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    Inflation Has Been Easing Fast, but Wild Cards Lie Ahead

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    Will inflation continue to slow at a solid pace? Economists are warily watching a few key areas, like housing and cars.President Biden has openly celebrated recent inflation reports, and Federal Reserve officials have also breathed a sigh of relief as rapid price gains show signs of losing steam.But the pressing question now is whether that pace of progress toward slower price increases — one that was long-awaited and very welcome — can persist.The Fed’s preferred inflation measure, the Personal Consumption Expenditures index, is expected to tick up to 4.2 or 4.3 percent in a report on Thursday, after volatile food and fuel costs are stripped out. That would be an increase from 4.1 percent for the core measure in June. And while it would still be down considerably from a peak of 5.4 percent last summer, such a reading would underscore that inflation remains stubbornly above the Fed’s 2 percent goal and that its path back to normal is proving bumpy.Most economists are not hugely concerned. They still expect inflation to ease later this year and into 2024 as pandemic disruptions fade and as consumers become less willing to accept ever-higher prices for goods and services. American shoppers are feeling the squeeze of both shrinking savings and higher Fed interest rates.But as price increases slow in fits and starts, they are keeping economic officials wary. Big uncertainties loom, including a few that could help inflation to fade faster and several that could keep it elevated.The Base Case: Inflation is Expected to Cool.Price increases have slowed across a range of measures this summer. The overall Consumer Price Index — which feeds into the P.C.E. numbers and is released earlier each month, making it a focal point for both analysts and the media — has slowed to 3.2 percent from a 9.1 percent peak in June 2022.And as consumers have experienced less dramatic price jumps, their expectations for future inflation have come down. That’s good news for the Fed. Inflation expectations can be a self-fulfilling prophecy: If consumers expect prices to climb, they may both accept cost increases more easily and demand higher pay, making inflation harder to stamp out.Still, the moderation has not been enough for policymakers to declare victory. Fed officials have been trying to slow the economy and contain inflation since early 2022. Jerome H. Powell, the Fed chair, vowed during a speech last week at the Jackson Hole symposium that they will “keep at it” until they are positive inflation is coming under control.“Inflation is going the right way,” said Gennadiy Goldberg, a rates strategist at T.D. Securities. But it is like a fire, he said: “You want to kill its very last ember, because if you don’t, it can flare back up in an instant.”The Good News: Rents and China.There are reasons to believe that inflation is in the process of being sustainably doused.Slower rent increases should help to weigh down overall inflation for at least the next year, several economists said. Rents for newly leased apartments spiked in the pandemic as people moved cities and ditched their roommates. Market-based rents began to cool last year, a shift that is only now feeding its way into official inflation data as people renew their leases or move.The slowdown in inflation is also getting a helping hand from an unexpected source: China. The world’s second-largest economy is growing much more slowly than expected after reopening from pandemic lockdowns. That means that fewer people are competing globally for the same commodities, weighing on prices. And if Chinese officials respond to the slump by trying to ramp up exports, it could make for cheaper goods in the global marketplace.And more generally, Fed policy should help to pull down inflation in the months to come. The central bank has raised interest rates to a range of 5.25 to 5.5 percent over the past year and a half. Those higher borrowing costs are still trickling through the economy, reducing demand for big purchases made on credit and making it harder for companies to charge more.The Bad News: Gas, Travel Prices, Healthcare.Travelers at La Guardia Airport in New York. Rising fuel costs can feed into other prices, like airfares.Desiree Rios/The New York TimesBut a few key products could spell trouble for the inflation outlook. Gas is one.AAA data show gas prices have popped to more than $3.80 per gallon, up from about $3.70 a month ago, amid refinery shutdowns and global production cuts.Fed officials mostly ignore gas when they are thinking about inflation, because it jumps around thanks to factors that policymakers can’t do much about. But gas prices matter a lot to consumers, and their inflation expectations tend to increase when they pop — so central bankers can’t look past them entirely. Beyond that, gas prices can feed other prices, like airfares. Nor is it just gas and travel costs that could stop pulling inflation down so quickly. Economists at Goldman Sachs expect health care prices to pick up as hospitals try to make up for a recent pop in their labor costs, propping up services inflation.The Uncertain News: Cars and Growth.Used cars have also been helping to subtract from inflation, but it is increasingly uncertain how much they will help to pull it down going forward.Many economists think the trend toward cheaper used automobiles has more room to run. Dealers have been paying a lot less for used cars at auction this year, and that trend may have yet to fully reach consumers. Plus, some new car producers have rebuilt inventories after years of shortages, which could relieve pressure in the auto market as a whole (electric vehicles in particular are piling up on dealer lots).But, surprisingly, wholesale used car costs ticked up very slightly in the latest data.“The used car market is turning, and the reason for that is pretty simple: Demand has been way higher than dealers had expected,” said Omair Sharif, founder of Inflation Insights. Add to that the possibility of a United Auto Workers strike — the union’s contract expires in mid-September — and risks lay ahead for car inventories and prices, he said.In fact, sustained demand in the used car market is symptomatic of a broader trend. The economy seems to be holding up even in the face of much-higher interest rates. Home prices have climbed since the start of the year in spite of hefty mortgage rates, and data released Thursday is expected to show that consumer spending remains strong.That more general risk — the possibility of an economic acceleration — is perhaps the biggest wild card facing policymakers. If Americans remain willing to open their wallets in spite of swollen price tags and higher borrowing costs, it could make it difficult to tamp down inflation completely.“We are attentive to signs that the economy may not be cooling as expected,” Mr. Powell said last week. More

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    Fed Chair Powell in Jackson Hole: Inflation Fight Isn’t Over

