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A house-for-sale sign is seen inside the Washington DC Beltway in Annandale, Virginia January 24, 2016. (Photo: Reuters)

A house-for-sale sign is seen inside the Washington DC Beltway in Annandale, Virginia January 24, 2016. (Photo: Reuters)

The Federal Housing Finance Agency (FHFA) said Thursday the House Price Index (HPI) rose 0.7 in April, slightly beating the 0.6 median forecast. House prices rose 6.8% during the 12 months proceeding and including April, the strongest reading in 3 years.

For the 9 census divisions, seasonally adjusted monthly price changes from March 2017 to April 2017 ranged from -0.1% in the East South Central division to +1.6% in the West South Central division. The 12-month changes were all positive, ranging from +4.7% in the West North Central division to +8.9% in the Mountain division.

The FHFA monthly HPI is calculated using home sales price information from mortgages sold to, or guaranteed by, Fannie Mae and Freddie Mac.

The Federal Housing Finance Agency (FHFA) said

Jobless claims, an application for first-time unemployment benefits. (Photo: Reuters)

Jobless claims, an application for first-time unemployment benefits. (Photo: Reuters)

The Labor Department reported on Thursday that first-time jobless claims benefits were largely unchanged for the week ending June 17, 2017. The advance figure for seasonally adjusted initial claims was 241,000, a slight gain of 3,000 from the previous week’s revised level and roughly on par with estimates.

Continuing claims that lag by a week were also little changed at 1.944 million, indicating an unusually strong labor market.

The previous week’s level was also revised up by 1,000 from 237,000 to 238,000 and no state was triggered “on” the Extended Benefits program during the week ending June 3.

The 4-week moving average–widely considered a better gauge–was 244,750, an increase of 1,500 from the previous week’s revised average. The previous week’s average was revised up by just 250 from 243,000 to 243,250.

The highest insured unemployment rates in the week ending June 3 were in Puerto Rico (2.9), Alaska (2.7), New Jersey (2.2), California (2.0), Connecticut (2.0), Pennsylvania (1.8), Illinois (1.7), Massachusetts (1.7), Nevada (1.7), and Rhode Island (1.6).

The largest increases in initial claims for the week ending June 10 were in California (+6,409), Pennsylvania (+5,305), Florida (+2,398), Texas (+1,922), and Georgia (+1,569), while the largest decreases were in Tennessee (-1,036), Arkansas (-956), Ohio (-829), Missouri (-541), and New Mexico (-419).

[caption id="attachment_55642" align="aligncenter" width="1200"] Jobless claims, an

[brid video=”147719″ player=”2077″ title=”Conway OutOfTouch Media Democrats Have a ‘Russian Concussion'”]

Kellyanne Conway, senior counselor to President Trump, said the media and Democrats have a “Russian concussion,” out-of-touch with the concerns of Americans.

In an interview with Sean Hannity on Wednesday night, Conway, who also served as the President Trump’s campaign manager, said the special election for Georgia’s 6th Congressional District reaffirmed the Trump agenda.

Kellyanne Conway, senior counselor to President Trump,

U.S. President Donald Trump speaks during a rally at the U.S. Cellular Center in Cedar Rapids, Iowa, U.S. June 21, 2017. (Photo: Reuters)

U.S. President Donald Trump speaks during a rally at the U.S. Cellular Center in Cedar Rapids, Iowa, U.S. June 21, 2017. (Photo: Reuters)

President Donald J. Trump will ask Congress to pass a 5-year ban on new immigrants receiving welfare and other public assistance programs. The President on Wednesday in Grand Rapids, Iowa, made the announcement to a sold-out crowd at a campaign-style rally in Grand Rapids, Iowa, marking the first time he has returned to the Hawkeye State since taking office.

“The time has come for new immigration rules that say … those seeking immigration into our country must be able to support themselves financially and should not use welfare for a period of at least five years,” President Trump.

The proposal will be modeled after the Personal Responsibility and Work Opportunity Reconciliation Act of 1996, which was rolled back by the Bush and Obama administrations. It allows federal authorities to deport immigrants who become public dependents within five years of their arrival.

However, President Trump’s proposal will also name additional categories of federal benefits that are off-limits to immigrants. As of now, states largely determine eligibility for local public assistance programs. While foreigners with non-immigrant visas and those who don’t have legal status are considered to be prohibited from collecting benefits, studies indicate that isn’t the case in practice.

