Trump is Not Mr. Affordable

I wrote many posts during the Biden administration to counteract the recurring false claims about “runaway inflation”. Biden was certainly guilty of spending too much taxpayers’ money for economic recovery, infrastructure, green projects and student loan forgiveness. This aggravated the inflation rate, made it slower to fall and established expectations of higher long-term inflation. However, the primary drivers of inflation were the pandemic driven demand for physical goods after factories closed, loose monetary policy and bipartisan government spending to offset the pandemic. We all enjoyed 20 years of price stability before this. A little bumpiness after a pandemic driven global shutdown was not surprising.

Current Inflation Rate

The climbing inflation rate broke in June, 2022 more than 3 years ago. It has not slowed under Trump’s stewardship.

The inflation rate has been in the 3% +/- range for the last 2 years. That means that prices, on average, continue to increase each year. 2% inflation was the normal rate for the prior 20 years. It (3%) seems to be a rate that is “non-accelerating”. Economic agents, including consumers, are able to ignore 2% inflation. It is immaterial, too small to really notice. 3% inflation is on the border of being “concerning”. Inflation can more easily accelerate from 3% to a concerning 5% or higher. President Trump can claim that he has maintained the Biden inflation reduction from 9% to 3% but he cannot claim that he has reduced prices, reduced inflation or made the cost of living more affordable.

The core inflation rate, excluding the more volatile food and energy prices, has shown the same pattern. It peaked at 6.5% and declined to “about 3%” by June, 2024. It has moved down by one-quarter percent since then. Unfortunately, it seems to be flat. Trump has not moved it down.

Smaller Policy Options

President Trump has pursued 2 of these 12 areas but worked in the opposite way to increase inflation on most. He has pressured drug prices down. He has encouraged increased supply of traditional fossil fuels energy.

Fiscal Policy

Federal budget deficit remains at an unsustainable $1.7T per year. Too much demand, not enough supply.

Monetary Policy

President Trump has been harassing Fed Chair Jerome Powell (who he appointed) to cut interest rates. The real, inflation adjusted, interest rate is currently 1%. Monetary policy is neutral or a little tight. President Trump encourages looser monetary policy which increases inflation. Not an inflation fighter.

US Dollar

The US dollar has declined in value since Trump took office, making foreign purchases more expensive.

Housing Costs

Housing prices peaked in 2022, drifted down by 5% in 2022 and have remained flat for the last two and a half years. Trump policies have no impact here.

Health Care

3% medical inflation continues despite efforts to reduce drug prices.

https://www.cnn.com/2025/08/11/business/prescription-drug-prices-trump

Food

Food prices are more volatile than most. Inflation reached 11% in 2022. It approached 2% in 2024 but has since increased to 3% annually.

Energy

Energy prices jumped in the first 2 years of recovery from the pandemic. They have been flat since then. Trump has cancelled $8B worth of previously authorized energy projects.

https://www.pbs.org/newshour/politics/white-house-cancels-nearly-8b-in-clean-energy-projects-in-blue-states

Gas prices averaged $2.50/gallon before the pandemic, spiked up to $4.50/gallon during the recovery and settled back to $3.00/gallon for the last 3 years.

Tariffs

US consumers enjoyed immaterial average import tariff rates for the last 50 years. Trump has levied an 18% tax on imports, increasing costs for American consumers of the 14% of their consumption that is imported. The inflationary impact of the Trump tariffs has not yet been passed along to consumers. The frequent changes in tariff rates have led businesses to absorb costs in the short run. This will not continue.

Tax Collections

https://www.nysscpa.org/news/publications/the-trusted-professional/article/irs-budget-to-decrease-37-in-2026-from-2025-proposes-a-decrease-in-employees-061125#:~:text=The%20last%20time%20the%20number,filing%20season%2C%20the%20Treasury%20stated.

Trump invests fewer resources in collecting taxes, reducing budget deficits and reducing inflation.

Labor Unions as a Force to Increase Wages

https://www.epi.org/blog/trump-is-the-biggest-union-buster-in-u-s-history-more-than-1-million-federal-workers-collective-bargaining-rights-are-at-risk/

No support from Trump for increased labor union power.

Improve Government Efficiency

https://en.wikipedia.org/wiki/Department_of_Government_Efficiency

https://www.cbsnews.com/news/trump-firings-watchdogs-inspectors-general-60-minutes/

Marginal results from the highly publicized DOGE efforts, despite very large opportunities for improvement.

Government Shutdown Waste

A $10 billion-dollar permanent loss of output.

https://www.politifact.com/article/2025/oct/31/federal-shutdown-cost-economy-trump/

No Tax on Tips

This recent tax change benefits individuals with enough income to pay federal income taxes, so improves affordability for an estimated 4 million people.

https://bipartisanpolicy.org/explainer/how-does-no-tax-on-tips-work-in-the-one-big-beautiful-bill/

No Tax on Overtime [Premium Pay]

This recent tax change exempts the overtime premium from federal taxation, so promotes affordability for hourly wage earners.

Extra Senior Federal Tax Deduction

This provision of OBBA benefits low to moderate income households aged 65 and older. Many experts criticize its structure, but it clearly makes life more affordable for those who benefit from the change.

.https://taxfoundation.org/blog/obbba-senior-deduction-tax-relief/

Higher Limit for State and Local Tax (SALT) Deductions

Higher income taxpayers who itemize deductions received a significant federal tax reduction. This change does not benefit most low to moderate income households.

https://www.fidelity.com/learning-center/personal-finance/SALT-deduction-increase

Increased Cost and Reduced Availability of Child Care

The OBBBA increased tax credits to partially offset childcare costs. Critics considered these changes to be inadequate, noting that a “pro-family” political party should do better.

https://www.pewresearch.org/short-reads/2024/10/25/5-facts-about-child-care-costs-in-the-us/

https://www.usatoday.com/story/money/2025/07/12/trump-child-care-tax-credit-changes-details/84505810007/

https://tcf.org/content/commentary/the-top-five-trump-attacks-exacerbating-the-child-care-crisis/

Real Dollar Hourly Compensation

Real, inflation adjusted, compensation is slowly recovering towards its pre-pandemic level.

Tight Immigration Policies

Greatly reduced net immigration will tighten the labor supply in some industries, leading to higher compensation for some workers and higher prices for consumers. Economists have not reached a consensus on the net impact to the typical American.

Fires Bureau of Labor Statistics Chief

https://www.cbsnews.com/news/trump-firings-watchdogs-inspectors-general-60-minutes/

Summary

Inflation continues at 3% annually. Real wages are keeping up with inflation. The memory of large price increases in 2022 that were never reversed seems to have reset inflation expectations from 1-2% to 3-4% per year. Some tax law changes in the One Big Beautiful Bill meaningfully cut taxes. Fiscal policy remains very loose and drives inflation. Monetary policy is considered neutral by most economists, but Trump is trying to loosen it, which risks further inflation. Trump’s “on/off” tariff negotiations have not yet driven large consumer price increases but have slowed business investments. Trump’s claims to have improved “affordability” rest on his specific actions that point in that direction, not on the economy wide statistics or large-scale policies that might significantly improve affordability for the “average” family.

