world?

Is K2-18b just another cold rock in space?