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    Jerome H. Powell, the head of the Federal Reserve, struck a resolute tone in a speech at the central bank’s most closely watched conference.Jerome H. Powell kept the door open to future interest rate increases during his speech at the Federal Reserve Bank of Kansas City’s annual Jackson Hole conference in Wyoming.Pete Marovich for The New York TimesJerome H. Powell, the chair of the Federal Reserve, pledged during a closely watched speech that his central bank would stick by its push to stamp out high inflation “until the job is done” and said that officials stood ready to raise interest rates further if needed.Mr. Powell, who was speaking Friday at the Federal Reserve Bank of Kansas City’s annual Jackson Hole conference in Wyoming, said that the Fed would “proceed carefully” as it decided whether to make further policy adjustments after a year and a half in which it had pushed interest rates up sharply.But even as Mr. Powell emphasized that the Fed was trying to balance the risk of doing too much and hurting the economy more than is necessary against the risk of doing too little, he was careful not to take a victory lap around a recent slowing in inflation. His speech hammered home one main point: Officials want to see more progress to convince them that they are truly bringing price increases under control.“The message is the same: It is the Fed’s job to bring inflation down to our 2 percent goal, and we will do so,” Mr. Powell said, comparing his speech to a stern set of remarks he delivered at last year’s Jackson Hole gathering.Central bankers have lifted interest rates to a range of 5.25 to 5.5 percent, up from near-zero as recently as March 2022, in a bid to cool the economy and wrestle inflation lower. They have been keeping the door open to the possibility of one more rate increase, and have been clear that they expect to leave interest rates elevated for some time.Mr. Powell kept that message alive on Friday.“We are prepared to raise rates further if appropriate, and intend to hold policy at a restrictive level until we are confident that inflation is moving sustainably down toward our objective,” he said.But the Fed chair noted that “at upcoming meetings we are in a position to proceed carefully as we assess the incoming data and the evolving outlook and risks,” and that officials would “decide whether to tighten further or, instead, to hold the policy rate constant and await further data.”That suggests that central bankers are not determined to raise interest rates at their upcoming meeting in September. Instead, they might wait until later in the year — they have meetings in November and December — before making a decision about whether borrowing costs need to climb further. Striking a patient stance would give officials more time to assess how the moves they have already made are affecting the economy.“I think this does pave the way for a pause at the September meeting, and leaves their options open after,” said Laura Rosner-Warburton, senior economist at MacroPolicy Perspectives. “We’re close to the top, we may be there, and they’re going to move carefully.”Mr. Powell made clear that the Fed was not in a rush to raise rates again, but he remained cautious about the risk of further inflation.Price increases have come down notably in recent months, to around 3 percent as measured by the Fed’s preferred gauge. That is still higher than the Fed’s 2 percent inflation goal, though it is down sharply from a 7 percent peak last summer.And there are signs of stubbornness lingering under the surface. After stripping out food and fuel for a look at the underlying trend, the central bank’s preferred inflation gauge is still running at about twice the Fed’s goal.“The process still has a long way to go, even with the more favorable recent readings,” Mr. Powell said. “We can’t yet know the extent to which these lower readings will continue or where underlying inflation will settle over coming quarters.”That is partly because the Fed is trying to assess how much its policy adjustments are really weighing on the economy and, through it, inflation.The Fed’s higher borrowing costs have been cutting into demand for cars and houses by making auto loans and mortgages more expensive, and they are probably discouraging business expansions and cooling the job market.But it is unclear just how severely the Fed’s current policy setting is weighing on the economy. Rates are much higher than the level that most economists think is necessary to keep the economy growing below its potential run rate, but such estimates are subject to error.“There is always uncertainty about the precise level of monetary policy restraint,” Mr. Powell acknowledged Friday.That is particularly relevant in the face of recent economic data, which has been surprisingly strong. Consumers continue to spend and companies continue to hire at a solid clip in the face of the Fed’s onslaught. The resilience has caused some economists to warn that there is a risk that the economy could speed back up, keeping inflation elevated.“We are attentive to signs that the economy may not be cooling as expected,” Mr. Powell said. “Additional evidence of persistently above-trend growth could put further progress on inflation at risk and could warrant further tightening of monetary policy.”Still, Mr. Powell also emphasized that the economy could be taking time to react to the policy moves already made, and that conditions are unusual in the wake of the pandemic: For instance, job openings have fallen by an unusual amount without pushing up unemployment.“This uncertainty underscores the need for agile policymaking,” he said.Mr. Powell’s counterpart, Christine Lagarde, who heads the European Central Bank, made a similar point about policy in the euro economy and globally during a separate speech at the Jackson Hole conference — though the uncertainties she emphasized were more long term.She underlined that the economy is changing fundamentally as labor shortages span many markets, technologies like artificial intelligence develop, and countries shift away from fossil fuels and toward green energy. And she said that in a changing world, overreliance on models and past data — or expressing too much confidence — would be a mistake.“There is no pre-existing playbook for the situation we are facing today — and so our task is to draw up a new one,” she said. “Policymaking in an age of shifts and breaks requires an open mind and a willingness to adjust our analytical frameworks in real-time to new developments.”But Ms. Lagarde emphasized that it was critical to remain committed to achieving price stability, at the central bank’s current 2 percent inflation target, even in an uncertain world.Mr. Powell seemed to agree. During his own speech, he shot down a growing round of speculation among economists that the Fed could — or should — raise its inflation goal, which would make it easier to hit.“Two percent is and will remain our inflation target,” he said.And he finished the talk with the same line that he used to conclude his speech at last year’s Jackson Hole gathering, which was roundly seen as an aggressive stance against inflation.“We will keep at it until the job is done,” he said.Eshe Nelson contributed reporting. More

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    Can Affluence and Affordable Housing Coexist in Colorado’s Rockies?

