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By Bruce Norris .

162-TNG Radio – Christopher Thornberg 2-20-10

Friday, February 19th, 2010

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Christopher Thornberg

Principal at Beacon Economics

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This week Bruce is joined by Dr. Christopher Thornberg. Dr. Thornberg is the founder of Beacon Economics, and he is one of California’s leading economic forecasters. He is one of the only economists who accurately predicted the crash and the recession that followed.

During the last show, Christopher discusses the proposal to allow a bankruptcy judge to determine what they should owe on their home. Bruce mentions that banks are not foreclosing on homes because if they did then  their losses would be incredible. Thornberg says the proposal for bankruptcy judges was being pushed for a while, but it came to an end because the right side of Congress was strongly against it. Thornberg thinks that most homeowners, whether they were in trouble with their home or not, would not have been supportive of that proposal. A large number of the people in financial trouble today are in trouble, not because they bought homes at the peak, but because they refinanced at the peak. People took money out of their home to buy toys, like cars and televisions. If you walked into a bankruptcy court, and showed the judge everything you’ve done with your finances, he would allow you to keep your home, but you would lose everything else. Also, a lot of people committed fraud on their mortgage applications, so they would certainly lose their home. Realistically, people should be happy that we still have non-recourse loans, because they can take your house but they can’t take everything else.

Christopher says there are no smart economists claiming that the U.S. has potential for deflation. The deflation in Japan is being caused because of their tight monetary policy. The potential for inflation is driven by the money supply. The government pursues a tight money policy, which means they don’t expand the money policy very much. Japan had problems with inflation in the 60s, and that scarred their national psyche. They have become so scared of inflation that they have allowed deflation to occur. If Japan wanted to get rid of deflation, all they need to do is start printing money.

Japan has huge national debt, but they don’t want to inflate because that would make their cost of borrowing increase dramatically. If the United States started to inflate, and that inflation coincided with a $20 trillion federal debt, we would be in trouble. However, our existing debt would become much cheaper, because the interest rates are fixed.

In 2009, banks changed the way they deal with distressed debt. They don’t need to be aggressive about how they value loans, even though many of their loans are under water. As long as the bank can keep the loan current, they don’t have to acknowledge the potential loss in that loan. If we forced a mark-to-market mentality on banks today, we would probably collapse the banking system. There would probably be at least 6,000 banks going out of business if we forced banks to comply with their actual Tier 1 capital needs. We do not have the man power or the money necessary to bail out all the depositors in those institutions.

This is similar to what Japan allowed to happen in their bank system, but it is not the same. Japan created what Christopher calls “zombie banks”, and they made it difficult for anyone to raise debt. Our banks do not have to worry about that problem as much.

One of the nice things about the American economy in comparison to Japan, is that we still have a competitive market. Christopher has some friends who have become employees of different companies due to bank buyouts. Eventually, they quit and decided to start their own bank. These people are becoming new entrepreneurs who pick up the slack for banks who will not lend. Christopher thinks that these kinds of people will be our saviors.

A little inflation goes a long way. The U.S. could easily inflate the economy, which would pick up the asset values, and that would take a tremendous amount of pressure off of our banking systems. The Federal Reserve has made the stance that they are anti-inflation. Christopher believes that Bernanke needs to think more realistically, because a little inflation would be a huge relief for our financial system.

When we have inflation, we usually have an increase in wages. However, wage increases do not usually occur quickly.

In 1982, Bruce refinanced his house to be an investor at 17.5%. That is the long run consequence of that kind of activity.

Bruce asks Thornberg if he foresees the United States having positive GDP growth over 1 percent. Thornberg feels very confident that this will happen. The U.S. economy still has a lot of problems to deal with. However, if the government backs off the stimulus and allows the economy to re-grow and if we have less consumer spending, and more exports, then we will have a great opportunity to grow as a country.

When we talk about GDP, we are talking about the fundamental ability for an economy to produce goods. Our ability to produce goods and services increases by about 3 percent per year, and we’ve been maintaining this growth for decades. The question is, “What are we losing that productive output for?” Thornberg thinks we’ve been using that output poorly. We have been using our output to supply consumer spending and to bring in imports. Also, we have lost our focus on exports and business spending.

We have had a demand shift from less consumer spending to more exports. It takes a while for supply mechanisms to restructure themselves to meet those new demands. It is incorrect to say that demand creates supply. The question is, “How is the supply being altered by the basis of demand?”

The U.S. GDP growth was supported by a lot of equity extraction. Now many people must to save for their retirement. Bruce wonders how much that hurts that which represents 70 percent of GDP engine. This is the point that Christopher has been trying to make. If we hadn’t had the big equity bubble, and if we hadn’t seen an extreme increase in consumer spending, then our ability to supply would have shifted to exporting and business spending.

