Home prices pick up speed

From HousingWire:

Annual home-price growth reverses course, finally rises

After 14 months of slowing home-price gains, the pace of growth finally picked up speed in May, increasing by 3.6% on an annual basis, according to the latest from CoreLogic.

And, it seems things may pick up steam, with CoreLogic’s forecast predicting home prices will rise 5.6% by May next year.

On a month-over-month basis, home prices rose 0.9% in May, with the forecast predicting a 0.8% increase in June. That would bring single-family home prices to an all-time high, CoreLogic said.

“Interest rates on fixed-rate mortgages fell by nearly one percentage point between November 2018 and this May,” said Dr. Frank Nothaft, chief economist at CoreLogic. “This has been a shot-in-the-arm for home sales. Sales gained momentum in May and annual home-price growth accelerated for the first time since March 2018.”

 A recent CoreLogic survey revealed the dual nature of rising home prices, as it can be both a benefit and a drawback.

According to the homeowners surveyed, 28% said they were concerned they would be unable to afford the purchase of a new home. And, 40% of homeowners who are thinking of selling said they’d have to move outside of their current market to afford another home.

Posted in Economics, Housing Bubble, Housing Recovery, National Real Estate | 32 Comments

NJ – $10 minimum wage today

From NJ Spotlight:

NJ’S MINIMUM WAGES RISES TO $10 TODAY IN FIRST STEP TOWARD $15

Today more than 200,000 New Jerseyans are getting a raise to $10 an hour, the first in the state’s multi-year move toward a $15-an-hour minimum wage.

The Democratic-controlled Legislature passed and Gov. Phil Murphy signed the new wage into law five months ago as a way to provide all workers with a living wage in one of the highest-cost states in the nation. Last year’s ALICE report from the United Way of Northern New Jersey found that close to 40 percent of all households in the state, or 1.2 million, were either living in poverty or working poor and unable to afford such basic needs as food, clothing and shelter, with ALICE defined as Asset Limited, Income Constrained, Employed.

The minimum wage for most hourly employees will reach $15 by 2024, making New Jersey one of only five states plus the District of Columbia to have enacted a $15 minimum. DC will be the first to reach that mark, next July 1, followed by California in 2022.

Progressive groups fought hard for the higher wage and it was one of Murphy’s campaign promises. Business organizations opposed it. Neither side has changed its mind, with businesses saying it is going to lead to higher costs for consumers and could force some shops to close their doors, while supporters say it will both make it a little easier for workers to make ends meet and boost the economy as people have more money to spend.

“People have been pushed behind in this economy for far too long,” said Brandon McKoy, president of the progressive-leaning New Jersey Policy Perspective. “We are finally starting to get on the road to get to the true value of the work they are doing. It will help them better be able to take care of their families. And there will be gains in the local economies as they are able to afford to buy more things.”

“Generally and not surprisingly, we’re seeing many of the same concerns we had noted while advocating for a phased in and limited increase — that they’ll need to raise costs or cut expenses to accommodate the higher rate,” said Michele Siekerka, NJBIA’s president and CEO. “Obviously, smaller businesses will be more impacted by this increase to $10 an hour. Whether that includes a small increase for the cost of a burger, as an example, will probably depend on the business.”

Most workers can be paid no less than $10 per hour starting today, an increase of $1.15 over the current minimum. A second increase to $11 is scheduled for January 1, 2020. 

Posted in Demographics, Economics, Employment | 63 Comments

The first cracks?

From Curbed:

SF home prices drop, still unaffordable for all

On Thursday, Orange County-based data firm Core Logic reported that the median home price in San Francisco is down year over year, dropping four percent in May.

Earlier this year, the firm recorded the first drop in the Bay Area’s median price year over year since 2012, diminishing an almost comically small yet still significant 0.1 percent for March. However, the price of a home in SF rose more than five percent within that period.

Now the firm’s most recent San Francisco Bay Area home sales report once again found prices down across the Bay Area, showing a decline of 1.7 percent across in all nine counties, including a four percent depreciation in SF.

Across 637 homes, the SF price (as calculated via MLS sales) declined from $1.38 million this time last year down to $1.32 million now. 

Other resources have also shown small but significant dips in SF’s median year over year, but this is the first time Core Logic’s data has agreed. Last time the firm recorded a year over year decline in SF was in April 2017—at the time, a much larger decline of 7.3 percent.