The Trump Administration cites a 2015 study from the Center for Immigration Studies (CIS) that found 51% of immigrant-headed households receive some form of welfare or public assistance. That’s juxtaposed to just 30% among non-immigrant families. The study has been disputed by open-door critics who say it does not take into account all variables.

The White House said the policy change was initially being considered in an executive order, but that they wanted to have both congressional approval and public debate.

It would also prevent the admission of people who are likely to become so-called “public charges” within five years of their arrival, which has been standing U.S. immigration law for over a century. It permits the government to disallow entry to individuals who are likely to seek public assistance.

President Trump, who made immigration a major issue during the campaign that ended in his electoral vote landslide, will strengthen “public charge” rules and ensure that they are enforced, the administration said.

President Donald J. Trump will ask Congress to

President Donald Trump arrives on stage to speak at the U.S. Cellular Center in Cedar Rapids, Iowa, Wednesday, June 21, 2017. This is Trump's first visit to Iowa since the election. (Photo: AP)

President Donald Trump arrives on stage to speak at the U.S. Cellular Center in Cedar Rapids, Iowa, Wednesday, June 21, 2017. This is Trump’s first visit to Iowa since the election. (Photo: AP)

President Donald J. Trump took a victory lap during his first trip back to Iowa since he was elected in November, telling Democrats it’s time to get positive. The President covered a range of topics from healthcare to solar power along the promised wall along the U.S.-Mexican border.

“It’s always terrific to be able to leave that Washington swamp and be with real, hard-working people,” President Trump told the sold-out crowd.

He congratulated Karen Handel and Ralph Norman, who won special elections for Georgia’s 6th Congressional District and South Carolina’s 5th Congressional District, respectively. The President slammed Democrats for being “obstructionists” and told them it’s time to get “positive” and come to the table.

“They thought they were going to win last night in Atlanta,” he said. “They spent $30 million on this kid who forgot to live in the district. They need to be positive. They can’t continue to be obstructionists. That’s all they have going.”

Senate Republicans are expected to unveil their healthcare plan at the end of the week and President Trump, who has been pushing a more compassionate bill, predicted the American people would like what they see.

“I hope we are going to surprise you with a really good plan,” he said. “I’ve been talking about a plan with heart. I said, ‘Add some money to it!’

The President also unveiled his plan to eliminate welfare for new immigrants. While Democrats will no doubt oppose the measure, former president Bill Clinton signed on to the same exact policy during welfare reform in the 1990s and touted it in his state of the union address.

Agriculture Secretary Sonny Perdue and Commerce Secretary Wilbur Ross joined the President as part of their greater effort to underscore the importance of technology. It was also a sendoff for Iowa Gov. Terry Branstad, the nation’s longest serving governor who will leave on June 26 to serve as Ambassador to China in the Trump Administration.

President Trump called the governor, an early supporter during the campaign, “a legend” and “one great man.”

“We’ve had a very good relationship with China,” President Trump said, “and I do like President Xi. I wish we would have a little more help with respect to North Korea from China, but that doesn’t seem to be working out.”

President Donald Trump took a victory lap

PHOTO: Burton Police Officers gather at Bishop International Airport, June 21, 2017. (Photo: AP)

PHOTO: Burton Police Officers gather at Bishop International Airport, June 21, 2017. (Photo: AP)

A police officer at Bishop International Airport in Flint, Michigan, was stabbed by a suspect shouting “Allahu Akbar” in what officials are calling “an act of terror.” Federal Bureau of Investigation (FBI) Special Agent in Charge David P. Gelios said at a news conference the suspect was Amor Ftouhi, a 50-year-old Canadian citizen who referenced people being killed in Syria, Iraq and Afghanistan.

Special Agent Gelios said also said Ftouhi was motivated to come to the airport and conduct this terrorist attack out of a “hated of the United States,” He legally entered the U.S. at Lake Champlain in New York on June 16, and then made his way to Flint.

The Islamic State (ISIS) has been calling for a surge in terror attacks to coincide with “Laylat al-Qadr,” or the “Night of Power,” which marks the night during the holy month of Ramadan that Muslims believe the Prophet Muhammad received the first revelations of the Quran.

