patrick.net

Women seem to self-select out of anonymous forums in general. I think they just don't like overt conflict as much as men do. Certainly women are welcome here, and there are still a few women on patrick.net, according to Google Analytics:

Dennis Baughn says

If EVERYONE is welcome here, why is your site almost EXLUSIVELY white males?

I don't give a fuck what anyone here looks like. Apparently YOU DO. That's racist.

I was reading condone in the sense of "approve". I don't approve of everything on the site, and as I said before, that would be impossible because so many of the views are contradictory.

Is your goal to get me to censor other readers based on your personal disapproval?

Hey Dennis, if Trump really is a Typical NY liberal, than why are you complaining about him so much? You should fucking love that!

Dennis Baughn is Jesus Christ.
Don't fuck with him...

https://patrick.net/Florida+man+walks+on+water

Where are all these racist, sexist, misogynist KKK posts you speak of?

I don't see them

Dennis Baughn says

Apparently your low-carb high-weed lifestyle has affected you. Are you REALLY this STUPID?

Here is some typical "free speech discourse" I found in about 30 seconds of looking.

https://patrick.net/Share+your+Mexican+Stories

https://patrick.net/What%27s+Your+Opinion+on+Fleshlights+%26+Porn+to+Substitute+Real+Women%3F

https://patrick.net/Is+Phoenix+Going+To+Have+Mexican+Riots%3F

Don't put me and others in the same category as the Original Bankster. He is a true racist.

Dennis Baughn says

My goal is to provide a free and open discussion of what this site has become, and the sort of filth you willingly provide a canvas for.

The American constitution also allows for the same freedom of speech as Patrick does. Should we get rid of the constitution?

Dennis Baughn says

Trump admits FRAUD, pays out 25 MILLION

Mistakes are always forgivable, if one has the courage to admit them. - Bruce Lee

That's one of Trump's many great qualities as a leader...he can unite both sides and reach across the aisle.

Dennis Baughn says

Only four short days and Trump has already broken two MAJOR campaign promises:

1. He will NOT be throwing Hillary Clinton in jail, appointing a special prosecutor, or other such nonsense.

http://www.app.com/story/news/politics/new-jersey/chris-christie/2016/11/10/christie-says-trump-not-prosecute-clinton/93583546/

2. He will NOT be repealing the Affordable Healthcare Act. Turns out he's actually quite fond of it.

http://www.cnn.com/2016/11/11/politics/donald-trump-obamacare-interview/index.html

Hang on to your seats, more flip-flopping to come!

It takes a big man to have an open mind to change his opinions. All of this speaks to Trump's great qualities as a leader.

I'm impressed with Trump's agility in decision-making. He must have learned so much in the last few years (since that interview) to have changed his views about border control. That's the sign of a true leader.

Dennis Baughn says

Strategist says

Don't put me and others in the same category as the Original Bankster. He is a true racist.

You're known by the company you keep, pal.

And here you still are

Hold off on buying a house in CA then? I also think a recession is around the corner given the Trump presidency, potentially rising rates, and this cycle being long in the tooth.

Lots of rewriting the "news". Trump did not admit fraud, although one Bloomberg reported said he did!

http://fakenews.news/2016/11/19/fake-news-alert-bloomerg-cites-non-existent-trump-tweet/

just any guy says

Hold off on buying a house in CA then?

If rates hold up here or go higher by spring selling season, then CA housing will be soft.

Dennis Baughn says

My goal is to provide a free and open discussion of what this site has become, and the sort of filth you willingly provide a canvas for.

And you are? Who? I've never heard of you. Why are you important? Why do you believe your opinion is worth two turds? Newsflash dickwad, we don't care what you think. You've hijacked our regular banter with this attack on the FORUM instead of the ideas expressed. If you don't like free speech, go suck your buddy Kim Jong Uhn's ass in the socialist paradise he runs.

Ironman says

Did you see how crooked Trump's arm was in that picture??

What kind of work do you do Ironman? This girl has one arm the length of a gorilla.

Her right arm to the elbow is two feet long.

Yeah, I see the garbage truck comin around the corner....don't forget your gloves...

Dennis Baughn says

Not for long. My work here is almost done :)

Logan,

If I read your chart right it seems like the next decade has this big lump of young people turning into new home buyers, causing more housing demand. How does this wave of demand align with the other lump on the other side(baby boomers), who I'm guessing will be croaking at about the same time, freeing up housing units?

Den-Den is trying to troll and seems to be a failure.
What if economic geniuses had invested in Home Depot,Apple,Microsoft ,etc.,etc.?
They have become so rich they don't post on patnet,better things to do.

"My goal is to provide a free and open discussion..." & when my feelings are hurt I criticize free speech & those sites that support freedom.
Criticism can't be condemned when it's is spoken by the brilliant.

Gary Anderson says

This girl has one arm the length of a gorilla.

Isn't that racist?