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    In the recreation-fueled, amenity-rich economy of Colorado’s Rocky Mountain region, there are two peak seasons: summer, with its rafting, hiking, fishing and biking, and the cold months filled with skiing and other winter activities.And then there is “mud season” — a liminal moment in spring when the alpine environment, slowly then suddenly, begins to thaw and only a trickle of tourists linger.It’s a period that workers in other places might bemoan. But for much of the financially stretched work force serving the assemblage of idyllic mountain towns across the state, a brief drop-off in business this spring was a respite.During a slow shift on a 51-degree day at the Blue Stag Saloon — a nook on Main Street in the vacation hub of Breckenridge — Michelle Badger, a veteran server, half-joked with her co-workers that “this winter was hell.”Crowds were larger than ever. And workers in the old Gold Rush town still enjoy the highs of the easy camaraderie and solid tips that come with service jobs in the area. But it was all sobered by the related headaches of soaring rents and acute understaffing, which left employees, managers and demanding customers feeling strained.Working in mountain towns like Breckenridge and others in Summit County — including Silverthorne, Dillon and Frisco — would feel like a fairer bargain, Ms. Badger and her colleagues said, if they could better afford living close by. Long commutes are common throughout America. But rental prices in hamlets among the wilderness on the outskirts of town are becoming burdensome too.Job growth has severely outpaced the stock of shelter throughout Colorado. Median rent in Frisco — which a decade ago was considered a modest “bedroom community” for commuting employees — is about $4,000 a month, according to Zillow, and 90 percent above the national median. Residential property prices in Summit County are up 63 percent in just the past year, even amid higher interest rates. Cash buyers buttressed by family money abound.The wage floor for most jobs in and around the county — from line cook to ski lift operator — is at least $18 an hour, or roughly $37,000 a year. Yet for those not lucky enough to land a rare slot in subsidized local employee housing, it’s not uncommon to live an hour or more away to attain a livable budget.As that happens, the contingent displaced by the rich ripples outward down rural highway corridors and, in turn, displaces the farther-flung working poor.Inequality has always been rampant within the orbit of popular destinations. But the financial knock-on effects of those ritzy spheres have expanded as the pandemic-induced surge in remote work has supercharged divides.Wanderlust-filled white-collar workers abruptly discovered that multiweek visits or even permanent relocations were possible for them and their families. Those seeking investment properties saw the opportunities of this hybrid-driven land rush as well, and pounced.Longtime residents have had a front-row seat.Matt Scheer — a 48-year-old musician who grew up on a ranch eastward in El Paso County, where “as soon as we could carry the milk bucket we were milking the cow” — is the sort of extroverted jack-of-all-trades who typifies the spirit (and the wistful brand) of Summit County.Matt Scheer feels lucky to have bought a house 11 years ago when homes were more affordable and mortgage rates lower. But he feels unable to move.Having moved near Breckenridge in the early 2000s to ski, hike, fly fish and work around town, he’s relieved that he managed to pick up his place in 2012 for $240,000 with a fixed-rate mortgage. Prices in his tucked-away French Creek neighborhood — a hilly, unincorporated patch with modest double-wide manufactured homes — have more than tripled.Though he’s a loyal resident with little interest in ever moving, Mr. Scheer said he “can’t really leave.”For a payout of tens of thousands of dollars from the local government, he recently signed onto a hefty “deed restriction” for his property, banning its use for Airbnb stays, limiting any potential renter or buyer to the work force of Summit, and limiting any potential resale price. And he did it with pride.It’s part of a growing program led by Breckenridge and other local governments to limit gentrification without licensing a large buildup of new developments. (Deed restrictions in destination areas got off to a quieter start in the 2010s but have ticked up.)Incumbent property owners willing to sacrifice lucrative short-term vacation rental income see it as a fair trade-off, key to keeping long-term residents and the dashing contours of their towns’ terrain. Policy critics, and frustrated local renters fighting over limited spots, say it is an inadequate tool for the scale and source of the problem: a lack of units.Those critics include the governor of Colorado, Jared Polis, who is skeptical that lump-sum payments to owners in exchange for deed restrictions will be a sufficient incentive to broadly move the needle on affordability.“There is no silver bullet,” he said in an interview. “But one of the areas that we have focused on is removing the barriers to additional home construction.” He added that “housing is not a problem that you can solve by throwing more money at the existing housing stock.”His sweeping legislation to ensure “a home for every Colorado budget” by pre-empting local land-use laws and directly loosening zoning rules statewide died in the State Senate in May, after some initial momentum. All but one of the mayors in the state’s Metro Mayors Caucus issued a letter opposing the plan.‘It’s Either Five Mil or Five Jobs’As politicians jockey, many resourceful Coloradans find ways to make do.Mr. Scheer, for instance, has picked up over 30 music gigs through the end of summer, paying about $100 an hour — though he acknowledges it’s his locked-in, lower housing costs that make his lifestyle workable.During a practice jam session and impromptu afternoon party of 20- to 40-somethings at Mr. Scheer’s place in the spring, his pal and fellow guitarist, Bud Hallock (the other half of their occasional duo band, Know Good People), explained the grind people face by echoing the playfully hard-nosed aphorism uttered around town: “It’s either five mil or five jobs.”“If you’re willing to put in the work, you’ll be able to,” argues Mr. Hallock, who moved out West shortly after graduating from St. Lawrence University in 2015. Mr. Hallock has three jobs, he said, adding, “I don’t think it’s the God-given right of anyone to come to a ski town and have it easy.”For many longtime residents and transplants alike, it has become harder to finesse: Even as Summit County adds waves of remote workers, it has experienced net negative migration since 2020. It’s a trend mirrored in the larger urban areas of Denver and Boulder, where the share of people working remotely is among the highest in the country, as homelessness rises.Breckenridge and other local governments are offering payments to some homeowners who agree to restrictions on how their property can be used and sold.Summit County is a draw for residents that enjoy outdoor activities like hiking, skiing and water sports.Seventy percent of residences in the county are second homes that sit vacant most of the year or serve as short-term rentals.Tamara Pogue, a member of Summit County’s governing board, said the mountain towns and valley cities of the Front Range near Fort Collins and Colorado Springs as well as those out by the Western Slope struggled with an “affordability issue” similar to the nation’s big cities for the same reason: “We’re supply-constrained.”“The problem is the average cost of a single-family home in Summit County so far this year is $2.14 million,” Ms. Pogue said. “Not one job makes that affordable.”The stock available is limited: 70 percent of homes in the county are second homes that sit vacant most of the year or serve as short-term rentals, she said, typically Airbnbs.As a single mother of three, Ms. Pogue bought a 1,400-square-foot duplex for $525,000 in 2018 — a rarity, if not an impossibility, now. She said a determination to prevent “mountain communities” from becoming “towns without townspeople” had driven her to become a staunch YIMBY, or a “yes in my backyard” supporter of home-building efforts, against the wishes of perceived NIMBYs, or the “not in my backyard” voices.Ms. Pogue and her allies argue that the relatively slow pace of building in the Rockies, despite the area’s popularity and rising prices, is a subtle form of denial.“Everyone wants to be here, whether they work here or not,” she added, “and so we have this spiral.”If, When, Where and How to Build MoreA few affordable-housing projects visibly chug along in Summit near the airport service road, not far from Kingdom Park Court, one of a handful of mobile home parks in the county with pricey lot rents. But getting middle-income developments greenlit can be a slog. Many proponents of limiting development note that about 80 percent of the county is restricted federal public land, putting a ceiling on what can be done. (There’s a nascent pilot program with the U.S. Forest Service to approve some apartments on leased land.) In the meantime, the well-off are gobbling up much of what’s left.Just north of downtown Silverthorne sits Summit Sky Ranch — a sprawling development with homes starting around $1 million, with a pledge of “bringing modern mountain living to over 400 acres of pristine natural beauty” in the valley. It quickly sold out and many have moved in, lured by a private observatory and private access to a river bend.Laurie Best, the longtime planning manager for housing in the community development department for the Town of Breckenridge, said she had emphasized deed-restriction policies and more generally trying to preserve existing units to reduce the need for new ones.Ms. Best and her backers have acceded to some construction at a slow and steady pace, but they staunchly oppose taller, dense multifamily buildings, which are not, as she put it, “consistent with the character of the town.”In several counties, there has been a swell in “conservation easements” — legal agreements between private landowners and local governments to guard wildlife and scenic