Another Housing Bubble?

 The Mortgage Corner

“WASHINGTON (July 9, 2026) – Existing-home sales decreased by 2.4% month-over-month and increased 2.8% year-over-year, according to the National Association of REALTORS® Existing-Home Sales report. NAR

FRED30yrmortgage

It’s been months since I last wrote about the housing market, and why it’s had such a slow recovery. FRED’s 30-year fixed mortgage graph tells us why, and why we have a housing shortage.

And the 30-year fixed rate mortgage has hovered above 5 percent since 2023, its longest stretch above 5 percent since 2007 and the start of the Great Recession. Lower interest rates would certainly stimulate more housing construction, especially on the affordable end.

But new Fed Chair Kevin Warsh has been repeating that inflation is too high at his congressional hearings and the Fed may have to make some hard choices and become an inflation hawk to bring inflation back to its 2 percent target rate.

If only we still had Ayn Rand disciple and free market lover Alan Greenspan as the Fed Chair! In a similar situation during the GW Bush 2000 decade, Fed Governors resisted raising the Fed rates to help fund the Bush administration’s wars on terror, despite enacting the large Republican tax cuts that caused the first $trillion in federal debt.

A caveat is to be careful what you wish for, since the last such building surge inflated the housing bubble for mostly the wrong reasons.

And the busted housing bubble that led to the Great Recession of 2008-09 also led to the current housing shortage. Can we ever return to the ‘good old days’ when there was enough housing for those that want to own?

It fueled an earlier housing bubble It was the combination of interest rates being held below rising inflation that caused housing prices to increase by double digits for a couple of years and we were left when a massive oversupply of unsold homes.

Right now we have both a demand and supply problem—how to bring down mortgage rates to lure more home buyers, and kick start more housing construction.

The Trump administration is also attempting to talk down interest rates in the face of its massive tax cuts as it has been waging war on several fronts—from attacking Venezuela to Iran, while again ballooning the federal debt.

The 30-year average fixed mortgage was last at a much more affordable 3 percent rate during the COVID-19 pandemic. It is 6.58 percent at this writing and has remained above 6 percent since 2022 when the Fed last raised interest rates to combat inflation as world economies began to recover from COVID.

And we know both home buyers and mortgage lenders are incredibly sensitive to mortgage rates, in part because mortgage lenders have kept credit standards much higher than they were in the lead up to the housing bubble that caused so many defaults. Anyone remember the no-income verification, liar loans of that time?

The National Association of Realtors remain hopeful that the home buyer market will approve.

"The back-and-forth in monthly home sales activity, driven by mild fluctuations in mortgage rates, shows how sensitive home buyers are to affordability conditions,” said NAR Chief Economist Lawrence Yun. “However, job gains—more than half a million since the beginning of the year—will continue to provide support for the housing market.”

But so much is similar to the housing bubble and bust. Trump’s Big Beautiful Tax Bill and Iran war is raising the costs of everything as did Bush’s tax cuts and war on terror.

Are we seeing a housing revival with the slight uptick in existing home sales? Hope springs eternal, as the saying goes. Sales have hovered around 4 million residential units since the busted housing bubble and 2008-09 Great Recession. There has never been enough supply to satisfy the demand of an increasing population since then because the busted housing bubble restricted new home building for almost 10 years, and 30-year fixed rate mortgages have hovered above 6 percent ever since, per the FRED graph.

Higher interest rates are raising construction costs. Trump’s tariffs on steel, copper, lumber and other materials are lifting construction prices and interrupting some jobs. This is while immigration enforcement is worsening worker shortages and delaying projects.

I said last week,

“We get so many things thrown at us in the construction industry,” said Tony Rader, the chief relationship officer at National Roofing Partners, a commercial roofing company in Coppell, Texas. “It just seems like every time we turn around, we’ve got something else to fight.”

The bottom line is too many resources have been diverted to funding wars, not peaceful enterprises since then, leaving little room for more housing construction, or curing our homeless problem.

When will that change?

Harlan Green © 2026

Follow Harlan Green on: https://twitter.com/HarlanGreen

Defeating The Bully Mentality

 Popular Economics Weekly

"But nobody expects to see a lot of prominent Republicans declaring that rejecting Medicaid expansion is wrong, that caring for Americans in need is more important than scoring political points against the Obama administration. As I said, there's an extraordinary ugliness of spirit abroad in today's America, which health reform has brought out into the open." P Krugman

sfgate.com

We are now seeing what happens when the Republican Party has adopted what I have called a bully mentality, a state of mind so fixed on domination rather than negotiation that it has inflicted massive damage to the U.S. economy and the American people with its hatred of a government that serves all Americans.

Donald Trump is the latest result of Republicans’ attempts to capture as much wealth as possible. They have dumbed down their party to such an extent that they now have a government dominated by the least educated and less talented that threatens to cause another recession.

And what can we do about it?

