Seattle Bubble

News & discussion about real estate & the housing bubble in the Seattle area.

Seattle Bubble - News & discussion about real estate & the housing bubble in the Seattle area.

Entries Tagged as 'tax revenues'

Plummetting Real Estate Excise Tax Revenue Drags on City, State

By The Tim on April 14th, 2009 at 9:53 AM · 9 Comments

According to a pair of reports released yesterday, the real estate slowdown is still a serious drag on state and local revenues, thanks to significant sagging in real estate excise tax collections.

From the latest state revenue collection report (pdf):

Collections [for the March 11, 2009 – April 10, 2009 collection period] were $8.7 million (17.8%) below the March forecast.

Most of the forecast variance was in the real estate excise tax (REET), which came in $7.9 million (29.4%) below the forecast.

March REET taxable activity reported by the counties is down 47.5% year-over-year.

Meanwhile, the city of Seattle announced a series of cuts (pdf) to attempt to close the rather large budget hole created by flagging excise tax collections. The kicker is on page 8:

Cumulative Reserve Subfund (REET) Status

If I’m interpreting this document correctly, that’s an over $20 million budget shortfall—almost 30%—entirely due to real estate excise taxes (REET). Ouch.

The good news is now that home prices are approaching reasonable levels again, sales volume is likely to pick up, which will bring excise tax collections up as well.

Hat Tips to West Seattle Blog and The Olympian’s Politics Blog.

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Slow Sales Continue to Drag Down State Revenue

By The Tim on March 11th, 2009 at 10:58 AM · 17 Comments

Dramatically slumping real estate sales across Washington State continue to drag down State revenues, adding to an already bleak budget picture.

From the latest state revenue collection report (pdf):

Taxable real estate activity remained weak in February. Real estate tax activity reported by the counties was 56.4 percent below their year-ago level. January receipts had declined 47.1 percent year-over-year. Taxable real estate activity has declined twenty-five of the last twenty-seven months on a year-over-year basis.

The weakness in real estate activity is evident both in the number of transactions and in the value per transaction. A breakdown of the number of transactions and value per transaction is not available for February but for the month of January the number of transactions was 19.4 percent below the year-ago level while the average value per transaction declined 34.4 percent. The number of transactions has declined on a year-over-year basis thirty-seven of the past thirty-eight months. The value per transaction has declined on a year-over-year basis for sixteen of the last seventeen months.

Although real estate excise tax revenues came in 5% higher than forecast for February, they made up just 3.8% of the total General Fund-State revenue.

Compare this to the March 2007 Economic and Revenue Forecast (pdf):

The real estate excise tax is the General Fund-State’s fourth largest revenue source. Real estate excise tax receipts are expected to increase 44.9 percent in the 2005-07 biennium compared to 17.6 percent for total GFS revenue. Revenue from the real estate excise tax is expected to account for 7.0 percent of GFS revenue in the 2005-07 biennium, up from 5.7 percent in the 2003-05 biennium and 4.1 percent in the 2001-03 biennium. Next biennium the real estate excise tax is expected to account for 6.0 percent of total GFS revenue.

Slumping RE excise taxes are by no means the primary cause of our state’s budget woes, but they certainly aren’t helping matters. It would appear that perhaps it wasn’t such a good idea to make plans based on an ever-increasing number of real estate transactions. Who knew.

Hat Tip: Adam Wilson @ The Olympian

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Poll: Which debt-encouraging tax benefit would you most like to eliminate?

By The Tim on March 1st, 2009 at 12:05 AM · 12 Comments

Please vote in this poll using the sidebar.

Which debt-encouraging tax benefit would you most like to eliminate?

  • Capital gains tax excemption for home sales. (7%, 16 Votes)
  • Mortgage interest deduction. (5%, 11 Votes)
  • Home equity loan interest deduction. (34%, 83 Votes)
  • Deductability of points paid on mortgage. (2%, 6 Votes)
  • $8,000 tax credit for first-time buyers. (8%, 19 Votes)
  • All of the above. (31%, 76 Votes)
  • None of the above. (13%, 32 Votes)

Total Voters: 242


This poll will be active and displayed on the sidebar through 03.07.2009.

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Local Companies Tighten Belts, King County Cuts Jobs

By The Tim on October 14th, 2008 at 1:02 PM · 41 Comments

As the far-reaching economic consequences of the popping of the housing/credit bubble unfold, local governments are feeling the pain. Snohomish County faces a $9 million shortfall for 2009, forcing a hiring freeze. While down in King County, Ron Sims just announced that 255 jobs will be cut.

Financially ailing King County will send layoff notices to as many as 255 employees today, on top of 150 jobs already eliminated.

Paring next year’s general fund to $644 million, Sims said, meant cutting $93 million from what would have been needed to maintain current levels of government service.

The budget is out of whack because revenues from sales tax and investments have dropped while the cost of employee benefits, cost-of-living adjustments, fuel and new labor contracts have risen.

One large factor in the drop of sales tax revenues is probably the end of the housing ATM. As documented at Calculated Risk, Mortgage Equity Withdrawal plunged to near zero in the second quarter 2008.

Mortgage Equity Withdrawal

Seattle Times columnist Jon Talton runs through some more ways that the economic crunch is weighing on Seattle.

In recent days, the gravity of the crisis for the Puget Sound region may have been overshadowed by the gut-wrenching gyrations of the stock market — itself a marker for the lost wealth in a place heavily populated by investors. But Microsoft’s announcement of re-evaluating its hiring situation is very big. Boeing and the striking Machinists, seeing the gravity of the moment, are talking again.

