The Case for Hard Assets: An Update (June 2023)

by Bill O’Grady & Mark Keller | PDF

Background and Summary

Secular markets are defined as long-term trends in an asset. There are both secular bear and bull markets. In most markets, there are also cyclical bull and bear markets, often tied to the business cycle, and in some markets, there are seasonal bull and bear markets that are usually tied to annual production or consumption cycles. For example, a secular bull market in bonds is characterized by falling inflation expectations that trigger steady declines in interest rates. A secular bear market in bonds is caused by the opposite condition―rising inflation expectations which lead to consistently rising interest rates. In comparison, a cyclical bull market in bonds is often related to the business cycle and monetary policy.

In general, secular cycles tend to last a long time. Using bonds as an example, we are likely concluding a four-decade secular bull market which encompassed several cyclical cycles. The length tends to be tied to specific characteristics of each market.

Commodity markets have secular cycles as well. Commodity demand is mostly a function of economic and population growth, whereas commodity supply comes from agriculture, ranching, mining, and drilling. As this chart shows, commodity producers face a serious secular headwind—capitalist economies tend to persistently improve their efficiency in producing finished goods from raw commodities. Commodity production is also subject to steady improvement in productivity.

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Bi-Weekly Geopolitical Report – The Issue of the Terms of Trade (June 12, 2023)

Bill O’Grady | PDF

In a recent Bi-Weekly Geopolitical Report, we discussed the emergence of the petroyuan.  One of the important aspects of that report was that foreign nations were beginning to pay for oil in their own currencies.  As we noted in the report, George Shultz and Henry Kissinger negotiated a deal with the Saudis, where in return for providing security support, the Kingdom of Saudi Arabia agreed to price oil in U.S. dollars.  The ability to pay for oil in one’s own currency is powerful.  Essentially, a country can then print money for oil, but obviously, it’s not quite that simple.  If a country abuses that power, it could find itself losing its ability to do so.

In the aforementioned report, we noted that America’s aggressive use of financial sanctions was leading some countries to explore alternatives to the dollar-based reserve system.  After the U.S. sanctioned Iran and Russia, effectively isolating both nations from the global payments system, other nations worried about also running afoul of Washington and began to work on developing an alternative payment mechanism, which included the ability to pay for oil in a currency other than U.S. dollars.

What has surprised us, so far, is the absence of response from Washington to this development.  If the Nixon administration felt that paying for oil in dollars was important, if President Carter expanded the U.S. security role to include the Persian Gulf’s oil flows, and if President Bush liberated Kuwait, why hasn’t there been more of a pushback against denominating oil in other currencies?

Examining this question has led to an unexpected outcome—America’s terms of trade (TOT) have now changed due to the shale revolution, and that adjustment has changed the risk profile for the global economy.  Our assertion is that the U.S. realizes that, due to this change, insisting on pricing oil in U.S. dollars could foster financial instability.  And so, for now, Washington is willing to tolerate the pricing of oil in other currencies.

In this report, we will begin with an examination of U.S. TOT, including an analysis of its effect on the dollar.  Once this context is established, we will detail the risks that come from the dollar/oil relationship, which has led the U.S. to no longer insist on pricing oil in dollars.  We note the factors that have led to this change in the terms of trade may not be permanent, which could lead the U.S. to reverse its stance to allowing oil to be priced only in dollars.  We will close with market ramifications.

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Don’t miss the accompanying Geopolitical Podcast, available on our website and most podcast platforms: Apple | Spotify | Google

Weekly Energy Update (June 8, 2023)

by Bill O’Grady, Thomas Wash, and Patrick Fearon-Hernandez, CFA | PDF

Oil prices continue to trade in the lower part of the trading range despite the Saudis’ announcement of a unilateral production cut.

(Source: Barchart.com)

Commercial crude oil inventories fell 0.5 mb when compared to the forecast build of 1.5 mb.  The SPR fell 1.9 mb, putting the total draw at 2.3 mb.

In the details, U.S. crude oil production rose 0.2 mbpd to 12.4 mbpd.  Exports fell 2.4 mbpd, while imports declined 0.8 mbpd.  Refining activity jumped 2.7% to 95.8% of capacity.

