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DataDigest: The staying power of the new New South

The growth of the new New South is real. The question is this: How sustainable is it? And at what point would the new New South resemble the places people…

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Six Southern states — North and South Carolina, Texas, Florida, Georgia and Tennessee — now add more to the national GDP than the Northeast, according to a Bloomberg analysis of recently published Internal Revenue Service data. 

The transition happened during the pandemic. Millions of transplants brought about $100 billion in new income to the Southeast in 2020 and 2021 alone, while the Northeast lost roughly $60 billion. 

Friends, this is the new New South. And it’s home to 10 of the 15 fastest-growing cities in the U.S. 

The growth is real. The question is this: how sustainable is it? And at what point would the new New South resemble the places people are migrating from? Let’s dive in.

Economists at First American did a cool thing recently. They grouped pandemic-era home price growth into four categories for metros: Boom-Bust, Boom-No Bust, No Boom-Bust, and No Boom-No Bust. Take a look.

See that? Home prices and demand rocketed across the New South, and only Austin, Texas, has seen prices drop anywhere close to 10% from the peak (which still means a 55% increase from February 2020). These markets are going to remain hot for the foreseeable future. 

CoreLogic data supports this perspective, even if a few markets in Florida are expected to cool down. Miami again posted the highest year-over-year home price increase of the country’s 20 tracked metro areas in May, at 11.8%. Atlanta and Charlotte, North Carolina, saw the next-highest gains, both at 4.4%.

But as ever, follow the money. Tax return data shows just how much has changed from a wealth perspective since the pandemic.

  • In Miami, the net flow of adjusted gross income for tax filers moving from other states reached $17 billion in 2021, up from $9.6 billion in 2020 and $7.8 billion in 2018, according to Bloomberg. 
  • In Dallas, it reached $5.6 billion in 2021, up from $4.5 billion in 2020 and $3.8 billion in 2019. 
  • Charleston, South Carolina recorded $4.6 billion in 2021, up from $3.8 billion in 2020 and $3.1 billion in 2019. 
  • Jacksonville hit $2.1 billion in 2021, up from $1.6 billion in 2020 and $1.5 billion in 2019.
  • By contrast, New York, Chicago, LA and DC cumulatively lost $107 billion alone in 2021.

What’s pushing people to move to these areas? It’s simple – affordability and jobs.  

“It’s just much cheaper to live here,” said Jon Overfelt, co-owner of American Security Mortgage Corp. in Charlotte, North Carolina. “We hear it all the time – somebody who leaves New Jersey or New York is like, ‘I couldn’t keep up with the taxes.’ I’m like, why did you stay in New York? Or why do you stay in New Jersey with those high taxes? They say because either the schooling  – the school systems are good – or it’s family driven. If one of those two changes, they end up here quickly.” 

In the Northeast, few homebuilders even attempt to build new single-family homes.

Between regulatory and zoning challenges, NIMBYism and financing costs, the product just doesn’t pencil out. Multifamily is also in short supply, which makes land far more expensive, and keeps costs up. Homebuilders don’t have that problem in the New South.

According to Altos Research, there were just 25,653 single-family homes available for sale in New York and New Jersey as of July 14. Texas alone had 73,223 single-family homes for sale. Florida had 48,474 and Georgia had 18,552. North Carolina had nearly 17,000 single-family homes for sale while Tennessee had 14,650 and South Carolina had 10,539.

The lack of density — sprawl, if you will —  is a big factor. Americans have a preference anyway toward car culture and homebuilders have plenty of unbuilt land they bought for pennies on the dollar, and demand is strong in the South.

“If you’re in Charlotte or in Raleigh, if you drive 12 miles out, it gets rural fast,” Overfelt said. “I’m on the lake so the homes are all $2 million and up. But drive three miles down the street and  you can buy a brand new D.R. Horton home for $360,000 – 2,000 square feet. That’s where I see a lot of older people from up north. They’ve sold their house for $700,000, $800,000, $900,000 and they buy a house that’s a little bit bigger. Keep the money and they’re just on the outskirts of town anyway.”

Retirees and empty-nesters aren’t the only ones relocating. Corporations are flocking to the South, and they’re taking good-paying jobs with them, according to Census Bureau data. 

“We now have more employees in Texas than New York state. It shouldn’t have been that way,” JPMorgan Chase CEO Jamie Dimon remarked earlier this year.

Financial firms, hospitals, biotech companies and car companies have all brought jobs from other areas of the country, Census data shows. Apple is even building a $552 million campus in the Research Triangle area of North Carolina. 