The problem with these monthly figures is the uncertainty as to which ones are blips and which ones might be part of or the beginning of real trends. 

For example, the 7.3 percent SF price drop in April 2017 was big but didn’t last, with median rices soaring for the rest of the that year. 

“San Francisco is a relatively small market compared with some of the larger counties, and the median sale price tends to be a bit more volatile,” a Core Logic spokesperson tells Curbed SF.

Posted in Economics, Housing Bubble, National Real Estate | 31 Comments

May contracts tick higher

From MarketWatch:

Pending home sales roar higher, but the housing market is still in low gear

Pending home sales jumped by a seasonally adjusted 1.1% in May but were 0.7% lower than a year ago, the National Association of Realtors said Thursday. The May increase beat the consensus forecast for a 0.6% rise.

NAR’s index, which tracks home-contract signings, has seesawed up and down every month this year, but through the noise, it’s clear that the housing market is shuffling. May marked the 17th straight month of annual declines.

Contract signings precede closings by about 45-60 days, so the index is a leading indicator for upcoming existing-home sales reports.

In May, pending sales in the Northeast were 3.5% higher, and in the Midwest, they were 3.6% higher. In the West, they dropped 1.8%. In the South, they edged up 0.1%, but were slightly higher than year-ago levels, the only region in which that was the case in May. 

Posted in Economics, National Real Estate | 30 Comments

Blame the Boomers

From The Atlantic:

The Boomers Ruined Everything

The Baby Boomers ruined America. That sounds like a hyperbolic claim, but it’s one way to state what I found as I tried to solve a riddle. American society is going through a strange set of shifts: Even as cultural values are in rapid flux, political institutions seem frozen in time. The average U.S. state constitution is more than 100 years old. We are in the third-longest period without a constitutional amendment in American history: The longest such period ended in the Civil War. So what’s to blame for this institutional aging?

One possibility is simply that Americans got older. The average American was 32 years old in 2000, and 37 in 2018. The retiree share of the population is booming, while birth rates are plummeting. When a society gets older, its politics change. Older voters have different interests than younger voters: Cuts to retiree-focused benefits are scarier, while long-term problems such as excessive student debt, climate change, and low birth rates are more easily ignored.

But it’s not just aging. In a variety of different areas, the Baby Boom generation created, advanced, or preserved policies that made American institutions less dynamic. In a recent report for the American Enterprise Institute, I looked at issues including housing, work rules, higher education, law enforcement, and public budgeting, and found a consistent pattern: The political ascendancy of the Boomers brought with it tightening control and stricter regulation, making it harder to succeed in America. This lack of dynamism largely hasn’t hurt Boomers, but the mistakes of the past are fast becoming a crisis for younger Americans.

Posted in Demographics, Economics, Employment, National Real Estate | 140 Comments

Blame Millennials? For what?

From the Guardian:

Like it or not, ‘Generation Snowflake’ has got a raw deal

The idea of generational conflict has come to prominence in the last few years, but few seem to agree on its shape and causes. Public discussion of young people, for instance, is so contradictory that they can appear to the casual viewer like a kind of Schrödinger generation; simultaneously both Generation Snowflake, the most over-entitled and coddled generation in history, and Generation Screwed, the most disadvantaged age cohort in modern times. Advocates for the latter can point to trends such as the collapse in home ownership among the under-35s. Proponents of the former argue that young people can’t afford a house because they are irresponsible and frivolous, spending their money on avocado toast rather than saving for a deposit.

A new report from the Resolution Foundation, described as an intergenerational audit, has provided the necessary data to decide which narrative is true. The findings are conclusive. The incomes of young people have been severely constrained, while housing costs have risen steeply compared with previous generations at a similar stage of life.

The report also finds that, far from being spendthrifts, people under 30 are spending less on non-housing consumption than the same age group in 2001. Indeed, out of that reduced sum they are spending more than their predecessors on essentials and less on luxuries. Yet, despite this irrefutable debunking, the Generation Snowflake stories won’t disappear, and play too important a role in obscuring the true causes of generational tension.