Modern History Index

257 items pulled from all arenas of life. Technology dominates, especially in the last century.

Grouping events into 40-year blocks shows 1940-79 as twice as dynamic as other eras.

1450 – 1779 20

1780 – 1819 12

1820 – 1859 16

1860 – 1899 31

1900 – 1939 47

1940 – 1979 99

1980 – 2025 32

Modern History: Business & Economics

1602 – Dutch East India Company, limited liability corporation, global trade

https://en.wikipedia.org/wiki/Dutch_East_India_Company

1776 – The Wealth of Nations from markets, specialization and trade

https://en.wikipedia.org/wiki/Adam_Smith

1817 – Comparative advantage drives international trade

https://en.wikipedia.org/wiki/David_Ricardo

1865 – Gilded age economic expansion and inequality in the US, laissez faire

https://en.wikipedia.org/wiki/Gilded_Age

1867 – Trade unions legalized in the United Kingdom

https://en.wikipedia.org/wiki/Trade_unions_in_the_United_Kingdom

1910 – Scientific management, Frederick Taylor, Taylor method

https://en.wikipedia.org/wiki/Scientific_management

1911 – Breakup of the Standard Oil Company – anti-monopoly power

https://en.wikipedia.org/wiki/Standard_Oil_Company

https://en.wikipedia.org/wiki/The_History_of_the_Standard_Oil_Company

https://en.wikipedia.org/wiki/Standard_Oil_Co._of_New_Jersey_v._United_States

1913 – Federal Reserve Bank created

https://en.wikipedia.org/wiki/Federal_Reserve_Act

1913 – Industrial assembly line- Ford

https://en.wikipedia.org/wiki/Assembly_line

1929 – Great Depression

https://en.wikipedia.org/wiki/Business_cycle

https://en.wikipedia.org/wiki/Great_Depression

1933 – Securities and Exchange Commission regulates financial markets

https://en.wikipedia.org/wiki/Securities_Act_of_1933

1936 – Modern macroeconomics is outlined

https://en.wikipedia.org/wiki/John_Maynard_Keynes

1939 – Silicon Valley begins with Hewlett-Packard, product and financing innovation

https://en.wikipedia.org/wiki/Hewlett-Packard

https://en.wikipedia.org/wiki/Silicon_Valley

1942 – Creative Destruction is an essential part of effective capitalism.

https://en.wikipedia.org/wiki/Joseph_Schumpeter

1947 – Military industrial sector, defense complex created

https://en.wikipedia.org/wiki/Military_production_during_World_War_II

https://en.wikipedia.org/wiki/Military%E2%80%93industrial_complex

https://en.wikipedia.org/wiki/Military_budget_of_the_United_States

1948 – Japanese companies start modern manufacturing based upon statistical insights.

https://en.wikipedia.org/wiki/Toyota_Production_System

1950 – The study of “sequence of events” leads to modern project management.

https://en.wikipedia.org/wiki/Critical_path_method

https://en.wikipedia.org/wiki/Timeline_of_project_management

1952 – Henry Markowitz formalizes modern portfolio theory.

https://en.wikipedia.org/wiki/Modern_portfolio_theory

1955 – Destination theme park travel begins – Walt Disney

https://en.wikipedia.org/wiki/Disneyland

https://en.wikipedia.org/wiki/Disney_Experiences

1955 – Enclosed Shopping Mall

https://en.wikipedia.org/wiki/Shopping_center

https://en.wikipedia.org/wiki/Shopping_mall

1956 – Intermodal shipping container and freight transport

https://en.wikipedia.org/wiki/Intermodal_freight_transport

1958 – General purpose credit cards

https://en.wikipedia.org/wiki/Credit_card

1958 – A meritocratic work environment was dominating, and critics objected.

https://en.wikipedia.org/wiki/The_Rise_of_the_Meritocracy

1962 – Product and process standardization, franchising take off

https://en.wikipedia.org/wiki/History_of_McDonald%27s

1962 – Discount retailing, big box stores, category killers arise.

https://en.wikipedia.org/wiki/History_of_Walmart

1968 – For profit health care.

https://en.wikipedia.org/wiki/HCA_Healthcare

1970 – Income inequality begins to grow again in the US

https://en.wikipedia.org/wiki/Income_inequality_in_the_United_States

1971 – Discount air travel, standardized routes and aircraft

https://en.wikipedia.org/wiki/History_of_Southwest_Airlines

1973 – How much is a financial option worth?

https://en.wikipedia.org/wiki/Black%E2%80%93Scholes_model

1973 – Reliable express delivery is founded.

https://en.wikipedia.org/wiki/FedEx

1974 – Tax-advantaged individual retirement accounts

https://en.wikipedia.org/wiki/Individual_retirement_account

1975 – Index funds and mutual funds simplify and lower transaction costs of investing.

https://en.wikipedia.org/wiki/The_Vanguard_Group

1978 – Executive stock options provide high levels of tax-advantaged compensation.

https://en.wikipedia.org/wiki/Employee_stock_option

1979 – Monetary policy can stop inflation, at a cost.

https://en.wikipedia.org/wiki/Paul_Volcker

1980 – Junk bonds provide financing for riskier companies and tools for investors.

https://en.wikipedia.org/wiki/High-yield_debt

1980 – Michael Porter clarifies the effective use of business strategy to compete in markets.

https://en.wikipedia.org/wiki/Competitive_advantage

1984 – Eli Goldratt offers a “theory of constraints” as a way to understand and manage complex systems effectively, leading to true “lean manufacturing” and “lean operations”.

https://en.wikipedia.org/wiki/Theory_of_constraints

1994 – On-line retailing, everything is in stock, and available soon.

https://en.wikipedia.org/wiki/History_of_Amazon

2007 – Great Recession highlights the ongoing risks of financial deregulation.

https://en.wikipedia.org/wiki/Great_Recession

Summary

Process standardization. Financial innovation. Highly focused strategies. New business forms. Markets and international trade deliver desired products, lower prices and competition. A role for government regulation remains. The macroeconomy can be managed to reduce the impact of business cycles and shocks.

The Worst Dealer, Ever!

The Wrong Bottom Line

Trump focuses only on win/lose. If the US earns $1 trillion from trade and the rest of the world (ROW) earns $1.2 trillion, he sees this as a $200 billion loss. The ROW is winning, taking advantage of the USA and its unenlightened deal makers. If the US earns $500 billion from trade and the ROW earns only $400 billion then we are winning by $100 billion. Trump sees the second scenario as far superior to the first. Relative winnings (win/lose) are the bottom line rather than actual winnings (win/win). This is a fundamental flaw.

The Wrong Measure

Trump only sees costs; he doesn’t consider benefits. Net benefits, benefits minus costs is the right measure.

The Wrong Timeframe

Trump only looks at the short-run. He ignores the long-run. He believes that he can always renegotiate any situation.