California has a $1.9 trillion economy, and a $20 billion deficit. Our problems are political and not economic. Christopher thinks we simply need our leadership to make some basic decisions on how California will finance the ending of our debt problem. We don’t have a government that spends a lot of our money. The problem is that we spend it in the wrong places. At the same time, we are not a high tax state. We put high taxes on small bases, which makes us an unfriendly tax place for specific constituencies. Christopher thinks that we simply do not have the political will to get rid of our debt problem.

Christopher thinks that Prop 13 is a fiscal injustice. It amazes him that Prop 13 was even allowed to exist. Prop 13 under the fairness clause, which states that if you are receiving similar services then you should be paying similar dues. Prop 13 should have been rejected in the California Supreme Court. Thornberg thinks we need to get people to vote against this proposition, but we probably won’t make this happen.

Christopher does not currently know, for sure, if we have positive or negative migration in California. However, based on some of the recent reports he has read, California is seeing negative migration. This is largely due to the weak state of the labor markets. The good new is that once we get out of our mess, we will have a weak dollar and lower home prices. Christopher is optimistic that once we are done with this mess, California will show outstanding growth.

The United states has becomes the world’s largest debtor nation. The good news is that the dollar has to go down at some point in time. China, India, Russia and Brazil have made an explicit policy to keep the U.S. dollar strong. They do this by taxing their citizens in order to buy U.S. treasuries. This is a strategy that will someday end, and this will cause the U.S. dollar to fall. This means that they will buy a U.S. treasury, but they will probably lose at least 15 percent of the value in their investment, because of the decline of our value. They are taxing Chinese peasants to subsidize American consumption. They could stop investing like this if they wanted to, but that would immediately severely damage their currency. People keep saying that China is overcoming us, but that just isn’t true. If you owe the bank $10,000, the bank owns you. If you owe the bank $1,000,000, you own the bank. This is exactly what is going on with China. We own them, not the other way around.

Bruce asks what privileges we have as the world reserved currency status. Thornberg says that we get what is called “seniorage”. This means that we can print money, and other people will want to hang onto that money. As a result, we get a subsidy kick out of it. In reality, this is not that important of a status.

We’ve left our worries of private bank debt behind. The new worry in the financial markets is sovereign debt. A lot of nations have increased their spending to levels that aren’t sustainable. People are worried that we will see similar losses in sovereign debt as we saw in banking debt. As a result of this, more people are investing in the U.S. dollar, which is causing the U.S. dollar to improve. Unfortunately, Christopher does not believe this will help us recover.

161-TNG Radio – Christopher Thornberg 2-13-10

Friday, February 12th, 2010

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Christopher Thornberg

Principal at Beacon Economics

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This week Bruce is joined by Christopher Thornberg. Christopher is an expert in the study of regional economies, real estate dynamics, and business forecasting. In 2006, he co-founded Beacon Economics which is an  economic research and consulting firm that specializes in real estate markets, local economic development, and public and private policy issues. Christopher has also been part of the Norris Group’s award-winning fundraising series, I Survived Real Estate.

Christopher and Bruce discuss the current state of the market and whether the market is truly experiencing a comeback or is it completely manufactured.  Christopher goes into detail about Bernanke and his current handling of the market.  Government actions has delayed the inevitable and Christopher and Bruce discuss what the different strategies have been and how effective they have been and how much longer we should expect to see these manipulations.

Bruce and Christopher talk about Fannie Mae and FHA and the growing issues with FHA’s portfolio. The Mortgage Bankers Association estimates 20% of the their loan portfolio is in trouble.

A complete transcription of the show coming soon.

133-TNG Radio – Christopher Thornberg 8-1-09

Saturday, August 1st, 2009

Christopher Thornberg

Christopher Thornberg

Principal at Beacon Economics

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This week Bruce is joined by Christopher Thornberg. Christopher is an expert in the study of regional economies, real estate dynamics, and business forecasting. In 2006, he confounded Beacon Economics which is economic research and consulting firm that specializes in real estate markets, local economic development, and public and private policy issues.

Beacon Economics will be doing its first Los Angeles Forecast Conference in the last week of July. There will be a panel of CEOs representing health care and the financial industry who will be talking about the changes occurring in their industry. It will be their first annual event. They are partnering with the LA Chamber of Commerce and Pepperdine to make this event happen. Southern California is the economic center of gravity within this state, and the center of Southern California is Los Angeles.

Bruce asks if a company is looking to relocate would find California to be a leading option. There are some things you have to consider if you come to California. You have to worry about where your employees are going to live. Nowadays homes are much more reasonably price compared to a few years ago. Companies coming to California will be able to rent commercial property for a lower price per month as well. The prices have not come down as much as they should have though, because of the leasing situation, and because there are still some landlords who seem to be in denial about the shape of the economy. Residential and commercial property are two sides of the same coin, and yet they come at different stages of the business cycle. Residential leads the business cycle, and commercial lags it.

