Tuesday, November 11, 2008
1930s Income Taxes
Flashback: Inflated Deflation
Will the property tax assessors now do their part?
Friday, November 7, 2008
Housing Wealth and Household Behavior
- Separable Taste Shocks. Shocks to (current or future) housing tastes that do not affect substitution patterns in the non-residential sector will have no aggregate wealth effect. As Buiter (2008) explains, persons long housing will gain when tastes shift toward housing (and thereby increase housing prices), and persons short housing will lose. [non-technical version: if your taste for housing also affects your willingness to work, then the non-residential sector will be affected, although we would not call the effect a "wealth effect".]
- Shocks to the Production Set. A larger production set can increase housing prices, and is an aggregate wealth effect by any definition. The wealth effect calculations I made with Luke Threinen are most easily interpreted in such a model, although they can also be interpreted as the result of redistribution created by separable taste shocks.
- "Distortion" shocks that move the economy closer to the frontier of the production set. Increasing housing subsidies can both increase housing prices and look like an adverse wealth effect from the perspective of household behavior in the non-residential sector. Nonseparable taste shocks may have similar effects.
Changes in the production set or changes in the distance between the market allocation and the production frontier involve wealth effects by any definition. An example: the arrival of information about the technology for producing housing services. People may learn that the technology will advance, which causes a boom in housing prices and a favorable wealth effect. The market may initially believe that banks can streamline the mortgage process and thereby facilitate home-ownership for small home-owners. Or it may believe that the real estate brokerage industry will become more productive. Good news like this boosts housing prices and is an aggregate wealth effect. If the market later learns that ultimately the technological advance will not work (e.g., learn that small homeowners are really more expensive to service than initially thought), housing prices crash and there is an adverse wealth effect.
This conclusion might appear to disagree with Buiter (2008), which argues that changes in housing prices are not wealth effects in the sense that they do not enter the demand for non-housing goods because housing is both an asset and a consumption good. Buiter emphasizes that someone will consume the housing stock – even if it isn’t the current owners – and those prospective consumers gain from a housing price crash even while the current owners lose. I agree that housing prices changes that reflect changes in the current or expected future (separable) preferences for housing are ultimately redistributive.[1] Demand changes are not changes in the production set or changes in the distance between the market allocation and the production frontier. But it is quite possible that the shocks that created the housing boom prior to 2006 and the housing price crash that followed were technological or public policy driven. A technology shock will have aggregate wealth effects, and a public policy shock might too.
[1] Another question is whether the persons short housing are represented in today’s economy (maybe they are unborn, or live abroad, or only exist in the imagination of exuberant housing investors), but my purpose here is not to reclassify a redistributive wealth effect as an aggregate one.
Exception that Proves the Rule: Mayoral Election tied 22-22
Thursday, November 6, 2008
Gerontocracy Stumbles: The Real Political News This Year?
Wednesday, November 5, 2008
The Marketplace for Indoctrination
Tuesday, November 4, 2008
Flashback: Do Not Read This Until Nov 5
Voting: I Enjoyed the Experience
Monday, November 3, 2008
Inflated Deflation
Deflation occurs when the prices of most goods and services fall – that is, most things cost less now than they used to cost. Deflation is the opposite of inflation, which is when the prices of most goods and services rise. A large and sustained deflation occurred during the Great Depression, and some economists blame much of the Great Depression’s poor economic performance on that deflation.
DEFLATION IS A GENERAL PRICE DECLINE
Housing prices fallen a lot over the last two years, and will continue to fall. Most of us do own houses, and falling housing prices have created a number of problems. But falling housing prices is different from a general deflation; it takes a lot more than falling housing prices to create deflation, even over a short period of time.
Indeed, it was less than six months ago – when we were all quite aware of the housing price reductions – that the Federal Reserve and other commentators expressed concerns about inflation. The inflation concerns were present because housing is only one of many goods and services that we consume and those other prices seemed to be on the rise. The deflator for personal consumption expenditures rose at 3.3% per year from 2006 Q3 through 2008 Q3 – that’s inflation of 3.3% per year.
Energy was part of this increase – it increased 16% per year over that period. However, energy goods are only 4% of consumption expenditures, so this accounts for less than one percentage point of the 3.3; even if energy prices had fallen 16% per year over those two years, there would still have been inflation. My purpose here is to assess the likelihood and consequences of general deflation.
DEFLATION CAN BE FUELED BY FINANCIAL TURMOIL, BUT IS NONETHELESS UNLIKELY
Although I do not believe that the recent financial turmoil has a significant impact on the wider economy’s employment and real growth rates, I do believe that financial turmoil can affect consumer prices and therefore the rate of inflation or deflation. Financial turmoil can cause investors to seek liquid assets like insured bank deposits, Treasury Bills, and perhaps currency. If banks, the Federal Reserve, and the Treasury fail to supply the safe assets demanded by the market, then consumer prices will have to fall in order to make the existing liquid assets more valuable in real terms. Milton Friedman and Anna Schwartz were right when they blamed some of the 1930s deflation on the Federal Reserve’s failure to accommodate investors’ demands for liquid assets (see Chapter 7 of their A Monetary History of the United States).
Deflation today is unlikely because banks, the Treasury, and the Federal Reserve have accommodated at least some of these demands. Large commercial banks increased their deposits by $157 billion during the last week of September 2008 (at the height of today's banking crisis), and maintain those higher levels throughout October. An increase of $157 billion would normally have taken about 6 months. Treasury debt held by the public increased almost $800 billion from September 15 through October 30. Much of that increase was available to the non-bank public, because bank holdings of Treasury and Agency securities were pretty constant until the second half of October, at which time they increased about $100 billion. With the Treasury, the Fed, and the banking sector accomodating the increased demand for liquid assets, the bigger risk is that high inflation next year will result from failures by the Treasury and the Fed to accommodate reductions in liquid asset demand that will accompany a return to financial normalcy.
MORTGAGE AND PROPERTY TAX DAMAGE HAS ALREADY BEEN EXPERIENCED
Even if our economy were to experience a sustained deflation, it would survive it better than we did in the 1930s. The 1930s sustained deflation was damaging because, among other things, it dramatically redistributed wealth from persons owing mortgages to those who had underwritten them – in a way that was not anticipated when those mortgages were signed. The deflation also amounted to a un-legislated increase in property taxes, because their dollar value stayed fixed while taxpayers’ dollar incomes fell, as did the public sector’s dollar expenses.
Farmers in the 1930s found their crops were selling for half the dollar amount that they were in the 1920s, yet had no easy mechanism to cut the dollar amounts of their mortgage and property tax obligations. Today, because home prices are way down (50 percent by some estimates) regardless of whether we see inflation or deflation, homeowners have little equity to lose to banks as a consequence of deflation. Home mortgages already need to be renegotiated to better reflect home values and homeowner incomes. Homeowners also have a tremendous incentive to have their homes re-assessed by the property tax authorities -- even a 10 percent deflation would be only a minor change in the overall mortgage and property tax landscape today.
DEFLATION = CORPORATE TAX CUT
It follows that deflation amounts to an un-legislated corporate tax cut. Is there a better time than now to cut corporate taxes?!
Still Alone
I emphasize that forecasts like theirs are logically inconsistent with the commentary given about the housing boom -- commentary given by many of the same economists.
My short track record is pretty good. Without much company, I correctly predicted that the Treasury stock purchases would be neutralized by bank financial transactions. Also without much company, I correctly predicted that non-residential structures investment would actually grow even while residential structures investment plummeted. I also predicted that housing prices would continue to fall, although others also predicted this.