International Relations is Complicated

Trump only sees dollar signs. The trade balance can be measured. It is positive or negative. The cost of defense can be measured. Either we pay or others pay. We trade goods and services. Defense/security benefits matter. We care about immigration, crime, taxes, personal security, climate, health, economic development, investments, rule of law, intellectual property, labor, the environment, etc. Other countries care about all of these dimensions. We must too.

International Relations is Irrational

Citizens have an irrational commitment to their nations. They are willing to die for them. Nations have sovereignty. Each has certain minimal rights. Politicians respond to these irrational beliefs. Ignoring this reality is irrational, even though it is very frustrating.

Alliances are Cheaper than Empires

The US learned from European, Japanese and American experiences. Empires are very costly to establish and maintain. Nations can be enticed into becoming reliable allies at a fraction of the cost. They are rationally willing to evaluate costs and benefits, risks and rewards, short-term and long-term, labor and capital, sovereignty and influence, security and opportunity. Trump is right to negotiate, but wrong to discount this basic approach.

Global Agencies are Cheaper than Individual Deals

The US has greatly benefited from the post-1945 system of global governance, finance, economic development, health and trade. Global deals designed by the global leaders provide a framework for low-cost transactions. Trump believes that the strongest nations can extract even more net value through individual deals. Too many countries. Too much complexity to negotiate all of these topics effectively.

Single Deal or Repeated Deals?

Trump comes from the real estate world where each deal is “one off”. International relations and trade are repeated deals. The optimal strategy is different when the “tit for tat” strategy can be used. Firms and nations will punish any bully, even at a significant cost to themselves. The strongest players must consider the weaker players’ strategies. When firms or nations find that they cannot trust someone the total costs go up significantly.

Playing Chicken

There are many strategies in the game of chicken. The strongest player does not automatically win. Bluffing matters. Posturing matters. Resources matter. The ability to endure losses and pain matter. Allies matter. Insurance matters. Flexible resources matter. Capacity matters. Creativity matters. Credibility matters. Non-negotiable factors matter. Trump seems to confuse simple economic might with certain winning.

Comparative Advantage

Trump does not understand David Ricardo’s theory of comparative advantage from 200 years ago. You can be better than someone else in everything, at least in theory. You cannot have a comparative advantage in every production process. Between any two individuals, firms, states or nations, there will be differences in relative productivity. This is the basis for trade and specialization. The U.S. cannot be better in every industry. We can be relatively better in many industries, but not in all. As our incomes and standard of living increase, we will be relatively less competitive in those activities that can use lower cost labor. This is an unavoidable fact. We can choose to subsidize low skilled manufacturing employment, but we are fighting against very strong market forces.

Dealmaking Strategy

Trump focuses on simple short-term one-time win/lose. The best negotiators know that the greatest value comes from “growing the pie” in the long-run (win/win). They don’t assume a fixed-sum game. They cooperate to grow the pie, perhaps at the expense of suppliers, competitors, labor, investors or customers. They exploit comparative advantages to lower overall costs, lower risks and increase benefits. They share or signal their relative priorities. They fulfill their commitments. They create incentives for sustained cooperation. They cooperate to build market power. They manage customer expectations. They under promise and over deliver. They manage the government. They build shared cultural expectations and priorities. They build personal relationships. They manage large risks. They manage and coordinate supply chains. Modern business is complex. The real winners understand and deal accordingly.

Summary

Trump’s dealmaking approach fails on every critical dimension. It is a losing approach for almost all firms and for all countries. His supporters need to understand that he cannot win with his approach and force him to change. His opponents need to highlight these failures. The United States has too much at risk from Trump’s losing strategies.

Good News: Real Mortage Rates Are 2%

Real mortage interest rates can be calculated as the difference between nominal mortage interest rates and the 10-year Treasury Bond interest rate. Although nominal interest rates have ranged from 3% to 16%, the real, after expected inflation, interest rates are remarkably consistent, averaging just 1.7% and ranging between 1.3% and 2.1% in 70% of the last 52 years. The peak real rate was 3.0% in 1982 following the unexpectedly high and remaining high nominal rates of the prior 4 years.

Banks, mortgage-backed securities investors and mortgage borrowers all take risks when they complete mortgage transactions. Lenders are betting that their present and future borrowing interest rates are and will be low enough to fund their mortgages at a profit. Each lender locks in funding commitments for a reasonable share of the loan life and counts on the consistency of interest rates over the business cycle to fund the remaining portion. Lenders that experience a mismatch put their stockholders’ equity at risk and face bankruptcy. Investors in mortgage-backed securities are subject to valuation change risks throughout the period in which they are invested. Most such investors hold diversified portfolios of mortgages (region, amount, riskiness, urban vs suburban vs rural) and non-mortgage assets to ensure that any investment decision will not be too damaging.

Fixed-rate mortgage borrowers are betting that inflation will not fall too much lower than the expected inflation rates when they borrowed. If so, they will be paying back the mortgage in higher real value dollars than expected. If inflation and mortgage rates drop by more than 2%, most borrowers will seek to refinance their mortgages at the new, lower market rates, paying another round of closing costs for this privilege. Fixed rate borrowers are also hoping that inflation will be higher than the expected inflation rates at the time they borrowed, allowing them to pay back their debt with cheaper real dollars. Mortgage originators do not generally have the legal right to “call” the debt and require a change in the rates and terms as many commercial lenders and bond issuers do.

The “good news” is that the US mortgage market is very efficient and the real interest rate premium for borrowing to own a home is just 2% more than what the US government pays for borrowing. Borrowers face interest rate change risks, especially being caught with a high interest rate mortgage when inflation rates fall if they are unable to refinance.

The market has been tested through 7 business cycles and held up very well. The “Great Recession” exposed excessive risk taking by mortgage originators and funders. They lost money and many went out of business. Riskier mortgages are rarely issued today, and government regulations provide some added protection against any future overreach.

For higher income households that itemize deduction on their federal tax returns, the nominal interest rate paid is a tax-deductible offset to earned income. These individuals typically pay 22%, 24% or 34% marginal tax rates. A 5% nominal tax rate can provide a 1%, 1.25% or 1.65% reduction in the effective interest rate, thereby making the 2% real mortgage rate less than 1%. Higher income households can benefit greatly from this tax benefit.

https://fred.stlouisfed.org/series/MORTGAGE30US

https://fred.stlouisfed.org/series/RIFLGFCY10NA

Good News: Healthy State & Local Government Finances

https://www.oecd-ilibrary.org/sites/c6217390-en/index.html?itemId=/content/component/c6217390-en

One-half of US government spending is managed at the state and local level. Only 3 OECD (developed economy) countries have a higher share at the local level. The median level is one-third of the total and some countries limit local spending to just 10-20% of the total. The US federal government model ensures that a significant share of government is managed closer to “the people”, which is even more important today with 330 million people than it was 200 years ago.

