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If Trump wants to kill inflation, the first thing he needs to do is get more homes built

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Homes under construction in Englewood Cliffs, New Jersey on Nov. 19th, 2024.

Adam Jeffery | CNBC

If President-elect Donald Trump is going to push inflation back down to a more tolerable level, he will need help from housing costs, an area where federal policymakers have only a limited amount of influence.

The November consumer price index report contained mixed news on the shelter front, which accounts for one-third of the closely followed inflation index.

On one hand, the category posted its smallest full-year increase since February 2022. Moreover, two key rent-related components within the measure saw their smallest monthly gains in more than three years.

But on the other hand, the annual rise was still 4.7%, a level that, excluding the Covid era, was last seen in mid-1991 when CPI inflation was running around 5%. Housing contributed about 40% of the monthly increase in the price gauge, according to the Bureau of Labor Statistics, more than food costs.

With the CPI annual rate now nudging up to 2.7% — 3.3% when excluding food and energy — it’s not clear that inflation is consistently and convincingly headed back to the Federal Reserve’s 2% goal, at least not until housing inflation eases even more.

“It would be expected that over time, we would start to see year-over-year slower growth in rents,” said Lisa Sturtevant, chief economist at Bright MLS, a Maryland-based listing service that covers six states and Washington, D.C. “It just feels like it’s taking a long time, though.”

Still rising but not as fast

Indeed, housing inflation has been on a slow, uneven trek lower since peaking in March 2023. Much like the overall CPI, shelter components continue to rise, though at a slower pace.

The housing issue has been caused by ongoing cycle of supply outstripping demand, a condition that began in the early days of Covid and which has yet to be resolved. Housing supply in November was about 17% below its level five years ago, according to Realtor.com.

Rents have been a particular focus for policymakers, and the news there also has been mixed.

The average national rent in October stood at $2,009 a month, down slightly from September but still 3.3% higher than a year ago, according to real estate market site Zillow. Rents over the past four years are up some 30% nationally.

Looking at housing, costs also continue to climb, a condition exacerbated by high interest rates that the Federal Reserve is trying to lower.

Until mortgage rates come down we won't see prices come down, says Howard Hughes Corp CEO

Though the central bank has cut its benchmark borrowing rate by three-quarters of a percentage point since September, and is expected to knock off another quarter point next week, the typical 30-year mortgage rate actually has climbed about as much as the Fed has cut during the same time frame.

All of the converging factors post a potential threat to Trump, whose policies otherwise, such as tax breaks and tariffs, are projected by some economists to add to the inflation quandary.

“We know that some of the president-elect’s proposed initiatives are quite inflationary, so I think the prospects for continued progress towards 2% are less sure than they might have been six months ago,” Sturtevant said. “I don’t feel like I’ve been compelled by anything in particular that suggests that targeting the supply issue is something that the federal government can meaningfully do, certainly not in the short term.”

Optimism for now

During the presidential campaign, Trump made deregulation a cornerstone of his economic platform, and that could spill into the housing market by opening up federal land for construction and generally lowering barriers for homebuilders. Trump also has been a strong proponent for lower interest rates, though monetary policy is largely out of his purview.

The Trump transition team did not respond to a request for comment.

The mood on Wall Street was generally upbeat about the housing picture.

“Rents may finally be normalizing to levels consistent with 2% inflation,” Bank of America economist Stephen Juneau said in a note. The November housing data “will be viewed as encouraging at the Fed,” wrote economist Krushna Guha, head of central bank strategy at Evercore ISI.

Still, shelter expenses “continue to be the number one source for higher prices, and that the rate of increase has slowed is no comfort,” said Robert Frick, corporate economist at Navy Federal Credit Union.

That could cause trouble for Trump, who faces a potential Catch-22 that will make easing the housing burden difficult to solve.

“We’re not going to drop rates until shelter costs come down. But shelter can’t come down until rates are lower,” Sturtevant said. “We know that there are some wild cards out there that we might not have been talking about two or three months ago.”

Economics

Producer price index November 2024

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A measure of wholesale prices rose more than expected in November as questions percolated over whether progress in bringing down inflation has slowed, the Bureau of Labor Statistics reported Thursday.

The producer price index, or PPI, which measures what producers get for their products at the final-demand stage, increased 0.4% for the month, higher than the Dow Jones consensus estimate for 0.2%. On an annual basis, PPI rose 3%, the biggest advance since February 2023.

However, excluding food and energy, core PPI increased 0.2%, meeting the forecast. Also, subtracting trade services left the PPI increase at just 0.1%. The year-over-year increase of 3.5% also was the most since February 2023.

