by Calculated Risk on 12/22/2016 02:11:00 PM

From Black Knight: Black Knight Financial Services’ First Look at November Mortgage Data: Foreclosure Starts Up from October, But Still Near 10-Year Lows

• Delinquency rate up by 2.5 percent, a relatively mild seasonal increase by historical standards

  • Annual improvement in mortgage delinquency rates is beginning to slow as market "normalizes"

  • Number of loans in active foreclosure drops below 500K for the first time in nearly 10 years

  • Pre-payment activity remains strong, for now, as applications made prior to the rise in interest rates continue to close

According to Black Knight's First Look report for November, the percent of loans delinquent increased 2.5% in November compared to October, and declined 9.4% year-over-year.

The percent of loans in the foreclosure process declined 1% in November and were down 29% over the last year.

Black Knight reported the U.S. mortgage delinquency rate (loans 30 or more days past due, but not in foreclosure) was 4.46% in November, up from 4.35% in October.

The percent of loans in the foreclosure process declined in November to 0.98%.

The number of delinquent properties, but not in foreclosure, is down 228,000 properties year-over-year, and the number of properties in the foreclosure process is down 200,000 properties year-over-year.

Black Knight will release the complete mortgage monitor for November on January 9th.

Black Knight: Percent Loans Delinquent and in Foreclosure Process
	Nov 2016	Oct 2016	Nov 2015	Nov 2014
Delinquent	4.46%	4.35%	4.92%	6.03%
In Foreclosure	0.98%	0.99%	1.38%	1.75%
Number of properties:
Number of properties that are delinquent, but not in foreclosure:	2,263,000	2,202,000	2,491,000	3,037,000
Number of properties in foreclosure pre-sale inventory:	498,000	504,000	698,000	883,000
Total Properties	2,761,000	2,706,000	3,189,000	3,921,000

by Calculated Risk on 12/22/2016 11:00:00 AM

From the Kansas City Fed: Tenth District Manufacturing Activity Improved Considerably

The Federal Reserve Bank of Kansas City released the December Manufacturing Survey today. According to Chad Wilkerson, vice president and economist at the Federal Reserve Bank of Kansas City, the survey revealed that Tenth District manufacturing activity improved considerably to its highest growth rate in over two years.

“This was the highest composite reading in our survey since May 2014,” said Wilkerson. “This is now four straight months of factory expansion in our region, following a difficult time for many plants in 2015 and much of 2016.”
...
The month-over-month composite index was 11 in December, up from 1 in November and 6 in October.  The composite index is an average of the production, new orders, employment, supplier delivery time, and raw materials inventory indexes.  Activity in nondurable goods plants increased markedly, particularly for food and plastics, while durable goods plants expanded at a slower pace.  Most month-over-month indexes improved in December.  The production index jumped from 9 to 24, and the shipments, new orders, and order backlog indexes also rose.  The employment index increased from 1 to 10, its highest level since May 2014. ...
emphasis added

The Kansas City region was hit hard by the decline in oil prices, but activity is expanding again.

by Calculated Risk on 12/22/2016 10:07:00 AM

The BEA released the Personal Income and Outlays report for November:

Personal income increased $1.6 billion (less than 0.1 percent) in November according to estimates released today by the Bureau of Economic Analysis. ... personal consumption expenditures (PCE) increased $24.0 billion (0.2 percent).
...
Real PCE increased 0.1 percent. The PCE price index increased less than 0.1 percent. Excluding food and energy, the PCE price index increased less than 0.1 percent.

The November PCE price index increased 1.4 percent year-over-year and the November PCE price index, excluding food and energy, increased 1.6 percent year-over-year.

The following graph shows real Personal Consumption Expenditures (PCE) through November 2016 (2009 dollars). Note that the y-axis doesn't start at zero to better show the change.

Click on graph for larger image.

The dashed red lines are the quarterly levels for real PCE.

The increase in personal income and the increase in PCE were below expectations.

Using the two-month method to estimate Q4 PCE growth, PCE was increasing at a 2.7% annual rate in Q4 2016. (using the mid-month method, PCE was increasing 3.2%). This suggests decent PCE growth in Q4.

by Calculated Risk on 12/22/2016 08:39:00 AM

From the BEA: Gross Domestic Product: Third Quarter 2016 (Third Estimate)

Real gross domestic product increased at an annual rate of 3.5 percent in the third quarter of 2016, according to the "third" estimate released by the Bureau of Economic Analysis. In the second quarter, real GDP increased 1.4 percent.

The GDP estimate released today is based on more complete source data than were available for the "second" estimate issued last month. In the second estimate, the increase in real GDP was 3.2 percent. With this third estimate for the third quarter, nonresidential fixed investment, personal consumption expenditures (PCE), and state and local government spending increased more than previously estimated, but the general picture of economic growth remains the same ...
emphasis added

Here is a Comparison of Third and Second Estimates. PCE growth was revised up from 2.8% to 3.0%. (solid PCE).  This was above the consensus forecast.

by Calculated Risk on 12/22/2016 08:33:00 AM

The DOL reported:

In the week ending December 17, the advance figure for seasonally adjusted initial claims was 275,000, an increase of 21,000 from the previous week's unrevised level of 254,000. The 4-week moving average was 263,750, an increase of 6,000 from the previous week's unrevised average of 257,750.

