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September 15, 2014

The Changing State of States' Economies

Timely data on the economic health of individual states recently came from the U.S. Bureau of Economic Analysis (BEA). The new quarterly state-level gross domestic product (GDP) series begins in 2005 and runs through the fourth quarter of 2013. The map below offers a look at how states have fared since 2005 relative to the economic performance of the nation as a whole.

It’s interesting to see the map depict an uneven expansion between the second quarter of 2005 and the peak of the cycle in the fourth quarter of 2007. By the fourth quarter of 2008, most parts of the country were experiencing declines in GDP.

The U.S. economy hit a trough during the second quarter of 2009, according to the National Bureau of Economic Research, but 20 states and the District of Columbia recovered more quickly than the rest. The continued progress is easy to see, as is the far-reaching impact of the tsunami that hit Japan on March 11, 2011, which disrupted economic activity in many U.S. states. By the fourth quarter of 2013, only two states—Mississippi and Minnesota—experienced negative GDP.

The map shows that not all states are growing even when overall GDP is growing, and not all states are shrinking even when overall GDP is shrinking. But if we want to know more about which states are driving the change in overall GDP growth, then the geographic size of the state might not be so important.

Depicting states scaled to the size of their respective economies provides another perspective, because it’s the relative size of a state’s economy that matters when considering the contribution of state-level GDP growth to the national economy. The following chart uses bubbles (sized by the size of the state’s economy) to depict changes in states’ real GDP from the second quarter of 2005 through the fourth quarter of 2013.

This chart shows how the economies of larger states such as California, New York, Texas, Florida, and Illinois have an outsize influence on the national economy, despite some having a smaller geographic footprint. (Conversely, changes in the relatively small economy of a geographically large state like Montana have a correspondingly small impact on changes in the national economy.)

Overall GDP is now well above its prerecession peak. But have all states also fully recovered their GDP losses? The chart below depicts the cumulative GDP growth in each state from the end of 2007 to the end of 2013. The size of the circle represents the magnitude of the change in the level of real GDP between the end of 2007 and 2013. Most states have fully recovered in terms of GDP. (North Dakota’s spectacular growth stands out, thanks to its boom in the oil and gas industry.) However, Florida, Nevada, Connecticut, Arizona, New Jersey, and Michigan had not returned to their prerecession spending levels as of the end of 2013. For Florida, Nevada, and Arizona, the depth of the collapse in those states’ booming housing sectors is almost certainly responsible for the relative shortfall in performance since 2007.

The next release of the state-level GDP data, scheduled for September 26, will provide insight into the relative performance of state economies during the first quarter of 2014 at a time when overall GDP shrank by more than 2 percent (annualized rate). Some analysts have suggested that weather disruptions were a leading cause for that decline. The state-level GDP data will help tell the story.

Photo of Whitney MancusoBy Whitney Mancuso, a senior economic analyst in the the Atlanta Fed's research department

September 15, 2014 in Economic conditions, Economic Growth and Development, Economics, GDP | Permalink


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August 25, 2014

What Kind of Job for Part-Time Pat?

As anyone who follows macroblog knows, we have been devoting a lot of attention recently to the issue of people working part-time for economic reasons (PTER), which means people who want full-time work but have not yet been able to find it. As of July 2014, the number of people working PTER stood at around 7.5 million. This level is down from a peak of almost 9 million in 2011 but is still more than 3 million higher than before the Great Recession. That doesn’t mean they won’t ever find full-time work in the future, but their chances are a lot lower than in the past.

Consider Pat, for example. Pat was working PTER at some point during a given year and was also employed 12 months later. At the later date, Pat is either working full-time, still working PTER, or is working part-time but is OK with it (which means Pat is part-time for noneconomic reasons). How much luck has Pat had in finding full-time work?

As the chart below shows, there is a reasonable chance that after a year, Pat is happily working full-time. But it has become much less likely than it was before the recession. In 2007, an average of 61 percent of the 2006 Pats transitioned into full-time work. The situation got a lot worse during the recession, and has not improved. In 2013, only 49 percent of the 2012 cohort of Pats had found a full-time job. The decline in finding full-time work is largely accounted for by the rise in the share of Pats who are stuck working PTER. In 2007, 18 percent of the Pats were still PTER after a year, rising to around 30 percent by 2011, where it has essentially remained.

Distribution of Employment of Workers Who Were Part-Time for Economic Reasons One Year Earlier

Now, our hypothetical Pats are a pretty heterogeneous bunch. For example, they are different ages, different genders, different educational backgrounds, and in different industries. Do such differences matter when it comes to the chances of Pat finding a full-time job? For example, let’s look at Pats working in goods-producing industries versus services-producing ones. In goods-producing industries, the chance is greater that Pat will find full-time work (more jobs in goods-producing industries are full-time), and there is a bit more of a recovery in full-time job finding for goods-producing industries than for services-producing ones. But overall, the dynamics are similar across the broad industry types, as the charts below show:

Distribution of Employment of Workers Who Were Part-Time for Economic Reasons One Year Earlier by Industry

As another example, the next four charts show the average 12-month full-time and PTER job-finding rates for all of our hypothetical Pats by gender and education. The full-time/PTER finding rates display broadly similar patterns across gender and education, albeit at different levels. (The same holds true across age groups but is not shown.)

Distribution of Employment of Workers Who Were Part-Time for Economic Reasons One Year Earlier by Gender

Distribution of Employment of Workers Who Were Part-Time for Economic Reasons One Year Earlier by Education

People who find themselves working part-time involuntarily are having more difficulty getting full-time work than in the past, even if they stay employed. But it doesn’t seem that much of this can be attributed to any particular demographic or industry characteristic of the worker. The phenomenon is pretty widespread, suggesting that the problem is a general shortage of full-time jobs rather than a change in the characteristics of workers looking for full-time jobs.

Photo of John RobertsonBy John Robertson, a vice president and senior economist, and


Photo of Ellyn TerryEllyn Terry, an economic policy analysis specialist, both of the Atlanta Fed's research department

August 25, 2014 in Economic conditions, Employment, Labor Markets | Permalink


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No where is there any mention of the large number of companies that have migrated their jobs from full time to part time to avoid paying benefits to full time employees. In these cases only management and sometimes senior management are the only full time employees. There has been a large decrease in full time jobs and an even larger increase in part time jobs that are almost but not quite full time.

Posted by: Ray Curtis | August 26, 2014 at 08:54 PM

There's also the issue of what counts as full time. A lot of places count 30 or more hours, but a living wage would require 40 or more. The average work week has been shrinking for decades now. It just dropped a bit more with this ongoing recession.

Posted by: Kaleberg | August 26, 2014 at 09:32 PM

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August 08, 2014

Getting There?

To say that last week was somewhat eventful on the macroeconomic data front is probably an exercise in understatement. Relevant numbers on GDP growth (past and present), employment and unemployment, and consumer price inflation came in quick succession.

These data provide some of the context for our local Federal Open Market Committee participant’s comments this week (for example, in the Wall Street Journal’s Real Time Economics blog, with similar remarks made in an interview on CNBC’s Closing Bell). From that Real Time Economics blog post:

Although the economy is clearly growing at a respectable rate, Federal Reserve Bank of Atlanta President Dennis Lockhart said Wednesday it is premature to start planning an early exit from the central bank’s ultra-easy policy stance.