I quoted Nobel Laureate Paul Krugman on Republicans’ “ugly” behavior as long

ago as 2014 when Republicans opposed Obamacare. Such an ugly state of mind has never prevailed in this democracy that was founded by vanquishing the biggest bully at the time, King George III.

"...while supposed Obamacare horror stories keep on turning out to be false, it's already quite easy to find examples of people who died because their states refused to expand Medicaid. According to one recent study, the death toll from Medicaid rejection is likely to run between 7,000 and 17,000 Americans each year.”

The Republican Party since President Nixon’s resignation has been a record of economic failures. The 27 Republican-dominated red states are the poorest states, with the greatest income inequality, lowest life spans and highest birthrate mortalities. They require the most assistance from wealthy blue states to balance their budget deficits. And they have the highest death rates, including suicides, from drug and gun use.

It is the reason we are experiencing a second Gilded Age, almost a repeat of the turn of the 20th century that created the robber barons. The enormous wealth generated by the digital age has created an economy dominated by the ultra-wealthy with a massive tax burden born by all Americans.

$trillions have been siphoned away from wage earners to the owners of capital since 1980, which most economists consider the start of the second Gilded Age. The result was a series of recessions leading to the housing bubble and Great Recession during GW Bush’s reign.

And did they learn from it?

No, Republicans then elected another bully to two terms who continues to wreak havoc on the American economy with illegal tariffs and an another unending war. Donald Trump is a convicted felon who has always been a bully preying on the weakest. His many bankruptcies (5) and lawsuits (+3500) attest to his methods of defrauding investors and stiffing his workers that he could not dominate.

But perhaps the saddest example of Republicans’ transformation to a party  is that they no longer protect the environment as they did when President Nixon created the Environmental Protection Agency in 1972 by signing the Clear Air and Water Acts.

When will Americans finally wake up to the suffering inflicted from such ugly behavior in a party that only caters to the richest and persecutes the poorest in upcoming elections, before inflation becomes uncontrollable, the air unbreathable, and the Iran becomes another unending war like Iraq?

Will it take another Great Recession and loss of millions of jobs before Americans stand up to such a bully mentality once again to end this Gilded Age?

Harlan Green © 2026

Follow Harlan Green on Twitter: https://twitter.com/HarlanGreen

“The economy hasn’t lost its mojo.” MarketWatch

 Financial FAQs

“Advance estimates of U.S. retail and food services sales for June 2026, adjusted for seasonal variation and holiday and trading-day differences, but not for price changes, were $768.6 billion, up 0.2 percent (±0.4 percent)* from the previous month, and up 6.7 percent (±0.5 percent) from June 2025.” Census.gov

FREDretailsales

Headlines, such as that consumers “haven’t lost their mojo” have popped up when retail sales rose 0.2 percent in June. It’s a sign of consumers are willing to ‘shop until they drop’, which may keep the U.S. economy growing for some time.

It also means that same level of irrational exuberance of the 1990s is back once again, with the major market indexes at record levels, and consumers seemingly oblivious to the conditions that prevailed during the late 1990s.

 Nobel Laureate Robert Shiller first presented the term irrational exuberance to Alan Greenspan’s Federal Reserve Governors in 1996 to evidence how overvalued stock market levels had become at the time. But it wasn’t until 2000 that the dot-com asset bubble burst that many market commentators and some economists are comparing to the current record market rally.

The MarketWatch headline portrays most of the media’s reaction to the latest Advance Retail and Food sales report by the U.S. Census Bureau. The slightly hysterical headline is really a sign of relief because of the slight drop in monthly gas prices that prevailed during the 60-day cease fire agreement.

But the cease fire has ended. And it reveals how badly the Trump tariffs and Iran war have hurt consumer spending, still the backbone of U.S. economic growth. We have been a consumer-driven economy since the 1950s and end of World War II.

And since retail sales are not inflation adjusted, when adjusted for inflation, gas and food in particular have become less affordable. Retail inflation is still above 3 percent. Retail sales have fluctuated wildly, as per the above graph, rising 6.7 percent in 12 months because consumer bought more in earlier months to get ahead of the rising inflation—i.e., before the Iran War began to jack up everyday prices.

Though sales at car dealers and online merchants both jumped about 2 percent in June, sales fell at grocery, clothing and healthcare stores, says MarketWatch.

So, consumers are still shopping because they must, putting them further in debt. The Consumer Price Index for basic necessities like gas and food is still above 3 percent, as I said, and the wholesale (PPI) price index for raw materials that go into retail goods is 5.5 percent annually, the U.S. Bureau of Labor Statistics reported. It’s still the largest rise in more than three years.

We don’t have to look at just the dot-com bubble to compare, either. I see an unsettling resemblance to the ‘roaring twenties’ of an earlier era from the recovery of another pandemic, the Spanish Flu pandemic of 1919 to 1920 that killed what would be millions of Americans if at our current population level.

It was a long recovery—until 1929 and the Black Friday stock market crash that led to the Great Depression, caused in part by another era of high tariffs that led to product shortages.

How long may this era of irrational exuberance last that has driven the financial markets to record levels with so much wealth pouring into a new space age that will take us years to return to the moon, much less turn a profit?