It is Islam’s holiest day. Law enforcement officials and ant-terror forces around the world were put on high alert.

“I want to assure all our law enforcement across the nation, any attack on someone who serves and protects our citizens will be investigated and prosecuted to the fullest extent of the law,” Attorney General Jeff Sessiosn said in a statement. “I am proud of the swift response from the FBI and our federal prosecutors and their partnership with local police and the Canadian authorities. Our prayers are with the officer and his family for a full recovery.”

Last year, the Night of Power fell on July 2 and the Islamic State sent a message urging following to cause “calamity everywhere for the nonbelievers.” That order was carried out, as the night was terrorized by a surge of deadly attacks.

Ftouhi used a 12-inch knife with an 8-inch serrated blade to stab Officer Neville said something similar to “you have killed people in Syria, Iraq, and Afghanistan, and we are all going to die” as he was being arrested.

Flint Airport Director of Public Safety Christopher Miller said Mr. Neville is in “satisfactory condition” and is now “doing fine.” He added that Mr. Neville “fought him till the end,” meaning until other officer’s were able to handcuff the suspect.

The suspect who shouted "Allahu Akbar" before stabbing

For Sale sign outside the U.S. Capitol Building in Washington, D.C. (Graphic Illustration)

For Sale sign outside the U.S. Capitol Building in Washington, D.C. (Graphic Illustration)

I don’t know if Dr. Seuss would appreciate my title, which borrows from his children’s classic. But given how I enjoy comparative rankings, I couldn’t help myself after perusing a new study from WalletHub that ranks states on their independence (or lack thereof).

Being a policy wonk, what really caught my attention was the section on government dependency, which is based on four criteria.

As you can see, the four factors are not weighted equally. The “federally dependent states” variable is considered four times as important as any of the other variables.

That’s important, to be sure, but is it really more important (or that much more important) than the other categories?

Moreover, I’m not sure the “tax freedom day” variable is a measure of dependency. What’s really captured by this variable, given the way the tax code doesn’t tax low-income people and over-taxes high-income people, is the degree to which state have lots of rich people or poor people. But that’s not a measure of dependence (particularly if the rich people stole money instead of earning it).

But I’m quibbling. I might put together a different formula with some different variables, but WalletHub has done something very interesting.

And if we look at their 25 least-dependent states, you see a very interesting pattern. Of the 10-most independent states, only three of them are Trump-voting red states (Kansas, Nebraska, and Utah).

The other seven are blue states. And some of them – such as Illinois, New Jersey, and California – are dark blue states.

And the #11 and #12 states also were Hillary states as well.

Which raises an interesting question. Why are voters in those states in favor of big government when they don’t disproportionately benefit from handouts?

Are they culturally left-wing, putting social issues above economic issues?

Or are they motivated by some issue involving foreign policy and/or defense?

Or maybe masochistic?

Beats me.

By the way, the WalletHub email announcing the report included a very interesting factoid that may explain why Hillary lost Pennsylvania.

Pennsylvania has the lowest percentage of government workers (local, state and federal), at 10.8 percent. Alaska has the nation’s highest percentage, at 25.1 percent.

Though I can’t see those details in the actual report, which is disappointing. I’d like to see a ranking of the states based solely on the number-of-bureaucrats criteria (we have data comparing countries, for those interested).

Now let’s shift to the states that have the highest levels of dependency.

If you look at the bottom of the final image, you’ll notice that it’s a reverse of the top-10. Seven of the most-dependent states are red states that voted for Trump.

Only New Mexico, Oregon, and Maine supported Hillary (and Trump actually won one-fourth of Maine’s electoral votes).

So this raises a separate question. Are red state people voting against their interests? Should they be voting for politicians who will further expand the size and scope of government so they can get even more goodies from Uncle Sam?

For what it’s worth, a leftist actually wrote a book entitled What’s the Matter with Kansas, which examined why the people of the Sunflower State weren’t voting for statism.

Well, part of the answer may be that Kansas is one of the most independent states, so perhaps the author should have picked another example.

But even if he had selected Mississippi (#49), I suspected the answer is that low-income people don’t necessarily think that it’s morally right to steal money from other states, even if the loot is laundered through Washington.

In other words, people is those states still have social capital or cultural capital.

It’s also possible, of course, that voters in red states with lots of dependency (at least as measured by WalletHub) are instead motivated by cultural issues or foreign policy issues.