“I’m not ruling out” the idea the Fed may need to raise short-term interest rates earlier than many now expect, Mr. Lockhart said in an interview with The Wall Street Journal. But, at the same time, “I’m a little bit cautious” about the policy outlook, and still expect that when the first interest rate hike comes, it will likely happen somewhere in the second half of next year.

“I remain one who is looking for further validation that we are on a track that is going to make the path to our mandate objectives pretty irreversible,” Mr. Lockhart said. “It’s premature, even with the good numbers that have come draw the conclusion that we are clearly on that positive path,” he said.

Why so “cautious”? Here’s the Atlanta Fed staff’s take on the state of things, starting with GDP:

With the annual benchmark revision in hand, 2013 looks like the real deal, the year that the early bet on an acceleration of growth to the 3 percent range finally panned out. Notably, fiscal drag (following the late-2012 budget deal), which had been our go-to explanation of why GDP appeared to have fallen short of expectations once again, looks much less consequential on revision.

Is 2014 on track for a repeat (or, more specifically, comparable performance looking through the collection of special factors that weighed on the first quarter)? The second-quarter bounce of real GDP growth to near 4 percent seems encouraging, but we are not yet overly impressed. Final sales—a number that looks through the temporary contribution of changes in inventories—clocked in at a less-than-eye-popping 2.3 percent annual rate.

Furthermore, given the significant surprise in the first-quarter final GDP report when the medical-expenditure-soaked Quarterly Services Survey was finally folded in, we’re inclined to be pretty careful about over-interpreting the second quarter this early. It’s way too early for a victory dance.

Regarding labor markets, here is our favorite type of snapshot, courtesy of the Atlanta Fed’s Labor Market Spider Chart:

Atlanta Fed Labor Market Spider Chart

There is a lot to like in that picture. Leading indicators, payroll employment, vacancies posted by employers, and small business confidence are fully recovered relative to their levels at the end of the Great Recession.

On the less positive side, the numbers of people who are marginally attached or who are working part-time while desiring full-time hours remain elevated, and the overall job-finding rate is still well below prerecession levels. Even so, these indicators are noticeably better than they were at this time last year.

That year-over-year improvement is an important observation: the period from mid-2012 to mid-2013 showed little progress in the broader measures of labor-market performance that we place in the resource “utilization” category. During the past year, these broad measures have improved at the same relative pace as the standard unemployment statistic.

We have been contending for some time that part-time for economic reasons (PTER) is an important factor in understanding ongoing sluggishness in wage growth, and we are not yet seeing anything much in the way of meaningful wage pressures:

Total Private Earnings, year/year % change, sa

There was, to be sure, a second-quarter spike in the employment cost index (ECI) measure of labor compensation growth, but that increase followed a sharp dip in the first quarter. Maybe the most recent ECI reading is telling us something that hourly earnings are not, but that still seems like a big maybe. Outside of some specific sectors and occupations (in manufacturing, for example), there is not much evidence of accelerating wage pressure in either the data or in anecdotes we get from our District contacts. We continue to believe that wage growth is most consistent with the view that that labor market slack persists, and underlying inflationary pressures (from wage costs, at least) are at bay.

Clearly, it’s dubious to claim that wages help much in the way of making forward predictions on inflation (as shown, for example, in work from the Chicago Fed, confirming earlier research from our colleagues at the Cleveland Fed). And in any event, we are inclined to agree that the inflation outlook has, in fact, firmed up. At this time last year, it was hard to argue that the inflation trend was moving in the direction of the Committee’s objective (let alone that it was not actually declining).

But here again, a declaration that the risks have clearly shifted in the direction of overshooting the FOMC’s inflation goals seems wildly premature. Transitory factors have clearly elevated recent statistics. The year-over-year inflation rate is still only 1.5 percent, and by most cuts of the data, the trend still looks as close to that level as to 2 percent.

'Trends' in the June Core PCE

We do expect measured inflation trends to continue to move in the direction of 2 percent, but sustained performance toward that objective is still more conjecture than fact. (By the way, if you are bothered by the appeal to a measure of core personal consumption expenditures in that chart above, I direct you to this piece.)

All of this is by way of explaining why we here in Atlanta are “a little bit cautious” about joining any chorus singing from the we’re-moving-on-up songbook. Paraphrasing from President Lockhart’s comments this week, the first steps to policy normalization don’t have to wait until the year-over-year inflation rate is consistently at 2 percent, or until all of the slack in the labor market is eliminated. But it is probably prudent to be fairly convinced that progress to those ends is unlikely to be reversed.

We may be getting there. We’re just not quite there yet.

Photo of Dave AltigBy Dave Altig, executive vice president and research director of the Atlanta Fed

August 8, 2014 in Economic conditions, Economics, Employment, Federal Reserve and Monetary Policy, GDP, Inflation, Labor Markets | Permalink


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August 05, 2014

What’s Driving the Part-Time Labor Market? Results from an Atlanta Fed Survey

A subtle shift appears to be emerging in the public discussion of part-time employment in the United States. In monetary policy circles, elevated levels of part-time employment have generally been taken as a signal of lingering weakness in the labor market. (See, for example, here and here.) In this view, the rise in the use of part-time workers is a response to weak economic conditions, and the rate of part-time utilization will return to something approaching the prerecession average as firms respond to strengthening demand by increasing the hours of some of part-time staff who want more hours (thus reducing the number and share of part-time workers who would like full-time work) and by creating more full time jobs for those who want them (thus reducing the share of involuntary part-time workers).

But some labor market observers interpret the recent rise in the share of part-time jobs as more structural in nature—and hence less likely to be remedied by demand-inducing strategies such as monetary stimulus. If the arithmetic of having full-time or part-time workers has changed (for example, we frequently hear about increased compensation costs resulting from health care changes associated with the Affordable Care Act), then employers might lean more on part-time workers, at least while they can. Employers might be more able to do so while there is an ample supply of unemployed people and fewer full-time job opportunities, or if technology has made it sufficiently easy to manage workers’ hours. Virginia Postrel at BloombergView recently wrote an essay about how technology is helping firms better manage part-time employees. From that essay:

For many part-time workers in the post-crash economy, life has become like endless jury duty. Scheduling software now lets employers constantly optimize who’s working, better balancing labor costs and likely demand.

Perhaps the “demand” aspect of that passage refers to the level of overall spending in the economy (a point made in another BloombergView piece that Postrel’s column cites). But there is an undeniable technological slant to this story—one that is not so obviously about the condition of the economy. And based on recent legislative proposals out of Congress, some lawmakers seem to see an issue that is likely to persist beyond the current business cycle.

So is our issue insufficient demand, about which monetary policy can arguably do something, or is it a change in the nature of work in the United States, which is arguably impervious to the effects of changes in monetary policy?

Both of these questions seem valid, and reasonable perspectives support both of them (see, for example, here and here). So as we try to sort this out, we turned to the Atlanta Fed’s Regional Economic Information Network of business contacts and went to the source: employers themselves.

First, though, let’s review a few facts. During the recession, full-time employment fell substantially while the number working part-time actually increased. Today, there are about 12 percent more people working part-time than before the recession and about 2 percent fewer people working full-time hours. As the chart below shows, this slow rebound in full-time employment—and the sustained level of part-time employment—has resulted in a greater share of employed working part-time: 19 percent of employed people are working fewer than 35 hours compared with 17 percent of all employed before the recession began.