The commercial real estate market is about to feel the same hit that the residential market has taken, but it is taking more time to mature. Part of the reason the commercial market is taking longer to go down is because the banks are not pursuing bad debt. The banks have more incentive to be lenient towards people they have lent money to, because if you foreclose on a loan then you actually have to mark that loss down in your books, but if you do not foreclose then the FDIC will allow you to keep that on the books at face value. They call it extend and pretend.

In the residential market there are a lot of properties that have not begun foreclosure, and some people have not made payments for 18 months. There are some banks that are willing to delay the foreclosure process, and some banks just can’t catch up, and there is also a problem with moratoriums that are slowing this situation down. Christopher thinks that if you have a problem then you should be trying to work through it and move forward, but we seem to be fond of dragging this problem out. Some will tell you that you want this problem to be solved over time, because the economy is already so weak, but Christopher says that there is very little evidence that foreclosures significantly hurt the economy. Moratoriums on foreclosure make it a lot longer problem.

On Christopher’s website there is a quote saying, “It’s not what Wall Street troubles me to California, it’s what California troubles me to Wall Street.” When we had a big financial meltdown last year, many reporters called Chris saying “What does this mean for California?” Christopher laughed at this, because Wall Street has presented itself as the leader of all financial things, but that is nonsense. The stock market can change its direction in the afternoon if it gets afraid. California has been in a recession since 3rd or 4th quarter of 2007, yet Wall Street made many bad bets and it did not seem to affect the economy for close to a year. If you did have a true meltdown in the financial system then you would have massive deflation and things would be far worse than they are now. We had a depression expert in the Federal Reserve, and he wasn’t going to let that happen.

Trillion has replaced billion as the cost of solving problems, but Christopher says inflation does not seem to be a likely outcome of the spending we are doing. This is because a large portion of the money we are spending is being done through treasury bonds. That does not have an inflationary effect. What does have an inflation effect is the expansion of the money supply. The Fed, through its program of quantitative easing, has expanded its monetary base by 100 percent over the last year. If that money was to get into the real world then it would have an inflationary effect, but it hasn’t. Most of the money that the Federal Reserve has made has ended up in bank reserves. If the banks started lending that money then we would have an inflation problem, but Christopher thinks that if that ever happened that the Federal Reserve would start to get rid of that excess liquidity.

Bruce asks Christopher what the ramifications will be for 12 to 13 percent in California. Christopher does not think that unemployment is going to be a big problem. Unemployment is a lagging indicator. However, it does increase the amount of stress being put on the financial system. People over their heads in debt and underwater in their home but beyond that he doesn’t see a direct effect on the economy.

Bruce asks if he thinks lower wages will be an issue. Will renegotiation for lower union rates will come up? Christopher thinks it will have a little impact. Hours are already being cut for government and education jobs.

If California is one of the leading states in unemployment then it will affect migration patterns in the short run. The number one reason people move is for job opportunity. The number two reason is relative home prices. This means people will not have as much motivation to move into California for a while, but some people may start moving back into California because of the low home prices.

Builders couldn’t possibly be interested in creating building lots right now, so Bruce is worried that there will be a housing shortage around 2012 or 2013. Christopher thinks that is possible but he does not see us having an issue with single family housing. There are lots of lots ready out there, and as soon as someone sees the opportunity they will build. Christopher does think there will be problems with rental houses. When people start moving back, there will not be enough housing for low income families. Christopher hopes the state will make policy changes to encourage multi family production.

Bruce thinks that it might be a solution to give investors financing so that they can hold properties for a reasonable price because then the market would dictate what the rent would be. Christopher thinks we got into this mess because of too much financing but now there is not as much financing as people would like. Christopher wonders if there is a true market failure occurring right now or are people simply suffering from credit withdrawals. There was never too much financing for investors who buy and hold properties and eventually pay them off. The financing problems occurred when speculators and owner occupants got involved. If your goal is to find reasonable rentals, they are all over the place in Moreno Valley and San Bernardino, but the financing is not available for investors to get these homes. What seems like a sure deal to investors does not seem like a sure deal to the banks.

Bruce thinks that the number of bank owned properties is going to dramatically increase in the next year. Bruce asks if Christopher sees more price damage coming to California because of that. Christopher does not think that these bank owned properties are not going to really decrease prices but they will help hold prices down. There is pent up demand for housing. If you go to an auction, you will see people who want to buy foreclosed units. Bruce thinks that this is true in the short run.

Bruce wonders how we can have pent up demand when we have the most generous financing programs in existence. It is surprising to Bruce that there is this much demand when there are so many people who have been artificially allowed to participate before they were ready.

In Riverside and San Bernardino, rent is more expensive than the PITI payment. That has never occurred in California. This is occurring because there are many people who cannot qualify for mortgages because they already have a bad mortgage on their payment. Unemployment and foreclosures are at a record, so Bruce does not understand who is actually going to borrow the money to buy these homes.