(Sources: DOE, CIM)

The above chart shows the seasonal pattern for crude oil inventories.  After accumulating oil inventory at a rapid pace into mid-February, injections first slowed and then declined.  As the average line shows, we are nearing the seasonal draw period, although that pattern has become less reliable with the U.S. exporting crude oil.

Fair value, using commercial inventories and the EUR for independent variables, yields a price of $59.61.  Commercial inventory levels are a bearish factor for oil prices, but with the unprecedented withdrawal of SPR oil, we think that the total-stocks number is more relevant.

Since the SPR is being used, to some extent, as a buffer stock, we have constructed oil inventory charts incorporating both the SPR and commercial inventories.  With another round of SPR sales set to happen, the combined storage data will again be important.

Total stockpiles peaked in 2017 and are now at levels last seen in 2002.  Using total stocks since 2015, fair value is $93.27.

Market News:

 Geopolitical News:

 Alternative Energy/Policy News:

(Source: Capital Economics)

  • Hydrogen remains a potential replacement for hydrocarbons. However, the production of hydrogen can come from both “dirty” and “clean” production methods, which has led to a color coding of hydrogen.  The Biden administration is trying to create a regulatory path for fostering the development of the fuel that will go along with a subsidy program to boost production.  The subsidy program still requires decisions about what will be covered.  The industry wants loose standards, while environmentalists are pressing for only the “greenest” of sources.  Although we don’t know the outcome yet, this administration tends to try to split the middle on these issues, which will tend to please no specific group.

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Asset Allocation Bi-Weekly – Weak Capital Investment by State and Local Governments (June 5, 2023)

by the Asset Allocation Committee | PDF

The standoff between the Biden administration and congressional Republicans over raising the federal debt limit has prompted us to think more deeply about some important longer-term issues regarding U.S. public spending.  As we discuss in this report, a key problem is that one particular type of government investment has only grown weakly in recent decades.  The apparent underinvestment has big implications for economic growth and inflation.

Despite the political rhetoric, government intrusion into the U.S. economy is rather modest compared with other countries.  Looking at the total government sector (federal, state, and local), U.S. public receipts totaled 34.1% of gross domestic product in 2022, and outlays totaled 38.2%, leaving a deficit of 4.1%.  As shown in the chart below, those shares were lower than in most of the other advanced nations in the OECD.  However, they were high compared to historical U.S. levels.  For example, federal receipts alone equaled 19.6% of U.S. GDP in 2022, close to their highest share since the 1950s.  Federal outlays equaled 25.1% of GDP, modestly exceeding the pre-pandemic peak of 24.3% set during the Great Financial Crisis in 2009.

Economists assign government spending to three different classes: consumption (for example, buying pharmaceuticals for the local VA hospital or paying for the services of police officers), investment (broadening an interstate highway or buying a printer for a court), and transfers (Social Security or Medicare benefits).  In this report, we focus on government consumption and investment, which together totaled $4.448 trillion in 2022 and is treated as a component of GDP.  As shown in the chart below, government consumption spending has been much bigger than investment spending for decades.  Since 1960, each type has risen at an average annual rate of 1.9% after stripping out inflation.  However, what the overall growth rate of 1.9% doesn’t show is that U.S. public-sector investment looks quite different depending on whether you’re looking at federal civilian investment, federal defense investment, or state/local investment.

Federal outlays on civilian facilities and equipment grew smartly at an average real rate of 3.8% per year from 1960 to 2022.  This spending grew especially fast from 1960 to 1980 as the federal government expanded its social programs.  During that period, federal nondefense investment grew 6.5% per year compared with annual GDP growth of 3.4%.  This spending has since slowed and is now growing at roughly the same rate as GDP.  In contrast, federal investment on defense projects like expanded military bases or new ships has grown at a rate of just 1.3% per year since 1960.  From 1960 to1980, it fell at an average rate of 0.4% per year, reflecting the end of the initial phase of the Cold War and the termination of the Vietnam War.  Defense investment then jumped 1.7% per year in 1980-2000 and 2.6% per year in 2000-2022 because of factors such as President Reagan’s military buildup and the War on Terror.