In other economic news Thursday, the Labor Department reported that first-time claims for unemployment insurance totaled a seasonally adjusted 242,000 for the week ending Dec. 7, considerably higher than the 220,000 forecast and up 17,000 from the prior period.

On the inflation front, the news was mixed.

Final-demand goods prices leaped 0.7% on the month, the biggest move since February of this year. Some 80% of the move came from a 3.1% surge in food prices, according to the BLS.

Within the food category, chicken eggs soared 54.6%, joining an across-the-board acceleration in items such as dry vegetables, fresh fruits and poultry. Egg prices at the retail level swelled 8.2% on the month and were up 37.5% from a year ago, the BLS said in a separate report Wednesday on consumer prices.

Services costs rose 0.2%, pushed higher by a 0.8% increase in trade.

The PPI release comes a day after the BLS reported that the consumer price index, or CPI, a more widely cited inflation gauge, also nudged higher in November to 2.7% on a 12-month basis and 0.3% month over month.

Despite the seemingly stubborn state of inflation, markets overwhelmingly expect the Federal Reserve to lower its key overnight borrowing rate next week. Futures markets traders are implying a near certainty to a quarter percentage point reduction when the rate-setting Federal Open Market Committee concludes its meeting Wednesday.

Following the release, economists generally viewed the data this week as mostly benign, with underlying indicators still pointing towards enough disinflation to get the Fed back to its 2% target eventually.

The Fed uses the Commerce Department’s personal consumption expenditures price index, or PCE, as its primary inflation gauge and forecasting tool. However, data from the CPI and PPI feed into that measure.

An Atlanta Fed tracker is putting November PCE at 2.6%, up 0.3 percentage point from October, and core PCE at 3%, up 0.2 percentage point. The Fed generally considers core a better long-run indicator. A few economists said the details in the report point to a smaller monthly rise in PCE inflation than they had previously expected.

“It appears that only an exogenous shock such as dramatic tariff policy shifts would be capable of derailing supply-side contributions toward inflation’s return to the Federal Reserve’s 2.0% average goal in the near term,” PNC senior economist Kurt Rankin wrote.

Stock market futures were slightly in negative territory following the economic news. Treasury yields were mixed while the odds of a rate cut next week were still around 98%, according to the CME Group.

One reason markets expect the Fed to cut, even amid stubborn inflation, is that Fed officials are growing more concerned about the labor market. Nonfarm payrolls have posted gains every month since December 2020, but the increases have slowed lately, and Thursday brought news that layoffs could be increasing as unemployment lasts longer.

Jobless claims posted their highest level since early October, while continuing claims, which run a week behind, edged higher to 1.89 million. The four-week moving average of continuing claims, which smooths out weekly volatility, rose to its highest level in just over four years.

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Economics

The Young Thug trial could be Fani Willis’s last big act

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It is a result that has the government licking its wounds. In May 2022 Fulton County prosecutors indicted 28 men from Cleveland Avenue, a rough part of Atlanta, for committing a string of killings, robberies and drug deals in service of a street gang led by Jeffery Williams, a rapper who goes by the name “Young Thug”. Over the past year the state presented a Georgia jury with nearly 200 witnesses and a barrage of rap verses that, it argued, proved that “YSL”, used to denote Mr Williams’s platinum-selling record label “Young Stoner Life”, also stood for “Young Slime Life” and was an affiliate of the notorious Bloods gang from Los Angeles. But when the alleged kingpin pleaded guilty in late October to overseeing crimes the judge chose to ignore the state’s recommendation to lock him up for decades, opting instead for 15 years probation and banishing him from Atlanta for ten.

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Economics

The Young Thug trial could be the district attorney’s last big act

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It is a result that has the government licking its wounds. In May 2022 Fulton County prosecutors indicted 28 men from Cleveland Avenue, a rough part of Atlanta, for committing a string of killings, robberies and drug deals in service of a street gang led by Jeffery Williams, a rapper who goes by the name “Young Thug”. Over the past year the state presented a Georgia jury with nearly 200 witnesses and a barrage of rap verses that, it argued, proved that “YSL”, used to denote Mr Williams’s platinum-selling record label “Young Stoner Life”, also stood for “Young Slime Life” and was an affiliate of the notorious Bloods gang from Los Angeles. But when the alleged kingpin pleaded guilty in late October to overseeing crimes the judge chose to ignore the state’s recommendation to lock him up for decades, opting instead for 15 years probation and banishing him from Atlanta for ten.

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