The Resolution Foundation insists that it has no wish to pit generations against each other. The problem is, when we look at voting patterns and political opinion, it’s apparent that the generations are already in conflict. Over the last five to six years a yawning political generation gap has opened up with the young moving left and the old moving right. While sizeable minorities still buck the trend, the scale of shift is unprecedented. Even more curiously, it’s a phenomenon that has arisen at the same time across several different countries, most notably the UK and US. As we know from inequalities around gender and race, you can’t deal with divisions by simply denying their existence. Instead, they must be recognised and their causes identified if they are to be tackled.

Thinking about the situation has made me question the traditional way we talk about generations, in which a new one simply comes along every 20 years. In fact, generational differences aren’t often important factors in political and social life. They only become prominent when a specific event, a period of sudden, ruptural change, produces very different generational perspectives. In my book, Generation Left, I argue that the financial crisis of 2008 fits the bill as an explanation for our current generational political divide.

In fact, we can see the current divergence as a consequence of the huge power the financial sector has held over the rest of society for the past 35 years. In the UK, this dominance dates to Thatcherite deregulation of finance in the mid-1980s. Alongside the sell-off of social housing this produced a dramatic rise in house prices in the late 1990s and early 2000s. The Generation Snowflake myth persists, despite all the evidence to the contrary, because it acts as an alibi for those old enough to benefit from this rise but who now mistake their generation’s good fortune for the results of their individual character.

The crash of 2008 should have put paid to this illusion, but governments responded not by punishing the financial sector but by giving it everything it wanted. The ocean of free money that countries threw at finance, in the form of bailouts, quantitative easing, etc has largely gone into asset price inflation. As asset ownership (primarily housing but also pensions invested in stocks) is so divided along generational lines, many people among the older cohorts have seen their material interests met, although almost by proxy. As a result, they are increasingly seeing their interests as aligned to the performance of the financial sector. The interests of younger cohorts, on the other hand, are aligned in a different direction, dependent on the levels of wages and social spending.

The last 10 years have been catastrophic in this regard. Indeed, the 2010s will be the worst decade for wage growth in over 200 years. Is it any wonder that the young are more open to left political projects, such as those of Jeremy Corbyn, Bernie Sanders and Alexandria Ocasio-Cortez, promising to rein in finance and rebalance power in favour of workers? As Generation Screwed turns into Generation Left, it’s likely that the right will hold ever tighter to the myth of the snowflake despite the mountain of countervailing evidence.

Posted in Demographics, Economics, Employment, National Real Estate | 140 Comments

NJ loses 7600 jobs in May

From the APP:

NJ jobs faltered in May: Spring slump or Trump tariffs?

New Jersey employers tamped down their hiring in May and are growing more pessimistic about their outlook, a series of reports released this week shows.

The New Jersey Department of Labor and Workforce Development reported Thursday that New Jersey lost 7,600 jobs in May. Its unemployment rate dipped to 3.8 percent — the lowest level since April 2001. But the jobless rate’s decline was due in part because fewer people were in the labor force.

And the Federal Reserve Bank of Philadelphia reported that manufacturing sector’s growth in the region that includes southern New Jersey and parts of Pennsylvania fell in June and showed muted optimism for the rest of the year.

Analysts hope it is simply a spring slump. But the state might be starting to feel the impact of higher tariffs.

Posted in Demographics, Economics, Employment, New Jersey Real Estate | 110 Comments

Murphy bribes voters to get his millionaire tax

From the Star Ledger:

Is a one-time $125 property tax credit really worth that much? Well, it would be a good start, Murphy insists.

Admittedly, a one-time $125 property tax credit for two million residents of the state with the highest property taxes in the nation isn’t much.

But it’s a good start, argued Gov. Phil Murphy, who has said New Jersey tax filers will receive the credit if state lawmakers pass his proposal to raise income taxes on the state’s millionaires.

Murphy said the one-time credit would be on top of other property tax credits, like the homestead credit.

But taxpayers shouldn’t start counting on the extra $125, because lawmakers are refusing to give Murphy his millioinaries tax. The Democratic-controlled state Legislature has not included it in the state budget its plans to pass Thursday.

Murphy floated the $125 credit as a way to incentive lawmakers in his own party to support a bump in the income tax for people who earn more than $1 million. 

Taxpayers — including both homeowners and renters — who earn $10,000 to $250,000 a year in gross income would qualify for the credit.