As shown in the chart, investment by state and local governments is bigger than all federal investment combined, but after growing quickly from 1960 to 2000, these outlays have been trending downward for the last two decades.  That’s important because state and local governments are responsible for the bulk of the economy’s basic infrastructure, including roads, highways, bridges, airports, water and sewer systems, and publicly owned facilities for power generation and transmission.  Sluggish investment in this type of infrastructure can be a problem because it leaves the economy with less capacity to grow.  Weak investment in infrastructure can also lead to bottlenecks in times of rising demand, thereby pushing prices higher, creating more inflation, and encouraging higher interest rates.  In many of our recent publications, we have warned that the fracturing of the world into relatively separate geopolitical and economic blocs will prompt companies to adopt shorter, less efficient supply chains, which will likely boost inflation and interest rates over time.  Separate from the fiscal squabbles at the federal level, our analysis in this report suggests that if state and local governments continue to underinvest in basic infrastructure, there could be even more upward pressure on inflation and interest rates, further undermining bond returns in the coming years.

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Weekly Energy Update (June 1, 2023)

by Bill O’Grady, Thomas Wash, and Patrick Fearon-Hernandez, CFA | PDF

Oil prices have been volatile in front of the OPEC+ meeting.

(Source: Barchart.com)

Commercial crude oil inventories fell a whopping 12.5 mb when compared to the forecast build of 1.5 mb.  The SPR fell 1.6 mb, putting the total draw at 14.1 mb.

In the details, U.S. crude oil production fell 0.1 mbpd to 12.2 mbpd.  Exports rose 0.4 mbpd, while imports rose 1.4 mbpd.  Refining activity rose 1.4% to 93.1% of capacity.

(Sources: DOE, CIM)

The above chart shows the seasonal pattern for crude oil inventories.  After accumulating oil inventory at a rapid pace into mid-February, injections first slowed and then declined.  As the average line shows, we are nearing the seasonal draw period, although that pattern has become less reliable with the U.S. exporting crude oil.

Fair value, using commercial inventories and the EUR for independent variables, yields a price of $59.17.  We will wait to see if OPEC+ (see Market News below) moves to push prices higher by cutting output.

Since the SPR is being used, to some extent, as a buffer stock, we have constructed oil inventory charts incorporating both the SPR and commercial inventories.  With another round of SPR sales set to happen, the combined storage data will again be important.

Total stockpiles peaked in 2017 and are now at levels last seen in 2002.  Using total stocks since 2015, fair value is $94.63.

Market News:

 Geopolitical News:

  • China continues to delay approval for another pipeline from Siberia. As we discussed last week, China appears to be getting remarkably cheap natural gas from the current Power of Siberia pipeline and is seemingly driving a hard bargain on funding a second pipeline.  Russia is in a tough spot on natural gas as its pipeline network is designed to send gas to Europe, but that market has been mostly lost due to sanctions (although not completely as Ukraine is still allowing Russian gas and oil to go through its territory).  Moscow needs to reroute pipelines away from Europe and toward Asia.  Beijing knows this, but despite promises of friendship, it isn’t willing to invest much to support Russia’s goal of moving its gas east.
  • The Kingdom of Saudi Arabia (KSA) is participating in the evasion of Western sanctions on Russia by importing Russian diesel and then re-exporting it.
  • One of the key benefits of a globalized world is that countries can specialize in what they most efficiently produce, which tends to lower inflation. As geopolitical tensions lead to a breakdown of globalization, nations may be forced to manufacture items that they might not be best at but still need to produce due to insecurity of supply.  China is especially vulnerable to food and energy deficiencies.  Due to its high population, limited arable land, and water constraints, China has tended to be a net importer of food.  With energy, China became a net importer in 1994.  As relations between the U.S. and China deteriorate, Beijing is vulnerable to the U.S. Navy’s ability to close off shipping lanes.  In response, China is considering new ways of securing food and energy.
  • Russia has always considered Central Asia to be in its sphere of influence. In fact, during the Soviet era, the “stans” were part of the union.  These areas are rich in natural resources.  China is openly competing with Russia for dominance in this area, in part to secure key resources, and in part to exercise dominance over Russia.
    • We also note a Russian scientist working on hypersonic missiles has been detained on charges that he was selling secrets to China.
  • German regulators are promoting heat pumps and looking to ban gas-fired boilers. The Greens support this idea, but other members of the ruling coalition oppose the measure.  This issue is fracturing the coalition, and although we doubt the government will fall over this measure, tensions within the coalition have been rising for some time.
  • Iran has launched an alternative to the S.W.I.F.T. network in a bid to circumvent U.S. financial sanctions.