There’s even a very interesting study from Professor Alesina at Harvard, which finds that ethnically diverse jurisdictions can be more hostile to redistribution (and homogeneous societies like the Nordic nations are more supportive of a large welfare state).

And since many of the red states at the bottom of the rankings also happen to be states with large minority populations, perhaps that’s a partial explanation.

Though California has a very large minority population as well, yet it routinely votes for more redistribution.

The bottom line is that we probably can’t draw any sweeping conclusions from this data.

Though it leaves me even more convinced that the best approach is to eliminate all DC-based redistribution and let states decide how much to tax and how much to spend. In other words, federalism.

A new study from WalletHub ranks states based upon

Gov. Sam Brownback signs a welfare reform bill into law in Topeka, Kan., Thursday, April 16, 2015. (Photo: AP)

Gov. Sam Brownback signs a welfare reform bill into law in Topeka, Kan., Thursday, April 16, 2015.
(Photo: AP)

Leftist don’t have many reasons to be cheerful. Global economic developments keep demonstrating (over and over again) that big government and high taxes are not a recipe for prosperity. That can’t be very encouraging for them.

They also can’t be very happy about the Obama presidency. Yes, he was one of them, and he was able to impose a lot of his agenda in his first two years. But that experiment with bigger government produced very dismal results. And it also was a political disaster for the left since Republicans won landslide elections in 2010 and 2014 (you could also argue that Trump’s election in 2016 was a repudiation of Obama and the left, though I think it was more a rejection of the status quo).

But there is one piece of good news for my statist friends. The tax cuts in Kansas have been partially repealed. The New York Times is overjoyed by this development.

The Republican Legislature and much of Kansas has finally turned on Gov. Sam Brownback in his disastrous five-year experiment to prove the Republicans’ “trickle down” fantasy can work in real life — that huge tax cuts magically result in economic growth and more, not less, revenue. …state lawmakers who once abetted the Brownback budgeting folly passed a two-year, $1.2 billion tax increase this week to begin repairing the damage. …It will take years for Kansas to recover.

And you won’t be surprised to learn that Paul Krugman also is pleased.

Here’s some of what he wrote in his NYT column.

…there was an idea, a theory, behind the Kansas tax cuts: the claim that cutting taxes on the wealthy would produce explosive economic growth. It was a foolish theory, belied by decades of experience: remember the economic collapse that was supposed to follow the Clinton tax hikes, or the boom that was supposed to follow the Bush tax cuts? …eventually the theory’s failure was too much even for Republican legislators.

Another New York Times columnist did a victory dance as well.

The most momentous political news of the past week…was the Kansas Legislature’s decision to defy the governor and raise income taxes… Kansas, under Gov. Sam Brownback, has come as close as we’ve ever gotten in the United States to conducting a perfect experiment in supply-side economics. The conservative governor, working with a conservative State Legislature, in the home state of the conservative Koch brothers, took office in 2011 vowing sharp cuts in taxes and state spending, except for education — and promising that those policies would unleash boundless growth. The taxes were cut, and by a lot.

Brownback’s supply-side experiment was a flop, the author argues.

The cuts came. But the growth never did. As the rest of the country was growing at rates of just above 2 percent, Kansas grew at considerably slower rates, finally hitting just 0.2 percent in 2016. Revenues crashed. Spending was slashed, even on education… The experiment has been a disaster. …the Republican Kansas Legislature faced reality. Earlier this year it passed tax increases, which the governor vetoed. Last Tuesday, the legislators overrode the veto. Not only is it a tax increase — it’s even a progressive tax increase! …More than half of the Republicans in both houses voted for the increases.

If you read the articles, columns, and editorials in the New York Times, you’ll notice there isn’t a lot of detail on what actually happened in the Sunflower State. Lots of rhetoric, but short on details.

So let’s go to the Tax Foundation, which has a thorough review including this very helpful chart showing tax rates before the cuts, during the cuts, and what will now happen in future years (the article also notes that the new legislation repeals the exemption for small-business income).

We know that folks on the left are happy about tax cuts being reversed in Kansas. So what are conservatives and libertarians saying?

The Wall Street Journal opined on what really happened in the state.