Christopher thinks there are more potential buyers who smartly sat on the sidelines and waited for these opportunities to come up. There may be other people who are being co-signed by their parents. If you talk to bankers they will tell you that there are people coming through their doors who have a recent foreclosure, and they will look the other way because they know that these people have made a mistake and there is no point in turning down a potentially good loan. Bruce agrees with Christopher here.

Most of the mortgage market is being dominated by Fannie Mae and Freddie Mac. Unless Fannie and Freddie are willing to back mortgage product and buy them off of banks, there is going to be very little money available.

Current loan modifications in California do not change the principal balance. Christopher does not think these have any chance of working. You cannot expect to have a true recovery by simply modifying the payment. People are not fooled by these modifications. Even though we are modifying their payments, they are still in an incredible amount of debt. It will take many years for them to get rid of the debt they have taken on, and their credit score will heal faster than their equity position. In 2008, 7 out of 10 people who applied for a loan modification ended up in foreclosure eventually.

Bruce asks Christopher what he thinks will indicate that real estate is starting to get healthy. Christopher thinks that sales are important and mortgage delinquencies from the Mortgage Bankers Association. For California, about 9 percent of all mortgages are delinquent. That tells you that we are no where near the end of this problem.

We look forward to Christopher being on our panel for I Survived Real Estate 2009.

Christopher Thornberg is a founding partner of Beacon Economics. Dr. Thornberg is an expert in the study of regional economies, real estate dynamics, labor markets and business forecasting. He has been involved in a number of special studies measuring the impact of important events on the economy, including the NAFTA treaty, the California power crisis, port security, California water transfer programs and the September 11th terrorist attacks. Prior to launching Beacon he worked with the UCLA Anderson Forecast where he regularly authored the outlooks for California, Los Angeles and the East Bay as well as performing a number of specialized forecasts for regions and industries. Dr. Thornberg lectures on a regular basis at a variety of public and private events, has appeared on CNN, Fox News and CNBC and is widely quoted in the press. He received his Ph.D in Business Economics from The Anderson School and his B.S. in Business Administration from the State University of New York at Buffalo. He specializes in International and Labor Economics. Dr. Thornberg continues to teach in the MBA program at UCLA and previously held a faculty position in the economics department at Clemson University.

116-TNG Radio – David Rosnick 4-4-09

Friday, April 3rd, 2009

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David Rosnick

Economist at the Center for Economic and Policy Research

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Bruce Norris is joined this week by David Rosnick, Economist at the Center for Economic and Policy Research.

Bruce talks about reading several years back that the Baby Boom generation was worth trillions and in great position to retire. David says the Baby Boomers have a fair amount of wealth and every generation typical has grown in wealth over the years. Baby Boomers, however, have been recently hit by the stock market and housing bubble that has caused some great losses.

In a recent report written by David and his team on this very issue, it says the Baby Boom situation looks much bleaker than 8 months ago. Bruce asks how they are coping with this fact. David says the Baby Boom generation has been witnessing the trend for two years. Last summer the savings rate started to increase and consumption has really slowed. The full effects of this contraction in spending and consumption has yet to fully hit the market. David says he’d like to see the government continue the money stimulus and look into subsidizing shorter work weeks, vacation, and sick leave.

Bruce asks if the wealth members of the Baby Boom generation would be harder hit by stock prices and the poorer be more affected by the real estate declines. David says the wealthiest are indeed more likely to own stock but are also more likely to be home owners. The bottom 1/5 of households could get completely wiped out with foreclosure.

Bruce asks David how he feels about recent solutions presented by the government such as the cramdown. David says he’s not so concerned but would like to see the homes go back to the bank and perhaps the individuals getting to stay in their homes and pay market rent. David says the bank doesn’t want to try to take it over and sell the property in this market. By keeping the homeowner in the home, it’s a win-win situation. Bruce brings up that the prices are very skewed in California. David says the bank just needs to decide how they want to take the loss. By not making this mandatory the banks would not participate as they are being a stubborn. Bruce asks how the lenders would react if this was made mandatory. How much would then be available for lending? David says there will always be solid prospects and that it wouldn’t really matter.

Bruce asks David about people stating their income and if they should be held responsible for that. David says that lenders were more responsible for that as he understands it. When real estate was headed up, it didn’t matter and no one cared. This is an example of an unsustainable home bubble that people refused to acknowledge.

David created a housing cost calculator which compares owning vs. renting the same home. Bruce asks if the price to own is much more than renting. David says historically it hasn’t been that different. David says when it went way out of whack that it was almost guaranteed that there would be loss.

Bruce asks if bubbles ultimately benefit people. David says bubbles that are uncontrolled is a problem. Bruce says many were refinancing and spending the money. There must have been a short-term streak of wealth. David says people thought they were very wealthy and savings rates went way down.