Posted in New Jersey Real Estate, Politics, Property Taxes | 90 Comments

Gates invests in Newark

From the Star Ledger:

Bill Gates just chose 10 cities to invest in and one of them is in N.J.

Newark’s newest initiative to provide free legal help for low-income tenants facing evictions is getting a major boost from three of the largest philanthropic organizations in the world.

Bloomberg Philanthropies, the Bill & Melinda Gates Foundation, and Ballmer Group announced Tuesday they were investing $12 million in 10 cities — including Newark — to promote economic mobility. Newark, the only city picked in New Jersey, will focus on affordable housing and reducing evictions.

“We’re honored to be part of this, they are highly selective,” said Natasha Rogers, Newark’s Chief Operating Officer and Interim Deputy Mayor.

Newark will not get a direct share of the $12 million initiative but a group of five consultants (who started June 3) from Results for America and the Behavioral Insights Team are providing consulting services and technical assistance for 18 months. The city launched its new Office of Tenant Legal Services earlier this month so a bulk of the resources will be directed toward ensuring the program is successful and efficient.

“While we’re focused on hiring the legal providers and getting funding sources for that, they’re focused on the intake process: is that what it needs to be, and your database, your compliance,” Rogers said.

“We can make better decisions based on information and data. Because we’re all from here or most of us are, we have this very kinetic, familial relationship that affects our decision making and I’m not saying that’s bad but what I am saying … sometimes when you look at the data, it directs you a different way than what your heart says.”

About 38,000 evictions are filed in Essex County every year with Newark accounting for 20,000 of those. About 78 percent of Newarkers are renters. And when faced with eviction, nine out of 10 don’t have an attorney, city officials said.

The other cities picked for the initiative include: Albuquerque, New Mexico; Cincinnati, Ohio; Dayton, Ohio; Detroit, Michigan; Lansing, Michigan; New Orleans, Louisiana; Racine, Wisconsin; Rochester, New York and Tulsa, Oklahoma.

Posted in Demographics, Economics, New Jersey Real Estate | 70 Comments

Burn it all down

From the Philly Inquirer:

N.J. task force: Norcross-linked firms benefited from behind-the-scenes lobbying

A special task force appointed by New Jersey’s governor to investigate the state’s multibillion-dollar tax-credit programs released an extensive report Monday evening, finding that two powerful brothers – lawyer and lobbyist Philip Norcross and South Jersey power broker and businessman George E. Norcross III – enjoyed outsize influence over the tax-break legislation and its financial benefits.

Conner Strong & Buckelew, the insurance brokerage headed by George Norcross, and two other firms that partnered with the company to build an office tower in Camden collectively were approved for $245 million worth of tax credits in 2017. The report found that the Economic Development Authority’s “failure to investigate the red flags in these companies’ applications could have resulted in over $70 million in improperly approved tax-incentive awards.”

The law firm led by Philip Norcross, Parker McCay, and its clients “appear to have had a significant impact” on the Economic Opportunity Act of 2013, investigators found, pointing to draft copies of the legislation and internal email exchanges the task force obtained.

The law expanded the Grow New Jersey tax-credit program, which has directed about $1.6 billion to companies pledging to invest in the long-struggling city of Camden.

As a result of influence by “special interests” during the legislative process, the report found, the law was “structured to favor certain parties while disfavoring others in certain respects.”

This is the first report the task force has issued during its ongoing investigation. Among the companies the report examined was Cooper, which was awarded about $40 million in incentives in December 2014 to move office jobs from existing locations in Cherry Hill and Mount Laurel to Camden.

he task force said it found evidence suggesting that Cooper was never seriously considering relocating jobs out of state. Had the EDA calculated the award based on Cooper’s initial representation — that no jobs were at risk of leaving the state — the company would have won just $7 million in tax breaks, the report says. Cooper filed an updated form within a few days of its initial one, mentioning an alternative site.

Investigators pointed to a Nov. 25, 2014, email sent by a Cooper executive to a real estate broker that said Cooper needed a term sheet — a document outlining terms of a business agreement —for an office location outside of New Jersey to include in its application for tax credits.

“I need a credible location that is LESS expensive than L3” (a building on Federal Street in Camden), wrote Andrew Bush, Cooper’s vice president of real estate and facilities, to Jon C. Sarkisian, executive vice president at the real estate firm CBRE. Cooper ended up moving to L3.