Number of People Employed Full-Time and Part-Time

To delve more deeply into these facts, we collected the responses of 339 firms with at least 20 employees to two questions: “Compared to before the recession, is your current mixture of part-time and full-time employees different? Do you think your current mixture will change over the next couple of years?” The responses (presented in the chart below) are weighted by national firm size and industry distributions.

Change in Firms' Mixture of Part-Time and Full-Time Employees

About two-thirds of firms indicated their mixture of full-time and part-time employees was not currently different than before the recession began. One quarter of firms said they currently have a higher share of part-time employees, and 8 percent have a smaller share. Looking forward, 31 percent believe their workforce will possess a greater share of part-time workers in two years than it does now.

What did employers cite as the reason for the increase in part-time employment? Firms that currently have a higher share of part-time employees gave about equal weighting to cyclical and structural factors, as the chart below indicates. Most chose the options “Full-time employee compensation costs have increased relative to those of part time employees” and “Business conditions (sales) are not yet strong enough to justify converting part-time jobs to full-time” as either somewhat important or very important. These firms saw the other options—“Technology has made it easier to manage part-time employees” and “More job candidates are willing to take part-time jobs”—as less important.

Reasons for Increasing Share of Part-Time Employees since the Beginning of the Recession

The next chart shows that structural factors are on the minds of employers, especially among firms who haven’t yet increased their share of part-time employees. Expectations of increases in the compensation cost of full-time employees relative to part-time workers were cited as the most important factor for all firms, but the difference in the relative importance among expected compensation costs and other factors was greater among firms that have not yet increased their part-time share of employment. Expected weak sales and future ample supply of people willing to work part-time were also seen as somewhat important factors for many firms.

Reasons for Increasing or Maintaining a Higher Share of Part-Time Employees Over the Next Two Years

Do firms anticipate a return to their prerecession mix of part-time and full-time employment? Although we didn’t ask this question directly, the next chart constructs an answer based on their responses to our other two questions.

Anticipated Change in Share Working Part-Time Two Years from Now Compared with Prerecession Share

Compared with prerecession levels, 34 percent of firms indicated they expect the share of part-time employees in their firm to be higher in two years. This segment includes the vast majority (90 percent) of the 25 percent of firms who already have a higher share now than before the recession and 12 percent of other firms who currently have the same share but anticipate increases during the next two years. Surprisingly, only about 2 percent of firms currently have a higher share of part-time workers and anticipate decreases over the next two years (they are represented in the above chart in the “no change” category).

To sum up, the results have something for people on either side of the cyclical-versus-structural debate. Weak business conditions and the increase in the relative cost of full-time employees have been about equally important drivers of the increase in the use of part-time employees thus far. Thinking about the future, firms mostly cite an expected rise in the relative cost of full-time workers as the reason for shifting toward more part-time employees. So while there are some clear structural forces at work, a large amount of uncertainty around the future cost of health care and the future pace of economic growth also exists. The extent to which these factors will ultimately affect the share working part-time remains to be seen.

Photo of Ellyn TerryBy Ellyn Terry, an economic policy analysis specialist in the Atlanta Fed’s research department

August 5, 2014 in Economic conditions, Employment, Labor Markets | Permalink


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Good article, I tend to agree. I penned a note to my colleagues the other day that hits on one of the issues you mentioned above which is the compensation cost. I copied it here.
"I updated the wages and benefits chart I constructed for the current market update I did last September (bls data for the first chart is only through Q1 for some reason, but the ECI data in the second is through Q2). The new ECI data was released today and it looks like benefits pulled the most weight (+2.5%yoy for benefits and +1.8%yoy for wages). As a percentage of total comp, benefits continue to push higher, helped by health insurance and retirement&savings. In order for their to be real organic “wage” growth (i.e. wages and salaries), it seems to me that the cost pressure on corporations to pay for HC would have to come down. This would potentially give them greater flexibility in raising salaries. Again, people forget that total comp includes benefits and as I argued before, it’s the “intangibles” that continue to trend higher as a percentage of total comp. So, what I’m reading suggests that Yellen is watching the ECI closely as one of her favored indicators; however, if the rising trend is due mainly to benefits and not take home salary, then the Fed may still have some breathing room before it moves to raise interest rates. However, the market does not think so as illustrated by the move in Treasury yields the past few days."
I had also attached a few charts, although I did not post them here, that illustrated that a greater percentage of total compensation is being driven by higher "benefits" primarily due to health care and retirement&savings. It's a big issue and I think underlies why "wages" may not be growing as quickly as some might expect given the tightening labor market.

Posted by: John Mariscalco | August 05, 2014 at 05:25 PM

That's really an interesting data. Nice post and I appreciate that.

Posted by: Sam Daniel | August 07, 2014 at 09:19 AM

This study confirms what I am hearing from our existing industries (Pasco County, FL industries are primarily under 100 employees).

I am hearing that contracts for goods and services are either shorter term contracts or for less quantities per order. This is forcing companies to keep more employees PT.
My opinion is that companies are having trouble in their long term planning due to economic uncertainty. No surprise with this group.
I think a follow up question further identifying "weak sales" i.e.; short term contracts, low quantity orders may find a few missing pieces to the PT labor puzzle.

Posted by: Tom Ryan | August 13, 2014 at 03:58 PM

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June 23, 2014

Torturing CPI Data until They Confess: Observations on Alternative Measures of Inflation (Part 1)

On May 30, the Federal Reserve Bank of Cleveland generously allowed me some time to speak at their conference on Inflation, Monetary Policy, and the Public. The purpose of my remarks was to describe the motivations and methods behind some of the alternative measures of the inflation experience that my coauthors and I have produced in support of monetary policy.

In this, and the following two blogs, I'll be posting a modestly edited version of that talk. A full version of my prepared remarks will be posted along with the third installment of these posts.

The ideas expressed in these blogs and the related speech are my own, and do not necessarily reflect the views of the Federal Reserve Banks of Atlanta or Cleveland.

Part 1: The median CPI and other trimmed-mean estimators

A useful place to begin this conversation, I think, is with the following chart, which shows the monthly change in the Consumer Price Index (CPI) (through April).

The monthly CPI often swings between a negative reading and a reading in excess of 5 percent. In fact, in only about one-third of the readings over the past 16 years was the monthly, annualized seasonally adjusted CPI within a percentage point of 2 percent, which is the FOMC's longer-term inflation target. (Officially, the FOMC's target is based on the Personal Consumption Expenditures price index, but these and related observations hold for that price index equally well.)

How should the central bank think about its price-stability mandate within the context of these large monthly CPI fluctuations? For example, does April's 3.2 percent CPI increase argue that the FOMC ought to do something to beat back the inflationary threat? I don't speak for the FOMC, but I doubt it. More likely, there were some unusual price movements within the CPI's market basket that can explain why the April CPI increase isn't likely to persist. But the presumption that one can distinguish the price movements we should pay attention to from those that we should ignore is a risky business.

The Economist retells a conversation with Stephen Roach, who in the 1970s worked for the Federal Reserve under Chairman Arthur Burns. Roach remembers that when oil prices surged around 1973, Burns asked Federal Reserve Board economists to strip those prices out of the CPI "to get a less distorted measure. When food prices then rose sharply, they stripped those out too—followed by used cars, children's toys, jewellery, housing and so on, until around half of the CPI basket was excluded because it was supposedly 'distorted'" by forces outside the control of the central bank. The story goes on to say that, at least in part because of these actions, the Fed failed to spot the breadth of the inflationary threat of the 1970s.