We are at another turning point in what currently looks like an A.I. revolution, much like the Internet’s introduction that took decades to adopt, and recovered from a Great Recession, let’s not forget.

So the best way to survive another bout of irrational exuberance is to be patient, in my opinion, rather than listen to the crowd that promises the next big thing.

Harlan Green © 2026

Follow Harlan Green on Twitter: https://twitter.com/HarlanGreen

No Relief From Inflation

 Popular Economics Weekly

 “From the same month one year ago, the PCE price index for May increased 4.1 percent. Excluding food and energy, the PCE price index increased 3.4 percent from one year ago.”

 

BEA.gov

The Personal Consumption Expenditure Index (PCE), the Federal Reserve’s preferred inflation gauge that covers the widest spectrum of price changes, showed no relief in May. In fact, the PCE graph above showed inflation’s steady climb since Trump’s April 2025 Liberation Day (illegal) tariff hikes levied on the rest of the world that must now be repaid.

Refunding the tariffs to importers won’t reduce inflation because the higher import costs were passed on to consumers and producers. It becomes a chain reaction as those costs work through the economy. There are also the distributors, for instance, as well as the retailers and manufacturers’ profits that go into the chain.

The 4.1% annual inflation rate means inflation is now out of control for wholesale prices that go into the finished products as well. This is while Kevin Warsh, the new Fed Chairman, has said he is committed to bringing inflation back down to 2%.

When and how can it be done? We will be living with the likelihood the Fed may have to raise interest rates sometime this year. The Ukraine and Iran wars are creating more product shortages on top of the supply chain shortages caused by the tariffs.

The Ukraine war could be over if Trump had taken Ukraine’s side in the conflict instead of Putin’s. And how will he handle the Iranians who have the U.S. over a barrel (of more than oil) because he must bring down the price of oil-based products as well?

The U.S. economy is growing at 2% in the latest first quarter revision because consumers have kept shopping, but with a terrific toll on their personal savings rate (down to just 3%).

The financial markets have added to the frenzy because of the A.I. spending to expand data centers. There’s more than a little irrational exuberance prevailing, I said last week.

Their actions have raised consumer prices to such a level that they may not come down for years. We know this because the wholesale Producer Price Index (PPI), that measures the price of raw materials going into the finished products rose a whopping 1.1% in May, seasonally adjusted, also the largest rise in more than three years that must work its way through the product chain.

No, inflation is here to stay for a while, producing an immense asset bubble as the U.S. economy advances into the next stage of our industrial revolution. Economists have another term to describe it—creative destruction—that economist John Kenneth Galbraith said was,

“the cyclical process by which the system eliminates the people and institutions which are mentally too vulnerable for useful economic service. Unfortunately the process has larger and less benign effects, including the possibility of painful recession or depression.”

We are in this inflationary mess because of executive actions made on impulse rather than research by a President and advisors who are completely ignorant of  basic economic theory, who has said he likes the inflation and no longer cares about the economy.

Who will be the winners and losers in the A.I. economy to come at a speed that will upend the lives and jobs of the next generations?

Harlan Green © 2026

Follow Harlan Green on Twitter: https://twitter.com/HarlanGreen

Retail Sales Recovering?

 Popular Economics Weekly

“Advance estimates of U.S. retail and food services sales for May 2026, adjusted for seasonal variation and holiday and trading-day differences, but not for price changes, were $763.7 billion, up 0.9 percent (±0.4 percent) from the previous month, and up 6.9 percent (±0.5 percent) from May 2025.” Census Bureau

 

FREDretailsales

Retail sales are recovering in 2026 because consumers are still shopping, even though paying more for automobiles and gas because of the higher inflation. But it’s emptying their pocketbooks, to no one’s surprise.

So why do they keep shopping? There’s more than a little irrational exuberance prevailing at the moment in financial markets because of optimism over the SpaceX IPO that is breaking sales records. It’s called herd behavior in economic parlance, because its investors seem to believe SpaceX is the next big thing without too much forethought.

Nobel Laureate Robert Shiller calls it lazy thinking, listening to little more than word of mouth or hearsay, or scanning the headlines but not what is between the lines, instead of researching it.

SpaceX is making a tiny profit, yet Elon Musk’s hyper sales pitch has investors believe the sky’s the limit with future earnings from…what, a trip to the moon or Mars? Its IPO has capitalized it as high as established corporations such as Microsoft that have a track record of real profits.

The stock market indexes are still breaking records in part because the major corporations have record profits. And the job market is finally recovering, after almost no job growth last year. The sudden hiring surge is because manufacturing has rebounded; both from the Biden administration’s $5 trillion raised in legislation to modernize U.S. infrastructure and the $1.5-2 trillion suddenly pouring into the A.I. construction of data centers.

In fact, there’s so much irrational exuberance that this so-called A.I. revolution is now being compared to the Dotcom (in 2000) and housing bubbles (2008).