Bush asked if the broker could secure a term sheet for 120,000 square feet of office space, suggesting the Centre Square building at 1500 Market St. in Philadelphia.

“No probability of us moving to Center Sq, so I don’t want to make too much noise,” Bush wrote.

“The obvious reference is that Mr. Bush was asking Mr. Sarkisian to provide a sham term sheet that could be supplied to the EDA as evidence of its bona fide intent to relocate outside New Jersey, when in fact Cooper Health had no such intention,” the task force report said.

EDA ultimately calculated its award for Cooper based on Bush’s representation to an agency underwriter that the company was considering relocating to Philadelphia, the report said.

Posted in New Development, New Jersey Real Estate, Politics | 92 Comments

IRS closes SALT loophole

From Accounting Today:

It’s over: States lose fight against SALT deduction cap

New York, New Jersey and Connecticut have been fighting a new cap on state and local tax deductions ever since it was included in the 2017 Republican tax overhaul.

They are losing.

The tax law capped the federal deduction for state and local taxes, or SALT, at $10,000. That set off campaigns to eliminate the provision by politicians in states with high income taxes and high property taxes, which tend to be Democratic states. It also set off an effort to find legal workarounds that would ease the sting of the SALT cap out of fear that high-earning residents would move out of state.

Now, most of those laws have been invalidated and those that remain are on shaky legal ground or taxpayers have decided they aren’t worth the hassle.

Four northeastern states, including New York and New Jersey, will argue in a court hearing later this month that the cap infringed upon their constitutional right to tax. Legal experts, including those who would like to see the states win, have said the case is a long shot.

Members of Congress have introduced several bills to repeal or raise the cap. Such legislation might pass the Democratic-controlled House, but would die a quick death in the Republican-led Senate that has no interest in unwinding parts of their signature tax law.

The Treasury Department late Tuesday dealt the final blow. It issued regulations that prohibit programs in high-tax states that would allow filers to circumvent the law. Treasury said those programs allowed taxpayers to claim too many tax breaks.

States including Connecticut and New York have passed laws allowing residents to donate to a state-created charitable fund instead of paying property taxes. That person would then get to write off the donation as a charitable gift on his or her federal taxes and get a state tax credit for some of that. The regulations killed these programs.

Posted in Economics, New Jersey Real Estate, Politics, Property Taxes | 33 Comments

Train town prices go poof

From Bloomberg:

NJ Transit Train Delays Hit a Record After the Governor’s Pledge to Fix Them

New Jersey Transit commuter trains have hit their worst on-time and reliability records in the 18 months since Governor Phil Murphy promised to overhaul the nation’s second-biggest commuter railroad.

For the 12 months ended in March, 90% of peak trains departed or arrived on schedule. That’s the lowest average among 16 years of such data on NJ Transit’s website. Trains also broke down more frequently than ever from the July start of the fiscal year through March, records show.

Commuters face even more inconvenience. The agency through 2020 is testing federally mandated emergency braking, a project that caused unprecedented disruption last year as locomotives were sidelined for software installations. And for 12 weeks starting June 17, at least 5,000 daily Manhattan commuters will have to take a ferry or another railroad to cross the Hudson River to accommodate track work at Pennsylvania Station.

Murphy, a Democrat who took office in January 2018, has made some strides on a promise to turn around NJ Transit’s safety and reliability issues in the wake of eight years of budget cuts by his Republican predecessor, Chris Christie. But the most maddening troubles, crowding and lateness, continue to plague riders seeking to avoid some of the nation’s most congested roads.

The bill also sought to increase transparency, but so far that’s been a disappointment to Senate Minority Leader Tom Kean Jr., a Westfield Republican who served on the committee investigating NJ Transit. He’s sponsoring legislation to compel the railroad to disclose why it discontinued Manhattan-direct service on the Raritan Valley Line in September 2018, and when it might return. He said the law is necessary because NJ Transit hasn’t answered his multiple inquiries on the matter.

“It impacts real-estate values,” Kean said by telephone. “From the smallest communities to the largest urban centers in New Jersey, everyone is impacted by this dysfunction.”