I have a similar story. I remember a morning in 1991 at a meeting of the Federal Reserve Bank of Cleveland's board of directors. I was welcomed to the lectern with, "Now it's time to see what Mike is going to throw out of the CPI this month." It was an uncomfortable moment for me that had a lasting influence. It was my motivation for constructing the Cleveland Fed's median CPI.

I am a reasonably skilled reader of a monthly CPI release. And since I approached each monthly report with a pretty clear idea of what the actual rate of inflation was, it was always pretty easy for me to look across the items in the CPI market basket and identify any offending—or "distorted"—price change. Stripping these items from the price statistic revealed the truth—and confirmed that I was right all along about the actual rate of inflation.

Let me show you what I mean by way of the April CPI report. The next chart shows the annualized percentage change for each component in the CPI for that month. These are shown on the horizontal axis. The vertical axis shows the weight given to each of these price changes in the computation of the overall CPI. Taken as a whole, the CPI jumped 3.2 percent in April. But out there on the far right tail of this distribution are gasoline prices. They rose about 32 percent for the month. If you subtract out gasoline from the April CPI report, you get an increase of 2.1 percent. That's reasonably close to price stability, so we can stop there—mission accomplished.

But here's the thing: there is no such thing as a "nondistorted" price. All prices are being influenced by market forces and, once influenced, are also influencing the prices of all the other goods in the market basket.

What else is out there on the tails of the CPI price-change distribution? Lots of stuff. About 17 percent of things people buy actually declined in price in April while prices for about 13 percent of the market basket increased at rates above 5 percent.

But it's not just the tails of this distribution that are worth thinking about. Near the center of this price-change distribution is a very high proportion of things people buy. For example, price changes within the fairly narrow range of between 1.5 percent and 2.5 percent accounted for about 26 percent of the overall CPI market basket in the April report.

The April CPI report is hardly unusual. The CPI report is commonly one where we see a very wide range of price changes, commingled with an unusually large share of price increases that are very near the center of the price-change distribution. Statisticians call this a distribution with a high level of "excess kurtosis."

The following chart shows what an average monthly CPI price report looks like. The point of this chart is to convince you that the unusual distribution of price changes we saw in the April CPI report is standard fare. A very high proportion of price changes within the CPI market basket tends to remain close to the center of the distribution, and those that don't tend to be spread over a very wide range, resulting in what appear to be very elongated tails.

And this characterization of price changes is not at all special to the CPI. It characterizes every major price aggregate I have ever examined, including the retail price data for Brazil, Argentina, Mexico, Columbia, South Africa, Israel, the United Kingdom, Sweden, Canada, New Zealand, Germany, Japan, and Australia.

Why do price change distributions have peaked centers and very elongated tails? At one time, Steve Cecchetti and I speculated that the cost of unplanned price changes—called menu costs—discourage all but the most significant price adjustments. These menu costs could create a distribution of observed price changes where a large number of planned price adjustments occupy the center of the distribution, commingled with extreme, unplanned price adjustments that stretch out along its tails.

But absent a clear economic rationale for this unusual distribution, it presents a measurement problem and an immediate remedy. The problem is that these long tails tend to cause the CPI (and other weighted averages of prices) to fluctuate pretty widely from month to month, but they are, in a statistical sense, tethered to that large proportion of price changes that lie in the center of the distribution.

So my belated response to the Cleveland board of directors was the computation of the weighted median CPI (which I first produced with Chris Pike). This statistic considers only the middle-most monthly price change in the CPI market basket, which becomes the representative aggregate price change. The median CPI is immune to the obvious analyst bias that I had been guilty of, while greatly reducing the volatility in the monthly CPI report in a way that I thought gave the Federal Reserve Bank of Cleveland a clearer reading of the central tendency of price changes.

Cecchetti and I pushed the idea to a range of trimmed-mean estimators, for which the median is simply an extreme case. Trimmed-mean estimators trim some proportion of the tails from this price-change distribution and reaggregate the interior remainder. Others extended this idea to asymmetric trims for skewed price-change distributions, as Scott Roger did for New Zealand, and to other price statistics, like the Federal Reserve Bank of Dallas's trimmed-mean PCE inflation rate.

How much one should trim from the tails isn't entirely obvious. We settled on the 16 percent trimmed mean for the CPI (that is, trimming the highest and lowest 8 percent from the tails of the CPI's price-change distribution) because this is the proportion that produced the smallest monthly volatility in the statistic while preserving the same trend as the all-items CPI.

The following chart shows the monthly pattern of the median CPI and the 16 percent trimmed-mean CPI relative to the all-items CPI. Both measures reduce the monthly volatility of the aggregate price measure by a lot—and even more so than by simply subtracting from the index the often-offending food and energy items.

But while the median CPI and the trimmed-mean estimators are often referred to as "core" inflation measures (and I am guilty of this myself), these measures are very different from the CPI excluding food and energy.

In fact, I would not characterize these trimmed-mean measures as "exclusionary" statistics at all. Unlike the CPI excluding food and energy, the median CPI and the assortment of trimmed-mean estimators do not fundamentally alter the underlying weighting structure of the CPI from month to month. As long as the CPI price change distribution is symmetrical, these estimators are designed to track along the same path as that laid out by the headline CPI. It's just that these measures are constructed so that they follow that path with much less volatility (the monthly variance in the median CPI is about 95 percent smaller than the all-items CPI and about 25 percent smaller than the CPI less food and energy).

I think of the trimmed-mean estimators and the median CPI as being more akin to seasonal adjustment than they are to the concept of core inflation. (Indeed, early on, Cecchetti and I showed that the median CPI and associated trimmed-mean estimates also did a good job of purging the data of its seasonal nature.) The median CPI and the trimmed-mean estimators are noise-reduced statistics where the underlying signal being identified is the CPI itself, not some alternative aggregation of the price data.

This is not true of the CPI excluding food and energy, nor necessarily of other so-called measures of "core" inflation. Core inflation measures alter the weights of the price statistic so that they can no longer pretend to be approximations of the cost of living. They are different constructs altogether.

The idea of "core" inflation is one of the topics of tomorrow's post.

Photo of Mike BryanBy Mike Bryan, vice president and senior economist in the Atlanta Fed's research department

June 23, 2014 in Data Releases, Economic conditions, Inflation | Permalink


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Or you aware that if you look at the NSA core CPI that over half of the annual increase normally occurs in the first quarter.

Normally, if the first quarter change in the NSA core CPI is smaller than in the prior year the annual increase will be smaller than in the prior year. The same thing holds if it is larger.

I would be happy to send you an excell file
with the data arranged to demonstrate this.

Posted by: Spencer | June 24, 2014 at 11:11 AM

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May 20, 2014

Where Do Young Firms Get Financing? Evidence from the Atlanta Fed Small Business Survey

During last week's "National Small Business Week," Janet Yellen delivered a speech titled "Small Business and the Recovery," in which she outlined how the Fed's low-interest-rate policies have helped small businesses.

By putting downward pressure on interest rates, the Fed is trying to make financial conditions more accommodative—supporting asset values and lower borrowing costs for households and businesses and thus encouraging the spending that spurs job creation and a stronger recovery.

In general, I think most small businesses in search of financing would agree with the "rising tide lifts all boats" hypothesis. When times are good, strong demand for goods and services helps provide a solid cash flow, which makes small businesses more attractive to lenders. At the same time, rising equity and housing prices support collateral used to secure financing.