State and local expenditures as a percentage of GDP is 19% for the US, on the high side compared with other OECD nations as expected based on the 50/50 local/national split.

Government employment is even more concentrated at the more responsive state and local government level. State and local government employees comprise three-fourths of total government employment. This total increased from 21 to 23 million across 20 years while total US employment grew from 132 to 152 million. The share of government to total employment eased down from 16% to 15%. Note that this is much lower than the 38% government share of GDP.

https://fred.stlouisfed.org/series/PAYEMS#0

Federal government employment has been essentially flat for many decades.

https://www.cbpp.org/research/state-budget-and-tax/its-time-for-states-to-invest-in-infrastructure

Setting aside land and defense assets, states and local governments hold a supermajority of government assets.

https://en.wikipedia.org/wiki/Government_spending_in_the_United_States#/media/File:Federal_state_local_percent_of_gdp.webp

The share of total government spending to GDP is the most important ratio to track. Since the 1960’s the federal government has moved spending responsibilities to the state for many programs. Spending drifted up to 25% of a growing post-war GDP by 1966. The Vietnam War and the Great Society programs pushed this up to 29% in 1975. The oil crisis, Japanese competition, inflation and recession pushed it up to 32% in 1976. Spending was still 33% of GDP 30 years later in 2007. The Great Recession drove spending up to 40% of GDP and then it declined back to 34% in 2014. State and local government spending has been relatively constant since 1976.

https://www.usgovernmentspending.com/local_spending_chart

Local government spending reached its modern level at 9-10% of GDP by 1990 and has mostly remained at that level.

https://www.urban.org/policy-centers/cross-center-initiatives/state-and-local-finance-initiative/state-and-local-backgrounders/state-and-local-expenditures

federalism.us

https://www.pgpf.org/budget-basics/how-is-k-12-education-funded

State and local governments provide a wide variety of services.

https://fred.stlouisfed.org/series/L319411A027NBEA

States and local governments routinely deliver solid budget surpluses in normal years and greatly exceeding the deficits encountered in recessionary years. State and local governments rely more on property and sales taxes which do not vary as much as income taxes. States have proactively reduced spending budgets whenever they have encountered recessions.

https://www.pewtrusts.org/en/research-and-analysis/articles/2022/05/10/budget-surpluses-push-states-financial-reserves-to-all-time-highs

States have built up a nearly 3 month cushion of reserves to buffer recessionary periods. States and local governments did much better during the pandemic recession than anyone expected. They reacted quickly to ensure fiscal stability and found ways to put the federal government transfers to good use. Some states have provided rebates to their taxpayers.

https://www.pewtrusts.org/en/research-and-analysis/articles/2021/10/15/states-financial-reserves-estimated-to-surpass-pre-pandemic-levels

https://fred.stlouisfed.org/series/SLGTFFQ027S

https://fred.stlouisfed.org/series/SLGTANA027N

State and local governments have continued to accumulate valuable assets, especially in the last 10 years.

States have generally improved their credit ratings since 2006, before the Great Recession. At that time, 9 states had the very highest AAA rating. 39 held very strong AA ratings. Just 2, Louisiana and California held “upper medium” A ratings. Recent data shows 7 more states, for a total of 16, at AAA ratings. 29 have strong AA ratings. 3 are at single A: Pennsylvania, Connecticut and Kentucky. 2 have fallen a step lower to BBB: Illinois and New Jersey. The median rating has improved from AA to AA+.

https://en.wikipedia.org/wiki/List_of_U.S._states_by_credit_rating

States have improved their pension fund percentage funding ratios, although some states remain at some risk of defaulting on their obligations.

https://www.urban.org/policy-centers/cross-center-initiatives/state-and-local-finance-initiative/state-and-local-backgrounders/state-and-local-expenditures

federalism.us

https://www.taxpolicycenter.org/statistics/state-and-local-general-expenditures-capita

State and local government spending per capita varies widely, reflecting local preferences. The mideast and far west are 15% above the national average while the southeast and southwest are 10% below the national average.

State spending varies even more widely. The national average is $6,900 per capita. California is 12th highest at $9,000 but neighbor Washington is much lower at $7,000 (26th). Massachusetts is also at $9,000 but its neighbor New Hampshire is at a very low $5,000 (46th). New York is lower than might be expected at $8,600 (15th). Nearby New Jersey, Pennsylvania and Virginia spend $7,200-7,500, a bit above the national average. Michigan, Ohio and Illinois spend less than the national average at $6,100-6,300, but nearby Indiana ($5,500), Kentucky ($8,500) and West Virginia ($10,300) have much different priorities. Georgia ($5,700), Alabama ($6,300) and Mississippi ($6,700) spend less than the national average. Texas spends only $4,700 per capita (48th) while its neighbor Arkansas spends $9,200 (10th). Florida is the lowest spending state at just $4,000 per person, an amazing 42% less than the national average.

Another way to look at these differences is to compare the spending of 5 states. Rhode Island $10,400 (6th), Kentucky $8,500 (16th), Washington $7,000 (26th), Colorado $6,200 (36th) and New Hampshire $5,000 (46th). Rhode Island spends twice as much on state government than New Hampshire, a few miles away. This is the range in the US, reflecting vastly different local priorities.

Summary

In our federal system, state and local governments are called upon to manage one-half of total government spending. They routinely deliver budget surpluses and adapt during recessions, even the pandemic driven recession. They have accumulated significant real and financial assets to buffer difficult times. They have managed pension liabilities appropriately and improved their bond ratings and ability to borrow. They have taxed and spent to match local preferences. In aggregate, their spending has remained at the same percentage of GDP for many years.

A Very Robust Long-term US Labor Market (1970-2021)

A Dozen False Claims of Journalists, Analysts and Pundits

Job growth is too slow, there are not enough jobs.

All of the good jobs are gone, there are fewer good jobs.

The only growth has been in “low wage”, service jobs.

There are no “blue collar” jobs, no “hands-on” work is available today.

Jobs are all “dumbed down”, no real content remains.

Automation, computers and artificial intelligence are eliminating all jobs.

There is no room for advancement at work.

The economy is inherently stagnant, firms are unable to create new positions.

We’ve become a nation of shopkeepers.

There’s no hope for millennials in the job market, Boomers are leaving a disaster.

More and more jobs are subject to the “imposter syndrome”, they really do nothing.

This time is different, we have reached the “end times” for jobs.

The Data Says …

The US Census Bureau and the US Bureau of Labor Statistics attempt to measure the detailed occupations in the evolving US labor market. I have selected 1970 as a baseline because it is effectively prior to the “computer revolution” and within my lifetime of observing the labor market. The US economy was still essentially in the post WWII boom period with manufacturing clearly the most important industry in 1970. Prior to Japanese or Chinese competition. Prior to the “energy crisis” and environmental concerns. Prior to improved social, political and economic opportunities for women, racial and other minorities.

