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)

What do clay pots have to do with to preserving American history?

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

Why should we preserve our nation’s history? If you listen to my radio program and podcast, or read my columns and books, you know I’ve dedicated a large part of my life and finances to sourcing and preserving priceless artifacts that tell America’s story. I’ve tried to make these artifacts as available as possible through the American Journey Experience Museum, just across from the studios where I do my daily radio broadcast. Thousands of you have come through the museum and have been able to see and experience these artifacts that are a part of your legacy as an American.

The destruction of American texts has already begun.

But why should people like you and me be concerned about preserving these things from our nation's history? Isn’t that what the “big guys” like the National Archives are for?

I first felt a prompting to preserve our nation's history back in 2008, and it all started with clay pots and the Dead Sea Scrolls. In 1946, a Bedouin shepherd in what is now the West Bank threw a rock into a cave nestled into the side of a cliff near the Dead Sea. Instead of hearing an echo, he heard the curious sound of a clay pot shattering. He discovered more than 15,000 Masoretic texts from the third century B.C. to the first century A.D.

These texts weren’t just a priceless historical discovery. They were virtually perfect copies of the same Jewish texts that continue to be translated today. Consider the significance of that discovery. Since the third century B.C. when these texts were first written, the Jewish people have endured a continued onslaught of diasporas, persecutions, pressures to conform to their occupying power, the destruction of their temple, and so much more. They had to fight for their identity as a people for centuries, and finally, a year after the end of the Holocaust and a year before the founding of the nation of Israel, these texts were discovered, confirming the preservation and endurance of their heritage since ancient times — all due to someone putting these clay pots in a desert cave more than 2,000 years ago.

I first felt a prompting to preserve our nation's history back in 2008, and it all started with clay pots and the Dead Sea Scrolls.

So, what do these clay pots have to do with the calling to preserve American history? I didn’t understand that prompting myself until the horrible thought dawned on me that the people we are fighting against may very well take our sacred American scriptures, our Declaration of Independence, and our Bill of Rights. What if they are successful, and 1,000 years from now, we have no texts preserved to confirm our national identity? What kind of new history would be written over the truth?

The destruction of American texts has already begun. The National Archives has labeled some of our critical documents, like our Declaration of Independence, Constitution, and Bill of Rights, as “triggering” or “containing harmful language.” In a public statement, the National Archives said that the labels help prepare readers to view potentially distressing content:

The Catalog and web pages contain some content that may be harmful or difficult to view. NARA’s records span the history of the United States, and it is our charge to preserve and make available these historical records. As a result, some of the materials presented here may reflect outdated, biased, offensive, and possibly violent views and opinions. In addition, some of the materials may relate to violent or graphic events and are preserved for their historical significance.

According to this statement, our founding documents are either “outdated, biased, offensive,” “possibly violent,” or a combination of these scathing descriptions. I’m sorry, the Declaration of Independence is not “triggering.” Our Constitution is not “outdated and biased,” and our Bill of Rights certainly is not “offensive and possibly violent.” They are glorious documents. They should be celebrated, not qualified by such derogatory, absurd language. Shame on them.

These are only the beginning stages of rewriting our history. What if they start banning these “triggering” documents from public view because they might offend somebody? Haven’t we torn down “triggering” statues before? What if we are no longer able to see, read, and study the actual words of our nation's founding documents because they are “harmful” or “possibly violent”? A thousand years from now, will there be any remnant to piece together the true spirit behind the nation that our founders envisioned?

The Declaration of Independence is not “triggering.”

That is why in 2008, I was prompted to preserve what I could. Now, the American Journey Experience Museum includes more than 160,000 artifacts, from founding-era documents to the original Roe v. Wade court papers. We need to preserve the totality of our nation’s heritage, the good, the bad, and the ugly. We need to preserve our history in our own clay pots.

I ask you to join with me on this mission. Start buying books that are important to preserve. Buy some acid-free paper and start printing some of the founding documents, the reports that go against the mainstream narrative, the studies that prove what is true as we are continually being fed lies. Start preserving our daily history as well as our history because it is being rewritten and digitized.