Reduced economic uncertainty and strong income growth can help those in search of equity financing, as investors become more willing and able to open their pocketbooks. But even when the economy is strong, there is a business segment that's had an especially difficult time getting financing. And as we've highlighted in the past, this is also the segment that has had the highest potential to contribute to job growth—namely, young businesses.

Why is it hard for young firms to find credit or financing more generally? At least two reasons come to mind: First, lenders tend to have a rearview-mirror approach for assessing commercial creditworthiness. But a young business has little track record to speak of. Moreover, lenders have good reason to be cautious about a very young firm: half of all young firms don't make it past the fifth year. The second reason is that young businesses typically ask for relatively small amounts of money. (See the survey results in the Credit Demand section under Financing Conditions.) But the fixed cost of the detailed credit analysis (underwriting) of a loan can make lenders decide that it is not worth their while to engage with these young firms.

While difficult, obtaining financing is not impossible. Over the past two years, half of small firms under six years old that participated in our survey (latest results available) were able to obtain at least some of the financing requested over all their applications. This 50-percent figure for young firms strongly contrasts with the 78 percent of more mature small firms that found at least some credit. Nonetheless, some young firms manage to find some credit.

This leads to two questions:

  1. What types of financing sources are young firms using?
  2. How are the available financing options changing?

To answer the first question, we pooled all of the financing applications submitted by small firms in our semiannual survey over the past two years and examined how likely they were to apply for financing and be approved across a variety of financing products.

Applications and approvals
While most mature firms (more than five years old) seek—and receive—financing from banks, young firms have about as many approved applications for credit cards, vendor or trade credit, or financing from friends or family as they do for bank credit.

The chart below shows that about two-thirds of applications on behalf of mature firms were for commercial loans and lines of credit at banks and about 60 percent of those applications were at least partially approved. In comparison, fewer than half of applications by young firms were for a commercial bank loan or line of credit, fewer than a third of which were approved. Further, about half of the applications by mature firms were met in full compared to less than one-fifth of applications by young firms.

In the survey, we also ask what type of bank the firm applied to (large national bank, regional bank, or community bank). It turns out this distinction matters little for the young firms in our sample—the vast majority are denied regardless of the size of the bank. However, after the five-year mark, approval is highest for firms applying at the smallest banks and lowest for large national banks. For example, firms that are 10 years or older that applied at a community bank, on average, received most of the amount requested, and those applying at large national banks received only some of the amount requested.

Half of young firms and about one-fifth of mature firms in the survey reported receiving none of the credit requested over all their applications. How are firms that don't receive credit affected? According to a 2013 New York Fed small business credit survey, 42 percent of firms that were unsuccessful at obtaining credit said it limited their business expansion, 16 percent said they were unable to complete an existing order, and 16 percent indicated that it prevented hiring.

This leads to the next couple of questions: How are the available options for young firms changing? Is the market evolving in ways that can better facilitate lending to young firms?

When thinking about the places where young firms seem to be the most successful in obtaining credit, equity investments or loans from friends and family ranked the highest according to the Atlanta Fed survey, but this source is not highly used (see the first chart). Is the low usage rate a function of having only so many "friends and family" to ask? If it is, then perhaps alternative approaches such as crowdfunding could be a viable way for young businesses seeking small amounts of funds to broaden their financing options. Interestingly, crowdfunding serves not just as a means to raise funds, but also as a way to reach more customers and potential business partners.

A variety of types of new lending sources, including crowdfunding, were featured at the New York Fed's Small Business Summit ("Filling the Gaps") last week. One major theme of the summit was that credit providers are increasingly using technology to decrease the credit search costs for the borrower and lower the underwriting costs of the lender. And when it comes to matching borrowers with lenders, there does appear to be room for improvement. The New York Fed's small business credit survey, for example, showed that small firms looking for credit spent an average of 26 hours searching during the first half of 2013. Some of the financial services presented at the summit used electronic financial records and relevant business data, including business characteristics and credit scores to better match lenders and borrowers. Another theme to come out of the summit was the importance of transparency and education about the lending process. This was considered to be especially important at a time when the small business lending landscape is changing rapidly.

The full results of the Atlanta Fed's Q1 2014 Small Business Survey are available on the website.

Photo of Ellyn TerryBy Ellyn Terry, an economic policy analysis specialist in the Atlanta Fed's research department

May 20, 2014 in Economic conditions, Small Business | Permalink


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May 13, 2014

Pondering QE

Today’s news brings another indication that low inflation rates in the euro area have the attention of the European Central Bank. From the Wall Street Journal (Update: via MarketWatch):

Germany's central bank is willing to back an array of stimulus measures from the European Central Bank next month, including a negative rate on bank deposits and purchases of packaged bank loans if needed to keep inflation from staying too low, a person familiar with the matter said...

This marks the clearest signal yet that the Bundesbank, which has for years been defined by its conservative opposition to the ECB's emergency measures to combat the euro zone's debt crisis, is fully engaged in the fight against super-low inflation in the euro zone using monetary policy tools...

Notably, these tools apparently do not include Fed-style quantitative easing:

But the Bundesbank's backing has limits. It remains resistant to large-scale purchases of public and private debt, known as quantitative easing, the person said. The Bundesbank has discussed this option internally but has concluded that with government and corporate bond yields already quite low in Europe, the purchases wouldn't do much good and could instead create financial stability risks.

Should we conclude that there is now a global conclusion about the value and wisdom of large-scale asset purchases, a.k.a. QE? We certainly have quite a bit of experience with large-scale purchases now. But I think it is also fair to say that that experience has yet to yield firm consensus.

You probably don’t need much convincing that QE consensus remains elusive. But just in case, I invite you to consider the panel discussion we titled “Greasing the Skids: Was Quantitative Easing Needed to Unstick Markets? Or Has it Merely Sped Us toward the Next Crisis?” The discussion was organized for last month’s 2014 edition of the annual Atlanta Fed Financial Markets Conference.

Opinions among the panelists were, shall we say, diverse. You can view the entire session via this link. But if you don’t have an hour and 40 minutes to spare, here is the (less than) ten-minute highlight reel, wherein Carnegie Mellon Professor Allan Meltzer opines that Fed QE has become “a foolish program,” Jeffries LLC Chief Market Strategist David Zervos declares himself an unabashed “lover of QE,” and Federal Reserve Governor Jeremy Stein weighs in on some of the financial stability questions associated with very accommodative policy:

You probably detected some differences of opinion there. If that, however, didn’t satisfy your craving for unfiltered debate, click on through to this link to hear Professor Meltzer and Mr. Zervos consider some of Governor Stein’s comments on monitoring debt markets, regulatory approaches to pursuing financial stability objectives, and the efficacy of capital requirements for banks.

Photo of Dave AltigBy Dave Altig, executive vice president and research director of the Atlanta Fed.

May 13, 2014 in Banking, Capital Markets, Economic conditions, Federal Reserve and Monetary Policy, Monetary Policy | Permalink


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February 26, 2014

The Pattern of Job Creation and Destruction by Firm Age and Size

A recent Wall Street Journal blog post caught our attention. In particular, the following claim:

It’s not size that matters—at least when it comes to job creation. The age of the company is a bigger factor.

This observation is something we have also been thinking a lot about over the past few years (see for example, here, here, and here).