Too much fiber optic cable was laid in the years leading up to 2000 that is only now turning a profit, and too many homes were built during the bubble that weren’t being absorbed by the housing market, resulting in basically flat home sales and too little construction of new homes for a decade.

This is even though the U.S. population has increased by 60 million since 2000, according to the Census Bureau. The result is the lack of affordable housing and record homelessness, a cure of which would be more profitably invested in, rather than A.I.

But despite the market optimism, most consumers have become more cautious. Irrational exuberance hasn’t convinced ordinary consumers who can barely afford to keep up with rising prices. The Conference Board’s Index of Leading Economic Indicators that attempts to predict business cycles, shows too many headwinds for much improvement.

“Consumers are feeling squeezed because everyday costs—especially gas and energy—are rising faster than their incomes, leaving many households with less money available for things like travel, restaurants, entertainment, and shopping. The good news is that businesses are spending heavily on AI, data centers, and new technology, helping to keep the economy growing, while consumers pull back spending,” said Justyna Zabinska-La Monica, Senior Manager, Business Cycle Indicators for the Conference Board.

Growing retail sales are a positive sign that the economy is improving for consumers as well as market investors but it can’t last unless inflation declines. Will artificial intelligence be the ticket to greater prosperity for all?

Let’s hope so, otherwise the A.I. bubble will also burst.

Harlan Green © 2026

Follow Harlan Green on Twitter: https://twitter.com/HarlanGreen

"I Love the Inflation."

 Financial FAQs

Huffington Post

Why would our President say, “I love the inflation.” in the Oval Office in front of the world’s press? Huffington Post reported it was after being asked if Trump was concerned about new consumer price index data that showed the annual inflation rate at a 4.2%, three-year high.

Energy prices are skyrocketing with no prospects for a resolution to the Strait of Hormuz closure. And the latest inflation news is that the Producer Price Index for final demand just rose a whopping 1.1% in May, seasonally adjusted, the U.S. Bureau of Labor Statistics reported, also the largest rise in more than three years

And the PPI contains the prices of the raw materials (such as oil products) that go into the Consumer Price Index. So no relief in sight for the pocketbooks of most Americans, the 80 percent of wage-earners that statistics show are now living from paycheck-to-paycheck.

Huffington Post reports the anti-Trump group Home of the Brave said that was why it was already putting the president's remarkable quote on political billboards in 16 states, part of a $15 million advertising buy highlighting the rising cost of living.

Yet there is a booming stock market (Thank you, Elon Musk’s SpaceX IPO). This is while wages rose 3.4 percent in the latest May unemployment report, which means it can’t keep up with 4.2% Inflation.

Most Americans are depleting their savings just to survive. The latest Personal Consumption Expenditure survey shows the sharp drop in personal savings—from 6.4 percent of their disposable income in January 2024 to 2.6 percent today that consumers are drawing from to keep up their spending.

It’s because most of the job growth has been in the lower-wage service sector—such as healthcare, education, and social services. Wages began to drop below 4 percent in May 2024, at the same time as inflation began to rise when Trump announced higher tariffs on all 180 countries in the world, which his advisors had to know meant another tax on consumers.

So the real reason Trump made such a flippant remark must be because he doesn’t give a damn about inflation, is blatantly ignoring the promise he made to voters that he would bring it down from “day one” of his presidency.

Why? He needs taxpayers to help pay down the ballooning debt incurred from his Big Better Tax Bill giving his fellow oligarchs such large tax breaks that it is endangering the full faith and credit of our government.

There’s another ‘balloon’ we should also start worrying about, the $ billions being invested in upcoming IPO's such as Elon Musk’s Space X that has sucked up some $75 billion in investments with little profits to show from it, and two more high-profile IPOs to follow: Anthropic and Open AI.

It’s part of the A.I. boom that’s being touted as another Industrial Revolution. But we mustn’t forget the pain such revolutions cost. The Industrial Revolution dating from 1890 caused 15 deep recessions or depressions, such is the price of such progress.

Or, we can demand that the record number of billionaires being created, and now even Elon Musk, the first Trillionaire created from the SpaceX IPO, pay their fair share.

Harlan Green © 2026

Follow Harlan Green on Twitter: https://twitter.com/HarlanGreen

Job Market Recovering

 Popular Economics Weekly

“Total nonfarm payroll employment increased by 172,000 in May, and the unemployment rate was unchanged at 4.3 percent, the U.S. Bureau of Labor Statistics reported today. Job gains occurred in leisure and hospitality, local government, and health care. Employment in financial activities declined.” BLS

FREDpayrolls

The job market is finally recovering, after almost no job growth last year. The recovery is brutal, per the head spinning FRED payroll graph above; -149,000 jobs were lost in October 2025 and -156,000 jobs were lost as recently as February 2026 before recovering in March (+214,000 jobs), April (+179,000 jobs), and now May (+172,000 jobs).

The sudden hiring surge is because manufacturing has rebounded; both from the Biden administration’s $5 trillion raised in legislation to modernize U.S. infrastructure and the $1.5-2 trillion suddenly pouring into the A.I. construction of data centers.

