Monthly Archives: September 2009

A Look Behind the Improvement in Housing Prices

According to the latest S&P/Case-Shiller 20-City Home Price Index prices fell 13.3 percent year-over-year in July 2009, less than the expected decline of 14.2 percent. It is the smallest decline since February 2008 and it takes the index to the highest reading since January 2009 as it rose 1.61 percent month-over-month. At 144.23, the index is down 30 percent from the all time high in July 2006.

The following cities top the list of regional peak decliners: Las Vegas at -54.82 percent, Phoenix at -53.10 percent, Miami at -47.57 percent, Detroit at -44.71 percent and San Francisco at -40.99 percent.

Although the stabilization in home prices is certainly welcome, the reasons behind the apparent stabilization include the $8,000 first-time homebuyer tax credit which expires on December 1, 2009, and the fact that on a seasonal basis, June and July tend to be the strongest months for home sales.

In almost every case of positive economic data that has driven the incredible stock market rally, we find the same underlying factor: government spending.  Now, what seems like a lifetime ago, but was really only about 10 or 11 months prior, this author wrote an argument in favor of government spending in the midst of the credit crisis to replace lost private sector, especially consumer, spending.  The idea behind the concept of loose monetary policy and quantitative easing is to prevent a panic like those of 1907 (which is why we have the Federal Reserve today) and the Great Depression (the genesis of almost all banking and securities laws).

Averting a global panic has been accomplished, and the recovery in the stock market is not unexpected for that reason.  However, the recent return to extreme risk-taking in the markets is completely unwarranted and likely driven by the belief that the government will bailout the stock market by spending to boost every economic sector.  In order for the market valuation to hold up over time, private sector spending would have to return to its pre-credit crisis levels, which means more borrowing and no saving.  That is not going to happen, as the savings rate has recently popped above 4 percent and should continue to climb up towards 8 percent, which, in the long run, is healthy for the economy.

The government cannot spend indefinitely to keep the stock market happy.  Moreover, in a report released in June, the Bank for International Settlements (BIS) noted there is a “significant risk” that monetary and fiscal stimulus will lead only to “a temporary pickup in growth, followed by a protracted stagnation.”  The BIS further stated, “The big and justifiable worry is that, before it can be reversed, the dramatic easing in monetary policy will translate into growth in the broader monetary and credit aggregates.”  That will “lead to inflation that feeds inflation expectations or it may fuel yet another asset-price bubble, sowing the seeds of the next financial boom-bust cycle,” this BIS said.  In addition to the risk of stoking inflation, the unprecedented policies “may be insufficient to put the economy on the path to recovery,” the BIS warned.

One key to consumer spending is housing.  People tend to feel wealthy when their houses gain in price, and to the contrary, people feel poorer when their houses decline in value—a phenomenon known as the “wealth effect.”  So, to repeat, unless the federal government is going to permanently subsidize housing (there are bills in Congress to extend the homebuyer tax credit, but they are meeting with resistance over concern about the fiscal deficit) it is questionable as to whether the housing recovery is real.  Peter Boockvar writes “With an expected pick up in foreclosures, continued compression in higher end home prices and the uncertain fate of the tax credit, we’ll see if the improvements in pricing can continue in the face of this. The worst of the financial crisis will end when home prices stop going down, and I don’t believe we’ve seen the worst of the price declines in this cycle notwithstanding the recent government induced bounce.”

In a recent speech, Federal Reserve Bank of Dallas President Richard Fisher artfully sums up the current dynamic:

The Federal Reserve has been buying over seventy percent of the new mortgage originations in the MBS market — a process that has lowered mortgage rates and increased the availability of credit at affordable rates to a large swath of the market. The FOMC [Federal Open Market Committee of the Federal Reserve] has announced its intention to slow its rate of mortgage acquisitions, in the hope that private funding will begin to emerge. And the market for the purchase of new homes has also been helped tremendously by an $8,000 credit for new home buyers.