We had 153 million people working in the US labor market in 2021.

https://www.bls.gov/cps/cpsaat11.htm

We had 75-77-79 million people working in 1970.

https://www.census.gov/content/dam/Census/library/publications/1984/demo/pc80-s1-15.pdf

The total measures and the detailed measures are somewhat inconsistent between 1970 and 2021. But, they are adequate to make basic comparisons. The labor force doubled in 50 years. 75 million new jobs created! 15 million new jobs each decade. 1.5 million new jobs each year, on average.

The detailed occupation categories have also changed. The 500+ categories in 1970 are very different from 2021, but the basic measures are roughly consistent. I have mapped the 1970 categories onto the 2021 categories. In 1970, the “undefined” responses were in the 10% range and not reallocated back to the detailed occupations as is done currently. Self-employed individuals were measured differently. Managers and supervisors were measured differently. The current definitions are better aligned with the current jobs. The 1970 categories provided much more detail on the manufacturing sector.

Employment by Job Level

Total employment more than doubled.

The highest level “manager/supervisor” jobs category nearly tripled. 18 million manager/supervisor jobs were added between 1970 and 2021. In 1970, there were 10 million manager/supervisor jobs; 13%, or one out of every 8 positions. The newly added positions are 24% of the labor force in 1970. The 28 million current manager/supervisor roles are 37% of the total 1970 work force. Opportunity, indeed. In 2021 terms, manager/supervisor roles are 18% of the work force, more than one of every six positions.

Professional jobs (college degree plus required) also tripled, growing from 14 to 41 million, an increase of 27 million new jobs. This increase is 36% of the 1970 work force. The manager, supervisor, professional subtotal is 23 million in 1970 (31% of the total). It has grown to 69 million (3X) in 2021, reaching 45% of the labor force. The number of “premium” jobs tripled, while the share of “premium” jobs increased by almost 50% in this half-century. Good news, indeed.

“Skilled” labor jobs were flat across 50 years, declining as a share of total jobs by one-half, from 10% to 5% of the economy. However, their neighbor, technical jobs, increased faster than the economy, adding 10 million high quality positions. The combined skilled labor (trades) and technician/technical level positions increased from 15 to 25 million, overall. This two-thirds growth is slower than the overall labor market’s doubling. Hence, this job level decreased from 20% to 16%, or from one in five to one in six positions. This is a “glass half-full or half-empty” situation. The 14% of the total labor market growth for premium positions is offset by a 4% decline in middle skilled positions, resulting in a 10% increase of combined middle and premium positions as a percentage of the total.

Lower skill level jobs accounted for nearly half of all jobs in 1970; 37 of 75 million. They comprised a decreased 39% of the total in 2021, 59 million out of 153 million. A smaller share of “lower skill” jobs seems like progress. Yet, even here, we have a growing labor market, with 59 million jobs in 2021 versus just 37 million jobs in 1970; 50% more.

The “physical labor” category grew from 22 to 32 million jobs, but it declined from 30% to 21% of the work force. Relatively fewer jobs, absolutely more. The clerical workforce encountered a similar, but less extreme change, growing from 11 to 15 million jobs, but declining from 14% to 10% of the work force. The “service sector” grew twice as fast as the overall economy, increasing from 4 to 12 million jobs and from 6% to 8% of all jobs. The “service sector” is growing disproportionately, but it is a relatively small part of the overall economy, just 8% of the total in 2021.

In total, the lower skilled clerical, labor and service groups combined, grew from 37 million to 59 million positions, but declined from 49% to 39% of all jobs. I see this as progress and look forward to the next half century reducing this category to just 30% of all US jobs.

At the detailed level, we have 70 occupations driving 62 million new jobs, 82% of the 1970 base. We also have 27 occupations experiencing a 12 million jobs loss, 15% of the 1970 base. Joseph Schumpeter’s “creative destruction” model of a dynamic economy is validated. Changes in demand and technology eliminated 12 million jobs, 15% of the total, across 50 years. The US economy is capable of permanently destroying and replacing a quarter million positions each year, about one-fifth to one-third of one percent of total employment.

Let’s go back to the dozen negative claims. Is there support in the details? Are there “good” jobs being destroyed? I only see declines due to “natural causes”: improved IT, telecom, process/quality/manufacturing, international trade, railroad, textile automation/imports, ag productivity, printing and DIY office options.

On the upside, what do we see? Management and supervisor roles growing in all areas in a more complex environment with higher sales volume, more products, faster product introduction, more exports, more outsourcing of functions, greater customer demands in all dimensions, global sourcing and competition.

Technology supplemented/infused positions at all levels. Cashiers, customer service reps, distribution employees, tellers and drivers today leverage IT systems and processes.

Increased specialization/technical skill in many service/technical areas. Retail terminals. WMS. HRIS. EDI. Customer service scripts. Web based transactions.

Increased professional skills, sophistication and impact in all areas.

More professional teachers, nurses, analysts, accountants, lawyers, HR, real estate and financial advisors.

Diverse technical computer, automation, lab, design, legal, teaching, culinary and design technical positions.

More medical, food service and personal care service roles.

Summary

In the last 50 years the US labor market has doubled in size and added an increasing share of managerial/professional/technical positions.

In my next blog, I’ll focus on the next level of detail: 17 categories of the US labor market.

Houston, We Have A Problem. Corporate Profit Growth Has No Limit

https://abc13.com/houston-we-have-a-problem-weve-had-remember-when-history/1869513/

Introduction

US Corporate profits grew from $1.9 Trillion(T) on an annual basis in the second quarter of 2019 before the pandemic to $3.0T in the second quarter of 2022; plus $1.1T (+57%)!!! US nominal gross domestic product (GDP) grew by 17%, from $21.3T to $24.9T, an increase of $3.6T. Real, inflation-adjusted, GDP grew by just 4%, accounting for a $0.8T increase in the real economy. Inflation grew by 13%, causing the other $2.8T of measured GDP. The $1.1T of increased corporate profits represents 39% of the inflation which has occurred in the last 3 years.

Analysis

Let’s look at the growth of US corporate profits from a half-dozen starting points to try to put this into perspective.

https://fred.stlouisfed.org/series/CP

YearProfitReal ProfitAnnl Incr StageCum Annl Incr
197055142
19802732717%6.7%
19954683071%3.1%
20061,3886288%4.5%
20121,8808193%4.3%
20181,947775-1%3.6%
20223,0121,0237%3.9%
https://www.minneapolisfed.org/about-us/monetary-policy/inflation-calculator/consumer-price-index-1913-

US corporate profits reached $3 Trillion in 2022, up from essentially zero in 1950. I’ve selected 7 peak profit years to outline this growth. Nominal profits increased from $55B in 1970 to $3.0T in 2022. In real, inflation-adjusted terms, profits have grown from $142B to $1,023B, a 7-fold increase in 52 years! Annual profit growth has been erratic, increasing by a high of 8% from 1995 to 2006 and a low of -1% from 2012 to 2018. The cumulative annual real profit growth has stayed near 4% throughout the period. 4% compounded for 52 years is a little more than 7x.