Corporations are investing as much as possible of their record profits in A.I. that is being touted as the next industrial revolution able to produce more of everything, thus freeing us from the jobs that produce everything.

Fed Governors are already talking about raising interest rates later this year, instead of lowering them to combat the inflation surge. Bond yields have been rising as markets are now expecting higher inflation ahead.

Consumers will be hit the hardest, as surveys now show that just 20 percent can continue to shop as they have been with the rest now living from paycheck-to-paycheck.

This is happening at the same time as retail (CPI) inflation has topped 4 percent, the first time in three years. Its energy index has now risen 23.5 percent in a year, thanks to the Strait of Hormuz closure.

So, 20 percent of consumers can travel, boosting the leisure and hospitality sector, which added 70,000 jobs in May, well above the average monthly gain of 14,000 over the prior 12 months. But food and gas are another matter for the 80 percdent.

Manufacturing payrolls added 7,000 jobs, and construction added 17,000 jobs in May but most of the job growth was in the lower-wage service sector. Employment in local government rose by 55,000, largely reflecting a gain in local government, education (+44,000). Healthcare added 35,000 jobs, in line with the average monthly gain of 38,000 over the prior 12 months.

Former Labor Secretary Robert Reich has predicted what will happen with wealth now concentrated in the hands of so few:

“When so much of our economy is in relatively few hands, we will inevitably get to the point where consumers cannot buy all the goods and services the economy is capable of producing (with A.I.). This puts the entire economy at risk.”

In a sign of the times, sales of existing homes accelerated to their fastest pace of the year in May, led by sales of homes priced at over $1 million, according to research released by the National Association of Realtors. The only categories where home sales declined last month were those homes that are most affordable priced below $250,000.

This second industrial revolution will create fewer high-wage jobs, in other words, because A.I. can already do much of the thinking, problem-solving work as well. Who will take care of the fallout? It will be jobs that improve the human element, particularly in healthcare, which A.I can certainly be helpful in modernizing.

But what about protecting the environment? A.I.’s huge computers use lots of electricity, and water to cool the super computers. But so do ordinary Americans.

Harlan Green © 2026

Follow Harlan Green on Twitter: https://twitter.com/HarlanGreen

Is Employment Recovering?

Financial FAQs

 “The number of job openings increased to 7.6 million in April, the U.S. Bureau of Labor Statistics reported today. Over the month, hires and total separations decreased to 5.1 million and 5.0 million, respectively. Within separations, both quits (3.0 million) and layoffs and discharges (1.7 million) were little changed.” BLS.gov

FRED/jolts

The employment picture is improving, and there are prospects for more hiring ahead. The question is how long can it last with so much economic and geopolitical uncertainty?

The manufacturing boom is one reason for the employment surge because it’s building out our aging infrastructure, thanks to the Biden administration’s $1.2 trillion Infrastructure Investment and Jobs Act (IIJA). But manufacturing is growing also due to the binge in private investment for the AI build out of data centers I’ve been writing about—maybe as much as $2 trillion in mainly borrowed money.

Biden’s IIJA provides $550 billion in new funding to rebuild roads, bridges, public transit, water systems, and broadband access across the United States on top of $650 billion authorized by Congress for work on existing infrastructure, says Wikipedia.

The latest Institute For Supply Management survey reported:

“The Manufacturing PMI^® registered 54 percent in May, 1.3 percentage points higher than in April and its highest reading since May 2022 (55.9 percent). The overall economy continued in expansion for the 19th month in a row. (A Manufacturing PMI^® above 47.5 percent, over a period of time, generally indicates an expansion of the overall economy.) per Susan Spence, MBA, Chair of the Institute for Supply Management® (ISM®) Manufacturing Business Survey Committee

The good news is also showing up in vastly improved jobs data. The April JOLTS report on job openings being advertised by employers jumped to 7.6 million from its low of 6.55 million last December.

There was just a 100,000 increase in hires (5.1 million) over separations (5 million), in the report, because employers remain cautious over the tariffs and Iran war. But it’s also a sign they are holding onto their existing employees.

Add to this payroll provider ADP reported that U.S. businesses created 122,000 new jobs in May to mark the biggest increase in 16 months. It’s another sign of a rebound in hiring in what’s been a tough labor market for job seekers.

“Hiring was more broad-based in May than we’ve seen in the last few years,” said Nela Richardson, chief economist at ADP, the U.S.’s largest processor of company payrolls. “The labor market continues to show sustained momentum going into the summer hiring season.”

So economic growth is holding up for now. Q1 was revised downward from an initial 2.0% to 1.6 %, due to slowing consumer spending. Second quarter growth estimates are in the 3% range, with the Atlanta Fed’s GDPNow estimate of second quarter growth at 3.0%.

But an unusually pessimistic result from the University of Michigan sentiment survey reports that inflation expectations are sky high, which will further slowdown spending as consumers become more careful with their money.