…national progressives are giddy. Their spin is that because the vote reverses Mr. Brownback’s tax cuts in a Republican state that Donald Trump carried by more than 20 points, Republicans everywhere should stop cutting taxes. The reality is more prosaic—and politically cynical. …At bottom the Kansas tax vote was as much about unions getting even with the Governor over his education reforms, which included making it easier to fire bad teachers.

And the editorial also explains why there wasn’t much of an economic bounce when Brownback’s tax cuts were implemented, but suggests there was a bit of good news.

Mr. Brownback was unlucky in his timing, given the hits to the agricultural and energy industries that count for much of the state economy. But unemployment is still low at 3.7%, and the state has had considerable small-business formation every year since the tax cuts were enacted. The tax competition across the Kansas-Missouri border around Kansas City is one reason Missouri cut its top individual tax rate in 2014.

I concur. When I examined the data a few years ago, I also found some positive signs.

In any event, the WSJ is not overly optimistic about what this means for the state.

The upshot is that supposedly conservative Kansas will now have a higher top marginal individual income-tax rate (5.7%) than Massachusetts (5.1%). And the unions will be back for another increase as spending rises to meet the new greater revenues. This is the eternal lesson of tax increases, as Illinois and Connecticut prove.

And Reason published an article by Ben Haller with similar conclusions.

What went wrong? First, the legislature failed to eliminate politically popular exemptions and deductions, making the initial revenue drop more severe than the governor planned. The legislature and the governor could have reduced government spending to offset the decrease in revenue, but they also failed on that front. Government spending per capita remained relatively stable in the years following the recession to the present, despite the constant fiscal crises. In fact, state expenditure reports from the National Association of State Budget Officers show that total state expenditures in Kansas increased every year except 2013, where expenditures decreased a modest 3 percent from 2012. It should then not come as a surprise that the state faced large budget gaps year after year. …tax cuts do not necessarily pay for themselves. Fiscal conservatives, libertarians, …may have the right idea when it comes to lowering rates to spur economic growth, but lower taxes by themselves are not a cure-all for a state’s woes. Excessive regulation, budget insolvency, corruption, older demographics, and a whole host of other issues can slow down economic growth even in the presence of a low-tax environment.

Since Haller mentioned spending, here’s another Tax Foundation chart showing inflation-adjusted state spending in Kansas. Keep in mind that Brownback was elected in 2010. The left argued that he “slashed” spending, but that assertion obviously is empty demagoguery.

Now time for my two cents.

Looking at what happened, there are three lessons from Kansas.

  1. A long-run win for tax cutters. If this is a defeat, I hope there are similar losses all over the country. If you peruse the first chart in this column, you’ll see that tax rates in 2017 and 2018 will still be significantly lower than they were when Brownback took office. In other words, the net result of his tenure will be a permanent reduction in the tax burden, just like with the Bush tax cuts. Not as much as Brownback wanted, to be sure, but leftists are grading on a very strange curve if they think they’ve won any sort of long-run victory.
  2. Be realistic and prudent. It’s a good idea to under-promise and over-deliver. That’s true for substance and rhetoric.
    1. Don’t claim that tax cuts pay for themselves. That only happens in rare circumstances, usually involving taxpayers who have considerable control over the timing, level, and composition of their income. In the vast majority of cases, tax cuts reduce revenue, though generally not as much as projected once “supply-side” responses are added to the equation.
    2. Big tax cuts require some spending restraint. Since tax cuts generally will lead to less revenue, they probably won’t be durable unless there’s eventually some spending restraint (which is one of the reasons why the Bush tax cuts were partially repealed and why I’m not overly optimistic about the Trump tax plan).
    3. Tax policy matters, but so does everything else. Lower tax rates are wonderful, but there are many factors that determine a jurisdiction’s long-run prosperity. As just mentioned, spending restraint is important. But state lawmakers also should pay attention to many other issues, such as licensingregulation, and pension reform.
  3. Many Republicans are pro-tax big spenders. Most fiscal fights are really battles over the trend line of spending. Advocates of lower tax rates generally are fighting to reduce the growth of government, preferably so it expands slower than the private sector. Advocates of tax hikes, by contrast, want to enable a larger burden of government spending. What happened in Kansas shows that it’s hard to starve the beast if you’re not willing to put government on a diet.

By the way, all three points are why the GOP is having trouble in Washington.