Bruce asks if there should be some acceptance of risk when any investment is made. David says experts gave people a lot of bad advice and since there was a lack of an alternative voice, it wasn’t very fair. People were told that real estate was the way to wealth. Bruce asks if people should absorb that risk or if there is a backstop to save them. David says Social Security and defined benefit plans act as that backstop. Personal savings is only one alternative. David explains the difference between defined benefit plans versus defined contribution plan. Bruce says that guarantees of payout were as good as investments made. David says the bubble market really hurt these potential retirement funds. When things get so out of line, people make bad planning decision.

Bruce asks if defined benefit plans for cities like Vallejo that just declared bankruptcy will ever see that money. David says in California he’s not sure who is getting what. Bruce says that defined benefit programs typically have a projected return rate and almost all have seen losses. David says that those promises will most likely not be able to be upheld because of the economy.

Bruce asks David is he is afraid for seniors as they retire. The Baby Boomers encompasses the 45-64 age range. The older baby boomers are about to retire so there’s a little more concern there. The younger Baby Boomers have a little more time to get back on track. Overall, they aren’t looking good so far. He says the lower 1/5 could be completely wiped out because of foreclosure.

Bruce asks if we should be worried about the Social Security Program since the baby Boomers will have less population paying for benefits as they retire. He says it’s nothing urgent but today the health care costs are getting worse and are more of an issue as Medicare and Medicaid need to be helped. David says socialized medicine might be a possibility since it’s worked in other countries. We have the best medicine but the worst delivery system.

In David’s report entitled “The Wealth of the Baby Boom Cohorts After the Collapse of the Housing Bubble,” David says the net worth of Baby Boomers that owned a home was less than those that were renters in 2009 which is surprising. David says wealth isn’t just in equity and the housing and stock bubble real caused a problem.

More on this report at the Center for Economic and Policy Research at cepr.net. Next week join us as we welcome back Tommy Williams, co-founder of Williams and Williams auction company.

David Rosnick is an Economist at the Center for Economic and Policy Research in Washington, DC. He has a Ph.D. in Computer Science from North Carolina State University and an M.A. in Economics from George Washington University. He has written numerous policy papers including “The Burden of Social Security Taxes and the Burden of Excessive Health Care Costs” with Dean Baker, March 2005; “Poor Numbers: The Impact of Trade Liberalization on World Poverty”, with Mark Weisbrot and Dean Baker, November 2004; “NAFTA at Ten: The Recount,â€� with Mark Weisbrot and Dean Baker, March 2004; and “Black Swans, Conspiracy Theories, and the Quixotic Search for Fraud: A Look at Hausmann and Rigobon’s Analysis of Venezuela’s Referendum Vote” with Mark Weisbrot and Todd Tucker, September 2004; and “The Forty-Four Trillion Dollar Deficit Scare,” with Dean Baker, September 2003.

He is the architect of a growing number of calculators including CEPR’s Accurate Benefits Calculator which compares current-law Social Security benefits to the Bush Plan based on “Progressive Indexing.” He also created the Housing Cost Calculator, which compares the cost of owning a home relative to renting for a potential new homeowner. It gives homebuyers a sense of how the current bubble in the housing market might affect them. Prior to joining CEPR, he worked as a Research Associate (postdoc) at the North Carolina State University at Raleigh Department of Computer Science.

107-TNG Radio – Christopher Thornberg 1-31-09

Saturday, January 31st, 2009

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Christopher Thornberg

Principal at Beacon Economics

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Bruce Norris is joined once again this week by Principal and Co-Founder of Beacon Economics, Christopher Thornberg.

Bruce and Christopher continue their conversation about paying the debt we are currently giving our children. Christopher talks about World War II and how quickly we paid the debt back. Christopher doesn’t have a problem with raising money but government has a problem sometimes paying it back.

Bruce brings up that the State of California can’t raise money so how do you fix the issue. Christopher says California’s problem is $40 billion of a $1.8 trillion in economy which is only 3.5%. It’s not that big of a number. California is 18th in the list of states as far as paying taxes. We’re a little above average. We just collect them in strange ways. Instead of taxes on a ton of small things, we have larger taxes for a smaller bunch of things. Christopher says we have the most regressive property tax. There’s a small group of people who pay a larger portion of the taxes. There’s other ways to make California more tax friendly and pay off debt.

Bruce brings up Prop 13. Christopher thinks Proposition 13 is ridiculous. Voters would have to overturn that proposition.

Bruce brings up Citibank and the concept of cramdownsn which they agreed to cooperate with in bankruptcy court. Bruce asks if that’s possible and Christopher said it is. There’s a new president and an administration that’s more left leaning. Certainly some would pursue bankruptcy as a way to do so but it does incur costs above and beyond just losing your home. Other assets will be at risk. Christopher asks if judges will really consider this alternative as some of these people lied on their loan applications. Bruce says we haven’t put much pressure on the people who exaggerated income. Christopher says the FBI came out early and said they would not be pursuing the consumer. He finds it hard to believe a judge would take the same stance if a consumer blatantly lied on their application and then were seeking a cramdown.