Nordstrom same-store sales falling nearly 10 percent in the five weeks ending Oct. 4 is a warning for what’s to come for other retailers based here. As retirement nest eggs are vaporized, jobs lost and houses foreclosed, those vaunted consumers can no longer prop up the economy.

Nor can we count on exports. The world economy is slamming into a recession, and last week the International Monetary Fund warned of “extremely serious” consequences, including famine.

Yikes. I guess when folks were going around touting Seattle’s economy as special and stronger than elsewhere, they didn’t really consider the far-reaching effects of the bursting bubble. The bottom line seems to be that this mess runs deeper than anyone really realized.

(Keith Ervin, Seattle Times, 10.14.2008)
(Calculated Risk, 10.06.2008)
(Jon Talton, Seattle Times, 10.12.2008)

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Gregoire Ignored Budget Warnings, Now Faces the Consequences

By The Tim on October 13th, 2008 at 11:48 AM · 68 Comments

I usually try to avoid getting into political issues on here, but something has come up that I simply cannot ignore. A few days ago the Seattle P-I posted videos from Christine Gregoire and Dino Rossi where each candidate makes the case on why you should vote for them. As I was watching Christine Gregoire’s 4-minute pitch, I was dumbfounded by the egregious claims she was making regarding the state budget.

Since housing has been such a large part of the state economy over the last few years, I have been paying attention to these issues for some time now. Frankly, I am appalled that Christine Gregoire would make the blatently false statements she offered in her video as reasons to vote for her, and I feel that it is relevant to bring them to light here.

Claim: “I balanced the budget … I’ve turned it into a surplus.”

Christine Gregoire claims that she single-handedly took a $2.2 billion projected deficit for the 2005-2007 biennium and turned it into a surplus.

Reality: The budget practically balanced itself.

Two-year state tax revenues increased $5.3 billion between 2005 and 2007 (source: Washington State Department of Revenue), thanks to the booming economy including huge increases in property tax and real estate excise tax collections. Meanwhile, Gregoire has increased spending by $8 billion (source: Seattle Times). The budget was balanced despite Christine Gregoire, not because of anything she accomplished.

Real Estate Tax Collections Soared
Click to enlarge

Claim: “No corner of America has been able to avoid the failed economic policies of Washington, DC.”

When discussing the projected $3.2 billion deficit for the 2009-2011 budget, Christine Gregoire puts the blame on George Bush.

Reality: Gregoire ignored repeated warnings from the state’s top economist that the housing-fueled boom in the state economy was temporary and revenues would be returning to lower levels soon.

Here’s what Washington’s Chief Economist ChangMook Sohn was saying while Gregoire was increasing spending $8 billion in four years:

November 2005 – “There are many signs that housing is peaking.”
June 2006 – “We can’t assume that this hot economy can continue into the next biennium.”
November 2006 – “The expected cooling of Washington’s once-torrid housing and construction sector is under way.” (AP paraphrase)
September 2007 – “Some slowdown is inevitable.”

Chief Economist ChangMook Sohn issued repeated warnings to exercise caution.
Click to enlarge

Christine Gregoire says that she “‘inherited a 2.2 billion dollar deficit.” In reality what she inherited was a booming real estate market that helped total tax revenue to increase by 22% in just three years. However, because she ignored the advice of Chief Economist Sohn, the state must now make difficult cuts such as a hiring freeze (source: Seattle Times) and an across-the-board one percent cut (source: Seattle Times).

Furthermore, does anyone remember back in January, when Gregoire said this:

I’m struggling to get the message out to Washingtonians. The economy is strong. Buy your home. There is no good reason for a slowing of home purchasing in the state of Washington today.

Since Gregoire gave the advice that everybody jump into a declining housing market, median prices have declined 7%, state unemployment has increased 33% from 4.5% to 6.0%, the stock market has fallen 20%, and the failure / sale of WaMu has caused our state to lose its only major national bank. If anyone actually jumped into the housing market based on Gregoire’s advice in January, they’re probably wishing they hadn’t right now.

Gregoire's Housing Advice
Click to enlarge

I bring these things up not to tell you who to vote for, but simply to point out the nonsense malarkey that Gregoire has been spouting regarding the state budget. The bottom line is that during the boom years she had the choice to exercise caution and restraint or to go on a spending spree. She chose the spending spree despite the warnings of Chief Economist Sohn, and now we’re facing the consequences.

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RE Bust Leads to 16% Capital Fund Deficit in Tacoma

By The Tim on September 3rd, 2008 at 9:48 AM · 24 Comments

The Tacoma News Tribune reports on a $7.2 million shortfall in the city budget, thanks to a 36% drop in expected real estate taxes:

The City of Tacoma may have to delay or slow construction on some projects in order to patch a projected $7.2 million shortfall from real estate taxes this budget cycle.

The shortfall represents a 36 percent drop from what the city expected to generate from real estate taxes: Officials budgeted for about $19 million of the $45 million fund from real estate taxes this biennium, but now project only about $12 million will come by the end of the year.

The drop comes because of a slower real estate market: Taxes collected from real estate sales are lower than expected, meaning there likely won’t be enough money to cover the projects slated for this biennium.

On the list of possible cuts, according to City Manager Eric Anderson: deferring maintenance on City Hall, and eliminating $400,000 for major repairs to city buildings and seismic upgrades to fire stations around the city.

Anderson told the City Council during an August study session that the city could also buoy the capital budget with funds from other areas, but that could be a dangerous proposition if the market doesn’t bounce back.

Hey no worries. It’s probably a safe bet to assume things will bounce back any day now. I hear we’ve been at the bottom since February or so.

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