Dennis Baughn says

errc says

And here you still are

Not for long. My work here is almost done :)

I don't think your work here is done at all. I enjoy your trolling very much. Some of your points I've never seen or heard before. You, sir are a true ground breaker. Seriously new ideas here, AND consistent too! Patrick could we pin this gem of a thread to the top of the site?

One last thing Dennis, may I have your permission to reproduce some of your posts? I've taken the trouble to print them out at a greatly enhanced size for my study wall. Whereupon I expect to gaze at them regularly when in need of inspiration.

Let's keep this thread alive!

c1561490 says

(baby boomers), who I'm guessing will be croaking at about the same time, freeing up housing units?

This is a theme a lot people have been using for a massive push up in supply for some time

Harry Dent crowd is predicting a massive 42%-67% decline in home prices based on this thesis

However, natural supply post 1996 ... has kept inventory under 6 months outside of 1 period

2006-2011 ... Feb of 2006 was the first time in the recent 20 year period that we got over 6 months of supply.

The recent economic conference I went to, the 2nd panel I was speaking at was all about the future of home prices with economist and other data analyst. We all have our own models.

However, the one that I can show later when I get the video and article written up

Post 1996 due to big price deviation gains has prevented move up buyers from moving more freely because it's hard to catch a higher price with more net equity

So, longer owners is a theme keeps supply at bay... housing starts shouldn't have been taken off in this cycle ...due to the lack of real strong demand.

Heh, Heh, the fleshlight thread was one of the funniest on Patnet, definitely a Patnet Classic.

He didn't admit to anything dick nose. Bill Clinton shook down a Saudi prince for 20 million.

Logan Mohtashami says

housing starts shouldn't have been taken off in this cycle ...due to the lack of real strong demand.

but they did...

SubOink says

but they did...

Housing starts have had their worst demand curve ever, in fact the biggest complaint in housing has been why haven't starts taken off.

The head economist and the conference with me, we both agreed on this thesis

Due to the over investment thesis of the previous cycle and the single worst demand curve on record for housing by a long shoot too, no reason for starts to have taken off.

A lot people in other economic conference that I attended were all in the camp of 1.5 Million easily by 2015 at the latest...

That's now how housing economics work ... adjust to demographics and demand curve

It's why I wrote that one article

Demographics & Housing Starts

https://loganmohtashami.com/2016/05/22/demographics-housing-starts/

New homes sales today, in year 8 of the cycle is basically where you would see at the end curve of a recession ...

There is no reason why starts should be booming with our demographics in this cycle

One of the reasons why the rate of growth slowed down this year is that the mutifamily boom has cooled off

YTD single family is up 10.8%
YTD multifamily even with this last big print ... -1.8% YTD

total starts back to back years in year 7 and 8 will be under 1,200,000 ( higher this year than last for sure)

If I said that to anyone 3,4,5,6 or 7 years ago, nobody, not one economist, housing economist, data analyst would have believed for a second.

Logan Mohtashami says

Heraclitusstudent says

That will make a lot of homeless people if we don't build affordable homes.

Wait until 2020-2024 this isn't the cycle for housing starts and affordable housing

There is a lot of demand now, which is not satisfied.
What makes you think, new demand coming from millennials will be satisfied in 2020.

Heraclitusstudent says

There is a lot of demand now, which is not satisfied.

Mortgage demand has had it's worse demand curve ever recorded in U.S. history ... cash buyers have had their best demand curve ever, by a long shot too, which makes sense with the distress supply out there

2014 adjusting to population was the lowest levels ever recorded, that is a year 5 data line with rates under 5%

If you didn't have the extra % cash buyers, you wouldn't even have too many prints of existing homes sales over 4.5 million

New homes on the other hand

A chart speaks for itself

155 Million plus working
43 year lows in unemployment claims
Lowest interest rate curve, ever in U.S. history

You're not even going to finish over 600K in year 8 with 3 years of miss sales estimate 2 by double digits with higher monthly supply from 2012-2016 than any period from 1999-2005

With all that said, demographics matter, economic equilibrium matters

In the next cycle you have these

1. Better home ownership age demographic

2. More solid middle base.. = better first time owner profile without the 6 million plus loans in delinquency, foreclosures, etc etc

3. College educated dual incomes families

- rent
- date
- mate
- marry

3.5 years plus = kids be much higher in years 2020-2024

Adjusting to demographics, ages 30-34 the M's have been buying and actually make up over 50% of the homes bought now in the cycle.

M's are now breaching that key age 30-34 level, that group, those who are educated and skilled are buying.

Question really is ...

How much volume traction can you get on the new home purchase side of the equation, existing homes are much cheaper and have a geographic advantage over new homes.

Because new homes are big and expensive, if the builders build more smaller homes which we have seen recently, that's a plus plus for housing...

This chart right here is the most bullish chart for housing I can think off for the new home sector

You want to see a cool down in median sales price growth which is a make shift model pricing from lower priced homes, that's what you need to break over 775K of total new home sales.

You have a low bar to beat on new home sales until you get to 675K-775K ... after that you're going to need to earn it ... 2 years until that 675K -775K is the starting point at minimum.. could take 3-4 years