open space by permanently banning development. The trend led the state to create a Division of Conservation in 2018 with an oversight commission to authenticate the contracts.A construction site in Silverthorne, Colo. Some officials and residents in the area have acceded to limited construction but are wary of adding taller, dense multifamily buildings.Eric Budd, a leader of a movement in Colorado called Bedrooms Are for People — which favors expanding land use and more widely permitting apartments, duplexes and triplexes — scoffs at the uptick in easements. He contends that what he tartly calls a “xenophobic attitude of ‘there’s only so much to go around’” is self-defeating.Trying to restrict access to a hot commodity — in this case, half of a state — won’t end well for anyone, he said, and a California-level, cost-of-living crisis is only five or 10 years away.Down in the foothills of the Rockies in Boulder, where Mr. Budd lives, school enrollment and the overall population have declined along with affordability, as remote-worker migration has picked up.In some sense, the arguments against restrictionism amount to a water-balloon analogy: squeezing leads to odd bulges in random places.Before the pandemic, Leadville, an old mining town 15 minutes from the trailhead of the highest peak in the Rockies, was an affordable harbor for working-class Hispanic employees of the nearby vacation economies: just out of reach of the affluence around Aspen to the west and resorts near Vail to the north.Since 2020, though, Leadville has become engulfed as those realms of wealth expand and overlap, causing rents and home prices to spike beyond what many can feasibly afford over time, with few other places to go.Second-home owners constituted half of all home sales in 2020 and 2021.The Downside of Good IntentionsKimberly Kreissig, a real estate agent, at a home she was selling in Steamboat Springs. She says an effort to build affordable homes yielded house flippers.Half of Colorado renters are officially defined as cost-burdened — spending more than 30 percent of their income on housing costs. And local economists suggest that the rate has ticked even higher in mountain locales.For Kimberly Kreissig, a real estate agent in Steamboat Springs, a year-round recreation hub with natural hot springs near Wyoming, the affordability crisis in “the high country” has no simple villain. For years, her practice in Steamboat — where the average home price is above $1 million, compared with $580,000 in early 2019 — included both upper-middle-class, first-time home buyers and luxury-market sellers.In 2018, she and her husband, a developer, broke ground on a dense, 50-unit multifamily project in Steamboat designed for people “in that $75,000 range,” she said — “for instance, my office manager here.”“We had grandiose plans that we were going to be able to sell these things for $300,000,” Ms. Kreissig said, but they were foiled by several factors.Even before Covid-19 struck, “the demand was just so through the roof that people were offering us more than list price right out of the chutes,” she said, with precontract bids coming in “twice as high as we anticipated.”Then, once lockdowns in early 2020 ended, the remote-working cohort swooped in — just as labor and material costs shot up for the contractors still finishing some units. Before long, many families she sold units to in 2019 for around $400,000 realized that because of the housing boom they had “over $300,000 in equity” in their homes — and with interest rates so low, they could parlay a different (or additional) purchase. Many apartment owners began independently flipping their units to investors and buyers of second homes who were willing to pay well above the list prices.The Yampa River flows through Steamboat Springs. With the pandemic’s onset, the area became a magnet for remote workers.Diners at a restaurant in Steamboat Springs, a year-round recreation hub with natural hot springs.“For the people that are already ‘in,’ there’s a fair share of folks that are saying, you know, ‘I’m in, we don’t we don’t need any more growth,’” Ms. Kreissig said. “But you can’t stop growth.”“One flip near the end for one of the units was for $800,000,” Ms. Kreissig said. “We tried to be the good guys.”One way to respond to house flippers is through greater deed restriction, which Steamboat has enforced in a few neighborhoods, along with some short-term rental restrictions, not unlike other hot spots. The area has also benefited from the state’s Middle Income Housing Authority pilot program, which has put up a few buildings in town. But Steamboat still has a shortage of 1,400 units, according to a report from local authorities.A big break came when an anonymous donor recently purchased a 534-acre farm property, Brown Ranch, and turned it over to the Yampa Valley Housing Authority, with instructions that it be used for long-term affordable housing for local workers.It came as welcome news to the area’s middle class. And yet the sheer surprise, and luck, of the donation is indicative of broader, underlying tensions that typically drive community-level and state debates: Is more supply a threat to both cultural vibes and property price appreciation, or a win-win opportunity to flourish?Ms. Kreissig thinks it all comes back to “the kind of ‘not in my backyard’ mentality” that a silent majority holds.“For the people that are already ‘in,’ there’s a fair share of folks that are saying, ‘You know, ‘I’m in, we don’t we don’t need any more growth,’” she said. “But you can’t stop growth.”Adrift Between Uphill and DownNancy Leatham and her husband got back on their feet after lean times early in the pandemic. But when looking for a new house, she found that the booming housing market had far outpaced the good labor market. In March 2020, Nancy Leatham, 34, was making just above the minimum wage, living with her husband and their baby daughter in Idaho Springs — a little city above 7,000 feet wedged between a steep crag and an I-70 exit, far downhill from chic resort land.They struggled to get by “right during the height of the pandemic, when everything was shut down,” wiping out their income, she said. It felt like a repeat of her teenage years during the mortgage-induced financial crisis when her family’s business as excavation contractors — preparing sites for home construction — went belly-up, and their house was foreclosed upon.In spring 2020, “I had to start going to food banks and stuff to get food,” she said. “And we had to sell a car, and just stuff like that to, like, to make ends meet.”By 2021, her husband, Austin, had found a job at Walmart making $19 an hour, while she was promoted at Starbucks, becoming a manager at $18 an hour, plus bonus — and “we had our child tax credit,” she added.“I started looking for a house because we had really great income,” roughly $80,000 before taxes, she said. “I grew up in poverty, since 2008 especially, and we’d been living with food insecurity and stuff, so I was like ‘Look at us, we made it!’”But almost as soon as she started house hunting, she realized that, within months, the booming housing market had far outpaced the good labor market. They had been priced out of their sleepy, snowy town, after merely a few bidding wars. The average home price — $340,000 at the start of 2019 — is up 66 percent. Higher mortgage rates hurt, too.The Gold Mountain Village Apartments, where Ms. Leatham and her husband live, about 10 miles outside Idaho Springs, Colo.The Historic Argo Mill and Tunnel, a former gold mining and milling property, in Idaho Springs.Lower-income workers are being priced out of the area and face the prospect of “having to move downhill.”The average home price in Idaho Springs is up 66 percent since the start of 2019.Many of the Starbucks employees Ms. Leatham managed owned their homes rather than rented, she said, and “half left because they were able to sell their house off for considerably more than they were when they bought.”Hoping to buy or rent something bigger than what she called a “closet” apartment, Ms. Leatham, who now has a second child, is preparing for the cold reality of “having to move downhill” — though where exactly is unclear: 15 miles down the corridor, renters and buyers run into coveted areas near Golden and Denver.Recently, a woman visited the Starbucks Ms. Leatham works at, she said, and was dressed very much like an out-of-towner. They chit-chatted at the register, and the woman mentioned she was in town to check on a recent property purchase.Getting her hopes up for a nicer place, Ms. Leatham pried a bit:“I was like, ‘Oh, nice, what are you going to do with it?’ And she’s like, ‘Oh, it’s for rental.’”“And I’m like, ‘Oh, cool.’ And then she goes, ‘Short-term rental.’”“And then, I went ‘Dang it!’ But really loud, and I made her feel awful — I didn’t mean to make her feel that way.”Irresistible Allure, Harsh RealityBack up the I-70 corridor in Frisco, a sprawling Walmart parking lot often occupied by unhoused people living out of their cars and campers is tucked in front of a commercial complex with a high-end furniture store, a Whole Foods and a craft microbrewery.It’s one of the few places for the growing homeless population to go, since overnight parking is widely banned in Summit County, even in sparse hamlets like Blue River, perched just beyond Breckenridge above 10,000 feet.The effects of the global and national wealth parked in the Rockies often cascade downstream like the snow melt that carves the rivers. But it’s a force that can be identified in any direction.For many, if not most, homeowners in high-country counties like Summit, the hard truth is that only so much can be done if the very idea of mountain living — experiencing nature, removed from the bustling downhill hassles of the outside world — is to be maintained.“It’s funny, on our little block, there’s probably, you know, 10 homes — and on a beautiful day, which we have a lot of, you’ll see all of us standing out in our driveway, taking pictures,” said Ms. Best of Breckenridge’s community development department. “I must have the same picture 100 times because it’s so stunning when you go out there, and you’re still in awe of where we live. So I totally get the folks that want to be here.” More

