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Posts Tagged ‘Rents’

Rising Rents and Cheap Money Flowing—So Apartment Prices Are Soaring | Mises Wire

Posted by M. C. on February 3, 2022

Just like tuition. Tons of money waiting to be loaned out to anyone with a pulse. Where do you think the money for “studies” programs and the play doh supplies for safe rooms comes from?

https://mises.org/wire/rising-rents-and-cheap-money-flowing-so-apartment-prices-are-soaring

Doug French

Fannie Mae announced last week that it provided nearly $70 billion in multifamily financing last year. The government lender crowed about $9.6 billion of the total being for affordable housing projects and $13.5 billion financing projects deemed “green and sustainable” units. This helped Fannie “grow its Multifamily Green MBS (mortgage backed securities) issuance to more than $100 billion last year,” according to the press release.

Fannie Mae apartment loan pricing and terms are attractive: the five-year fixed rate starts at 2.74 percent to the thirty-year fixed starting at 3.81 percent. Thirty-year amortizations are available and in some cases interest-only loans can be negotiated, as well as nonrecourse loans. The larger point is that with the Consumer Price Index at 7 percent in December, the real interest rate on these Fannie Mae loans is negative. 

According to Multi-Housing News, “On an annual basis through December, rents increased by double-digit percentages in 26 of the top 30 metros, six of which posted gains of 20 percent or more: Phoenix (25.3 percent), Tampa (24.6 percent), Miami (23.5 percent), Orlando (22.7 percent), Las Vegas (22.2 percent) and Austin (20.9 percent).” 

So with rents rising and cheap money flowing, the prices of apartment projects are soaring. The latest Las Vegas multifamily announced sale is Ideal Capital Group’s purchase of the 287-unit Jade project near the Rio hotel and casino for $124.5 million. That is a whopping $433,798 per unit.

The covid shutdown in 2020 slowed project sales as many renters lost their jobs. But “Las Vegas’ rental market has since heated up with fast-rising rents and shrunken availability, in part as people sought more space amid widespread work-from-home arrangements, and investor sales have rebounded,” reports Eli Segall for the Las Vegas Review-Journal.

Jade went for double 2021’s average sales price per unit, $215,151. Average apartment sales per unit have risen over 460 percent, from $38,219 in 2011 to last year’s price. 

Wolf Richter writes on his site, wolfstreet.com, that working people are harmed by inflation because their wages never catch up, while people with assets, inflated in value by low interest rates, reap the benefit. He writes, “[T]he wealth of the wealthiest 1% of households spiked, creating the biggest and worst wealth disparity ever to the bottom 50% and even to the bottom 99%, based on the Fed’s own wealth distribution data.”

Over lunch recently I expressed my astonishment over the $400,000-per-unit sales to a developer (and apartment project owner) I used to bank. He told me units would be selling for $500,000 by the end of this year. 

I said rents would have to jump even more or capitalization rates would have to go to virtually nil for that to happen. He said emphatically, “Rents are going up.” People moving in from California believe rents in Vegas are cheap. 

Not for long. Author:

Doug French

Douglas French is President Emeritus of the Mises Institute, author of Early Speculative Bubbles & Increases in the Money Supply, and author of Walk Away: The Rise and Fall of the Home-Ownership Myth. He received his master’s degree in economics from UNLV, studying under both Professor Murray Rothbard and Professor Hans-Hermann Hoppe.

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TGIF: What the State Really Is | The Libertarian Institute

Posted by M. C. on June 8, 2021

Understanding the state is the first step toward rethinking the state, which is necessary for changing one’s view about its value. If people think the government is nothing more than a well-intended social-service agency–the organizer of huge and benevolent mutual-aid society–their attitude will be favorable overall, even if they dislike some of what the state does. But if people come to see that the state exists to amass power and private resources in large part to distribute it to special interests, the majority who are victims might begin to object and demand change.

https://libertarianinstitute.org/articles/sheldon/tgif-what-state-really-is/

by Sheldon Richman

To better understand the nature of government, one can think of it as an agency that sells or, more precisely, rents power to others. The greater the power and the wider its scope, the more opportunities the state’s agents will have to sell access to it in return for favors. Of course the demand for that power will also be greater. This stands to reason. If the government is allowed to make many important decisions about private activity, people will want to influence or control that decision-making–and they’ll be willing to pay for that influence as long as the price is less than the expected payoff.