The following chart shows the average job-creation rate of expanding firms and the average job-destruction rates of shrinking firms from 1987 to 2011, broken out by various age and size categories:

In the chart, the colors represent age categories, and the sizes of the dot represent size categories. So, for example, the biggest blue dot in the far northeast quadrant shows the average rate of job creation and destruction for firms that are very young and very large. The tiny blue dot in the far east region of the chart represents the average rate of job creation and destruction for firms that are very young and very small. If an age-size dot is above the 45-degree line, then average net job creation of that firm size-age combination is positive—that is, more jobs are created than destroyed at those firms. (Note that the chart excludes firms less than one year old because, by definition in the data, they can have only job creation.)

The chart shows two things. First, the rate of job creation and destruction tends to decline with firm age. Younger firms of all sizes tend to have higher job-creation (and job-destruction) rates than their older counterparts. That is, the blue dots tend to lie above the green dots, and the green dots tend to be above the orange dots.

The second feature is that the rate of job creation at larger firms of all ages tends to exceed the rate of job destruction, whereas small firms tend to destroy more jobs than they create, on net. That is, the larger dots tend to lie above the 45-degree line, but the smaller dots are below the 45-degree line.

As pointed out in the WSJ blog post and by others (see, for example, work by the Kauffman Foundation here and here), once you control for firm size, firm age is the more important factor when measuring the rate of job creation. However, young firms are more dynamic in general, with rapid net growth balanced against a very high failure rate. (See this paper by John Haltiwanger for more on this up-or-out dynamic.) Apart from new firms, it seems that the combination of youth (between one and ten years old) and size (more than 250 employees) has tended to yield the highest rate of net job creation.

John RobertsonBy John Robertson, a vice president and senior economist in the Atlanta Fed’s research department, and

Ellyn TerryEllyn Terry, a senior economic analyst in the Atlanta Fed's research department

February 26, 2014 in Economic conditions, Employment, Labor Markets, Small Business | Permalink


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So young high growth firms that succeed create the most jobs. WOW!

Large successful old firms are stable and neither create nor destroy large amounts of new jobs. The analytical insight is unbelievable!

and to top if off small, risky start-ups destroy the most jobs as they constantly fail. OMG, Nobel Price of Economics right there!

Americans please send even more of your tax dollars to the Atlanta Federal Reserve given the amazing level of research and analytical insights they are capable of.

Posted by: Alex | February 27, 2014 at 01:46 AM

Are the highlighted features of the chart -- that "rates of job creation and destruction tend to decline with firm age" and that "the larger dots tend to lie above the 45-degree line, but the smaller dots are below the 45-degree line" -- stable over the time period examined, or do they come and go from year to year? And if the latter, can that change be correlated in a useful way with events in the economy as a whole (eg the "dot bomb" of 2001, the financial crisis of 2007-8, or the Great Recession to which that crisis gave rise)?

Posted by: Ed Blachman | February 27, 2014 at 09:29 AM

I keep thinking about the pattern and I wonder what it would look like if it was in motion through time. I wonder if it would follow patterns in nature. I also wonder if the large industries 4 years or less move around much since it is so unusual for a company to hire that many employees in such a short time because of outliers. I also wonder the implications for future employment levels as there are fewer entrepreneurs. Thank you so much for posting this. Great article. I've read other stuff you've done that you linked out to. Great job guys. You've found a lot of the critical data points that really matter. I've been looking to find something like this. I will bookmark this page.

Posted by: buttmunch1 | February 28, 2014 at 12:17 AM

One question: Would the chart look much different if you stopped at 2006? The idea is that large numbers of small firm jobs were likely destroyed by the financial crisis. Further, after the crisis small firms have lacked access to start-up funds, thus diminishing gross new firm creation (and its attendant jobs). One can think of the GFC as a seminal event in small firm birth/death dynamics, much more so than for large firms. While it may look from the data that small firms don't have much impact on net job creation, this may be because of the lack of small firm "births" in the past five years.

Posted by: Diego Espinosa | March 07, 2014 at 12:17 PM

The chart is better art than economics.

The obvious correlation between firm age and firm size means that it is impossible to separate the effects of the two factors (on job creation) by assigning colors and sizes to firms and graphing them against each other. The "cure" for multicollinearity is not changing the color or size of data points -- but recognizing that both change simultaneously.

A successful startup firm in 1987 moved along a path from then to 2011 that took them from tiny blue dots in the direction of giant orange balls. What does that PATH suggest about job creation and destruction? We can be certain that companies traveling the same path in the opposite direction have a far higher rates of job destruction to creation. Shall we paint both of them green, and assign both medium-size dots?

Finally, I was confused by the artist's practice of measuring dependent variables along both principal axes, then graphing observations for independent variables as points in the x-y plane. This is perfectly fine if the sole purpose is to describe the data in a compact way. But if one's purpose is to guide the reader's mind toward cause-effect relationships, this is a poor practice.

Posted by: Thomas Wyrick | March 08, 2014 at 10:05 AM

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November 15, 2013

Is Credit to Small Businesses Flowing Faster? Evidence from the Atlanta Fed Small Business Survey

The spigot of credit to small businesses appears to be turning faster. As of June 2013, outstanding amounts of small loans on the balance sheets of banks were 4 percent higher than their September 2012 levels, according to the Federal Deposit Insurance Corporation. While they are still 12 percent off 2007 levels, the recent increase is encouraging.

The turnaround in small loan portfolios is not the only sign of improved credit flows to small businesses. The Fed’s October 2013 senior loan officer survey indicates that credit terms to small firms have gradually eased since the second quarter of 2010. Approval ratings of banks and alternative lenders, as measured by Biz2Credit’s lending index, have also risen steadily over the past two years.

In addition to these positive signs, the Atlanta Fed’s third-quarter 2013 Small Business Survey has revealed signs of improvement among small business borrowers in the Southeast. The survey asked recent borrowers about their requests for credit and how successful they were at each place they applied. We also asked, “Over ALL your applications for credit, to what extent were you total financing needs met?” This measure of overall financing satisfaction showed some signs of improvement in the third quarter.

Chart 1 compares the overall financing satisfaction of small business borrowers in the first and third quarter of 2013. The portion of firms that received the full amount requested rose from 28 percent in the first quarter to 42 percent in the third quarter. Meanwhile, the portion that received none of the credit requested declined from 31 percent of the sample in the first quarter to 22 percent in the third quarter.

Chart 1: Overall Financing Satisfaction

Further, financing satisfaction rose across a variety of dimensions. Chart 2 shows how average financing satisfaction changed for young firms and mature firms, across industries and by recent sales performance. In all cases, there were increases in the average amount of financing received from the first to the third quarter of 2013.

Chart 2: Average Amount of Financing Received Overall

This broad-based increase in overall financing satisfaction is encouraging. Greater financial health of the applicant pool helped fuel the improvement in borrowing conditions. In the October survey, 52 percent of businesses reported that sales increased while 34 percent reported decreases. Sales have improved significantly from a year ago, when about as many firms reported sales increases as reported decreases. Measures of hiring and capital improvements over the year have also improved for the average firm in the survey (see chart 3).


Lending standards have been improving and small businesses have been slowly gaining momentum, but many obstacles remain. Open-ended questions in our survey revealed that small businesses are still concerned about a number of factors, including the general political and economic uncertainty, the impact of the Affordable Care Act, the higher collateral and personal guarantees required to obtain financing, and regulatory requirements that restrict lending. So while conditions on the ground seem to be improving for small businesses, there still appear to be headwinds that may be holding back a greater pace of improvement.