There were no special factors impacting this week's initial claims. This marks 94 consecutive weeks of initial claims below 300,000, the longest streak since 1970.
emphasis added

The previous week was unrevised.

The following graph shows the 4-week moving average of weekly claims since 1971.

Click on graph for larger image.


The dashed line on the graph is the current 4-week average. The four-week average of weekly unemployment claims increased to 263,750.

This was above the consensus forecast. The low level of claims suggests relatively few layoffs.

by Calculated Risk on 12/21/2016 08:11:00 PM

Thursday:
• At 8:30 AM ET, The initial weekly unemployment claims report will be released.  The consensus is for 256 thousand initial claims, up from 254 thousand the previous week.

• Also at 8:30 AM, Gross Domestic Product, 3rd quarter 2016 (third estimate). The consensus is that real GDP increased 3.3% annualized in Q3, revised from 3.2% in the second estimate.

• Also at 8:30 AM, Durable Goods Orders for November from the Census Bureau. The consensus is for a 4.0% decrease in durable goods orders.

• Also at 8:30 AM, Chicago Fed National Activity Index for November. This is a composite index of other data.

• At 9:00 AM, FHFA House Price Index for October 2016. This was originally a GSE only repeat sales, however there is also an expanded index.  The consensus is for a 0.5% month-to-month increase for this index.

• At 10:00 AM, Personal Income and Outlays for November. The consensus is for a 0.3% increase in personal income, and for a 0.3% increase in personal spending. And for the Core PCE price index to increase 0.1%.

• At 11:00 AM, the Kansas City Fed manufacturing survey for December.

by Calculated Risk on 12/21/2016 05:33:00 PM

From the Philly Fed:

The Federal Reserve Bank of Philadelphia has released the coincident indexes for the 50 states for November 2016. In the past month, the indexes increased in 43 states, decreased in three, and remained stable in four, for a one-month diffusion index of 80. Over the past three months, the indexes increased in 43 states, decreased in five, and remained stable in two, for a three-month diffusion index of 76.

Note: These are coincident indexes constructed from state employment data. An explanation from the Philly Fed:

The coincident indexes combine four state-level indicators to summarize current economic conditions in a single statistic. The four state-level variables in each coincident index are nonfarm payroll employment, average hours worked in manufacturing, the unemployment rate, and wage and salary disbursements deflated by the consumer price index (U.S. city average). The trend for each state’s index is set to the trend of its gross domestic product (GDP), so long-term growth in the state’s index matches long-term growth in its GDP.

Click on graph for larger image.

This is a graph is of the number of states with one month increasing activity according to the Philly Fed. This graph includes states with minor increases (the Philly Fed lists as unchanged).

In November 47 states had increasing activity (including minor increases).

The recent downturn in the number of states increasing was mostly related to the decline in oil prices. Now that oil prices have recovered somewhat, most states are increasing again.

Here is a map of the three month change in the Philly Fed state coincident indicators. This map was all red during the worst of the recession, and is mostly green now.

Source: Philly Fed. Note: For complaints about red / green issues, please contact the Philly Fed.

by Calculated Risk on 12/21/2016 02:00:00 PM

Earlier: Existing Home Sales increased in November to 5.61 million SAAR

Several key points:

1) The strong year-over-year increase was related to the implementation of the new TILA-RESPA Integrated Disclosure (TRID) in November 2015. Note: TILA: Truth in Lending Act, and RESPA: the Real Estate Settlement Procedures Act of 1974. The impact from TRID sorted out quickly (sales rebounded from 4.86 million SAAR in November 2015 to 5.45 million SAAR in December 2015) SAAR: Seasonally Adjusted Annual Rate.

2) These November existing home sales were mostly in escrow - with mortgage rates locked - before the recent increase in mortgage rates (rates started increasing after the election).

With the recent increase in rates, I'd expect some decline in sales volume as happened following the "taper tantrum" in 2013.   So we might see sales fall to 5 million SAAR or below over the next 6 months.  That would still be solid existing home sales.   We might also see a little more inventory in the coming months, and therefore less price appreciation.

Usually a change in interest rates impacts new home sales first, because new home sales are reported when the contract is signed, whereas existing home sales are reported when the contract closes.  So we might see some impact on new home sales for November or December.

3) As usual, housing economist Tom Lawler was much closer to the NAR reported sales than the consensus.  Lawler forecast 5.60 million SAAR, the NAR reported 5.61 million.  The consensus was 5.53 million.

4) On inventory, I expected some increase in inventory, but that didn't happened.  Inventory is still very low and falling year-over-year (down 9.3% year-over-year in November). More inventory would probably mean smaller price increases and slightly higher sales, and less inventory means lower sales and somewhat larger price increases.