 Alternative Energy/Policy News:

  • During the first decade of this century, ethanol was thought to be a way to reduce America’s dependency on foreign oil. Regulations at the time envisioned a steady rise in the ethanol fuel mix.  However, the shale revolution reduced U.S. dependence on foreign oil, undercutting the national security argument for corn-based fuels.  Complicating matters further was that geopolitical disruption boosted grain prices significantly; using corn for fuel is seen as boosting food prices.  The Bush-era ethanol mandate has expired and it looks like the industry is being forced to defend current sales rather than boosting future use.
  • From the outset of the environmental movement, there have been tensions between the “Buckminster Fuller” wing and the “Thomas Malthus” wing. The former leans on technological fixes to environmental problems, while the latter believes reliance on technology creates an endless “treadmill” of solutions that leads to new problems where the only real solution is a decline in living standards.  This division often emerges, and the most recent instance appears to be tied to the carbon-removal industry.  The UN released a report critical of carbon renewal, because it is fearful that relying on it will curtail the drive to deploy alternative energy.  However, industry experts indicate that without direct carbon capture, meeting temperature targets will be impossible.
    • German police raided the homes of climate activists on suspicions that they were planning attacks on oil pipelines.
    • One interesting sidenote with captured CO2 is what exactly to do with it. Although the gas has some industrial uses (in beer, for example), the amount of gas that is needed to be captured to make a difference far exceeds industrial demand.  However, one way the gas could be used, paradoxically, is to make synthetic natural gas.  By combining hydrogen with captured CO2, you can create a clean methane that would seemingly be carbon neutral.
    • Exxon (XOM, $102.61) has made a deal with steelmaker Nucor (NUE, $132.72) to build a carbon-capture program.
  • Resource nationalism is on the rise. Recently, we noted that South American commodity producers are considering nationalizing production of key metals, such as lithium and copper.  The Congo wants to change its royalty arrangements with foreign firms (mostly Chinese) on copper projects, in another example of resource nationalism.  This factor increases the attractiveness of key minerals in geopolitically safe places.  A new lithium development in Portugal has been especially welcomed.
  • Clean energy proponents are pressing to streamline projects, a complaint heard from fossil-fuel companies as well.
  • The president’s moratorium on solar panel tariffs survived a potential override of his veto.
  • As we noted last week, China continues to dominate in EV components. Chinese battery companies are beginning to invest in productive capacity outside of China, perhaps to avoid a deteriorating geopolitical environment between the U.S. and China.  Europe is a primary target for this investment.
  • When a new technology is developed, it takes a while for the industry to establish standards. Initially, there is a temptation for each firm to create its own standards with the hopes that they become dominant, as this adoption can create market power.  At the same time, widespread adoption usually requires a few standards so it’s easier for consumers to use the new technology.  The classic example is the VCR versus Betamax standard for videocassettes.  Although the latter was thought to be superior, the former dominated and eventually eclipsed Betamax.  Consumers would have otherwise needed two machines to handle the format.  This week, Ford (F, $12.13) announced that it would adopt the Tesla (TSLA, $197.40) NACS standard, which will allow Ford vehicles to use the 12k Tesla charging stations.  Other EV makers use the CCS standard.  By making this decision, Ford is increasing the odds that the Tesla standard will prevail.
  • A German startup has won funding for a new fusion energy machine.