Read the full survey results.

Photo of Ellie TerryBy Ellie Terry, an economic policy analysis specialist in the Atlanta Fed’s research department

November 15, 2013 in Economic conditions, Small Business | Permalink


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The current news about healthcare has many small business owners wary about hiring, employee raises and compensation packages. While the renewal of existing healthcare policies is still goin on, the future cost and coverage will place an additional burden that has not been discussed. it will vacuum a large amount of money out of the economy that will go to government beauracracy that will not be available for our consumer driven economy. No one seems to realize that the additional cost, whether it comes from any generation/segment of the economy, will dampen the economic outlook. The trends reported are great signs that the economy is beginning to turn around but the headwind is healthcare and its uncalculated costs in the future. The press wants to focus on providing afforable care and fails to do an in depth job of getting to the real price that is being paid to create this illusion.

Posted by: George Kurz | November 18, 2013 at 09:03 AM

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October 18, 2013

Why Was the Housing-Price Collapse So Painful? (And Why Is It Still?)

Foresight about the disaster to come was not the primary reason this year’s Nobel Prize in economics went to Robert Shiller (jointly with Eugene Fama and Lars Hansen). But Professor Shiller’s early claim that a housing-price bubble was full on, and his prediction that trouble was a-comin’, is arguably the primary source of his claim to fame in the public sphere.

Several years down the road, the causes and effects of the housing-price run-up, collapse, and ensuing financial crisis are still under the microscope. Consider, for example, this opinion by Dean Baker, co-director of the Center for Economic and Policy Research:

...the downturn is not primarily a “financial crisis.” The story of the downturn is a simple story of a collapsed housing bubble. The $8 trillion housing bubble was driving demand in the U.S. economy in the last decade until it collapsed in 2007. When the bubble burst we lost more than 4 percentage points of GDP worth of demand due to a plunge in residential construction. We lost roughly the same amount of demand due to a falloff in consumption associated with the disappearance of $8 trillion in housing wealth.

The collapse of the bubble created a hole in annual demand equal to 8 percent of GDP, which would be $1.3 trillion in today’s economy. The central problem facing the U.S., the euro zone, and the U.K. was finding ways to fill this hole.

In part, Baker’s post relates to an ongoing pundit catfight, which Baker himself concedes is fairly uninteresting. As he says, “What matters is the underlying issues of economic policy.” Agreed, and in that light I am skeptical about dismissing the centrality of the financial crisis to the story of the downturn and, perhaps more important, to the tepid recovery that has followed.

Interpreting what Baker has in mind is important, so let me start there. I have not scoured Baker’s writings for pithy hyperlinks, but I assume that his statement cited above does not deny that the immediate post-Lehman period is best characterized as a period of panic leading to severe stress in financial markets. What I read is his assertion that the basic problem—perhaps outside the crisis period in late 2008—is a rather plain-vanilla drop in wealth that has dramatically suppressed consumer demand, and with it economic growth. An assertion that the decline in wealth is what led us into the recession, is what accounts for the depth and duration of the recession, and is what’s responsible for the shallow recovery since.

With respect to the pace of recovery, evidence supports the proposition that financial crises without housing busts are not so unique—or if they are, the data tend to associate financial-related downturns with stronger-than-average recoveries. Mike Bordo and Joe Haubrich, respectively from Rutgers University and the Federal Reserve Bank of Cleveland, argue that the historical record of U.S. recessions leads us to view housing and the pace of residential investment as the key to whether tepid recoveries will follow sharp recessions:

Our analysis of the data shows that steep expansions tend to follow deep contractions, though this depends heavily on when the recovery is measured. In contrast to much conventional wisdom, the stylized fact that deep contractions breed strong recoveries is particularly true when there is a financial crisis. In fact, on average, it is cycles without a financial crisis that show the weakest relation between contraction depth and recovery strength. For many configurations, the evidence for a robust bounce-back is stronger for cycles with financial crises than those without...

Our results also suggest that a sizeable fraction of the shortfall of the present recovery from the average experience of recoveries after deep recessions is due to the collapse of residential investment.

From here, however, it gets trickier to reach conclusions about why changes in housing values are so important. Simply put, why should there be a “wealth effect” at all? If the price of my house falls and I suffer a capital loss, I do in fact feel less wealthy. But all potential buyers of my house just gained the opportunity to obtain my house at a lower price. For them, the implied wealth gain is the same as my loss. If buyers and sellers essentially behave the same way, why should there be a large impact on consumption? *

I think this notion quickly leads you to the thought there is something fundamentally special about housing assets and that this special role relates to credit markets and finance. This angle is clearly articulated in these passages from a Bloomberg piece earlier in the year, one of a spate of articles in the spring about why rapidly recovering house prices were apparently not driving the recovery into a higher gear:

The wealth effect from rising house prices may not be as effective as it once was in spurring the U.S. economy...

The wealth effect “is much smaller,” said Amir Sufi, professor of finance at the University of Chicago Booth School of Business. Sufi, who participated in last year’s central-bank conference at Jackson Hole, Wyoming, reckons that each dollar increase in housing wealth may yield as little as an extra cent in spending. That compares with a 3-to-5-cent estimate by economists prior to the recession.

Many homeowners are finding they can’t refinance their mortgages because banks have tightened credit conditions so much they’re not eligible for new loans. Most who can refinance are opting not to withdraw equity after the first nationwide decline in house prices since the Great Depression reminded them home values can fall as well as rise...

Others are finding it difficult to refinance because credit has become a lot harder to come by. And that situation could worsen as banks respond to stepped-up government oversight.

“Credit is going to get tighter before it gets easier,” said David Stevens, president and chief executive officer of the Washington-based Mortgage Bankers Association...

“Households that have been through foreclosure or have underwater mortgages or are otherwise credit-constrained are less able than other households to take advantage” of low interest rates, Fed Governor Sarah Bloom Raskin said in an April 18 speech in New York.

(I should note that Sufi et al. previously delved into the relationship between household balance sheets and the economic downturn here.)

A more systematic take comes from the Federal Reserve Board’s Matteo Iacoviello:

Empirically, housing wealth and consumption tend to move together: this could happen because some third factor moves both variables, or because there is a more direct effect going from one variable to the other. Studies based on time-series data, on panel data and on more detailed, recent micro data point suggest that a considerable portion of the effect of housing wealth on consumption reflects the influence of changes in housing wealth on borrowing against such wealth.

That sounds like a financial problem to me and, in the spirit of Baker’s plea that it is the policy that matters, this distinction is more than semantic. The policy implications of an economic shock that alters the capacity to engage in borrowing and lending are not necessarily the same as those that result from a straightforward decline in wealth.

Having said that, it is not so clear how the policy implications are different. One possibility is that diminished access to credit markets also weakens policy-transmission mechanisms, calling for even more aggressive demand-oriented “pump-priming” policies of the sort Dean Baker advocates. But it is also possible that we have entered a period of deep structural repair that only time (and not merely government stimulus) can (or should) engineer: deleveraging and balance sheet repair, sectoral resource reallocation, new consumption habits, new business models driven by both market and regulatory imperatives, you name it.

In my view, it’s not yet clear which policy approach is closest to optimal. But I am fairly well convinced that good judgment will require us to think of the past decade as the financial event it was, and in many ways still is.

