Brave Home Buyers – And Other Consumers

Consumer confidence is surging, investment fear is subsiding, and brave buyers are wading back into the existing home market.

On Wednesday the National Association of Realtors said that sales of existing homes rose 2.9 percent. The annual rate now stands at 4.68 million homes, up from the 4.55 million annualized rate in March.

The results were higher than most economists’ had forecast.

Continued low home prices and historically low interest rates continue to attract investors and owner-occupied buyers. First time home buyers are continuing to enjoy an $8,000 tax credit from the stimulus package passed earlier this year.

In related retail market reporting, the recent consumer confidence surges are also translating to retail strength. On Wednesday the ICSC-Goldman report showed strong sales in the week ending May 23. Same-store sales were up 0.8 percent in that week with year-on-year sales up 0.5 percent — both readings were two of the best weekly jumps of the year.

Magic: How Slums Become Lovely Towns

An Economic Times article today, titled “Slums and economic stimulus”, says


If slum dwellers could be given property rights that are heritable but inalienable to the land on which they now have their make-shift homes, if these title deeds provide for being used as collateral, then immediately all of these people become eligible for drawing on the new housing loans…


The grant of property titles to the urban poor is again already part of India’s public policy. The Jawaharlal Nehru National Urban Renewal Mission (JNNURM) explicitly advocates security of tenure at affordable costs as the first of a seven-point charter for the urban poor, which means housing improvement through assignment of property rights.


This recommendation in JNNURM has in turn been influenced by the experience of countries of Latin America of assigning property rights in favelas and barrios, Turkey in 1983 for its slums called gecekondu and the accepted logic that titles to homesteads is an effective route to improving housing and environment conditions in poor urban localities. Efforts at “social housing” through parastatals like state housing boards have not been able to address the problem in any large scale. ”


A great idea I think, unfortunately the author gets all mixed up with the nonsense of fiscal stimulus and government intervention. The basic idea is that slum dwellers dont invest in their property because there is no guarantee of being able to retain the future payoffs from their investments. Also, private firms cant buy large tracts of slum land to develop it. Hence poverty sustains itself.


This also explains why many slum dwellers would rather buy a TV than build a toiled, when the government goons come to break down your home, you can run with a TV but the toilets got to be left behind.


De Soto “Mystery of Capital” is a good book to begin with. He essentially argues that lack of property and contracts mean that literally billions of dollars worth of property is simply lying dead, instead of being entrepreneurially transformed into productive resources. The other side of the coin is the “Mystery of Labor”, why do the poor remain poor despite working hard for long hours. Its partly because they cant invest their small savings in high payoff projects. And partly because they cant borrow money despite having high payoff ideas. Both problems originate from lack of property titles, which means they cant back their contractual obligations and banks dont have a safeguard to lend against.


And of course there is nothing new in this. The whole history of industrialization can be captured in two words (1) property and (2) contracts (needless to say, the socialists and fascist at Delhi University dont teach this). Private property is merely a system where it is legal for people to help themselves!


Lastly, we dont need to worry too much about how to allocate property rights to slum dwellers in India. The Dharwi Slum Authority in Mumbai already has designed some kind of finger print reader or biological mapping device which they use to establish who lives where, and then use the information to reallocate land. Instead of this whole reallocation process, why not just assign property rights.


And if the socialists amongst us are not convinced enough, I propose an experiment. Choose any slum in India, and allocate property rights to the residents. And then compare this area to other slums five years hence. That ought to dispel any doubts.

Mark Creasy on stocks and flows

In an interview with Tim Treadgold for the Eureka Report, Mark Creasy makes a point about watching the stocks, not flow, of gold:

Scrap gold, and even mine-supply, aren’t really the big players in the (gold) market. There’s about 160,000 tonnes of gold in existence, and the world produces about 2000 tonnes of freshly-mined gold a year, and about 1000 tonnes is generated as scrap. The total amount of mined gold and scrap is less than 1% of the overall gold market. The mine supply isn’t all that important in the gold price. It’s all about sentiment. The people who will influence the value of that 160,000 tonnes are the biggest shareholders, and they are the central banks, which own about 30,000 tonnes.

Gold is a bit like a company which has a dominant shareholder. If everyone believes the dominant shareholder is selling the price drops like you wouldn’t believe. A major influence is how people see the biggest shareholders handling their gold.

The best way is look at gold is not on the peripheral, say the scrap market or even mine supply; it’s to ask what are the big shareholders doing. In the past we’ve seen big holders such as the Bank of England and the Swiss National Bank selling, and people think we’re out of this. When they see a big new buyer, people want in.

Now Mark’s point that the flows are peripheral is not to say that they do not have an influence on the price. In the long run, if we have passed a “peak gold” moment (a subject of an upcoming post) then flows reduce and stock levels out which, in the face of increasing demand, is bullish for price. Significant changes in flows can also tip the balance of the buying and selling volumes of the holders of the 160,000t stock.

Probably the biggest influence classical “flow” supply/demand analysis by WGC and GFMS has on price is via perception of its effect on price rather than any actual effect due to the physical volume of the metal. Consider that Mark’s point about stocks has one problem – how do you measure the position of gold “shareholders”? How much volume of gold will be bid and offered to the market at each price level? Even if you can poll all the holders, the so constructed supply/demand curves of the “stock” will change over time in response to events. This is Mark’s “sentiment”.

Now why “flow” supply/demand is so dominant is due to the fact that it is (relatively) nice and easy to measure. Sentiment is not. Therefore there is a bias towards the numbers, the measurable 3000t flow and away from (or complete disregard for) the unmeasurable 160,000t stock.

As Richard Maybury notes in his recent article:

… it is so important to see the economy not as a machine but as an ecology. Machines don’t feel, they don’t have fear, or joy, or optimism. But people, biological organisms, do have feelings. They do fear, and their fears can change instantaneously. The human ecology, especially these days, is driven very largely by emotions.

As an investor it is important to remember that while “flow” supply/demand numbers from WGC or GFMS do have an effect, it is not the entire story and one should be cautious of the resulting mechanistic analysis. If “fears change instantaneously” then the movement of the 160,000t stock will overwhelm the annual supply/demand balance.

There is a bit of circularity or feedback in that perception of annual flows impact sentiment of the holders of stock. Also note that instantaneous change can occur either way – if fear decreases then supply of the stocks will push the price down.

Big upward price moves will occur when the sentiment that gold stock holders have is what is commonly called “strong hands” coincides with “weak hands” of holders of dollars. Focusing on annual mine supply or a drop in Indian jewellery demand isn’t going to help you identify that move.