Somebody must have a copy of what is happening now and what has happened in the past. I hope things don’t get really bad. But if they do, we need to preserve our heritage. Perhaps, someone 1,000 years from now will discover our clay pots and, Lord willing, be able to have a glimpse of America as it truly was.

Top 10 WORST items in the new $1.2 TRILLION spending bill

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Biden just signed the newest spending bill into law, and Glenn is furious.

Under Speaker Johnson's leadership, the whopping $1.2 TRILLION package will use your taxpayer dollars to fund the government through September. Of course, the bill is loaded with earmarks and pork that diverts money to fund all sorts of absurd side projects.

Here is the list of the ten WORST uses of taxpayer money in the recently passed spending bill:

Funding venues to host drag shows, including ones that target children

David McNew / Contributor | Getty Images

Money for transgender underwear for kids

Funding for proms for 12 to 18 year old kids

Bethany Clarke / Stringer | Getty Images

Border security funding... for Jordan and Egypt

Another $300 million for Ukraine

Anadolu / Contributor | Getty Images

$3.5 million for Detroit's annual Thanksgiving Day parade

Icon Sportswire / Contributor | Getty Images

$2.5 million for a new kayaking facility in Franklin, New Hampshire

Acey Harper / Contributor | Getty Images

$2.7 million for a bike park in White Sulfur Springs, West Virginia, a town with a population of less than 2,300 people

$5 million for a new trail at Coastal Carolina University

$4 million the "Alaska King Crab Enhancement Project" (whatever that means)

FRED TANNEAU / Stringer | Getty Images

There is no doubt about it—we are entering dark times.

The November presidential election is only a few months away, and following the chaos of the 2020 election, the American people are bracing for what is likely to be another tumultuous election year. The left's anti-Trump rhetoric is reaching an all-time high with the most recent "Bloodbath" debacle proving how far the media will go to smear the former president. That's not to mention the Democrats' nearly four-year-long authoritarian attempt to jail President Trump or stop his re-election by any means necessary, even if it flies in the face of the Constitution.

Meanwhile, Biden is doing worse than ever. He reportedly threw a tantrum recently after being informed that his polls have reached an all-time low. After Special Counsel Robert Hur's report expressed concerns over Biden's obviously failing mental agility, it's getting harder for the Democrats to defend him. Yet he is still the Democratic nominee for November, promising another 4 years of catastrophic policies, from the border to heavy-handed taxation, should he be reelected.

The rest of the world isn't doing much better. The war in Ukraine has no clear end in sight, drawing NATO and Russia closer and closer to conflict. The war in Gaza is showing no sign of slowing down, and as Glenn revealed recently, its continuation may be a sign that the end times are near.

One thing is clear: we are living in uncertain times. If you and your family haven't prepared for the worst, now is the time. You can start by downloading "Glenn's Ultimate Guide to Getting Prepared." Be sure to print off a copy or two. If the recent cell outage proved anything, it's that technology is unreliable in survival situations. You can check your list of supplies against our "Ultimate Prepper Checklist for Beginners," which you can find below:

Food

  • Canned food/non-perishable foods
  • Food preparation tools
  • Go to the next level: garden/livestock/food production

Water

  • Non-perishable water store
  • Water purification
  • Independent water source

Shelter

  • Fireplace with a wood supply
  • Tent
  • Generator with fuel supply
  • Go to the next level: fallout shelter

Money

  • Emergency cash savings
  • Precious metals

Medicine

  • Extra blankets
  • Basic first aid
  • Extra prescriptions
  • Extra glasses
  • Toiletries store
  • Trauma kit
  • Antibiotics
  • Basic surgery supplies
  • Potassium Iodate tablets

Transportation

  • Bicycle
  • Car
  • Extra fuel

Information

  • Birth certificates
  • Insurance cards
  • Marriage license
  • Immunization records
  • Mortgage paperwork
  • Car title and registration
  • House keys, car keys
  • Passports
  • Family emergency plan
  • Prepping/survival/repair manuals
  • Go to the next level: copy of the Bible, the U.S. Constitution, and other important books/sources

Skills

  • Cooking
  • Gardening
  • Sewing
  • First Aid
  • Basic maintenance skills
  • Go to the next level: farming/ranching
  • Self-defense training

Communication

  • Family contact information and addresses
  • HAM radio

Miscellaneous

  • Flashlights and batteries
  • Lamps and fuel
  • Hardware (tools, nails, lumber, etc)
  • Extra clothes
  • Extreme weather clothes and gear
  • Gas masks and filters
  • Spare parts for any machinery/equipment

Is Trump's prosecution NORMAL?  This COMPLETE list of ALL Western leaders who served jail time proves otherwise.