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    Fed Officials Avoided a Victory Lap at July Meeting

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    Federal Reserve officials raised interest rate at their July 26 meeting, and freshly released minutes showed they remained focused on inflation risks.Federal Reserve officials welcomed a recent slowdown in inflation at their July meeting, minutes released on Wednesday showed, but they stopped short of declaring victory. Instead, officials stressed that inflation remained “unacceptably” high and “most” saw continued risks of higher inflation that might prod the central bank to raise interest rates further.Fed policymakers raised interest rates to a range of 5.25 to 5.5 percent on July 26, the highest since 2001. Officials have lifted borrowing costs sharply over the past 17 months — first adjusting them rapidly, and more recently at a slower pace — to slow the economy. By making it more expensive to borrow and spend, they have been hoping to cool demand and wrangle inflation.But given how much rates have risen in recent months and how much inflation has recently cooled, investors have been questioning whether policymakers are likely to lift borrowing costs again. Inflation eased to 3.2 percent in July on an overall basis, down sharply from a high of more than 9 percent in mid-2022.Officials at the Fed meeting did welcome recent progress on slowing price increases, but many of them stopped short of signaling that it could prompt them to back down on their campaign to cool the economy. The minutes showed that “a couple” of the Fed’s policymakers did not want to raise interest rates in July, but most supported the move — and suggested that there could still be further adjustment ahead.“Participants noted the recent reduction in total and core inflation rates” but stressed that “inflation remained unacceptably high and that further evidence would be required for them to be confident that inflation was clearly on a path” back to normal, the minutes showed.With inflation still unusually high and the labor market strong, “most participants continued to see significant upside risks to inflation, which could require further tightening of monetary policy,” the minutes added.Still, Fed officials did acknowledge that they would need to take the potential costs to the economy into account. Higher interest rates can slow hiring sharply, partly by making it more expensive for companies to get business loans, potentially pushing up unemployment and even tipping the economy into a recession.“It was important that the committee’s decisions balance the risk of an inadvertent overtightening of policy against the cost of an insufficient tightening,” a “number” of policymakers noted.Fed officials are facing a complicated economic picture as they try to assess whether they have sufficiently adjusted policy to return inflation to 2 percent over time. On one hand, the job market shows signs of cooling and the rate moves that the Fed has already made are still slowly trickling out to restrain the economy. Yet consumer spending remains surprisingly strong, unemployment is very low, and wage growth is solid — momentum that could give companies the wherewithal to charge their customers more.Officials noted that there was a “high degree of uncertainty” about how much the moves they have already made will continue to temper demand. Financial conditions are tight, meaning it is tough and expensive to borrow, which officials thought could weigh on consumption. At the same time, the housing market seems to be stabilizing, and some officials suggested that “the housing sector’s response to monetary policy restraint may have peaked.”The resilience of the economy has prompted the Fed’s staff economists — an influential bunch of analysts whose forecasts inform policymakers — to revisit their previous expectation that the economy would fall into a mild recession late this year.“Indicators of spending and real activity had come in stronger than anticipated; as a result, the staff no longer judged that the economy would enter a mild recession toward the end of the year,” the minutes said. They did still expect a “small increase in the unemployment rate relative to its current level” in 2024 and 2025.It is tricky to guess how quickly inflation will slow going forward, because there are a lot of moving parts. For instance, cheaper gas had been helping to drag price increases lower — but gas costs began to rebound in the second half of July, a trend that has continued into August.At the same time, rental costs continue to ease in official inflation data, which should help calm the overall numbers. And China is growing more slowly than many economists had expected, which could help weigh on global commodity prices and slow American inflation around the edges.“Participants cited a number of tentative signs that inflation pressures could be abating,” the minutes showed. Those included softer increases in goods prices, slowing online price gains, and “evidence that firms were raising prices by smaller amounts than previously,” among other factors.Fed officials have also been shrinking their balance sheet of bond holdings, a process that can take some steam out of asset prices but that will also leave the central bank with a smaller footprint in financial markets. Officials suggested in the minutes that the process of winnowing it could continue even after interest rates begin to come down, something they have forecast to begin next year — illustrating their continued commitment to paring back their holdings.“A number of participants noted that balance sheet runoff need not end when the Committee eventually begins to reduce the target range for the federal funds rate,” the minutes said.Joe Rennison More