Christopher talks about the huge issue of people going in to default after the payments are adjusted through loan modification. Reports suggest 50% go back into default.

Bruce brings up TARP and the term crawl back which is when CEOs have to give back bonuses if the banks restate their earnings. Christopher says they should have to give it back. Christopher says the problems in the market stems from the problem with executives in the financial system because they were grossly compensated for short-term returns. Christopher talks about some of the ways these executives made millions. He brings up a Lehman executive who made $400 million in six years and how he did it. Executives need to have some skin in the game.

Christopher says mortgage backed securities were used to hide risk. Bruce brings up what they used to call these instruments in the 1900s and how they were made illegal. Christopher is not apposed to derivatives, they’re just extremely complex. We just need to understand them more and the motivation for why people use them.

Bruce asks what the next shoe to drop will be in California. Christopher says asset values are now returning to normal. Savings rates are ridiculously low and debt is way up. Americans thought they were rich. Wall Street tricked these people into believing they could retire early. America has to get spending under control. It’s healthy but painful in the short run. Our economy is too reliant on feeding consumers what they want. It’s not we are buying too few cars today; we bought too many the past few years.

Bruce brings up that the consumer spending was a lesser percentage of the GDP in the past as it was in recent history. Christopher expects that to get back in line. Huge trade deficit was also part of this equation. There was a trade deficit and a savings deficit. In two years, there will be more exports, less imports, and less consumer spending and then we’ll have a healthy economy ready for growth. Bruce brings up that China won’t appreciate it much.

Bruce talks about a report Christopher Thornberg wrote called “Waiting to Save” which is about the habits of the younger generation (24-34) and their saving habits. Bruce says this generation will be picking up some tabs that they didn’t even create. Christopher says this generation grew up in a market where you borrow to speculate. People have to learn to live within their means.

Bruce asks about defined benefit plans. Christopher says for the most part they have left the room and only reside in government. He’s afraid these benefits might never happen and we might figure that out in the coming years. Many of these programs have lost much of their value.

Join us next week for a chat with Mike Cantu before we release his Rental and Property management seminar February 21st.

Christopher Thornberg is a founding partner of Beacon Economics. Dr. Thornberg is an expert in the study of regional economies, real estate dynamics, labor markets and business forecasting. He has been involved in a number of special studies measuring the impact of important events on the economy, including the NAFTA treaty, the California power crisis, port security, California water transfer programs and the September 11th terrorist attacks. Prior to launching Beacon he worked with the UCLA Anderson Forecast where he regularly authored the outlooks for California, Los Angeles and the East Bay as well as performing a number of specialized forecasts for regions and industries. Dr. Thornberg lectures on a regular basis at a variety of public and private events, has appeared on CNN, Fox News and CNBC and is widely quoted in the press. He received his Ph.D in Business Economics from The Anderson School and his B.S. in Business Administration from the State University of New York at Buffalo. He specializes in International and Labor Economics. Dr. Thornberg continues to teach in the MBA program at UCLA and previously held a faculty position in the economics department at Clemson University.

106-TNG Radio – Christopher Thornberg 1-24-09

Friday, January 23rd, 2009

Christopher Thornberg

Christopher Thornberg

Principal at Beacon Economics

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Bruce Norris is joined this week by Founding Partner and Economist with Beacon Economics, Dr. Christopher Thornberg.

Bruce asks what Christopher thinks about the phrase, “Since the Great Depression.” Christopher says it’s a bit of an exaggeration and there are definitely sectors that have been hit hard but it’s not that bad. Some assets are still holding well.

Bruce asks about the benchmark numbers that clue us in on a depression. Christopher says that before World War II, every recession was a depression. The word “recession” was created so there could be talk about economic downturns without alluding to the Great Depression which might cause panic. He says you could categorize a really bad recession as a depression.

Bruce asks about employment and if they’re measuring differently as there are several categories including under employed. Christopher says employment numbers are measured the same and there have always been those other categories. We’re mainly talking about people who want to find employment but can’t.

Bruce asks if Christopher thought he would ever see these big financial corporations fall. He said he did about six months before it happened because they had really leveraged themselves and it was unsustainable. Debt to equity ratios were 80 to 1. It became apparent any turmoil would cause a failure. The thinking was the more leverage, the more return. During bad times, that same principle works the other way; it magnifies losses. Now the government is picking up the pieces.

Bruce talks about the rating systems that we thought were independent and we find out they were getting commissions. Christopher says people who listen to Moody’s and S&P need to understand the system a little more. Many of these assets they were rating were new and didn’t have much history. Their ratings came from modeling so there was not a complete knowledge of risk. Bruce says that’s an issue because people were looking to these companies and they thought they could trust them. Christopher says people have to do their own due diligence. People stopped looking at fundamentals and weren’t doing their homework. When the market was working, people got lax. Bruce and Christopher talk about Bernie Madoff and how he could possibly get away with that for years without getting caught.