The US population grew from 200.3M to 338.3M during this period, 1.0% per year. So, corporate earnings grew by 3% per year above the rate of population growth for 52 years!!!! This kind of compound growth rate cannot continue for long periods of time without greatly impacting other sectors of the economy.

https://www.macrotrends.net/countries/USA/united-states/population

https://www.bloomberg.com/news/articles/2021-12-06/stock-market-u-s-corporations-hit-record-profits-in-2021-q3-despite-covid?sref=d6fKRvkp&leadSource=uverify%20wall

Corporate profits fluctuated in the 4-6% of GDP range from 1947 through 2000. Profits jumped up to 10% of GDP by 2010 and have largely remained at this two-fold elevated level for a decade. Profits reached a new record of 12% in 2022!

https://fred.stlouisfed.org/graph/?g=1Pik
https://fred.stlouisfed.org/series/A466RD3Q052SBEA

This measure shows profits growing eight-fold since 1970. (I’m going to ignore the detailed differences between the various measures of profit. They are important, but not necessary to see the major growth in profits, which is broadly consistent across the various measures.)

https://fred.stlouisfed.org/series/W273RE1A156NBEA

A tighter measure of corporate profits shows an increase from 4.5% to 7% of GDP, even before the most recent profit growth.

https://fred.stlouisfed.org/series/A445RE1A156NBEA

An alternate measure of just “domesticly earned” corporate profits shows a flatter trend.

Another way to consider profits is to view its complement, the share of national income received by labor.

https://www.epi.org/blog/the-fed-shouldnt-give-up-on-restoring-labors-share-of-income-and-measure-it-correctly/

By this measure, labor has lost 10% of its income, while capital has gained 10% since 1980.

https://www.epi.org/blog/the-fed-shouldnt-give-up-on-restoring-labors-share-of-income-and-measure-it-correctly/

6% of GDP was moved from labor to capital.

https://www.mckinsey.com/featured-insights/employment-and-growth/a-new-look-at-the-declining-labor-share-of-income-in-the-united-states

Consulting firm McKinsey shows an 8% of GDP transfer and provides 5 explanations.

https://www.oecd.org/g20/topics/employment-and-social-policy/The-Labour-Share-in-G20-Economies.pdf

Most analyses of the growth in profits and decline in relative wages note that labor productivity has continued to rise by 2% or more annually, but labor has received almost no portion of those gains in the last 30 years.

https://en.wikipedia.org/wiki/Labor_share

Labor share of total income has dropped by 15% in the long-run by this measure.

https://www.bls.gov/opub/mlr/2017/article/estimating-the-us-labor-share.htm

This author calculates a 6-8% decline for labor.

https://taxfoundation.org/labor-share-net-income-within-historical-range/#:~:text=The%20average%20labor%20share%20from,long%20decline%20in%20labor%20share.

A right-leaning think tank adjusts the data and claims that labor’s share remains constant in the long-run. The Tax Foundation does delve into the various measures of income and provides arguments for their preferred measure.

https://fred.stlouisfed.org/series/SP500

Stock prices tend to follow profits. The S&P 500 index has grown by 50% in the last 2 years (despite the recent decline), reflecting the amazing growth in corporate profits during a “once in a century” pandemic driven recession.

https://www.yardeni.com/pub/stmktbriefrevearndiv.pdf

S&P 500 company earnings (a subset of total profits earned) continued to grow strongly through and after the pandemic.

https://cdn.pficdn.com/cms/pgim-fixed-income/sites/default/files/2021-04/The%20Evolution%20of%20U.S.%20Corporate%20Profits_2.pdf

This investment advisor says that profits increased by 5% of GDP.

https://fred.stlouisfed.org/series/LES1252881600Q

Median REAL, inflation-adjusted, earnings remained flat at $330/week from 1979 through 2014, a period of 35 years! This is during periods where profits were growing at 4% per year in REAL terms. In the last 8 years, REAL wages have increased by 9%, a bit better than 1% per year on average.

The media has published many articles, especially noting the increase of profits, overall, since before the pandemic. This is a popular topic because the result is certainly counterintuitive and because President Biden and the more left-leaning national Democrats have been criticizing corporations for “price gauging” and causing the recent inflation spike.

https://fortune.com/2022/03/31/us-companies-record-profits-2021-price-hikes-inflation/

https://www.marketwatch.com/story/corporate-profit-is-at-a-level-well-beyond-what-we-have-ever-seen-and-its-expected-to-keep-growing-11649802739

https://www.cbsnews.com/news/corporate-profits-boom-may-lead-to-higher-wages/

https://finance.yahoo.com/news/us-corporate-profits-stayed-high-through-2021-even-as-inflation-took-hold-160908829.html

A variety of sources provide compelling data and logic to indicate that corporations are “taking advantage of” the post-pandemic inflation caused by supply chain issues and expansive fiscal and monetary policies to boost prices at rates faster than their costs of inputs (suppliers, labor, capital).

https://www.epi.org/blog/corporate-profits-have-contributed-disproportionately-to-inflation-how-should-policymakers-respond/

https://www.wral.com/fact-check-are-corporate-profits-at-record-highs-because-companies-are-overcharging/20068026/

https://abcnews.go.com/US/record-corporate-profits-driving-inflation/story?id=87121327

https://fredblog.stlouisfed.org/2022/07/corporate-profits-are-increasing-rapidly-despite-increases-in-production-costs/

https://www.theguardian.com/business/2022/apr/27/inflation-corporate-america-increased-prices-profits

Most economists and analysts point to the increased concentration of firms (fewer) by industry increasing their pricing power and allowing them to raise prices during periods of change.

https://academic.oup.com/rof/article/23/4/697/5477414

https://www.uschamber.com/finance/antitrust/industrial-concentration-in-the-united-states-2002-2017

This is pretty dense and dry stuff. There is a general consensus among economists who focus on this topic that concentration and pricing power have risen very significantly. This is partly due to the simple aging of industries with fewer players left standing. The winners in a world of global competition are simply “much better” than the losers so they continue to take market share. US anti-trust enforcement in the last 40 years has been very limited, following the theory that “open competition” in the long run (Schumpeter’s creative destruction) eventually undermines leading companies with innovative products, processes and market strategies.

The US Chamber of Commerce argues that industry concentration has not increased, noting that consumer choices in broadly defined industries have increased greatly through time.

https://www.uschamber.com/finance/antitrust/industrial-concentration-in-the-united-states-2002-2017

Summary

By a dozen measures, profit has consistently grown as a share of the American economy in the last 40-50 years. This necessarily means that the share of output and income received by labor is much smaller as a percentage of the total pie. The recent surprising ability of American corporations to effectively work through the pandemic supply chain disruptions, lose more than 10% of their labor force, increase nominal wages significantly, encounter severe input price inflation and still engineer price increases to come out much further ahead on profits is a major story for our time.

It is attracting attention to what I believe is an even more important story: the ability of corporations to incrementally capture nearly all of the increased value added by the productive American economy across 40-50 years and share very little with labor. This structural advantage of a very effective corporate sector “doing its job” within the relatively low-tax and low-regulation US political context is now completely proven.

