Why Falling Unemployment Rate Bad for Real Estate
You might think that a falling unemployment rate is a bad thing, but in actuality as unemployment dips and job losses continue, falling unemployment is TERRIBLE for the economy. Of course, like most indicators, much of the disparity comes from how we calculate the numbers.
Astute investors might have been wondering how the economy could shed well over 250,000 jobs but the unemployment rate fell. Well, its simple really, government statistics are calculated differently from the real world. Today’s unemployment rate, the percentage, not the number of monthly job losses, reflects the number of people who are receiving government unemployment benefits. These benefits last for six months, but often people are unemployed for far longer.
Why it is a problem
In true economic terms, the unemployment rate should never go down as more jobs are being lost. This just doesn’t make sense. But that comes down to how the numbers are calculated rather than what is actually happening.
Case in Point
The Associated Press reported that foreclosures in the United States rose 7% from June to July of this year. That is a staggering increase, and shows the power of marginal economics. You see, the number of people on federal unemployment benefits dropped by .1% to 9.4%, however, the number of people who are presently unemployed has gone up not down. What this means is that there are more people unemployed, all the while, less people are getting unemployment benefits.
Marginal Economics and Unemployment
It should only be expected that if job losses continue, and the unemployment rate dips, that the number of people no longer receiving unemployment benefits is going up and it is even more likely that those no longer receiving said benefits do not have a job. Looking back to the job losses of early 2009 shows 600,000+ jobs being shed each month. All of the people who were let go in January are, as of this month, no longer receiving state and federal benefits.
No Benefits, No Money
The missing link in the ongoing housing crisis is that for the next three months, we’re going to have at least 1.2 million people lose their unemployment benefits. That’s not good. That’s less people capable of paying their mortgage payment, as we see in the huge June to July growth in foreclosures. Marginal economics is tooting its deadly horn, it is clear that the foreclosure crisis is only going to get worse as more and more people lose all source of income!
Expect a continuation of the current trend
We’re at a cross roads where the biggest job losses of early 2009 will be putting even greater strain on the economy in the next few months. According to recent data, we’re going to pay the price now, and likely have a slight easing by February of next year, but that time couldn’t come soon enough. A flood of foreclosures is certain to happen over the next few months, further increasing supply of homes on the market and depressing prices.
Predictions for the months ahead
Home foreclosure is luckily a slow process, which only further delays statistics. However, that also adds to the length of the recovery by 60 days. I think we’ll see another surge in August, and an even greater bump in September as finally the January firings run out of money. The few that have a few thousand in savings and credit to last a few monthly payments may make it to November, but the job losses eight months prior to November look even worse.
Plagiarism!! From a note I sent to clients 08/07. In my opinion, a good reason to turn short
*VIEW: Time to consider shorting US consumer companies, as the expectations have raced ahead of the declining macroeconomic environment…
*First of all I am not going to disrepute the fact that the decrease in
unemployment to 9.4% from 9.5% is a good thing. A reduction in unemployment
means that there are more people spending money, leading to a multiplier
effect on the economy etc. etc.
*One paragraph in the report has scared me into doing a little bit of digging:
“The number of long-term unemployed (those jobless for 27 weeks or more)
rose by 584,000 over the month to 5.0 million. In July, 1 in 3 unemployed persons were jobless for 27 weeks or more.”
*BACKGROUND
When an American citizen loses his job, he goes on his State’s claim scheme which typically lasts for 27weeks. This scheme allows the work to receive (in the NY area as a primer) up to $26k p/annum pro rata, depending on his income over the previous year. Given the NY average wage was c. $33.6k p/Annum, this figure is pretty cushy…..The problem is that once 27 weeks are up, the unemployed individual may have no job and now may also have no government money!
*THE BIG PROBLEM
Looking deep into the unemployment, it is possible to get the sizes of unemployed past the 27week mark (see below).. This number has increased from 3.182m in March 09 to 4.965m this month! What is worse, this number is increasing at AN INCREASING RATE….
April -> May Up 7.3% (3.948m)
May -> June Up 10.97% (4.381m)
June -> July Up 13.3% (4.965m)
Given that 3.3% of the total workforce is now unemployed with no benefits; and that consumer spending is 70% of GDP -> It seems to me that there will be large disappointments in the consumer sector within the US.
**THE FIGURE
Mar-09 Apr-09 May-09 Jun-09 Jul-09
Less than 5 weeks. 3,371 3,346 3,275 3,204 3,233
5 to 14 weeks 4,041 3,982 4,321 4,066 3,557
15 weeks and over 5,715 6,211 7,002 7,833 7,880
15 to 26 weeks 2,534 2,531 3,054 3,452 2,916
**27 weeks and over 3,182 3,680 3,948 4,381 4,965 **
Total 14,511 14,729 14,462
PERCENT DISTRIBUTION
Mar-09 Apr-09 May-09 Jun-09 Jul-09
Less than 5 weeks. 25.7 24.7 22.4 21.2 22
5 to 14 weeks 30.8 29.4 29.6 26.9 24.2
15 weeks and over 43.5 45.9 48 51.9 53.7
15 to 26 weeks 19.3 18.7 20.9 22.9 19.9
27 weeks and over 24.2 27.2 27 29 33.8
Employment is directly linked to disposable income which in-turn has an impact on Real estate in many ways. Lower disposable income is bound to impact the property market. This supports the higher foreclosure rates pointed out by you during a period of increased unemployment.