Tax incentives have helped lure corporations. Business solutions firm Dun & Bradstreet received a $100 million package of cash and tax incentives to move from New Jersey to Jacksonville. The average employee has an annual salary of $77,000, 25% above the national level and far above most local employers. Many roles pay roughly 15% below the average at the former New Jersey headquarters, and the company is not even halfway to its goal of 500 workers, Bloomberg reported. 

People will put up with high taxes in exchange for great cities with top quality services made possible by public investment. But people won’t put up with deteriorating public services and extreme housing unaffordability. Between 2009 and 2019, New York City grew by 907,600 jobs, or 24.3%, attracting 629,057 new residents. But the city only constructed 206,000 housing units. It’s no surprise people fled in 2020 – the Northeast needs to govern better and commit to making housing more affordable or it will continue to lose to the New South.

With more than 2 million people having relocated to New South in the last few years, it’s bound to change the culture. Will it eventually change the housing market and way of life? 

“That’s where things get weird and economics work out long term,” Overfelt said. “When they come down here it’s everything they were trying to escape from New York or New Jersey. They always end up saying, ‘Well this is how we did it there.’ Yeah, you had it there, but you were paying for more there.” 

My parents are a perfect example. In August 2021 they relocated from Northern New Jersey to Clayton, North Carolina, 15 miles south of Raleigh. They bought their new house in a subdivision all-cash and my stepfather got a part-time job at a golf course down the road. They’ve never been happier, and it doesn’t hurt that they’re saving $15,000 a year in property taxes. But you know what they don’t like? All the new construction in every direction. 

“We didn’t have that in New Jersey,” my mother said. Indeed, mom. Indeed.

In our weekly DataDigest newsletter, HW Media Managing Editor James Kleimann breaks down the biggest stories in housing through a data lens. Sign up here! Have a subject in mind? Email him at james@hwmedia.com.

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February Employment Situation

By Paul Gomme and Peter Rupert The establishment data from the BLS showed a 275,000 increase in payroll employment for February, outpacing the 230,000…

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By Paul Gomme and Peter Rupert

The establishment data from the BLS showed a 275,000 increase in payroll employment for February, outpacing the 230,000 average over the previous 12 months. The payroll data for January and December were revised down by a total of 167,000. The private sector added 223,000 new jobs, the largest gain since May of last year.

Temporary help services employment continues a steep decline after a sharp post-pandemic rise.

Average hours of work increased from 34.2 to 34.3. The increase, along with the 223,000 private employment increase led to a hefty increase in total hours of 5.6% at an annualized rate, also the largest increase since May of last year.

The establishment report, once again, beat “expectations;” the WSJ survey of economists was 198,000. Other than the downward revisions, mentioned above, another bit of negative news was a smallish increase in wage growth, from $34.52 to $34.57.

The household survey shows that the labor force increased 150,000, a drop in employment of 184,000 and an increase in the number of unemployed persons of 334,000. The labor force participation rate held steady at 62.5, the employment to population ratio decreased from 60.2 to 60.1 and the unemployment rate increased from 3.66 to 3.86. Remember that the unemployment rate is the number of unemployed relative to the labor force (the number employed plus the number unemployed). Consequently, the unemployment rate can go up if the number of unemployed rises holding fixed the labor force, or if the labor force shrinks holding the number unemployed unchanged. An increase in the unemployment rate is not necessarily a bad thing: it may reflect a strong labor market drawing “marginally attached” individuals from outside the labor force. Indeed, there was a 96,000 decline in those workers.

Earlier in the week, the BLS announced JOLTS (Job Openings and Labor Turnover Survey) data for January. There isn’t much to report here as the job openings changed little at 8.9 million, the number of hires and total separations were little changed at 5.7 million and 5.3 million, respectively.

As has been the case for the last couple of years, the number of job openings remains higher than the number of unemployed persons.

Also earlier in the week the BLS announced that productivity increased 3.2% in the 4th quarter with output rising 3.5% and hours of work rising 0.3%.

The bottom line is that the labor market continues its surprisingly (to some) strong performance, once again proving stronger than many had expected. This strength makes it difficult to justify any interest rate cuts soon, particularly given the recent inflation spike.

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Mortgage rates fall as labor market normalizes

Jobless claims show an expanding economy. We will only be in a recession once jobless claims exceed 323,000 on a four-week moving average.

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Everyone was waiting to see if this week’s jobs report would send mortgage rates higher, which is what happened last month. Instead, the 10-year yield had a muted response after the headline number beat estimates, but we have negative job revisions from previous months. The Federal Reserve’s fear of wage growth spiraling out of control hasn’t materialized for over two years now and the unemployment rate ticked up to 3.9%. For now, we can say the labor market isn’t tight anymore, but it’s also not breaking.