In an ideal world, we would be developing and considering serious policy options that would limit this excess power without “killing the goose that lays the golden eggs”. Unfortunately, the Republican party remains focused on tax and regulation cuts as the main economic tools and the Democratic party alternates between 1960-70’s era Biden “centrist” policies and much further-left Bernie Sanders style policies.

Good News: State Pension Funding is at a 13 Year High!

Background

Most states and local governments have chosen to pay their employees less than market salaries and higher than market fringe benefits since the WW II era. The Republican focus on reducing the size, pay and power of government has increased significantly in the post-Reagan era. Grover Norquist summarized this in 2001: “I don’t want to abolish government. I simply want to reduce it to the size where I can drag it into the bathroom and drown it in the bathtub.” Hence, Republicans have focused the spotlight on the “underfunded” status of state and local government fringe benefit plans, especially defined benefit pension plans.

Although the rhetoric is sometimes grating to the “left” ear, this spotlight does serve as a disinfectant, requiring political leaders to be more accountable for their decisions, especially in “one party” states where accountability was lacking historically.

On the other hand, pension accounting, funding, goals and policies are inherently complex and difficult to simply summarize or explain. This is true for both government and corporate defined benefit pension plans. It is easy to “cherry pick” pension statistics and overexaggerate the “crisis” in state pensions.

I will focus on the data and commentary from just 2 sources: Reason.org, a right-leaning policy group that cleverly adopted a left-side name and Pew Research, a centrist research group that has chosen to emphasize right-leaning data and commentary on this topic.

Current (2021) Good News

https://www.pewtrusts.org/en/research-and-analysis/issue-briefs/2021/09/the-state-pension-funding-gap-plans-have-stabilized-in-wake-of-pandemic
  1. The average state pension plan funding level, the ratio of assets to forecast liabilities, is expected to reach 84% when final 2021 data is summarized. This is a huge improvement from the 70% average of the prior 5 years. It is the highest level since 2008.

2. The system is working. Plan assets were $2.3T versus $2.8T in 2008. Assets grew by $1.5T to $3.8T, while liabilities grew by $1.8T to $4.6T. Since the added $1.5T/$1.8T is 5/6ths or 86%, the overall ratio increased. The “system” of policies, accounting, audits, contributions, investment strategies and actual investment returns, etc. appears to be functional across a quite challenging economic period. The funding ratio was relatively consistent throughout this period, even if it was not at the 100% level highlighted by some as “the goal”.

3. The gap between estimated liabilities and funded assets is less than $1T for the first time since 2014.

4. For the first time in this time period, the minimum expected funding level has been met. This is defined as a year in which contributions exceed benefits plus the “amortized” funding requirements based on past funding shortfalls. In 2014 only 17 states met this standard. In 2019, 35 states complied. Again, this is not perfection, but it is significant progress.

5. Overall contributions have increased by 8% annually. The states with the lowest funding ratios have increased their contributions even faster. The lowest 10 rated states growing by 15% annually and the 4 worst states by 16%.

6. A measure of benefits paid minus funding contributions, as a percentage of plan assets, has improved from 3% more benefits to 2.5% more benefits paid versus new funding contributions.

Historical Commentary

The Trillion Dollar Gap (2010)

https://www.pewtrusts.org/en/research-and-analysis/reports/2010/02/10/the-trillion-dollar-gap

The Funding Gap (2016). Funding ratio 66%. Few states reach 90%.

Bond interest rates have fallen faster than pension plan expected returns. Of course, because equity returns are much higher, more volatile, difficult to forecast and a higher share of plan assets.

State pension plan returns trail the S&P 500 returns. Of course, because plans hold significant (30-40-50%) in lower yielding bonds.

A lower “discount rate”, the assumed future interest rate used to calculate the present value of future pension benefits/liabilities, will increase current liabilities and the current net liability. Yes, this is how discounting works. As market interest rates and stock returns have been reduced with lower inflation rates, the discount rate used by financial professionals in all applications has slowly declined for the last 20 years. This “sensitivity analysis” is misleading. The sensitivity of present liabilities is inherent, it cannot be avoided.

Some states have amortization rates, the amount of new contributions required to eventually offset prior funding or investment return shortages, that are quite high compared to their annual payrolls. This is true. 7 are above 5% deficits, but 7 are above 5% surpluses.

Pew highlights what they call the “operating cash flow” ratio as another sign of trouble. Contributions minus benefits paid as a ratio to assets is the definition. The result is negative!!!! And increasing to negative 3%! Contributions should almost always be less than benefits paid in a long-term (20-30-40 year) pension plan because the plan trustees assume that there will be some positive return on plan assets. Given a 2/1 equity to debt mix, with 7% to 3% expected returns, the expected plan return is more than 5%, so a 3% “negative” return is not a concern. The insurance industry operates in the same way with “negative” operating ratios being offset by investment returns.

Reason.org Graphics

This group highlights the extraordinary 100% ratio in 2001 versus the more normal ratios of 82% in 2005, the quite low level of 66% in 2012 and the still below average 74% level in 2019. They provide state by state graphics to highlight the decline since the very high 2001 baseline and to emphasize the count of states that are below 90%, 80% and 60% “funded”.

Their websites do not allow their graphs to be linked/captured.

Reason.org breaks 2 rules. First, they implicitly assume that a 100% funding level is the “obvious” goal. That is untrue. Historically, US corporations and actuaries considered 80% to be a “fully funded” target. More was better. A little less was worth watching (70-75%). Much lower required increased focus and contributions. Due to the inherent uncertainties in investment returns and participant assumptions (lifespan, retirement dates, turnover, average salaries, etc.) short-term movements of 2-3-5% were never considered to be an issue. Long-term or persistent ratios significantly below 80% were considered to be a concern.

Second, they assume that all states will perform at the same level. The “laws” of probability prohibit this “ideal” result. In a normally shaped (bell curve) probability distribution, there will always be underperforming and overperforming states. This is inherent in a multiple probability-based system. Of course, if a state remains at the bottom of the funded percentage list for more than 5 years, it probably does have a challenge to face.

Pew Emphasizes Risks in 2021

https://www.pewtrusts.org/en/research-and-analysis/issue-briefs/2021/09/the-state-pension-funding-gap-plans-have-stabilized-in-wake-of-pandemic

  1. Greater state pension contributions have “crowded out” other spending and reduced states’ ability to respond to emergencies. Well, you can’t have it “both ways”. States have responded to the shortfalls highlighted since 2000 with greater contributions. This has improved the funding level despite the Great Recession, the slow recovery and the pandemic challenge.
  2. The recent funding level improvement is due to a “one-time” stock market return in 2021. Yes, stock market returns, both gains and losses, are volatile. That is why pension plans use long-term expected returns for stocks and bonds. That is why pension funds use longer time periods (10 years) to amortize the annually calculated gains or losses into the “required” contributions. Yes, a significant part of the increase from 70% to 84% funded is a short-term increase of investment returns, and probably unsustainable.
  3. The stock market is volatile. Recently. Yes, a once in a century pandemic drives increased volatility. Stock market volatility through time and across markets is well understood as a probability function with mean expected real percentage returns and a predictable range of returns volatility. All investors face this volatility and manage portfolios accordingly. As state pension plans have grown in value, they have been able to hire competent investment advisors.