Posted in Economics, New Jersey Real Estate, NYC, Politics | 70 Comments

Gettin risky with it

From HousingWire:

FHA is increasing lending to riskier borrowers

Citing rising risks among the mortgages it is backing, the Federal Housing Administration earlier this year announced that it was changing some of its lending rules to increase the prevalence of manual underwriting.

The idea behind the change is to look more closely at the FHA loans that are being originated in the market to try to lessen the risk facing the FHA’s flagship insurance fund.

And it seems like those changes may be more than warranted because new data released Friday by the FHA shows that the agency appears to be loosening its lending standards and backing loans for increasingly riskier borrowers.

According to the FHA’s quarterly report for its fiscal second quarter (which covers Jan. 1, 2019 through March 31, 2019), the average credit score for an FHA borrower fell to 665 in the second quarter.

That’s the lowest level since 2008, and is “well below” the FHA lending peak credit score of 703, which happened in 2011.

In fact, as the FHA notes in its report, the credit profile of the FHA borrower has shifted over the last several years.

According to the FHA report, the share of 680–850 credit scores continues to decline among FHA borrowers, while lending to borrowers with credit scores below 640 continues to rise.

The FHA report shows that in 2011, nearly 60% of borrowers had credit scores above 680. Now, only 34% of FHA borrowers have credit scores above 680.

Meanwhile, the share of FHA lending to borrowers with credit scores below 640 has increased to nearly 30%.

“This increase shows a much riskier population of mortgages being endorsed by FHA,” the report states. “Performance of these mortgages will be closely monitored to determine when policy changes should be implemented.”

Beyond that, FHA loans have also seen a sharp increase among loans with high debt-to-income ratios, meaning borrowers are taking on more debt compared to their income level.

Posted in Economics, Housing Bubble, Mortgages, Risky Lending | 249 Comments

Flipping will never die

From MarketWatch:

Home flipping rate hits 9-year high — and that could foretell troubles in the housing market

Home-flipping has rebounded by one key measure. But that’s doesn’t make it an easy path toward becoming rich.

Just over 49,000 single-family homes and condos were flipped in the first quarter of 2019, according to a report released this week by real-estate data firm Attom Data Solutions. These homes comprised 7.2% of all home sales nationwide during that time period, representing the highest home-flipping rate since the first quarter of 2010.

But that’s not necessarily a positive indicator of the housing market’s strength, said Todd Teta, Attom’s chief product officer. The number of homes that were flipped was actually down 8% from the previous year to a three-year low. And the number of investors engaging in home flipping has dropped 11% over the past year.

In the first quarter, homes flipped sold for a median price of $215,000. With the median purchase price standing at $155,000, the gross flipping profit was just $60,000, down $8,000 from a year earlier to a three-year low.

“While the home flipping rate is increasing, gross profits and ROI are starting to weaken,” Teta said in the report. “If investors are seeing profit margins drop, they may be acting now and selling before price increases drop even more.”

Posted in Economics, Employment, National Real Estate, New Development | 34 Comments

Everyone Hates Murphy

From the Observer:

NJ Politics Digest: Legislature Reportedly Prepared to Override Murphy’s Veto

The state legislature could deal Gov. Phil Murphy an embarrassing rebuke, overriding his veto of a bill to force dark money groups—like the one supporting his progressive agenda—to disclose their donors.

The New Jersey Globe news website reports that Senate President Steve Sweeney and Assembly Speaker Craig Coughlin have agreed to hold a vote on an override on Monday, though the website notes that the possibility of a deal with the governor still exists.

While Murphy has said he supports requiring so-called dark money groups to disclose donors, he conditionally vetoed the measure and continues to appear in ads for New Direction New Jersey that support his call for increasing taxes on the state’s top earners. New Direction refuses to disclose its donors, but independent groups have learned that the New Jersey Education Association, the state’s powerful teachers’ union, has contributed millions to New Directions’ efforts.

The NJEA strongly opposes Sweeney’s plans to address the state’s fiscal crisis and notorious property tax burden by reining in public employee benefits.

If Murphy doesn’t strike a deal with Sweeney and Coughlin, it appears the veto override is a certainty, according to the Globe report. The effort has the backing of state Republicans, who will give the two Democratic legislative leaders enough votes in the state Senate and Assembly to deal the governor a stinging rebuke.

Posted in New Jersey Real Estate, Politics, Property Taxes | 33 Comments