The key labor data line in this expansion is the weekly jobless claims report. Jobless claims show an expanding economy that has not lost jobs yet. We will only be in a recession once jobless claims exceed 323,000 on a four-week moving average.

From the Fed: In the week ended March 2, initial claims for unemployment insurance benefits were flat, at 217,000. The four-week moving average declined slightly by 750, to 212,250


Below is an explanation of how we got here with the labor market, which all started during COVID-19.

1. I wrote the COVID-19 recovery model on April 7, 2020, and retired it on Dec. 9, 2020. By that time, the upfront recovery phase was done, and I needed to model out when we would get the jobs lost back.

2. Early in the labor market recovery, when we saw weaker job reports, I doubled and tripled down on my assertion that job openings would get to 10 million in this recovery. Job openings rose as high as to 12 million and are currently over 9 million. Even with the massive miss on a job report in May 2021, I didn’t waver.

Currently, the jobs openings, quit percentage and hires data are below pre-COVID-19 levels, which means the labor market isn’t as tight as it once was, and this is why the employment cost index has been slowing data to move along the quits percentage.  

2-US_Job_Quits_Rate-1-2

3. I wrote that we should get back all the jobs lost to COVID-19 by September of 2022. At the time this would be a speedy labor market recovery, and it happened on schedule, too

Total employment data

4. This is the key one for right now: If COVID-19 hadn’t happened, we would have between 157 million and 159 million jobs today, which would have been in line with the job growth rate in February 2020. Today, we are at 157,808,000. This is important because job growth should be cooling down now. We are more in line with where the labor market should be when averaging 140K-165K monthly. So for now, the fact that we aren’t trending between 140K-165K means we still have a bit more recovery kick left before we get down to those levels. 




From BLS: Total nonfarm payroll employment rose by 275,000 in February, and the unemployment rate increased to 3.9 percent, the U.S. Bureau of Labor Statistics reported today. Job gains occurred in health care, in government, in food services and drinking places, in social assistance, and in transportation and warehousing.

Here are the jobs that were created and lost in the previous month:

IMG_5092

In this jobs report, the unemployment rate for education levels looks like this:

  • Less than a high school diploma: 6.1%
  • High school graduate and no college: 4.2%
  • Some college or associate degree: 3.1%
  • Bachelor’s degree or higher: 2.2%
IMG_5093_320f22

Today’s report has continued the trend of the labor data beating my expectations, only because I am looking for the jobs data to slow down to a level of 140K-165K, which hasn’t happened yet. I wouldn’t categorize the labor market as being tight anymore because of the quits ratio and the hires data in the job openings report. This also shows itself in the employment cost index as well. These are key data lines for the Fed and the reason we are going to see three rate cuts this year.

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Inside The Most Ridiculous Jobs Report In History: Record 1.2 Million Immigrant Jobs Added In One Month

Inside The Most Ridiculous Jobs Report In History: Record 1.2 Million Immigrant Jobs Added In One Month

Last month we though that the January…

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Inside The Most Ridiculous Jobs Report In History: Record 1.2 Million Immigrant Jobs Added In One Month

Last month we though that the January jobs report was the "most ridiculous in recent history" but, boy, were we wrong because this morning the Biden department of goalseeked propaganda (aka BLS) published the February jobs report, and holy crap was that something else. Even Goebbels would blush. 

What happened? Let's take a closer look.

On the surface, it was (almost) another blockbuster jobs report, certainly one which nobody expected, or rather just one bank out of 76 expected. Starting at the top, the BLS reported that in February the US unexpectedly added 275K jobs, with just one research analyst (from Dai-Ichi Research) expecting a higher number.

Some context: after last month's record 4-sigma beat, today's print was "only" 3 sigma higher than estimates. Needless to say, two multiple sigma beats in a row used to only happen in the USSR... and now in the US, apparently.

Before we go any further, a quick note on what last month we said was "the most ridiculous jobs report in recent history": it appears the BLS read our comments and decided to stop beclowing itself. It did that by slashing last month's ridiculous print by over a third, and revising what was originally reported as a massive 353K beat to just 229K,  a 124K revision, which was the biggest one-month negative revision in two years!

Of course, that does not mean that this month's jobs print won't be revised lower: it will be, and not just that month but every other month until the November election because that's the only tool left in the Biden admin's box: pretend the economic and jobs are strong, then revise them sharply lower the next month, something we pointed out first last summer and which has not failed to disappoint once.