4. Economic growth is slowing. Some assert this. Others disagree.

5. Future stock and bond returns will be lower, per Pew. The long-term decline in inflation does drive investment returns lower. The increased efficiency of financial markets, including global investment flows, also drives returns lower. However, pension plans have reduced their expected annual returns. Recent stock market volatility indicates that equity returns may not decline.

6. Increased funding of underfunded pension plans can be portrayed as “increased spending”, rather than the required adjustments for those plans which had historically lower investment returns, contributions or higher ultimate benefits.

Summary

State and local governments are faced with managing inherently variable pension plan decisions. They have choices to make about plan policies, goals, funding, investment policies, audits, advisors, etc. An 80% funded level goal (not 100%) is supported by 100 years of experience around the globe, in public, private and not for profit sectors. The increased publicity/focus on underperforming states and municipalities has forced these public bodies to make tough choices regarding defined benefit versus defined contribution plans, benefit levels, retirement ages, investment policies and advisors. Following the Great Recession, states struggled to increase their funding, but they did not allow the average funding level to fall below 70% for more than a year at a time. On a cumulative basis, they have increased their contributions, reduced benefits and captured the long-run benefits of equity investments.

The increased scrutiny of funding levels in state and local government defined benefit pension plans has forced elected officials and their professional advisors to address shortfalls in pension funding. This is very good news.

Good News: US Housing Market

Real Interest Rates Remain at Record Lows

Real, inflation-adjusted, interest rates have declined greatly since 1980. At that time, with the risks of variable inflation and surging oil prices, the real mortgage interest rate was 8%. It declined to 5% in the 1990’s and 4% in the 2000’s before falling to 2% in the 2010’s. The financial cost of owning property has rarely been lower.

House Values are Up, Way Up

House prices grew relatively consistently from 1970 through 2000, with a spike in 2005-9 and a return to trend values in 2010-12. In the last 10 years, house prices have increased by 6% annually in nominal terms, or 4% annually in real terms.

Home Ownership Rate is Rebounding, Up 2%

The US homeownership rate averaged 47% from 1900-40. It increased smartly in post WWII times to 60% by 1955 and 64% by 1965. Homeownership averaged 64%+ for the decade of 1969-78. It increased by 1% during 1979-81. In the midst of a difficult depression, homeownership rates dropped back to 64% by 1985, about the same for the last 20 years, setting a “normal” level. Homeownership rates stayed at 64% for the next decade. Ownership rates increased from 64% to 69% in the next decade before declining right back to 63% by 2015. In the last 7 years, despite many headwinds, the home ownership rate has increased by 2%.

Number of Homeowners has Jumped by 7 Million

In 2000, there were 69M owner-occupied homes in the US. This increased by a solid 7M to 76M by 2005. The housing market hit a lull and the number of owner-occupied homes essentially stayed flat for a dozen years, through 2017. The supply of owner-occupied homes then rose by a strong 7M in the next 4 years to 83M!

International Comparisons

https://en.wikipedia.org/wiki/Home-ownership_in_the_United_States

https://www.urban.org/urban-wire/us-homeownership-rate-has-lost-ground-compared-other-developed-countries

US homeownership rates are similar to other developed economies.

Housing Supply

https://www.mercatus.org/bridge/commentary/what-are-homeownership-rates-telling-us


The housing market is inherently volatile, typically rising by 2 times the trend and then falling to one-half of the trend. Annual housing starts averaged 1.6M from 1960-2008. They declined by a severe 75% to just 0.5M in 2009. Housing starts have subsequently grown 3-fold to 1.6M annual housing starts, but the accumulated lack of new supply is impacting housing markets today.

Housing Market by Segments

By Age Group

https://www.mercatus.org/bridge/commentary/what-are-homeownership-rates-telling-us

The period from 1982-2000 showed homeownership rates by the 5 age segments remaining relatively constant; 65+ 78%, 55-64 80%, 45-54 76%, 35-44 67% and <35 40%. The 65+ group increased homeownership from 75% to 80%. During this time, the overall US homeownership rate increased from 65% to 69%, mostly due to the aging of the population, now more heavily weighted towards the groups with 76-80% homeownership versus the 40-67% younger groups.

Homeownership rates grew from 2000 to peak rates in 2004, before declining significantly for all groups except for the 65+ cohort which essentially held it’s own. The adjacent 55-64 class fell 4%. The middle 45-54 group dropped 7%. The typically homeownership growing 35-44 group cratered by 9%. The young <35 group fell by 5%. Hence, the overall rate fell dramatically during this time.

https://www.bloomberg.com/opinion/articles/2021-04-15/home-ownership-for-millennials-may-finally-be-within-reach

This difference in home ownership experience is reflected in generational wealth summaries.

By Marital Status

https://en.wikipedia.org/wiki/Home-ownership_in_the_United_States

There is a 30 point gap between married couples and other groups, with 84% of married couples owning homes versus about 55% for other family structures.

By Location Type

https://www.census.gov/library/stories/2017/09/rural-home-ownership.html#:~:text=Rural%20areas%20have%20higher%20homeownership,holds%20in%20all%20four%20regions.

https://www.census.gov/newsroom/blogs/random-samplings/2016/12/homes_on_the_range.html

https://www.freddiemac.com/research/insight/20210602-rural-home-purchases

81% of rural households own their homes versus just 60% for urban households.

By Income Group

Historically, 80% of the top half of household incomes have been homeowners, while in the bottom half, just 50-60% have owned their homes.

By Racial Group

The US shows dramatically different homeownership rates by racial category. The differences between the 1995 non-Hispanic White rate (70%) and Others/Asians (50%), Hispanics (42%) and Blacks (42%) remain large in 2021 where we see White (74%), Other (57%), Hispanic (48%) and Black (44%). The groups homeownership share gain from 1995 to 2005 were similar, ranging from 6-10%, but the decline from 2005-2015 was only 3-4% for Whites and Hispanics, but 7% for Blacks and Others. The improvement from 2015 to 2021 has been 2% for 3 groups and 4% for the Other/Asian group.

Summary

The Great Recession flattened the housing market. The number of owner-occupied homes in the US remained level at 76 million from 2006 – 2017. The number of housing starts plummeted from 2.0M to 0.5M per year, compared with an historic average of 1.6M. New home construction first exceeded 1.2M units (75% of historic average) again only in 2020, a dozen years later. New home-owning households have increased by 7M units in the last 4 years! The homeownership rate is up 2 points, from 63.5% to 65.5%. Supply is responding to increased demand and higher home prices. Homeownership rates will increase with the economic recovery, but be constrained by higher home prices.