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Bi-Weekly Geopolitical Report – China’s New National Security Law (May 30, 2023)

Bill O’Grady | PDF

In late April, China released a new version of its national security law.  Shortly thereafter, some prominent U.S. firms were raided by national security operatives, and there were reports of database access being restricted.  In this report, we will discuss the new law and who has run afoul of the rules so far.  The context of this new law is important since China isn’t alone in increasing its focus on national security—the U.S. has been taking steps in this direction as well.  As always, we conclude with market ramifications, where we will examine how the shifting focus on national security could affect foreign investment and trade.

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Don’t miss the accompanying Geopolitical Podcast, available on our website and most podcast platforms: Apple | Spotify | Google

Business Cycle Report (May 25, 2023)

by Thomas Wash | PDF

The business cycle has a major impact on financial markets; recessions usually accompany bear markets in equities.  The intention of this report is to keep our readers apprised of the potential for recession, updated on a monthly basis.  Although it isn’t the final word on our views about recession, it is part of our process in signaling the potential for a downturn.

The Confluence Diffusion Index rose slightly in April but continues to signal that a recession is close. The latest report showed that seven out of 11 benchmarks are in contraction territory. The diffusion index rose from -0.3939 to -0.3424 but still sits well below the recession signal of +0.2500.

  • Financial market indicators received a boost due to improvements in the banking sector.
  • Homebuilding rose sharply last month, suggesting an increase in goods-producing activity.
  • The labor market showed signs of cooling but continues to provide evidence that the economy is in expansion.

The chart above shows the Confluence Diffusion Index. It uses a three-month moving average of 11 leading indicators to track the state of the business cycle. The red line signals when the business cycle is headed toward a contraction, while the blue line signals when the business cycle is in recovery. The diffusion index currently provides about six months of lead time for a contraction and five months of lead time for recovery. Continue reading for an in-depth understanding of how the indicators are performing. At the end of the report, the Glossary of Charts describes each chart and its measures. In addition, a chart title listed in red indicates that the index is signaling recession.

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Weekly Energy Update (May 25, 2023)

by Bill O’Grady, Thomas Wash, and Patrick Fearon-Hernandez, CFA | PDF

Oil prices are rising back into their earlier trading range of $73 to $82 per barrel.

(Source: Barchart.com)

Commercial crude oil inventories fell a whopping 12.5 mb when compared to the forecast build of 1.5 mb.  The SPR fell 1.6 mb, putting the total draw at 14.1 mb.

In the details, U.S. crude oil production rose 0.1 mbpd to 12.3 mbpd.  Exports rose 0.2 mbpd, while imports fell 1.0 mbpd.  Refining activity declined 0.3% to 91.7% of capacity.

(Sources: DOE, CIM)

The above chart shows the seasonal pattern for crude oil inventories.  After accumulating oil inventory at a rapid pace into mid-February, injections first slowed and then declined.  This week’s unexpected drop in stockpiles has put inventories well below seasonal norms.

Fair value, using commercial inventories and the EUR for independent variables, yields a price of $60.59.  Although OPEC+ is trying to stabilize the market, recession worries are clearly pressuring crude oil prices.

Since the SPR is being used, to some extent, as a buffer stock, we have constructed oil inventory charts incorporating both the SPR and commercial inventories.  With another round of SPR sales set to happen, the combined storage data will again be important.

Total stockpiles peaked in 2017 and are now at levels last seen in 2002.  Using total stocks since 2015, fair value is $94.88.

Market News:

 Geopolitical News:

 Alternative Energy/Policy News:

