By request, here is a quick Q1 review (it is very early in the year). I've linked to my posts from the beginning of the year, with a brief excerpt and a few comments:
10) Question #10 for 2017: Will housing inventory increase or decrease in 2017?
I was wrong on inventory last year, but right now my guess is active inventory will increase in 2017 (inventory will decline seasonally in December and January, but I expect to see inventory up again year-over-year in December 2017). My reasons for expecting more inventory are 1) inventory is historically low (lowest for November since 2000), 2) and the recent increase in interest rates.According to the February NAR report on existing home sales, inventory was down 6.4% year-over-year in February, and the months-of-supply was at 3.8 months. This was a smaller year-over-year decline than in January, and I still expect inventory to be up slightly by year end.
9) Question #9 for 2017: What will happen with house prices in 2017?
Inventories will probably remain low in 2017, although I expect inventories to increase on a year-over-year basis by December of 2017. Low inventories, and a decent economy suggests further price increases in 2017.If is very early, but the CoreLogic data released last week showed prices up 7.0% year-over-year in February. The CoreLogic year-over-year increase is higher than last year so far.
Perhaps higher mortgage rates will slow price appreciation. If we look back at the "taper tantrum" in 2013, price appreciation slowed somewhat over the next year - but that was from a high level. In June 2013, the Case-Shiller National index was up 9.3% year-over-year. By June 2014, the index was up 6.3% year-over-year.
If inventory increases year-over-year as I expect by December 2017, it seems likely that price appreciation will slow to the low-to-mid single digits.
8) Question #8 for 2017: How much will Residential Investment increase?
Most analysts are looking for starts to increase to around 1.25 million in 2017, and for new home sales of around 600 to 650 thousand. This would be an increase of around 7% for starts and maybe 10% for new home sales.Through February, starts were up 7.5% year-over-year compared to the same period in 2016. New home sales were up 7.1% year-over-year (more difficult comparison).
I think there will be further growth in 2017, but I think a combination of higher mortgage rates, less multi-family starts, and not enough lots for low-to-mid range new homes will mean sluggish growth in 2017.
My guess is starts will increase to just over 1.2 million in 2017 and new home sales will be in the low 600 thousand range.
7) Question #7 for 2017: How much will wages increase in 2017?
As the labor market continues to tighten, we should see more wage pressure as companies have to compete for employees. I expect to see some further increases in both the Average hourly earning from the CES, and in the Altanta Fed Wage Tracker. Perhaps nominal wages will increase more than 3% in 2017 according to the CES.Through March 2017, nominal hourly wages were up 2.7% year-over-year. This is a pickup from last year, and so far it appears wages will increase at a faster rate in 2017.
6) Question #6 for 2017: Will the Fed raise rates in 2017, and if so, by how much?
Analysts are being cautious on forecasting rate hikes, probably because they forecasted too many hikes over the last few years. However, as the economy approaches full employment, and with the possibility of fiscal stimulus in 2017, it is possible that inflation will pick up a little - and, if so, the Fed could hike more than expected.The Fed has already hiked once in 2017, and they are still forecasting three hikes this year (and to slow reinvesting by the end of the year).
My current guess is the Fed will hike twice in 2017.
5) Question #5 for 2017: Will the core inflation rate rise in 2017? Will too much inflation be a concern in 2017?
The Fed is projecting core PCE inflation will increase to 1.8% to 1.9% by Q4 2017. However there are risks for higher inflation. The labor market is approaching full employment, and the new administration is proposing some fiscal stimulus (tax cuts, possible infrastructure spending), so it is possible - as a result - that inflation will increase more than expected in 2017 and 2018.It is early, but inflation has moved up close to the Fed target through February.
Currently I think PCE core inflation (year-over-year) will increase further and be close to 2% in 2017, but too much inflation will still not be a serious concern in 2017.
4) Question #4 for 2017: What will the unemployment rate be in December 2017?
Depending on the estimate for the participation rate and job growth (next question), it appears the unemployment rate will declining slightly by December 2017 from the current 4.7%.The unemployment rate decline to 4.5% in March - about the level I expected for the end of 2017.
3) Question #3 for 2017: Will job creation slow further in 2017?
So my forecast is for gains of 125,000 to 150,000 payroll jobs per month in 2017. Lower than in 2016, but another solid year for employment gains given current demographics.Through March 2017, the economy has added 533,000 thousand jobs, or 178,000 per month, down from 187,000 per month in 2016. I still expect employment gains to slow this year.
2) Question #2 for 2017: How much will the economy grow in 2017?
There will probably be some economic boost from oil sector investment in 2017 since oil prices have increased (this was a drag last year).Once again, GDP will be sluggish in Q1 - and it is way too early to tell if there will be any pickup in GDP growth this year.
The housing recovery is ongoing, however auto sales might have peaked.
And demographics are improving (the prime working age population is growing about 0.5% per year, compared to declining a few years ago).
All these factors combined will probably push GDP growth into the mid-to-high 2% range in 2017, but this will depend somewhat on which policies are enacted.
1) Question #1 for 2017: What about fiscal and regulatory policy in 2017?
We are still waiting for the details. As far as the impact on 2017, my expectation is there will be both individual and corporate tax cuts - and some sort of infrastructure program. I expect that something will happen with the ACA (those that have insurance for 2017 will keep their insurance, but they might not have insurance in 2018 - and that impact would be in 2018). I think the negative proposals (immigration, trade) will impact the economy in 2018 or later - overall there will be a small boost to GDP in 2017.So far nothing has happened with the ACA, taxes, infrastructure, or trade. Policy remains a wild card.
A final comment: The words of a President matter. Mr Trump has been impulsive, reckless and irresponsible with his comments, and that has continued since the election. One absurd comment could send the markets into a tailspin and negatively impact the economy (and that could happen at any time).
It is very early in the year. Currently it looks like 2017 is unfolding somewhat as expected - although I'd revise up my forecast for FOMC rate hikes from 2 to 3.