Bruce asks why it seems that when our bubble popped it seemingly caused the rest of the world to collapse. Christopher says that the U.S. is definitely the financial guerilla in the world at 25% of the world economy. However, the U.S. was not the only place where abuses of the financial systems were going on. The kind of borrowing going on in Eastern Europe is a perfect example. Some countries are in much worse shape than we are currently.

Bruce asks Christopher if there are ramifications to the U.S. and its reputation because of the fall. Christopher says there won’t be. Our dollar is good by comparison. In the U.S., you know what you’re getting and we have a very diverse and large asset base. U.S. Government debt is considered the best. The talk that everyone was going to Euro was all talk. In 2005 there were some issues but the problem spread to other banks in other countries and the dollar got everything back that it lost in 2005.

Bruce talks about TARP and if Christopher thinks the first half was spent wisely. Christopher said yes. Congress is upset that there is not enough oversight. Christopher says TARP was not meant to force banks to lend money. It was meant to stabilize the banking system. The system is still in horrible shape. There was an enormous increase in asset value and not just in real estate. The delinquencies on all sorts of debt are way up. Banks will possibly lose trillions. The banking system needs to keep going and we have to step in and help the banks recover.

The initial TARP program Christopher did not like. They were going to go in and overpay for assets. They’ve been taking chunks of the money and give it to banks that are too big to fail (Citigroup, Bank of America) and small banks that are healthy that haven’t participated in the debt frenzy to allow them to expand. It allows these banks to pick up other banks as they fail.

Christopher says the TARP money is all borrowing and the government creating Treasury bonds. The government is also facing a huge fiscal deficit so they need t borrow.

Bruce talks about interest rates and its effect on inflation and trillions in deficits. Christopher sees about another two trillion to total 11.5 trillion. It will be 15% of GDP. It’s all relative and it’s not that bad. And they unfortunately have to pick up next week. More about Christopher and Beacon Economics at beaconeconomics.com.

Christopher Thornberg is a founding partner of Beacon Economics. Dr. Thornberg is an expert in the study of regional economies, real estate dynamics, labor markets and business forecasting. He has been involved in a number of special studies measuring the impact of important events on the economy, including the NAFTA treaty, the California power crisis, port security, California water transfer programs and the September 11th terrorist attacks. Prior to launching Beacon he worked with the UCLA Anderson Forecast where he regularly authored the outlooks for California, Los Angeles and the East Bay as well as performing a number of specialized forecasts for regions and industries. Dr. Thornberg lectures on a regular basis at a variety of public and private events, has appeared on CNN, Fox News and CNBC and is widely quoted in the press. He received his Ph.D in Business Economics from The Anderson School and his B.S. in Business Administration from the State University of New York at Buffalo. He specializes in International and Labor Economics. Dr. Thornberg continues to teach in the MBA program at UCLA and previously held a faculty position in the economics department at Clemson University.

74-TNG Radio – Christopher Thornberg 6-28-08

Friday, June 27th, 2008

christopher-thornberg

Christopher Thornberg

Principal at Beacon Economics

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Bruce Norris is joined by Principle at Beacon Economics and panelist for I Survived Real Estate 2008, Christopher Thornberg. Bruce and Christopher discuss how Christopher got started in the prediction business, letting the data speak to you and street smarts, how this journey caught so many off guard, the duration of bubbles, how the downturn is worse then expected, looking at past real estate bubbles and how they compare, the chance that people who can afford home payments walk away because their neighbor owes half what they do, looking at what caused most of the damage, subprime being the fuel for the fire, the main problem being people paid too much, how falling prices will eventually allow people to get back in the market, home prices and consumer spending, unemployment and what that can mean for migration, when it might turn, if downturns hit coastal regions, the price decline and how it works its way out to coastal regions, returning to more reasonable ownership levels, following the foreclosure lists and realizing that investors weren’t the problem, how lenders are tightening financing, how Fannie Mae and Freddie Mac are exposed in volatile markets, the large amount of leverage within banks, equity position of banks, the story behind pent up demand, commercial real estate in the coming years, the land price bubble, false wealth and consumer spending, how to notice a commercial bubble is popping, the Federal Reserve and how they’re dealing with the market, dealing with inflation compared to past cycles, and what policy Christopher would change in the current market.

Christopher Thornberg is a founding partner of Beacon Economics. Dr. Thornberg is an expert in the study of regional economies, real estate dynamics, labor markets and business forecasting. He has been involved in a number of special studies measuring the impact of important events on the economy, including the NAFTA treaty, the California power crisis, port security, California water transfer programs and the September 11th terrorist attacks. Prior to launching Beacon he worked with the UCLA Anderson Forecast where he regularly authored the outlooks for California, Los Angeles and the East Bay as well as performing a number of specialized forecasts for regions and industries. Dr. Thornberg lectures on a regular basis at a variety of public and private events, has appeared on CNN, Fox News and CNBC and is widely quoted in the press. He received his Ph.D in Business Economics from The Anderson School and his B.S. in Business Administration from the State University of New York at Buffalo. He specializes in International and Labor Economics. Dr. Thornberg continues to teach in the MBA program at UCLA and previously held a faculty position in the economics department at Clemson University.