  • An industry report shows that one of the key factors holding back the energy transition is the lack of profitability. Although we expect this factor to improve with expansion, it also highlights the need for government subsidies until scale can be achieved.
  • Another important issue was noted by David Calhoun, the CEO of Boeing (BA, $2007.00), who indicated that there is no cheap way to decarbonize air travel and doing so would likely lead to much higher prices and less air travel.
  • As lithium demand soars due to EVs, Latin American nations are trying to manage the potential boom to benefit their societies. As we have noted recently, a couple of countries are considering nationalizing lithium mining.  We could also see them follow the Indonesian model with nickel—force firms to build fabrication and refining plants within their country to prevent these nations from being mere suppliers of raw material.  Chile has announced new taxes on copper miners.
  • JP Morgan (JPM, $138.40) announced $200 million in support for carbon removal. Direct carbon capture will likely be necessary to maintain temperatures, and the support by this bank is a good sign for the industry.
  • In the scramble to secure metals for EVs, even oil companies are looking to buy into production. Meanwhile, Ford (F, $11.82) is aggressively working to gain access to lithium.
  • One of the problems with EVs is the time required to recharge batteries. At best, it’s a 20-minute process but often requires hours to fully charge a vehicle.  For EVs used in normal commuting, recharging at home usually addresses this issue.  However, for road trips, EVs are simply less convenient when compared to internal combustion engine vehicles.  One idea that has been around for a while is battery swapping.  If an EV is built to have removable batteries, it is then possible to build facilities that will house charged batteries where drivers can swap their discharged batteries for charged ones.  If such infrastructure is built, it would shorten the downtime of getting a recharged battery to that of buying gasoline.  There is renewed interest in this idea, but the problem is that if solid-state-battery technology evolves, recharging times should decline to rival gasoline refilling.
  • We have been closely watching the evolution of China’s EV manufacturing. Increasingly, it looks like China has developed world-class quality vehicles at low prices.  We recommend this Sinocism podcast for details.  Chinese cars represent a serious threat to European and U.S. automakers.  Essentially, Western governments are facing a dilemma.  If they open up their markets to Chinese EVs, the energy transition will move faster and doing so will likely contain inflation, but the cost would be losing this market to China.  Or they could use tariffs and quotas to ban Chinese vehicles, slow the energy transition, and face higher inflation.  Our expectation is that the second outcome is most likely.
    • On a related note, Honda’s (HMC, $28.48) Chinese joint venture is starting to export EVs and plug-in hybrids abroad. The first sales are going to Europe.
    • Although we have been reporting on the world’s dependence on China for energy transition materials, this link has an attractive graphic that highlights China’s dominance.
    • An important element of China’s dominance is in the processing of energy transition metals. Other nations are trying to build more processing outside of China, but one of the reasons China leads the industry is that it has lower costs.  China’s processing superiority has led to vertical integration in components.  On a related note, Indonesia is trying to build a nickel processing industry to complement its preeminence in nickel mining; it’s not as easy as it looks.
  • Europe was hoping to get access to U.S. subsidies for EV production. It looks like negotiations have stalled, leaving the EU at a disadvantage.
  • As EVs become more prevalent in the West, ICE vehicles are ending up in the developing world.
  • China is also rapidly expanding into nuclear power.
  • Although fixed solar-panel arrays are the most typical deployment of these generating devices, floating panels in bays or lakes are common in Asia. We are starting to see such arrays in the U.S. as well.
  • One of the problems with solar and wind power is its intermittency. Because the power doesn’t flow regularly, utilities must keep traditional power backups to meet conditions where wind or sun power isn’t available.  Obviously, batteries would solve this problem, but sadly, “metal” batteries are expensive.  We are seeing increasing reports, though, of creative ways of storing energy by either heating water or salt in the earth and using it to push a turbine or by using pumped storage.
  • The EU’s joint purchasing program for natural gas is being seen as a success. By combining buying power, the Europeans have been able to purchase natural gas at lower prices than they otherwise would have been able.  Now the EU wants to branch out by using that same buying power to purchase hydrogen and other “green” materials.
  • Last week, we commented on U.S. funding for carbon capture projects. One of the downsides is that if the CO2 escapes, it can be deadly.  It is this fear that drives the permitting delays.
  • California has approved 45 new transmission projects worth a total of $7.3 billion.
  • In Europe, refiners are experimenting with using cow manure processed into methane to provide the energy needed for refining crude oil.
  • There are constant tensions between those who aim to streamline permitting and the parties that want to prevent any sort of disruption. Interestingly enough, this opposition is not just against fossil-fuel development.  A recent example involves the Burning Man festival in Nevada, which is tangling with a geothermal development.
  • Although lithium, rare earths, and cobalt dominate the headlines regarding the energy transition, aluminum is also a key metal. It is an important component for solar power and it reduces weight in vehicles which in turn improves fuel efficiency.  Despite this importance, it has been mostly neglected by policymakers.  Aluminum is sometimes called “molten electricity” due to the large amount of electricity needed to smelt the metal.  Because it takes so much electricity to make, production in the West has been falling.  This neglect may sadly lead to yet another supply problem in the future.