Two of the key reasons inventory is low: 1) A large number of single family home and condos were converted to rental units. Last year, housing economist Tom Lawler estimated there were 17.5 million renter occupied single family homes in the U.S., up from 10.7 million in 2000. Many of these houses were purchased by investors, and rents have increased substantially, and the investors are not selling (even though prices have increased too). Most of these rental conversions were at the lower end, and that is limiting the supply for first time buyers. 2) Baby boomers are aging in place (people tend to downsize when they are 75 or 80, in another 10 to 20 years for the boomers). Instead we are seeing a surge in home improvement spending, and this is also limiting supply.

Of course low inventory keeps potential move-up buyers from selling too.  If someone looks around for another home, and inventory is lean, they may decide to just stay and upgrade.

I've heard reports of more inventory in some coastal areas of California, in New York city and for high rise condos in Miami.  But we haven't seen a change in trend for inventory yet.

The following graph shows existing home sales Not Seasonally Adjusted (NSA).

Click on graph for larger image.

Sales NSA in November (red column) were the highest for November since 2006 (NSA).

Note that sales NSA are in the slower Fall period, and will really slow seasonally in January and February.

Since sales rebounded in December 2015, following the implementation of TRID, I wouldn't be surprised if sales are down year-over-year in December 2016.

by Calculated Risk on 12/21/2016 12:01:00 PM

Note: This index is a leading indicator primarily for new Commercial Real Estate (CRE) investment.

From the AIA: Architecture Billings Index ekes out another small gain

Coming off a modest increase after two consecutive months of contraction, the Architecture Billings Index (ABI) recorded another small increase in demand for design services. As a leading economic indicator of construction activity, the ABI reflects the approximate nine to twelve month lead time between architecture billings and construction spending. The American Institute of Architects (AIA) reported the November ABI score was 50.6, essentially unchanged from the mark of 50.8 in the previous month. This score reflects a slight increase in design services (any score above 50 indicates an increase in billings). The new projects inquiry index was 59.5, up from a reading of 55.4 the previous month.

“Without many details of the policies proposed, it’s still too early to tell the likely impact of the programs of the new administration,” said AIA Chief Economist, Kermit Baker, Hon. AIA, PhD. “However, architects will be among the first to see what new construction projects materialize and what current ones get delayed or cancelled, so the coming months should tell us a lot about the future direction of the construction market.”
...
• Regional averages: South (51.3), Midwest (50.9), Northeast (50.8), West (48.6)

• Sector index breakdown: multi-family residential (51.7), mixed practice (51.3), commercial / industrial (50.4), institutional (49.5)
emphasis added

Click on graph for larger image.

This graph shows the Architecture Billings Index since 1996. The index was at 50.6 in November, down from 50.8 in October. Anything above 50 indicates expansion in demand for architects' services.

Note: This includes commercial and industrial facilities like hotels and office buildings, multi-family residential, as well as schools, hospitals and other institutions.

According to the AIA, there is an "approximate nine to twelve month lag time between architecture billings and construction spending" on non-residential construction.  This index was positive in 9 of the last 12 months, suggesting a further increase in CRE investment through mid-2017.

by Calculated Risk on 12/21/2016 10:10:00 AM

From the NAR: Existing-Home Sales Forge Ahead in November

Total existing-home sales, which are completed transactions that include single-family homes, townhomes, condominiums and co-ops, rose 0.7 percent to a seasonally adjusted annual rate of 5.61 million in November from a downwardly revised 5.57 million in October. November's sales pace is now the highest since February 2007 (5.79 million) and is 15.4 percent higher than a year ago (4.86 million). ...

Total housing inventory at the end of November dropped 8.0 percent to 1.85 million existing homes available for sale, and is now 9.3 percent lower than a year ago (2.04 million) and has fallen year-over-year for 18 straight months. Unsold inventory is at a 4.0-month supply at the current sales pace, which is down from 4.3 months in October.

Click on graph for larger image.

This graph shows existing home sales, on a Seasonally Adjusted Annual Rate (SAAR) basis since 1993.

Sales in November (5.61 million SAAR) were 0.7% higher than last month, and were 15.4% above the November 2015 rate.

Note: Sales in November 2015 were depressed for one month by a change in regulations, so the year-over-year gain was very strong.

The second graph shows nationwide inventory for existing homes.

According to the NAR, inventory decreased to 1.85 million in November from 2.01 million in October.   Headline inventory is not seasonally adjusted, and inventory usually decreases to the seasonal lows in December and January, and peaks in mid-to-late summer.

The third graph shows the year-over-year (YoY) change in reported existing home inventory and months-of-supply. Since inventory is not seasonally adjusted, it really helps to look at the YoY change. Note: Months-of-supply is based on the seasonally adjusted sales and not seasonally adjusted inventory.

Inventory decreased 9.3% year-over-year in November compared to November 2015.  

Months of supply was at 4.0 months in November.

This was above consensus expectations (at economist Tom Lawler's forecast). For existing home sales, a key number is inventory - and inventory is still low. I'll have more later ...