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    Inflation Rose to 3.2%, but Overall Price Trends Are Encouraging

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    Economists looked past the first acceleration in overall inflation in more than a year and saw signs that price pressures continued to moderate in July.Fresh inflation data offered the latest evidence that price increases were meaningfully cooling, good news for consumers and policymakers alike more than a year into the Federal Reserve’s campaign to slow the economy and wrestle cost increases back under control.The Consumer Price Index climbed 3.2 percent in July from a year earlier, according to a report released on Thursday. That was the first acceleration in 13 months, and followed a 3 percent reading in June.But that tick up requires context. Inflation was rapid in June last year and slightly slower the next month. That means that when this year’s numbers were measured against 2022 readings, June looked lower and July appeared higher than if the year-earlier figures had been more stable.Economists were more keenly focused on another figure: the “core” inflation index, which strips out volatile food and fuel prices. That picked up by 4.7 percent from last July, down from 4.8 percent in June. And on a monthly basis, core inflation roughly matched an encouragingly low pace from the previous month.The upshot was that inflation continued to show signs of seriously receding after two years of rapid price increases that have bedeviled policymakers and burdened shoppers — and the details of the July report offered positive hints for the future. Rent prices have been moderating, a trend that is expected to persist in coming months and that should help to weigh down inflation overall. An index that tracks services prices outside of housing is picking up only slowly.“This is continuing the kind of progress I think that you want to see,” said Omair Sharif, the founder of Inflation Insights, a research firm. Airfares fell sharply, and hotel costs eased last month. Big drops in those categories may be difficult to sustain but are helping to limit price increases for now.Used cars were also cheaper last month, a trend that some economists expect to intensify in the months ahead, based on declines that have already materialized in the wholesale market where dealers purchase cars. More

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    Is Good News Finally Good News Again?

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    Economists had been wary of strong economic data, worried that it meant inflation might stay high. Now they are starting to embrace it.Good news is bad news: It had been the mantra in economic circles ever since inflation took off in early 2021. A strong job market and rapid consumer spending risked fueling further price increases and evoking a more aggressive response from the Federal Reserve. So every positive report was widely interpreted as a negative development.But suddenly, good news is starting to feel good again.Inflation has finally begun to moderate in earnest, even as economic growth has remained positive and the labor market has continued to chug along. But instead of interpreting that solid momentum as a sign that conditions are too hot, top economists are increasingly seeing it as evidence that America’s economy is resilient. It is capable of making it through rapidly changing conditions and higher Fed interest rates, allowing inflation to cool gradually without inflicting widespread job losses.A soft economic landing is not guaranteed. The economy could still be in for a big slowdown as the full impact of the Fed’s higher borrowing costs is felt. But recent data have been encouraging, suggesting that consumers remain ready to spend and employers ready to hire at the same time as price increases for used cars, gas, groceries and a range of other products and services slow or stop altogether — a recipe for a gentle cool-down.“If you go back six months, we were in the ‘good news is bad news’ kind of camp because it didn’t look like inflation was going to come down,” said Jay Bryson, chief economist at Wells Fargo. Now, he said, inflation is cooling faster than some economists expected — and good news is increasingly, well, positive.