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Asset Allocation Bi-Weekly – The Case for New Home Sales (May 22, 2023)

by the Asset Allocation Committee | PDF

A common topic among the financial markets is the impact of rapid monetary policy tightening.  After years of accommodative monetary policy, the spike in inflation caused by the pandemic has continued to persist.  To address the inflation issue, the FOMC has lifted the policy target rate at the fastest pace in over 40 years.  Rapid increases in the policy rate can often cause problems in the financial system which then filter into the real economy, and although unfortunate, such disruptions are often necessary in order to weaken demand and reduce inflation.

However, not all disruptions are created equal.  In general, policymakers want to achieve lower inflation with the least disruption possible.  This goal often means that policymakers want to avoid disturbing key asset markets, which, if adversely affected, could trigger widespread financial stress.  The events surrounding the mortgage crisis in 2008 are a clear example of what not to do.

When we wrote our 2023 Outlook, one of the risks we cited was falling nominal home prices.  The two worst financial crises in the past 90 years were both preceded by falling nominal home prices.  We are currently seeing a modest decline in home prices.

During the pandemic, working from home coupled with low mortgage rates led to strong home sales and swiftly rising home values.  Rapid policy tightening has led to a jump in mortgage rates, which normally places downward pressure on home prices.

However, the impact from housing on the economy and financial system, so far, has been rather modest.  On its face, this seems odd.  The rise in interest rates should reduce the value of homes; after all, if it costs more to finance a home, then the value of that home should decline at some point.

The chart above shows the number of weeks that a worker earning the average weekly wage for a non-supervisory position must allocate to service a mortgage at the going mortgage rate and the median existing home price.  This series is a way of capturing affordability.  The chart shows that during the Volcker Shock, a non-supervisory worker had to contribute almost a month’s worth of work to service a mortgage.  After the shock, though, the market settled into a range of 2.0 to 2.5 weeks.  Homes became remarkably affordable after the Great Financial Crisis, but the recent spike in interest rates has caused the number of weeks needed to afford a home to increase to the top of the range seen from 1985 through 2007.

So, why haven’t home prices fallen to reflect the higher interest rates?  Essentially, it appears that homeowners are reluctant to sell and give up their current low mortgage rates.  Goldman Sachs reports that 99% of homeowners have a mortgage rate of 6% or less, whereas the current mortgage rate is 6.48%.  This means that almost any homeowner that is selling a house to buy another one would need to be willing to accept a higher mortgage rate.  The same research shows that 72% of homeowners have a rate of 4% or less, and 28% are at 3% or less.  With labor markets remaining strong, there is little forced selling, and therefore we have seen a drop in listings.

The data in the above chart, which originates from Realtor.com, shows that since mid-2022, new listing numbers have plunged.  However, there is still strong demand for homes, especially since the millennial generation is hitting its home-buying years and is a large cohort.  So, with current homeowners staying put, an opportunity for homebuilders has emerged as new homes may be the best alternative.  We note that new home sales as a percentage of total sales have been rising.

New home sales relative to total sales dropped after the 2007-09 recession but steadily recovered, although the amount remained below the 16% level that was roughly the average from 1990 to 2005.  New home sales spiked during the pandemic, and then declined, but have started to recover again.

What does all this tell us?  New home sales relative to total sales have improved but remain below historical averages.  Since the vast majority of existing homeowners with mortgages have interest rates below current mortgage rates, there is a clear disincentive to list one’s home for sale.  To meet demand, homebuilders have an opportunity to build homes for new buyers.  This situation has boosted the shares of homebuilders.  Although this recent rally may extend, the risk to the position is a rise in unemployment that would be significant enough to trigger forced liquidations.  Since we expect a recession over the next six to nine months, there is a risk that new homes could be facing competition from existing homes later this year.

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