Christopher Thornberg will join our panel of experts on August 23, 2008 at the fundraiser, “I Survived Real Estate 2008.” Proceeds will go to the Orange County Affiliate of the Susan G. Komen for the Cure. See iSurvived2008.com for more information.

44-TNG Radio – Christopher Thornberg 12-1-07

Saturday, December 1st, 2007

christopher-thornberg

Christopher Thornberg

Principal at Beacon Economics

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In this second interview, Christopher Thornberg and Bruce Norris discuss how builders are adjusting to the new California real estate reality, how builders are notoriously optimistic, why builders continue to build, inflation pressure and why it’s hard to predict, consumer spending, when the subprime peak will occur, possible policy changes and the presidential elections, how property taxes will cause problems for cities around the nation, employment, out migration, and the commercial market.

Christopher Thornberg is a founding partner of Beacon Economics. Dr. Thornberg is an expert in the study of regional economies, real estate dynamics, labor markets and business forecasting. He has been involved in a number of special studies measuring the impact of important events on the economy, including the NAFTA treaty, the California power crisis, port security, California water transfer programs and the September 11th terrorist attacks. Prior to launching Beacon he worked with the UCLA Anderson Forecast where he regularly authored the outlooks for California, Los Angeles and the East Bay as well as performing a number of specialized forecasts for regions and industries. Dr. Thornberg lectures on a regular basis at a variety of public and private events, has appeared on CNN, Fox News and CNBC and is widely quoted in the press. He received his Ph.D in Business Economics from The Anderson School and his B.S. in Business Administration from the State University of New York at Buffalo. He specializes in International and Labor Economics. Dr. Thornberg continues to teach in the MBA program at UCLA and previously held a faculty position in the economics department at Clemson University.

43-TNG Radio – Christopher Thornberg 11-24-07

Saturday, November 24th, 2007

christopher-thornberg

Christopher Thornberg

Principal at Beacon Economics

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Christopher Thornberg is back with Bruce Norris discussing recent CEOs being fired or leaving financial firms, past bubbles vs. current real estate bubble, bond ratings, affordability issues in real estate, Super SIV fund, how real estate will change consumer spending, how foreclosures will effect prices, foreclosures in some of the most respected and stable financial institutions, possible bank solutions, what rental markets will do in the coming years, and why banks will have a hard time if they set bad precedents.

Christopher Thornberg is a founding partner of Beacon Economics. Dr. Thornberg is an expert in the study of regional economies, real estate dynamics, labor markets and business forecasting. He has been involved in a number of special studies measuring the impact of important events on the economy, including the NAFTA treaty, the California power crisis, port security, California water transfer programs and the September 11th terrorist attacks. Prior to launching Beacon he worked with the UCLA Anderson Forecast where he regularly authored the outlooks for California, Los Angeles and the East Bay as well as performing a number of specialized forecasts for regions and industries. Dr. Thornberg lectures on a regular basis at a variety of public and private events, has appeared on CNN, Fox News and CNBC and is widely quoted in the press. He received his Ph.D in Business Economics from The Anderson School and his B.S. in Business Administration from the State University of New York at Buffalo. He specializes in International and Labor Economics. Dr. Thornberg continues to teach in the MBA program at UCLA and previously held a faculty position in the economics department at Clemson University.

25-TNG Radio – Christopher Thornberg 7-21-07

Saturday, July 21st, 2007

christopher-thornberg

Christopher Thornberg

Principle at Beacon Economics

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Bruce and Christopher Thornberg of Beacon Economics continue their conversation on the current real estate market. Just why is it that some economists are always so rosy?

Christopher Thornberg is a founding partner of Beacon Economics. Dr. Thornberg is an expert in the study of regional economies, real estate dynamics, labor markets and business forecasting. He has been involved in a number of special studies measuring the impact of important events on the economy, including the NAFTA treaty, the California power crisis, port security, California water transfer programs and the September 11th terrorist attacks. Prior to launching Beacon he worked with the UCLA Anderson Forecast where he regularly authored the outlooks for California, Los Angeles and the East Bay as well as performing a number of specialized forecasts for regions and industries. Dr. Thornberg lectures on a regular basis at a variety of public and private events, has appeared on CNN, Fox News and CNBC and is widely quoted in the press. He received his Ph.D in Business Economics from The Anderson School and his B.S. in Business Administration from the State University of New York at Buffalo. He specializes in International and Labor Economics. Dr. Thornberg continues to teach in the MBA program at UCLA and previously held a faculty position in the economics department at Clemson University.