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    Year-over-year percentage change in the Personal Consumption Expenditures index
    Source: Bureau of Economic AnalysisBy The New York TimesMarkets seem to agree. Stocks climbed on Friday, for instance, when a spate of strong economic data showed that consumers continued to spend as wages and price increases moderated — suggesting that the economy retains strength despite cooling around the edges. Even the Fed chair, Jerome H. Powell, has suggested that evidence of consumer resilience is welcome as long as it does not get out of hand.“The overall resilience of the economy, the fact that we’ve been able to achieve disinflation so far without any meaningful negative impact on the labor market, the strength of the economy overall, that’s a good thing,” Mr. Powell said during a news conference last week. But he said the Fed was closely watching to make sure that stronger growth did not lead to higher inflation, which “would require an appropriate response for monetary policy.”Mr. Powell’s comments underline the fundamental tension in the economy right now. Signs of an economy that is growing modestly are welcome. Signs of rip-roaring growth are not.In other words, economists and investors are no longer rooting for bad news, but they aren’t precisely rooting for good news either. What they are really rooting for is normalization, for signs that the economy is moving past pandemic disruptions and returning to something that looks more like the prepandemic economy, when the labor market was strong and inflation was low.As the economy reopened from its pandemic shutdown, demand — for goods and services, and for workers — outstripped supply by so much that even many progressive economists were hoping for a slowdown. Job openings shot up, with too few unemployed workers to fill them.

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    Monthly job openings per unemployed worker
    Note: Data is up to June 2023 and is seasonally adjusted.Source: Bureau of Labor StatisticsBy The New York TimesBut now the economy is coming into better balance, even though growth hasn’t ground to a standstill.“There’s a difference between things decelerating and normalizing versus actually crashing,” said Mike Konczal, director of macroeconomic analysis at the Roosevelt Institute, a liberal research organization. “You could cheer for a normalization coming out of these crazy past couple years without going the next step and cheering for a crash.”That is why many economists seem to be happy as employers continue to hire, consumers splurge on Taylor Swift and Beyoncé concert tickets, and vacationers pay for expensive overseas trips — resilience is not universally seen as inflationary.Still, Kristin Forbes, an economist at the Massachusetts Institute of Technology, said it was too simple to argue that all signs of strength were welcome. “It depends on what the good news is,” she said.For instance, sustained rapid wage growth would still be a problem, because it could make it hard for the Fed to lower inflation completely. That’s because companies that are still paying more are likely to try to charge customers more to cover their growing labor bills.And if consumer demand springs back strongly and in a sustained way, that could also make it hard for the Fed to fully stamp out inflation. While price increases have moderated notably, they remain more than twice the central bank’s target growth rate after stripping out food and fuel prices, which bounce around for reasons that have little to do with economic policy.“We are closer to normal now,” said Michael Strain, director of economic policy studies at the American Enterprise Institute. “It makes it seem like good news is good news again — and that’s certainly how investors feel. But the more that good news becomes good news, the higher the likelihood of a recession.”Mr. Strain explained that if stocks and other markets responded positively to signs of economic strength, those more growth-stoking financial conditions could keep prices rising. That could prod the Fed to react more aggressively by raising rates higher down the road. And the higher borrowing costs go, the bigger the chance that the economy stalls out sharply instead of settling gently into a slower growth path.Jan Hatzius, the chief economist at Goldman Sachs, thinks the United States will pull off a soft landing — perhaps one so soft that the Fed might be able to lower inflation over time without unemployment having to rise.But he also thinks that growth needs to remain below its typical rate, and that wage growth must slow from well above 4 percent to something more like 3.5 percent to guarantee that inflation fully fades.“The room for above-trend growth is quite limited,” Mr. Hatzius said, explaining that if growth does come in strong he could see a scenario in which the Fed might lift interest rates further. Officials raised rates to a range of 5.25 to 5.5 percent at their meeting last month, and investors are watching to see whether they will follow through on the one final rate move that they had earlier forecast for 2023.Mr. Hatzius said he and his colleagues weren’t expecting any further rate moves this year, “but it wouldn’t take that much to put November back on the table.”One reason economists have become more optimistic in recent months is that they see signs that the supply side of the supply-demand equation has improved. Supply chains have returned mostly to normal. Business investment, especially factory construction, has boomed. The labor force is growing, thanks to both increased immigration and the return of workers who were sidelined during the pandemic.Increased supply — of workers and the goods and services they produce — is helpful because it means the economy can come back into balance without the Fed having to do as much to reduce demand. If there are more workers, companies can keep hiring without raising wages. If more cars are available, dealers can sell more without raising prices. The economy can grow faster without causing inflation.And that, by any definition, would be good news. More

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    Strong Economic Data Buoys Biden, but Many Voters Are Still Sour

