My sense is that we probably aren’t even past the halfway point yet of this recession, the credit losses or the house price deflation. Looking at whether equities may have bottomed or not on an intermediate basis, maybe the recent action to the negative side was an important inflection. In terms of what I do, which is trying to tie the macro into the markets, I have a very tough time believing that we have reached anything close to a fundamental low, either in the S&P 500 or in the long-bond yield, for that matter.

We’re in a very confusing atmosphere. People didn’t really know what to make of a 300-point rally in the Dow the other day, but my main message was that 300point rallies from the Dow don’t happen in bull markets. In fact, they never happened in the bull market from October ‘02 to October ‘07, but it has happened 6 times in this bear market and happened 12 times in the last bear market. You don’t get moves like that in bull markets. As Rich Bernstein has said time and again, “This is the hallmark of a recession and a hallmark of a bear market.” (…)

The very next day we got nonfarm payrolls. It prints down 51,000 and frankly, it doesn’t matter whether it was below or above Wall Street expectations. The bottom line is that employment is down seven months in a row. In 60 years of sifting through the data here, that’s never happened before without the economy being in a classic recession. (…)

This is an epic period. We are living through history. People will be writing about this in the future, no different than they wrote about the 1920s and the 1930s. Chapter one of the book was the end of the residential construction bubble, which I would tag as the first quarter of 2006, when housing started to peak and began to roll over at 2.3 million units. I continue to look back at that, 2.3 million units.

The natural level of demographic demand for housing in this country is annual demand of 1.45 million units. From 2003 until 2007, builders added on average nearly 2 million residential units per year, or 30% more, than the natural demand could absorb, because, of course, we were in a new paradigm. So the builders were building homes and condos as if we had the same demographics as the 1970s when the Boomers were buying their first refrigerator. This is a case of Global Crossing meeting D.R. Horton, and we are paying the price for that, even today.

Chapter two of the book was the end of the home-price bubble, and I would date that to the first quarter of 2007 when the Case-Shiller Index began to deflate year over year. Now, I want to make this point, and I want to make this point emphatically. Home prices in this country on average rose 20% per year for six years. That has never happened before. When you take a look at home prices in real terms, they’re still more than 30% higher today than they were when this mania morphed into a bubble back in 2001. So to those people who are thinking that we’re only 5% away from the low, I’d say I don’t think so. Make no mistake that there is going to be more deflation in home prices ahead - I think significant deflation - just as Freddie Mac put us on notice yesterday.

{ David A. Rosenberg, North American Economist for Merrill Lynch | via InvestorsInsight | Continue reading }

READ MORE >> economics, future, housing | August 22nd, 2008