The moral of the story? As I noted when writing about Belgium, it’s hard to have good tax policy if you don’t have good spending policy.

CATO economist Dan Mitchell lays out three

Bernie Sanders stands at the podium on stage during a walk through before the start of the Democratic National Convention in Philadelphia, Pennsylvania on July 25, 2016. (Photo: SS)

Bernie Sanders stands at the podium on stage during a walk through before the start of the Democratic National Convention in Philadelphia, Pennsylvania on July 25, 2016. (Photo: SS)

Back in 2014, I wrote a column asking my leftist friends two very serious questions. And I often repeat these questions when debating proponents of bigger government.

  • Can you name a nation that became rich with statist policies?
  • Can you name a nation that with interventionism and big government that is out-performing a similar nation with free markets and small government?

I’ve yet to receive a good answer to either question. Many leftists point to certain European welfare states, but I debunk that claim by pointing out that those nations became rich when government was very small (about 10 percent of GDP, about one-half the size of the current Hong Kong and Singapore public sectors).

Others point to rapid growth in China, but that’s rather silly since improvements in that country’s economy are the result of partial liberalization. In any event, it’s not that difficult to have rapid growth rates when starting from a very low level. But even with a couple of decades of good growth, living standards in China are still relatively low.

So my challenge remains. I want a leftist (or anybody) to identify a successful statist nation, but I’m not holding my breath for good answers.

Yet even though the real-world evidence against big government is so strong, it’s rather baffling that many young people are drawn to that coercive ideology and disturbing that a non-trivial number of voters favor this failed form of statism.

The London-based Institute for Economic Affairs has released a video on the false allure of socialism.

I suppose a caveat might be appropriate at this stage.

Socialism has a technical definition involving government ownership of the means of production and central planning of the economy.

But most people today think socialism is big government, with business still privately owned but with lots of redistribution and intervention (I’ve argued, for instance, that even Bernie Sanders isn’t a real socialist, and that there are big differences between countries like Sweden, China, and North Korea).

For what it’s worth, that’s actually closer to the technical definition of fascism. But I guess I’m being pedantic by wanting more precision in how terms are used.

In any event, the IEA video is spot on. If you like videos debunking socialism, I have other examples herehere, and here.

Last but not least, here’s my favorite visual from the IEA video.

Most people who claim to support socialism

A single family home is shown with a sale pending in Encinitas, California May 22, 2013. (Photo: Reuters)

A single family home is shown with a sale pending in Encinitas, California May 22, 2013. (Photo: Reuters)

The National Association of Realtors (NAR) said Wednesday that existing home sales rose 1.1% in May, while median sales prices hit a new high. Existing home sales rose to a seasonally adjusted annual rate of 5.62 million in May, up from a downwardly revised 5.56 million in April.

May’s sales pace is 2.7% higher than it was a year ago and is the third highest over the past year.

“The job market in most of the country is healthy and the recent downward trend in mortgage rates continues to keep buyer interest at a robust level,” Lawrence Yun, NAR chief economist said. “Those able to close on a home last month are probably feeling both happy and relieved. Listings in the affordable price range are scarce, homes are coming off the market at an extremely fast pace and the prevalence of multiple offers in some markets are pushing prices higher.”

The median existing home price for all housing types in May came in at $252,800, topping the high measured last June ($247,600) and up 5.8% from May 2016 ($238,900). This marks the 63rd straight month of year-over-year gains, but indications are that it will not last.

“Home prices keep chugging along at a pace that is not sustainable in the long run,” Mr. Yun added. “Current demand levels indicate sales should be stronger, but it’s clear some would-be buyers are having to delay or postpone their home search because low supply is leading to worsening affordability conditions.”

Regionally, the South leads the nation in existing home sales, up 2.2% on the month and 4.5% on the year to a 2.340 million rate. The West was up 3.4% to 1.220 million for the month and a 3.4% from last year. The Northeast, which had been lagging behind in the housing market and job market, is finally beginning to show improvement.

The region is up 6.8% on the month and 2.6% on the year at a 780,000 rate.

The Midwest was the only region in May that was negative, down 5.9% on the month and 0.8% on the year at 1.280 million.

“With new and existing supply failing to catch up with demand, several markets this summer will continue to see homes going under contract at this remarkably fast pace of under a month,” said Mr. Yun.

Economy, Business, Housing Market, National Association of

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