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    Voters continue to rate the president poorly on economic issues, but there are signs the national mood is beginning to improve.President Biden and his aides are basking in what is arguably the best run of economic data to date in his presidency. Inflation is cooling, business investment is rising, job growth is powering on and surveys suggest rising economic optimism among consumers and voters.Polls still show Mr. Biden remains underwater on his handling of the economy, with voters more likely to disapprove of his performance than approve of it. Yet there are signs that voters may be brightening their assessment of the economy under Mr. Biden, in part thanks to the mounting effects of the infrastructure, manufacturing and climate bills he has signed into law.The run of positive economic news comes as his administration looks to credit “Bidenomics” for a sustained run of positive data.The economy grew at a 2.4 percent annual rate in the second quarter of the year, handily beating economists’ expectations, the Commerce Department reported last week. Price growth slowed in June even as consumer spending picked up. The Federal Reserve’s preferred measure of year-over-year inflation, the Personal Consumption Expenditures Index, has now fallen to 3 percent this year from about 7 percent last June — easing the pressure on Mr. Biden from the economic problem that has bedeviled his presidency thus far.And in less visible but significant ways, there are signs that Mr. Biden’s signature economic policies may be starting to bear fruit, most notably in a steep rise in factory construction. Government data released Tuesday showed that boom continued in June, with spending on manufacturing facilities up nearly 80 percent over the previous year. The manufacturing sector as a whole has added nearly 800,000 jobs since Mr. Biden took office and now employs the most people since 2008.“The public policy changes that have been put in place over the past two years are now starting to show up in the data,” said Joseph Brusuelas, chief economist at RSM. He said the increased investment was “undoubtedly linked” to government policies, in particular the CHIPS Act, which aimed to promote domestic manufacturing, and the Inflation Reduction Act, which targeted low-emission energy technologies to combat climate change.As Mr. Biden gears up for his re-election campaign, perhaps what is most encouraging to him is that consumer confidence is rising to levels not seen since the early months of his tenure in the White House, before inflation surged. Measures by the University of Michigan and the Conference Board suggest consumers have grown happier with the current state of the economy and more hopeful about the year ahead.That change in attitude may reflect an underlying economic reality: The combination of cooling inflation, low unemployment and rising pay means that American workers are seeing their standard of living improve. Hourly wages outpaced price gains in the spring for the first time in two years, giving consumers more purchasing power.National opinion polls still show a sour economic mood — but it appears to be improving slightly.In a new New York Times/Siena College poll, 49 percent of respondents rated the economy as “poor,” compared with 20 percent who called it “excellent” or “good.” That’s an improvement from last summer, when 58 percent of Americans in another Times/Siena poll called the economy “poor” and just 10 percent rated it “excellent” or “good.”Administration officials attribute the economy’s strength, particularly in the labor market, to the direct aid to individuals, businesses and state and local governments that was included in the $1.9 trillion stimulus package that Mr. Biden signed into law in 2021.Economists generally blame that same stimulus package for some of the rapid spike in inflation that ensued largely after its passage. But the recent moderation in price growth is emboldening officials to cite the bill as more of a positive factor, saying it helped keep consumers spending and businesses operating, speeding the return to a low unemployment rate.“The American Rescue Plan was designed for both getting the economy back up and running but making sure there was enough wiggle room to deal with challenges that could come down the pipeline,” Heather Boushey, a member of Mr. Biden’s Council of Economic Advisers, said in an interview. “And that has been, I think, very, very successful in getting people back to work. This has been the sharpest recovery in decades, in terms of job creation. We have outperformed our economic competitors.”Economic officials inside and outside the administration warn that risks remain as policymakers seek to achieve a so-called soft landing, bringing down sky-high inflation without triggering a recession. And many Republicans dispute the president’s claims that his policies have bolstered the economy. They note that inflation remains well above historical averages and that for many American workers, wage gains under Mr. Biden have failed to keep pace with rising prices.“Even if inflation ‘is less,’ those prices are not going down,” Gov. Ron DeSantis of Florida, a Republican presidential candidate, told Fox News this week. For a middle-class family, “affording a home is prohibitive,” he said. “If you look at the median income compared to the median home price, there’s a bigger gap than there was when the financial crisis hit after the big housing increase in 2006 and 2007. Cars are becoming less affordable; people feel that squeeze.”Some forecasters, including at the Conference Board, continue to predict the economy will fall into recession by the end of the year. They cite indicators that have frequently signaled downturns in the past, most notably the rapid decline in lending from both small and large banks.Tightening credit conditions, as reported this week by the Fed, “are consistent with G.D.P. growth slowing to recession territory in coming quarters,” researchers at BNP Paribas wrote this week.Yet most independent economists agree that the U.S. recovery has been stronger than expected. They are less united on how much credit Mr. Biden’s policies deserve for it. The decline in inflation, they say, is mostly the result of the Fed’s aggressive efforts to combat it, helped along by some good luck as oil prices have fallen and the pandemic’s disruptions have faded.Consumer confidence is rising to levels not seen since the early months of Mr. Biden’s presidency.Amir Hamja/The New York TimesThe resilience of the labor market — and the strength of the broader economy — is almost certainly the result, at least in part, of the trillions of dollars of aid that the federal government pumped into the economy in 2020 and 2021, which helped prevent the widespread bankruptcies, foreclosures and business failures that stymied the recovery from the Great Recession a decade and a half ago. But much of that came under President Donald J. Trump, and economists disagree about how much Mr. Biden’s stimulus package specifically helped the recovery.Still, recent economic developments have seemed to bear out one of the arguments that Democrats made early in Mr. Biden’s term: that the risks of doing too little to help the economy outweighed the risks of doing too much. Too little aid could leave the U.S. economy facing another “lost decade” of slow growth similar to the one that followed the last recession. Too much aid might cause inflation — but that, unlike slow growth, is a problem the Fed knows how to solve.Risks remain in the months to come. Inflation could pick back up, particularly if oil prices continue to rise, as they have in recent weeks. The job market could deteriorate, leading to a sharp rise in unemployment. Many forecasters still expect a recession to begin this year or early next.Drawing a straight line from government policies to economic outcomes is always difficult, especially in real time. But recent economic data has, at the very least, looked consistent with the Biden administration’s theory of how its policies would affect the economy.Administration officials point in particular at what they have begun referring to as the “hockey-stick graph”: a steep upward climb in investment in factory construction over the past two years, which they attribute to spending and tax incentives in several bills that Mr. Biden championed and signed into law. Those include bipartisan measures to boost infrastructure and advanced manufacturing, and a bill passed last year by Democrats when they controlled Congress that focused heavily on spurring new development in low-emission energy technologies to combat climate change.Private-sector analysts have largely agreed that policies have played a significant — though hard to quantify — role in the manufacturing construction boom in recent months. That, in turn, has helped to fuel a surprising increase in business investment more broadly, which helped lift economic growth in the spring even as consumer spending slowed.Even Treasury officials acknowledge significant risks to the economy in the months to come. Privately, many of Mr. Biden’s aides express at least some uncertainty about whether a soft landing is now assured.But the combination of solid growth, low unemployment and cooling inflation has made forecasters increasingly optimistic that the United States can avoid a recession that many of them once thought was inevitable.“You’ve got to look at that and say the probability of a soft landing has gone up,” said Jay Bryson, chief economist at Wells Fargo. More