Of course, there is some concern that the hope for a housing rebound could succumb to the headwinds experienced earlier if the efforts of fiscal and monetary authorities are allowed expire. Yet, that said, there is, in my opinion, a limit to the life support that can be provided by either the Federal Reserve on the monetary front or the Congress on the fiscal front. The market for housing will not become truly robust until market forces replace the prostheses of government support. We have thus indicated to the marketplace that, for our part, the FOMC expects we will complete the execution of our $1.25 trillion intervention in the mortgage backed securities market by the end of the first quarter of next year.

In sum, do not bet the farm on equities—the two are inextricably linked.

Investors Must Consider Looming Financial Regulatory Reform

At the end of a two-day summit, leaders from the Group of 20 nations said they plan to cooperate on an overhaul of financial regulations to prevent arbitrage in the global system. By the end of next year, banks will be required to hold more capital, and compensation policies will need to be linked to longer-term performance. Also, systems will be created for winding down cross-border financial institutions.  Since these developments will have a direct impact on the profitability of financial firms, investors need to follow the progress and timing of financial industry reform measures. 

Securities Industry and Financial Markets Association President and CEO Timothy Ryan called the proposals “unprecedented.” “While individually each initiative may have merit – and the industry supports many reforms – taken together, these reforms could negatively impact investors, capital flows, and economic growth and job creation during a period of global economic vulnerability,” Ryan said. The G-20 also released a statement about its plans for maintaining stability in financial markets and encouraging economic growth, among other goals. 

“Our reform is multifaceted but at its core must be stronger capital standards, complemented by clear incentives to mitigate excessive risk-taking practices,” the G-20 said. “Capital allows banks to withstand those losses that inevitably will come.” 

The member countries committed to conduct “robust, transparent stress tests as needed” and called on banks to retain a greater portion of current profits to bolster capital. The statement didn’t go as far as the Financial Stability Board (an international organization established to address vulnerabilities and to develop and implement strong regulatory, supervisory and other policies in the interest of financial stability that is comprised of senior representatives of national financial authorities (central banks, regulatory and supervisory authorities and ministries of finance), international financial institutions, standard setting bodies, and committees of central bank experts) recommendation that banks restrict dividends, stock buybacks or compensation. 

The G-20 said it would support introducing an international leverage ratio, adjusted for differences in accounting regimes that could supplement existing Basel II risk-based standards. The leaders called on financial companies deemed “systemically important,” meaning that their failure would pose a risk to the entire financial system, to develop contingency and resolution plans that work internationally. 

To reduce the risk of derivatives traded over the counter, the G-20 proposed moving all standardized contracts onto exchanges or electronic platforms, where appropriate, by the end of 2012. Trades should be cleared through central counterparties and reported to trade repositories, the G-20 said. Some contracts would be subject to stricter capital requirements. 

The G-20 was unusually detailed, underscoring both the cohesiveness of the member countries on this issue and their determination to instill real financial regulatory reform across the globe.  The goal of such reform is to slow lending and, thus, slow growth to avoid damaging asset bubbles.  Investors need to pay close attention as financial regulatory reform measures, such as those proposed by the G-20, make their way toward becoming reality.  Stock markets have enjoyed a remarkable rally on the back of government spending, very easy monetary policy, and no meaningful financial reform.  Those trends may be reversed in short order, and a subsequent reversal in stock markets as a result, would not be out of the question.

Tax Policy Affects Stock Ownership

It appears inevitable that marginal tax rates in the U.S. must be increased in the future in order to deal with the ballooning deficit.  One might wonder then how tax policy affects ownership of stocks.  The answer, according to a study posted at VOXeu.org, is that higher tax rates on capital tend to drive investors into tax-advantaged accounts.  Thus, increasing the capital gains tax will likely have a negligible effect on government income and will also drive much of that 30 percent of direct stock ownership out of equities.

The study points out that “households owned more than 90% of the US stock market right after World War II compared to less than 30% in 2006.”  The biggest reason for the change in stock ownership structure is tax-advantaged retirement accounts, especially pension plans.  In order to reduce the amount of tax they owe, investors tend to put pre-tax savings into retirement accounts so that the amounts are not taxed until a future time when withdrawn in retirement.