“Year-ahead inflation expectations inched up from 4.7% last month to 4.8% this month. The current reading substantially exceeds the 3.4% reading seen in February 2026 prior to the start of the Iran conflict, along with all 2024 readings. Long-run inflation expectations climbed from 3.5% in April to 3.9% in May, notably higher than the 2.8% to 3.2% range seen in 2024.”

So there are many caveats to future projections of the job market and a recovering manufacturing sector. The 2026 International Monetary Fund World Economic Outlook highlights how precarious this recovery is. Our economic wellbeing may depend on the duration of the Iran war, to no one’s surprise. If it lasts more than a few months, the likelihood of recession has increased

Harlan Green © 2026

Follow Harlan Green on Twitter: https://twitter.com/HarlanGreen

 

Consumers' Confidence Sinking

 Popular Economics Weekly

“Consumer confidence edged downward in May as the inflationary impacts of the war in the Middle East intensified,” said Dana M Peterson, Chief Economist, The Conference Board. “Consumer appraisals of current business conditions and the current labor market were moderately less positive compared to last month.” Conference Board

Conference-Board

American consumers are more worried than ever. The Conference Board and University of Michigan’s surveys are at historic lows; back to levels not seen since the COVID-19 pandemic.

Confidence then peaked in 2021 during the pandemic recovery and has been declining ever since. This is while financial market indexes are reaching unsustainable levels on the hope that the next big thing (A.I.) may bring in another Age of Enlightenment.

But beware, we have had such periods before. It looks like another period of mass hysteria over the possibilities of A.I. as companies invest $trillions, mostly in borrowed money, that is creating another asset bubble like the Dot-com and housing bubbles.

We called it Irrational Exuberance in the 1990s. It’s over enthusiastic investors over-investing in artificial intelligence.

The U. of Michigan reported,“Sentiment is now just below the previous historical trough seen in June 2022. The cost of living continues to be a first-order concern, with 57% of consumers spontaneously mentioning that high prices were eroding their personal finances, up from 50% last month.”

And consumers know why finances are eroding. Inflation can only go higher with the Iran war shortages, and tariff levels settling at 1930 pre-Great Depression levels with no formal treaties (which choked supply chains at the onset of the Great Depression).

There is no relief for either consumers or producers in sight amid the chaos that is being generated. The biggest worry is the rank naivete of a Republican Party that won’t hold its leader’s craziness to account. Americans are beginning to realize that the Trump administration has lost the Iran war, and the tariff hikes were illegal. It’s also showing up in the record lows in the polls.

In wanting to play the autocrat, Trump has booted the intelligent advisors who gave him intelligent advice. Iran can now keep the Hormuz Strait closed, while intelligence agencies are reporting Iran has enough missiles and drones to decimate the infrastructure of the other border countries, if the U.S. should try a land invasion to open the Strait.

A.I. is beginning to alarm economists, such UC Berkeley Professor Brad Delong in his Grasping Reality blog:

“The current $1.5T AI arms race: are hyperscalers building utopia, building dystopia, building digital god, or simply lighting trillions of dollars on fire in a dollar auction?”

Said $Trillions are chasing the next big thing, in other words, which happens when our government holds too much debt instead of paying it down. This results in an excess money supply sloshing around the economy looking for the next big deal, instead of investing in what Americans most need that Republicans have been intent on abolishing: (e.g, , programs to improve healthcare, environmental protection, education, climate prediction, alternative energy).

So consumers are right to be worried. This is the time for such programs that were created in the Biden administration to prepare Americans for the future, rather than a return to the past.

Can we do it without bursting another (A.I.) bubble that turns into another recession?

Harlan Green © 2026

Follow Harlan Green on Twitter: https://twitter.com/HarlanGreen

Time To Pay the Piper

 Popular Economics Weekly

 “The time to repair the roof is when the sun is shining. [State of the Union Address January 11 1962]” President John F Kennedy

Wikipedia

Two of our largest domestic economies are heeding President Kennedy’s words, “when the sun is shining”; it’s time to begin paying our national debt during this record-breaking stock market run that is currently benefiting the wealthiest Americans.

We are drowning in a federal debt that is endangering our good faith and credit while crowding out domestic spending on the public services that make life more bearable for ordinary Americans. We have a federal debt that is now 120% of the annual output of the U.S. economy (Gross Domestic Product).

New York City’s Mayor Zohran Mamdani, and California Governor Gavin Newsom have announced that it’s possible to balance a budget. Maybe that’s something Republicans should also heed if they want to remain relevant to America’s future by offering more than tax cuts and bloated military budgets.

New York City is the largest U.S. city with an 8.5 million population, and the State of California has the fourth largest economy in the world behind the U.S., China and Japan.

Mayor Mamdani announced the $124.7 billion Fiscal Year (FY) 2027 Executive Budget, putting New York City on firm financial footing while protecting the services working people rely on. “Through strong fiscal management, Mayor Mamdani balanced the budget through a combination of aggressive savings, new tax revenue, partnership with Albany and critical new investments.”

