VITAL SIGNS
HEADNOTEConsumers, despite their shrunken stock portfolios, will continue to buoy the economy.
SLIGHT SLUMP: In a surprise to economists, who'd expected the numbers to hold steady or rise slightly, housing starts dropped 2.2% overall and 4.4% for single-family homes.
IMAGE GRAPH 7SUMMERTIME SURPRISE: Consumers continued to buy new homes at a record pace, once again hitting a preliminary annualized pace of more than one million sales, beating the predictions of economists.
FOR A YEAR, CONSUMERS HAVE TOSSED life preservers to a storm-tossed economy. While businesses kept their boats on shore, waiting for calmer weather, consumers braved the economic choppiness to buy cars, furniture, and new homes.
Now, amidst the threat of war, mixed economic indicators, and ebbing consumer confidence, some are wondering how long consumer economic rescue operations can go on.
The answer: Quite a while. "Despite the declines in consumer confidence, it's still at a level that supports spending," says Lynn Franco, director of the Consumer Research Center at the Conference Board, a research organization in New York that produces a monthly consumer confidence index. "People are looking at the top line figure, which is going down," Franco says.
It certainly has, compared to historical highs. In August, the Board's (see/aage56) Consumer Confidence Index read 93.5, a slip from July-and a long fall from 2000 when the index hit an all-time high of 144.7. "It looks like a very dramatic decline," Franco says, but it's not the whole story. "[It's] still above go, which is associated with a growing economy. Consumers are going to spend. They're not going to retreat from the malls."
Where does this shopping confidence come from? Money. This year, Americans are projected to receive $7.8 trillion in disposable personal income, an increase from Zoos. "Real disposable incomes have been rising at 4 percent year to year," says Steven Wieting, an economist with Salomon Smith Barney in New York, who says that growth comes from increased wages, tax cuts that put more money in people's paychecks, and other payments. "Even in the recession, real income never fell."
Combine that modest growth with low inflation, and you have consumers with money in their pockets, despite national economic travails. "People spend their income," says Wieting.
Yet, stock market declines have led some experts to worry about a negative wealth effect-the expected drop in consumer spending when Americans realized their stock portfolios were worth a fraction of their Zooo glory days. (Economists estimate that 3 cents to 5 cents of every dollar of household wealth has been lost permanently as a result of the burst equity bubble, according to Wieting.)
But that hasn't happened, thanks to those increases in personal income and housing values. "The wealth effect is a secondary driver compared to income," Wieting says. And Franco agrees. "People are invested in the stock market for the long term," she says. "Jobs are the primary source of income."
IMAGE GRAPH 21MORTGAGE RATE MOJO: Low interest rates worked their magic with consumers, who upgraded their attitudes on buying homes despite an average consumer confidence rating.
SPLIT STATES: While starts advanced 9.4% in the Northeast and 3.1% in the South, other regions saw declines, with a 1.6% Western dip and an 18.7% plunge in the Midwest.
SALES CALL: New-home inventories remain tight, but price appreciation for new and existing homes slowed as consumers chose more affordably priced homes.
FALL CLASSIC: Single-family sales, buyer traffic, and builders' sales expectations all rebounded in September, sending builders' confidence to levels not seen since fall 2000.
PERMIT PACE: Single-family housing activity remains strong, with rising permits in August as overall permitting slipped. But permits are still 3.9% ahead of last year.
UNCERTAIN TIMES: Talk of war and mixed messages from economic indicators pushed interest rates to historical lows once again, providing a boost for housing.
PRICE WATCH: Overproduction kept composite lumber costs low at $281, and affordable prices for structural panels encouraged purchases by consumers and contractors.