*Update: A colleague pointed out that my example describing housing price changes and wealth effects may be simplified to the point of being misleading. Implicitly, I am in fact assuming that the flow of housing services derived from housing assets is fixed, a condition that obviously would not hold in general. See section 3 of the Iacoviello paper cited above for a theoretical description of why, to a first approximation, we would not expect there to be a large consumption effect from changes in housing values.

David Altig By Dave Altig, executive vice president and research director at the Atlanta Fed

October 18, 2013 in Economic conditions, Housing, Pricing, Real Estate | Permalink


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A primary residence's home price reflects the economic value to a homeowner of living in an area. The major part of the economic value of living somewhere is future expected earnings. The home price will not exceed the economic value to the marginal buyer. When expectations of future earnings decline home prices will decline across the board.

Using housing wealth is just intertemporal substitution. Refinancing is self-financing with homeowners self-qualifying themselves for the mortgage debt. Bank restrictions can limit refinancing but most homeowners will not refinance if they belive they cannot afford to repay the debt or sell above mortgage amounts.

Home price appreciation and the ability to pay back the refinancing or first mortgage debt depend on expectations of a continuation of wage growth to the borrower, or future homebuyer (if one expects to sell prior to debt payoff). A decline in expected wage growth rates (productivity) will cause home prices to decline, unemployment to increase and wages to stagnate.

Wage and GDP growth are linked to capital investment and there has been a sharp decline in US capital investment, which is continuing. If the decrease in capital investment was anticipated (expected), then whatever shock caused the decline in investment is also causing the continuing slow recovering.

Home price decline and the continuing slow recovery have common causes.

Posted by: Milton Recht | October 18, 2013 at 06:24 PM

For those of us between 20-40, first time buyers or up-graders, high land/building prices are very much a drag on our budget. This also includes high rents for the businesses we are starting.

My parents were able to buy their first house in their early twenties on a single blue collar income with a 40% down payment that took only a few years to accumulate. That seems utterly utopian among my peers.

In the long term, high housing prices is a drag on the economy. Do high gasoline prices help people because they feel their cars' tank is worth more?

The only people benefiting from rising house prices are people speculating, those who buy or build with the intent to sell.

Posted by: Benoit Essiambre | October 19, 2013 at 08:45 AM

Mr. Altig, the reason housing mattered so much in the late 2000s, and more than it had in previous times, was precisely because the housing "wealth effect" was just about the only thing normal people had going for them.

While wealth seemed to be increasing in the financial sector, much of that, as we learned, was piggy-backed on the notion that houses would always increase in value--and on the widespread idea that any loan was a good loan because you could bundle it and sell it off.

Much of the rest of the country's GDP improvements came in tech, but tech lately tends to destroy the wealth of everyday people as it automates and outsources their jobs.

That's why the late 1990s/early 2000s real estate boom needs to be seen as a response to a fading job market. The end of job security and the ever-declining wages for ordinary workers meant millions of people taking up the business of flipping houses.

The bubble's runup cannot be understood except in this context. Most people did not want to become mortgage fraudsters. But economic circumstances changed to make house-flipping and mortgage fraud the most (and mostly the only) lucrative option for people who used to be bank tellers and salesmen and low-level software developers.

And right: there has as yet been no policy changes designed to either increase wages or create honest jobs for everyday people. Absent action on this concern, the only question before us is, What will bubble next?

Posted by: Edward Ericson Jr. | October 21, 2013 at 03:35 PM

A couple of issues not mentioned abut the "wealth effect":

During the bubble, many folks bought houses with little or no downpayment. Many bought houses with loans that were not really affordable for them in the long term because of the terms of the loan or the because the actual issuance of the loan was, shall we say, irregular. So when rates rose or prices went down, they had no buffer.

Many who had houses they could afford or even paid off took the wealth effect somewhat literally and spent it, in the form of equity loans, thanks to the same low rate, loose terms, and irregularities. The "wealth" they had just spent turned out to be a short-lived ephemeral delusion, but the debt was durable.

Posted by: MacCruiskeen | October 22, 2013 at 07:24 AM

During the peak of the housing bubble, consumers were taking out $100B/month in new debt:

I find it stunning that people still don't understand this basic aspect of the reality of the erstwhile "Bush Boom".

It was all borrowed money! Trillions! Flowing to millions of households, and creating millions of jobs via this stealth stimulus.

But it was all ponzi-based, as the specuvesting was being supported by more and more "suicide" lending products and outright fraud at all levels of the FIRE sector, from customer-facing brokers to the ratings agencies stamping AAA on CDOs.

What got the housing appreciation train going in 2002 was Greenspan's lower interest rates and the 2001-2003 tax cuts, which empowered homebuyers to bid up the cost of housing more.

Momentum kept the game going in 2004, but the smart money started getting out in 2005, leaving the field to idiots stampeded into buying then or being priced out forever (plus millions of specuvestors like Casey Serin playing with OPM).

Drop $100B/month onto the middle class again and we'd have a helluva great economy again, like we did in 2004-2005.

Posted by: Troy | October 23, 2013 at 10:01 PM

Don't forget the fraudulent nature of the house price increases in much of the country.

In many many places, loans were issued and properties flipped because lenders and/or borrowers were blatantly writing fraudulent loan paperwork. Prices were inflated above sustainable economic value as a result. Those who sold received ill-gotten gains; those who bought and held were forced to pay higher prices than they should have - they were robbed. Those who flipped paper received ill-gotten gains; those who bought the AAA-rated bonds and didn't get their interest or principal back were robbed. Those who borrowed against the higher, fraudulent prices, thinking that rising prosperity and declining rates would make refinancing later affordable, were tricked too. In fact, never in the course of human events have so many been robbed so badly, by so few.

Wondering why the eventual collapse was so painful is a ludicrous pastime for "economists". The net worth of the overwhelming majority of Americans is entirely in their home equity. Or was. Many folks lost their entire net worth. Rebuilding that takes time in the best of circumstances, and even more so now, given the structural problems in the economy. Furthermore, many of these folks were burned so badly that they will refuse to partake in a repeat.

The Federal Reserve, among many other institutions, was AWOL when it should have been regulating to prevent all of this. Greenspan is recently on record claiming that fraud is a law-enforcement issue, not a Federal Reserve issue. That is nonfeasance. The Fed has regulatory powers and anything that leads to "bezzle" on the balance sheets (to borrow a term from J.K. Galbraith) is also a regulatory issue because it means banks haven't got the capital base they claim to have. There was plenty of evidence available to those willing to look for it.

I suspect that 100 years from now, History is not going to look kindly on anything the Fed did from about 2002-present.

Posted by: Sustainable Gains | October 24, 2013 at 12:18 AM

You should look at Richard Koo's work on balance sheet recessions to get an understanding of the dynamic.

Simply put, if a household or business owns assets financed by debt,and that asset has declined in value, the household reduces consumption and increases savings/reduces debt to reduce the risk of default.

It is important to understand because debt is reduced under these circumstances irrespective of the interest rate.

Posted by: RichL | October 24, 2013 at 04:43 PM

Here's a table, compiled by former Fed Governor Larry Lindsey, that explains much of the pain from the housing-bubble collapse. The lower 75% of households (by wealth) have still not recovered their peak wealth.

This is consistent with what I wrote above; glad to see someone with the right background is looking into this.

Too bad it's too late; the next bubble is already upon us, and no one in a position of authority was willing to take away the punchbowl early enough.

Posted by: Sustainable Gains | November 18, 2013 at 02:43 PM

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