The study concludes, “the proliferation of financial intermediaries in the stock market is the likely consequence of tax policy. Stock prices would have been much lower without the dynamic tax clientele shift that we have observed. Ownership structure also matters to current and future debates on capital income taxation. Capital income is concentrated in the wealthiest fraction of the population, which is therefore a natural target group for tax policy changes. However, as ownership shares have migrated from wealthy households to untaxed private pension plans, further manipulation of capital income taxation of stocks is increasingly less relevant.”

Please click on the following link to read the study: Stock Ownership and Tax Policy

S&P Support Levels

Your humble author is on the West Coast for a couple of days.  Since it seems that the markets may be rolling over after a very strong rally, it is worthwhile to take a look at where support levels may be so we can make informed decisions about whether to hold, when to remove hedged positions like puts and reverse ETFs, and opportunities to buy.  Today, we are going to let Bespoke Investment Group LLC do the heavy lifting.  Below is Bespoke’s technical analysis of the S&P 500 Index.

S&P 500 Support Levels

With major equity indices pulling back again this morning, we wanted to highlight some of the key levels of support for the index.  With regards to its 50-day moving average (DMA) of 1,010, the S&P 500 is still over 4% above that level.  Looking at the 20-DMA, the S&P 500 would have another 1% to go before reaching that level (1,040).  Coincidentally, the 20-DMA aso coincides with the highs from late August, so that is a level to watch in the short-term.

S&P 500 6 months 0924

Fed Leaves Rates Unchanged as Expected

On September 23, 2009, the Federal Open Market Committee (FOMC) of the Federal Reserve Board announced that it would leave its federal funds rate in a range between 0 and 0.25 percent.  This was expected by the markets, and there was no surprises in the rest of the announcement.  However, reviewing the release as a whole, one cannot escape the concern that it seems to contain contradictory conclusions.

For instance, the FOMC statement notes that the economic data “suggests that economic activity has picked up following its severe downturn. Conditions in financial markets have improved further, and activity in the housing sector has increased.” The Committee then follows with the caveats of strained household spending due to “ongoing job losses, sluggish income growth, lower housing wealth, and tight credit” and also cutbacks in business investment, but companies “continue to make progress in bringing inventory stocks into better alignment with sales.”

As far as its actions going forward, the Fed basically reiterated that money will be easy at a continued “exceptionally low” level for an “extended period.” The FOMC also backed this up by stating “inflation will remain subdued for some time.”  However, the Committee didn’t even mention commodity prices, as they did in August.  Commodities have been flying high recently in conjunction with the drop in the dollar.  Not surprisingly commodity- and energy-based stocks have been among the best performers in the recent rally.

Given the statement, we should expect the government money spigot to remain on.  Peter Boockvar writes, “Easy money has been a main backdrop and influence in the capital markets recovery since the March lows and the FOMC gave the green light for that to continue. ‘Ben’s World, Party Time, Excellent, Party on Wayne, Party on Garth!’”

However, there are signs that Fed is concerned about the amount of money it has been pumping into the system.  On September 24, 2009, the Federal Reserve announced the schedules for operations under the Term Auction Facility (TAF) and the Term Securities Lending Facility (TSLF) through January 2010 and other information related to those facilities.

Here is what the Fed stated in its announcement:  “These schedules are consistent with the intention indicated in the Federal Reserve’s June 25 press release to gradually scale back these facilities in response to continued improvements in financial market conditions.

The schedules also take account of the possibility that market pressures could be heightened over year-end. As noted in previous announcements, the Federal Reserve remains prepared to expand its liquidity operations more generally should financial market conditions deteriorate materially.”

It seems that if one were to really dig into the recent Fed statements and announcements, one would find a central bank that is deeply concerned about the health of the financial markets it oversees.  Despite the happy talk of economic pick-up, financial market improvement and housing market activity, the federal funds rate remains at practically zero and taxpayer dollars are still being used to replace lost consumer and business spending.  Sure, the U.S. GDP may show an increase of 2, 3 or 5 percent in the current quarter, but if there was true economic expansion on the horizon, and again by that we mean expansion supported by private sector spending, not government spending, these “extraordinary” measures would not be necessary.

The FOMC statement may be viewed by clicking the following link:  FOMC Statement

The FOMC announcement on TAF and TLSF schedules may be viewed by clicking the following link: Press Release