To be fair, not every aspect of the jobs report was stellar (after all, the BLS had to give it some vague credibility). Take the unemployment rate, after flatlining between 3.4% and 3.8% for two years - and thus denying expectations from Sahm's Rule that a recession may have already started - in February the unemployment rate unexpectedly jumped to 3.9%, the highest since February 2022 (with Black unemployment spiking by 0.3% to 5.6%, an indicator which the Biden admin will quickly slam as widespread economic racism or something).

And then there were average hourly earnings, which after surging 0.6% MoM in January (since revised to 0.5%) and spooking markets that wage growth is so hot, the Fed will have no choice but to delay cuts, in February the number tumbled to just 0.1%, the lowest in two years...

... for one simple reason: last month's average wage surge had nothing to do with actual wages, and everything to do with the BLS estimate of hours worked (which is the denominator in the average wage calculation) which last month tumbled to just 34.1 (we were led to believe) the lowest since the covid pandemic...

... but has since been revised higher while the February print rose even more, to 34.3, hence why the latest average wage data was once again a product not of wages going up, but of how long Americans worked in any weekly period, in this case higher from 34.1 to 34.3, an increase which has a major impact on the average calculation.

While the above data points were examples of some latent weakness in the latest report, perhaps meant to give it a sheen of veracity, it was everything else in the report that was a problem starting with the BLS's latest choice of seasonal adjustments (after last month's wholesale revision), which have gone from merely laughable to full clownshow, as the following comparison between the monthly change in BLS and ADP payrolls shows. The trend is clear: the Biden admin numbers are now clearly rising even as the impartial ADP (which directly logs employment numbers at the company level and is far more accurate), shows an accelerating slowdown.

But it's more than just the Biden admin hanging its "success" on seasonal adjustments: when one digs deeper inside the jobs report, all sorts of ugly things emerge... such as the growing unprecedented divergence between the Establishment (payrolls) survey and much more accurate Household (actual employment) survey. To wit, while in January the BLS claims 275K payrolls were added, the Household survey found that the number of actually employed workers dropped for the third straight month (and 4 in the past 5), this time by 184K (from 161.152K to 160.968K).

This means that while the Payrolls series hits new all time highs every month since December 2020 (when according to the BLS the US had its last month of payrolls losses), the level of Employment has not budged in the past year. Worse, as shown in the chart below, such a gaping divergence has opened between the two series in the past 4 years, that the number of Employed workers would need to soar by 9 million (!) to catch up to what Payrolls claims is the employment situation.

There's more: shifting from a quantitative to a qualitative assessment, reveals just how ugly the composition of "new jobs" has been. Consider this: the BLS reports that in February 2024, the US had 132.9 million full-time jobs and 27.9 million part-time jobs. Well, that's great... until you look back one year and find that in February 2023 the US had 133.2 million full-time jobs, or more than it does one year later! And yes, all the job growth since then has been in part-time jobs, which have increased by 921K since February 2023 (from 27.020 million to 27.941 million).

Here is a summary of the labor composition in the past year: all the new jobs have been part-time jobs!

But wait there's even more, because now that the primary season is over and we enter the heart of election season and political talking points will be thrown around left and right, especially in the context of the immigration crisis created intentionally by the Biden administration which is hoping to import millions of new Democratic voters (maybe the US can hold the presidential election in Honduras or Guatemala, after all it is their citizens that will be illegally casting the key votes in November), what we find is that in February, the number of native-born workers tumbled again, sliding by a massive 560K to just 129.807 million. Add to this the December data, and we get a near-record 2.4 million plunge in native-born workers in just the past 3 months (only the covid crash was worse)!

The offset? A record 1.2 million foreign-born (read immigrants, both legal and illegal but mostly illegal) workers added in February!

Said otherwise, not only has all job creation in the past 6 years has been exclusively for foreign-born workers...

Source: St Louis Fed FRED Native Born and Foreign Born

... but there has been zero job-creation for native born workers since June 2018!

This is a huge issue - especially at a time of an illegal alien flood at the southwest border...

... and is about to become a huge political scandal, because once the inevitable recession finally hits, there will be millions of furious unemployed Americans demanding a more accurate explanation for what happened - i.e., the illegal immigration floodgates that were opened by the Biden admin.

Which is also why Biden's handlers will do everything in their power to insure there is no official recession before November... and why after the election is over, all economic hell will finally break loose. Until then, however, expect the jobs numbers to get even more ridiculous.

Tyler Durden Fri, 03/08/2024 - 13:30

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