PhotoQuest / Contributor, The Washington Post / Contributor, Win McNamee / Staff | Getty Images

Mainstream media is on a crusade to normalize Donald Trump's indictments as if it's on par with the electoral course. Glenn asked his team to research every instance of a Western leader who was jailed during their political career over the past 200 years—except extreme political turmoil like the French Revolution, Napoleonic Wars, Irish Revolution, etc.—and what we discovered was quite the opposite.

Imprisoning a leader or major political opponent is not normal, neither in the U.S. nor in the Western world. Within the last 200 years, there are only a handful of examples of leaders in the West serving jail time, and these men were not imprisoned under normal conditions. All of these men were jailed under extreme circumstances during times of great peril such as the Civil War, World War II, and the Cold War.

What does this mean for America? Are Trump's indictments evidence that we are re-entering times of great peril? Below is a list of Western leaders who were imprisoned within the last 200 years. Take a look and decide for yourself:

Late 1800s

The Washington Post / Contributor | Getty Images

Jefferson Davis: The nearest occurrence to a U.S. President to serve jail time was in the case of Jefferson Davis, the first and only president of the Confederate States of America. Jefferson was captured in Georgia by Northern Soldiers in 1865 and locked up in Fort Monroe, Virginia for two years. He was offered a presidential pardon but refused out of his loyalty to the confederacy.

Early 1900s

PhotoQuest / Contributor | Getty Images

Eugene V. Debs: Debbs, a Midwestern socialist leader, became the first person to run for president in prison. He was locked up at a federal penitentiary in Atlanta having been convicted under the federal Sedition Act for giving an antiwar speech a few months before Armistice Day, the end of World War I. Many of his supporters believed his imprisonment to be unjust. Debs received 897,704 votes and was a distant third-part candidate behind Warren G. Harding, the Republican winner, and James M. Cox, the second-place Democrat. Harding ordered Debs’s release from prison toward the end of 1921.

Nazi sympathizers and collaborators: After the end of World War II in 1945, several European leaders who had "led" their countries during the Nazi occupation faced trial and imprisonment for treason. This list included Chief of the French State Philippe Pétain, French Prime Minister Pierre Laval, and Minister-President of Norway Vidkun Quisling. The latter two were also executed after their imprisonment. President of Finland Risto Ryti and Prime Minister of Finland Johan Wilhelm Rangell were also tried and jailed for collaborating with the Nazis against the Allied Powers.

Late 1900s

The Washington Post / Contributor | Getty Images

The end of the Cold War: The fall of the Berlin Wall in 1989 was one of the pivotal moments that brought the Cold War to a close and marked the end of Communist East Germany. With the fall of the wall and the collapse of the German Democratic Republic (East Germany), the former leaders were brought to trial to answer for the crimes committed by the GDR. General Secretary Erich Honecker and General Secretary Egon Krenz were both put on trial for abuse of power and the deaths of those who were shot trying to flee into West Germany. Honecker was charged with jail time but was released from custody due to severe illness and lived out the rest of his life as an exile in Chile. Krenz served 4 years in jail before his release in 2001. He is one of the last surviving leaders of the Eastern Bloc.

Lyndon LaRouche: Larouche was a Trotsky evangelist, public antisemite, and founder of a nationwide Marxist political movement, became the second person in U.S. history to run for President in a prison cell. Granted, he ran in every election from 1976 to 2004 as a long-shot third-party candidate. When he tried to gain the Democratic presidential nomination, he received 5 percent of the total nationwide vote. Even though in 2000 he received enough primary votes to qualify for delegates in a few states, the Democratic National Committee refused to seat his delegates and barred LaRouche from attending the Democratic National Convention.