California’s 2026-27 budget, as revised by Governor Gavin Newsom on May 14, 2026, “projects no deficit for that year and the next budget year (2027-28), with a structural deficit eliminated through July 2028.”

It’s a sign that Americans in Democratic states at least want to move on from the trickle-down economic policies that Republicans have practiced since 1980, resulting in five recessions including the Great Recession on their watch.

It has perpetrated the greatest income and wealth inequality of all—red states depriving their own citizens of a livable minimum wage and social services that make their lives bearable, with no minimum wage higher than the national minimum wage of $7.25 per hour (portrayed in the Wikipedia map), or state taxes to pay their bills and provide adequate health care.

That’s a reason most Republican-led, so-called red states, have fallen far behind in growth compared to Democrat-led blue states –many with surplus tax revenues that go to many of the red states in the form of benefit payments to balance their budgets.

California, for instance, has the largest tax ‘imbalance’ in the nation. Varying estimates show Californians pay between $83billion and $275billion more to the IRS than the federal government returns to the state in the form of Social Security, healthcare, military contracts, and disaster aid.

Whereas red states like Kentucky require $Billions from the federal coffers to meet their budget needs. For instance, 10 red states have no Medicaid health insurance for their low-income residents.

The results show the glaring damage the minimal, ‘bare bones’ red state budgets wreak on the health and safety of their citizens. Red states exhibit higher premature mortality rates and higher incidences of death from major internal causes, such as heart disease, cancer, and stroke. Blue state citizens on average live longer.

NIH research shows a clear partisan health divide in the United States, with "blue" (Democratic-leaning) states consistently outperforming "red" (Republican-leaning) states across major public health metrics, including life expectancy, infant mortality, and preventable chronic illnesses.

The New York City and California examples show that state and federal governments know how to balance a budget that benefits all Americans, not just the wealthiest. The Clinton Administration even created four consecutive years of budget surpluses in the 1990s that paid down the federal debt.

A consensus is building that our national debt must be dealt with. Balancing budgets are the responsible way to deal with it, not the trickle-down economic policies that have created the monstrous debt from the many Republican tax cuts that have deprived red states’ citizens of a decent standard of living.

Harlan Green © 2026

Follow Harlan Green on Twitter: https://twitter.com/HarlanGreen

Consumers In A Strait Jacket

Popular Economics Weekly

“The Consumer Price Index for All Urban Consumers (CPI-U) increased 0.6 percent on a seasonally adjusted basis in April, after rising 0.9 percent in March, the U.S. Bureau of Labor Statistics reported today. Over the last 12 months, the all items index increased 3.8 percent before seasonal adjustment. BLS.gov

FREDcpi

The Consumer Price Index for retail goods is the highest in three years and a reason the recent (December) Harris poll for The Guardian says 57 percent of Americans believe the U.S. is already in a recession—despite last week’s strong unemployment report and initial Q1 2026 2% economic growth.

One of the reasons for the inflation upsurge is the Hormuz Strait blockade by the U.S. and Iran as President Trump attempts to squeeze Iranian oil exports, when President Trump has said many times in many confusing ways the Iran war is over? We might find out after the Chinese summit.

That’s because China imports 40-50 percent of its oil via the Hormuz Strait according to most experts. And it’s almost the only leverage Trump has in his negotiations with Chairman Xi over the stranglehold Xi has on strategic minerals that make things like super magnets to power computers and jet fighters.

Food prices as well as that for petroleum products have a huge impact on inflation, per the CPI.  It’s the everyday items like food that are depressing American consumers big time.

· The index for food rose 0.5 percent in April after being unchanged in March. Five of the six major grocery store food group indexes increased in April.

· The index for meats, poultry, fish, and eggs increased 1.3 percent over the month as the index for beef rose 2.7 percent.

· The fruits and vegetables index increased 1.8 percent in April and the nonalcoholic beverages index rose 1.1 percent.

· The index for dairy and related products increased 0.8 percent over the month and the index for cereals and bakery products rose 0.1 percent in April.

The University of Michigan Sentiment Survey tells us why Americans are depressed:

“About one-third of consumers spontaneously mentioned gasoline prices and about 30% mentioned tariffs. Taken together, consumers continue to feel buffeted by cost pressures, led by soaring prices at the pump. Middle East developments are unlikely to meaningfully boost sentiment until supply disruptions have been fully resolved and energy prices fall,” said survey director Joanne Hsu

And when will that happen? I believe Trump is using the blockade to pressure China on trade concessions, rather than Iran; which is one reason he keeps belittling Iran’s efforts at ending the blockade. Iran is only important as a means of holding China’s feet to the fire on the Hormuz Strait.

Although it’s in both China and America’s best interest to conclude a trade treaty asap, and then work to re-open the Strait, it could still take months to finalize. And before gas prices and inflation begin to come down.

