Economic Outlook March 17 2010 Economic Growth The

Economic Outlook March 17, 2010

Economic Growth The ending of various stimulus programs will cause growth to moderate during the middle of the year Source: U. S. Department of Commerce and Wells Fargo Securities, LLC CCIM Institute 2

Domestic Demand Real “core” GDP, or private domestic final sales, reflects the domestic economy more clearly and shows an even more modest economic recovery Source: U. S. Department of Commerce and Wells Fargo Securities, LLC CCIM Institute 3

Labor Market The labor market remains the primary concern as job losses have exceeded every post-World War II downturn Source: U. S. Department of Labor and Wells Fargo Securities, LLC CCIM Institute 4

Unemployment by County Large Portions of the United States Continue to Face Serious Unemployment Issues Unemployment Rate December 2009 Greater than 12. 5% 6. 0% to 8. 0% 10. 0% to 12. 5% Less than 6. 0% 8. 0% to 10. 0% Source: US Department of Labor and Wells Fargo Securities, LLC CCIM Institute 5

Income Proxy Income earned from work has fallen nearly 20 percent since the recession began. Declines have slowed more recently and modest growth is expected to return in 2010. Source: U. S. Department of Labor and Wells Fargo Securities, LLC CCIM Institute 6

Inventories Businesses are finally bringing inventories back in line with underlying demand Source: U. S. Department of Commerce and Wells Fargo Securities, LLC CCIM Institute 7

Equipment & Software Investment Demand for equipment and software has already turned positive and is expected to be a larger contributor to economic growth Source: U. S. Department of Commerce and Wells Fargo Securities, LLC CCIM Institute 8

Consumer Spending Core retail sales are rising more closely with after-tax income Source: U. S. Department of Commerce and Wells Fargo Securities, LLC CCIM Institute 9

Mortgage Rates Mortgage rates were pushed lower by the Fed’s intervention in the MBS market. Now that the Fed purchase program is winding down, how much will spreads widen? Source: Freddie Mac, Federal Reserve Board and Wells Fargo Securities, LLC CCIM Institute 10

Corporate Bond Spread The Baa corporate bond spread has come down substantially since the Fed began its quantitative easing policy and the stock market has rallied. What happens when the Fed stops buying MBS? Source: Federal Reserve Board, Moody’s, S&P Corp. and Wells Fargo Securities, LLC CCIM Institute 11

Homebuilding Housing starts bottomed about a year ago Source: U. S. Department of Commerce and Wells Fargo Securities, LLC CCIM Institute 12

Vacant Homes for Rent and Sale The number of vacant homes for rent has risen faster than the number of vacant homes for sale has fallen Source: U. S. Department of Commerce and Wells Fargo Securities, LLC CCIM Institute 13

Home Prices Home prices appear to have bottomed. Prices may be influenced by the persistence of various mortgage moratoriums and stimulus programs. Source: Federal Housing Finance Agency, National Association of Realtors, S&P Corp. and Wells Fargo Securities, LLC CCIM Institute 14

Home Sales Incentives for first-time homebuyers have helped drive up home sales last year. A large portion of existing sales, however, are distressed sales. Sales have since fallen back to pre-incentive levels. Source: National Association of Realtors, U. S. Department of Commerce and Wells Fargo Securities, LLC CCIM Institute 15

North Carolina Preliminary data show a modest improvement in employment Source: U. S. Department of Labor and Wells Fargo Securities, LLC CCIM Institute 16

North Carolina The unemployment rate hit a new high in December Source: U. S. Department of Labor and Wells Fargo Securities, LLC CCIM Institute 17

North Carolina Building activity will remain slow for the foreseeable future Source: U. S. Department of Commerce and Wells Fargo Securities, LLC CCIM Institute 18

Greensboro Employment conditions have started to improve modestly Source: U. S. Department of Labor and Wells Fargo Securities, LLC CCIM Institute 19

Greensboro The unemployment rate reached a record high in December Source: U. S. Department of Labor and Wells Fargo Securities, LLC CCIM Institute 20

Greensboro Housing construction activity remains at depressed levels Source: U. S. Department of Commerce and Wells Fargo Securities, LLC CCIM Institute 21

Winston-Salem The worst of job losses are likely over Source: U. S. Department of Labor and Wells Fargo Securities, LLC CCIM Institute 22

Winston-Salem The unemployment rate remains elevated Source: U. S. Department of Labor and Wells Fargo Securities, LLC CCIM Institute 23

Winston-Salem Building activity remains subdued Source: U. S. Department of Commerce and Wells Fargo Securities, LLC CCIM Institute 24

Appendix

Wells Fargo Economics Group Publications A Sampling of Our Recent Special, Regional & Industry Commentary Recent Special Commentary To join any of our research distribution lists please visit our website: http: //www. wachovia. com/econ omicsemail CCIM Institute 26

Wells Fargo Securities, LLC Economics Group Diane Schumaker-Krieg Global Head of Research & Economics § § § diane. schumaker@wachovia. com Mark Vitner Jay H. Bryson, Ph. D. Senior Economist Global Economist mark. vitner@wachovia. com § U. S. Macro Economy § Real Estate John E. Silvia, Ph. D. Chief Economist § john. silvia@wachovia. com Scott Anderson, Ph. D. Eugenio Aleman, Ph. D. Senior Economist § jay. bryson@wachovia. com § Global Economies scott. a. anderson@wellsfargo. com § Senior Economist § eugenio. j. aleman@wellsfargo. com § U. S. Macro Economy Sam Bullard Anika Khan Azhar Iqbal Adam G. York Economist Econometrician Economist sam. bullard@wachovia. com § U. S. Macro Economy § Financial Services § § anika. khan@wachovia. com § Real Estate § Retail & Automotive azhar. iqbal@wachovia. com § Quantitative Macro. Economic Modeling § adam. york@wachovia. com § U. S. Consumer § Real Estate Ed Kashmarek Tim Quinlan Kim Whelan Yasmine Kamaruddin Economist Economic Analyst ed. kashmarek@wellsfargo. com § U. S. Macro Economy § § tim. quinlan@wachovia. com § Global Economies § Business Investment kim. whelan@wachovia. com § U. S. Macro Economy § Business Investment § yasmine. kamaruddin@wachovia. com § U. S. Macro Economy Wells Fargo Securities Economics Group publications are produced by Wells Fargo Securities, LLC, a U. S broker-dealer registered with the U. S. Securities and Exchange Commission, the Financial Industry Regulatory Authority, and the Securities Investor Protection Corp. Wells Fargo Securities, LLC, distributes these publications directly and through subsidiaries including, but not limited to, Wells Fargo & Company, Wachovia Bank N. A. , Wells Fargo Bank N. A, Wells Fargo Advisors, LLC, and Wells Fargo Securities International Limited. The information and opinions herein are for general information use only. Wells Fargo Securities, LLC does not guarantee their accuracy or completeness, nor does Wells Fargo Securities, LLC assume any liability for any loss that may result from the reliance by any person upon any such information or opinions. Such information and opinions are subject to change without notice, are for general information only and are not intended as an offer or solicitation with respect to the purchase or sales of any security or as personalized investment advice. Wells Fargo Securities, LLC is a separate legal entity and distinct from affiliated banks and is a wholly owned subsidiary of Wells Fargo & Company © 2010 Wells Fargo Securities, LLC. SECURITIES: NOT FDIC-INSURED/NOT BANK-GUARANTEED/MAY LOSE VALUE CCIM Institute 27