In other words, the supply of government power creates its own demand. This answers the concern over the corrupting influence influence of money in politics. If government has nothing to sell, no one will be trying to buy.

This not to say that all that government officials do is rent out power. Many activities can be attributed to their own agendas. Like all people, they are prone to various incentives and foibles that lead them to do things that others who are affected either do not like or approve only because they can’t imagine an alternative.  The motives of state agents can vary: self-regard and paternalism, for two examples. Motives can be tricky to identify: a good deal of self-deception can always be involved, and words often parts ways with the truth.

Nevertheless, much of what state agents do constitutes in effect the renting out of power to well-connected private interests. The renting out of power can also have various motives. Power may be used to benefit special interests as a way to garner political support, financial and otherwise. Campaign finance is the most obvious example, though many more subtle ways also exist. Again, the motive for renting power to special interests could also have paternalist. Politicians could (erroneously) figure that for the good of all, certain people ought to have access to power that no one else has. Motives of course tell you nothing about the morality or effectiveness of any particular action.

Private interests that pay to get their hands on power can have various motives also, but I would guess that most of the time the motive is self-regard.

I should note that I am using the term rent idiosyncratically. Economists use the phrase rent-seeking to label the private pursuit of returns through government favors. By that they mean that private interests seek returns on investment that exceed what they would earn in the market without power being exercised on their behalf. I’m using rent in the colloquial sense in which people pay to use something (in this case) without acquiring ownership.

It’s easy to think of examples of what I’ve been saying here. When business firms lobby for a tariff or an import quota, they are seeking higher prices and profits through the state’s power to burden foreign competitors with taxes and import limits. Likewise, when firms seek licenses, subsidies, and other political favors, they grab for advantages that their competitors don’t have. Similarly, complicated financial regulations that burden smaller and potential upstart competitors are likely to be welcomed (if not written) by large dominant institutions. (When things go bust, uninformed people will readily  blame the private firms without seeing the state’s essential culpability. See my “Wall Street Couldn’t Have Done It Alone.”)

Another source of extra-market advantage is government contracting. Why should a firm take chances in an uncertain marketplace with fickle consumers if it can obtain guarantees by selling things to government agencies? Military contractors come to mind immediately. Billions of dollars of taxpayer money go to such companies every year. Private companies can’t tax anyone, but government contractors in effect can do just that.

The more powerful the state, the more possibilities will exist for favoritism. And notice that favoritism breeds dependence on and support for the state. For obvious reasons military contractors are unlikely to be convinced by arguments for a noninterventionist foreign policy. Likewise, companies that rely on tariffs and import quotas probably won’t find inspiration in the great British free traders Richard Cobden and John Bright.

Understanding the state is the first step toward rethinking the state, which is necessary for changing one’s view about its value. If people think the government is nothing more than a well-intended social-service agency–the organizer of huge and benevolent mutual-aid society–their attitude will be favorable overall, even if they dislike some of what the state does. But if people come to see that the state exists to amass power and private resources in large part to distribute it to special interests, the majority who are victims might begin to object and demand change.

About Sheldon Richman

Sheldon Richman is the executive editor of The Libertarian Institute, senior fellow and chair of the trustees of the Center for a Stateless Society, and a contributing editor at Antiwar.com. He is the former senior editor at the Cato Institute and Institute for Humane Studies, former editor of The Freeman, published by the Foundation for Economic Education, and former vice president at the Future of Freedom Foundation. His latest books are Coming to Palestine and What Social Animals Owe to Each Other.

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EconomicPolicyJournal.com: Rents Plunge in San Francisco and New York

Posted by M. C. on September 6, 2020

https://www.economicpolicyjournal.com/2020/09/rents-plunge-in-san-francisco-and-new.html

Rents Plunge in San Francisco and New York

Here are the latest numbers from Zumper through the end of August.

Table from WolfStreet

It is an escape from the big blue cities.

Check out Ft. Lauderdale, prices are up by 5.6% year-over-year.

RW

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