Harlan Green © 2026

Follow Harlan Green on Twitter: https://twitter.com/HarlanGreen

Stagflation Isn't Going Away

Financial FAQs

“The number of job openings was unchanged at 6.9 million in March, the U.S. Bureau of Labor Statistics reported today. Over the month, hires increased to 5.6 million while total separations changed little at 5.4 million. Within separations, both quits (3.2 million) and layoffs and discharges (1.9 million) were little changed.’ BLS.gov

FREDjolts

The FRED graph of the JOLTS report (U.S. Job Openings and Labor Turnover Survey) shows the sharp decline in the number of job openings from its high of 12 million openings in 2022 at the end of the COVID-19 pandemic. This is another sign of stagnating growth. And though stocks continue to rally to new highs, interest rates are also rising, a sign of higher inflation.

Now combine no new job growth with rising inflation and we have further signs of stagflation, the combination that stopped economic growth for most of the 1970s. It has hovered around 7 million job openings during Trump’s second term because of Donald Trump’s almost single-minded job-killing policies.

It’s not just the illegal on-again, off-again tariffs that disrupt supply chains, but the immigration sweeps taking tens of thousands of workers out of their jobs and off the streets. And most of them pay taxes that would help in reducing our record federal debt.

Cap that with all the DOGE job cuts that have eviscerated the Labor Department responsible for enforcing OSHA worker safety laws and union wage negotiations. Millions have also lost their insurance coverage because Republicans blocked renewal of subsidies that made it affordable to ordinary non-seniors.

Job formation is now at a standstill because of Trump’s anti-labor antics. It’s mostly pure greed that motivates Republicans these days who have cut social services to the bone to pay for their tax cuts.

And there is plenty of time for stagflation to worsen as a semi-permanent feature of Trumponomics, his version of Reagonomics trickle-down economic policies, since Trump has three more years.

Inflation doesn’t disappear when economic growth picks up that is inflating stock prices. All the AI investing will ultimately increase productivity in factories that make cheaper products and need fewer workers. But who will buy its products with fewer employed workers, hence consumers, to buy its products?

Nobel Laureate economist Paul Krugman has pointed out the damage Republican economic policies have done to the health and welfare of Americans and American workers, as well that lessens their productivity because more sick days means time lost from the workplace.

“There is a strong correlation between right-wing politics and increased mortality — stronger than many of the statistical associations that guide public health policy. Deep red states like Alabama and West Virginia have life expectancy comparable to, say, Kazakhstan.”

I’ve written in the past about the dumbing down of the Republican electorate that is causing this; its refusal to rely on scientific knowledge, or support vaccines and publicly funded healthcare.

“We’re seeing the forces that keep U.S. life expectancy far below that in other rich countries, that cause Texans (for instance) to die younger than residents of Massachusetts, go into overdrive at a national level.”

This will cause the death of more Americans, further shrinking our available supply of workers. It’s already happened—just 15,000 new jobs per month were created in 2025. Professor Krugman warns the carnage will continue while inflation is soaring because of his many missteps.

“The consequences will be grim,” he warns.

Harlan Green © 2026

Follow Harlan Green on Twitter: https://twitter.com/HarlanGreen

Does Inflation Ever Come Down?

Popular Economics Weekly

“From the preceding month, the PCE price index for March increased 0.7 percent. From the same month one year ago, the PCE price index for March increased 3.5 percent.” BEA.gov

FREDpce

Inflation is rising again, to no one’s surprise, from its low of 2.3 percent in April 2025 when Trump first announced his worldwide tariff hikes, to 3.5 percent in March this year. The reasons are clear, inflation is rising on Trump’s watch, not Biden’s.

And inflation almost never comes down without another recession. This is verified in the above graph of Federal Reserve’s preferred Personal Consumption Expenditure price index from 1980. The gray bars are the five recessions since 1980, and each clearly shows the beginning of the sharp downward move of prices in the PCE index

The only time prices have come down without a recession since then was during President Biden’s term—from its high in June 2022 to slightly above 3 percent at the end of his term.

Biden could do this because the Fed used its best tool to combat inflation; raising interest rates at the same time as Biden succeeded in lowering the federal debt by raising corporate taxes to counter the huge influx of government money injected into the economy ($5 trillion) from Biden’s bipartisan Infrastructure, Inflation Reduction and CHIPS Acts.

The bills were passed to inaugurate the biggest modernization of the U.S. economy since the Great Depression that employed a record number of workers.

So it is possible to bring down inflation without a recession. And there is substantial harm, especially to working Americans who face higher prices for basic necessities, such as gas and healthcare, for prolonging this inflation surge.

What had caused the five recessions since 1980? Republican administrations cut taxes without paying for them, ballooning the federal debt instead of reducing it. Recessions (gray bars) occurred in 1980, 1981, 1990, 2008-09, all during Republican administrations. The short 2000 recession happened because of the COVID-19 pandemic.

This is an unnecessary inflation surge, in other words. It’s because of multiple wars being fought and a Republican congress that will not curb a president who doesn’t care about the costs and harm he is doing to Americans and the American economy.

Harlan Green © 2026

Follow Harlan Green on Twitter: https://twitter.com/HarlanGreen