by Calculated Risk on 1/01/2025 12:40:00 PM

Earlier I posted some questions on my blog for next year: Ten Economic Questions for 2025. Some of these questions concern real estate (inventory, house prices, housing starts, new home sales), and I posted thoughts on those in the newsletter (others like GDP and employment will be on this blog).

I'm adding some thoughts and predictions for each question.

Here is a review of the Ten Economic Questions for 2024.

3) Unemployment Rate: The unemployment rate was at 4.2% in November, up from 3.7% in November 2023.   Currently the FOMC is projecting the unemployment rate will increase to the 4.2% to 4.5% range in Q4 2025.  What will the unemployment rate be in December 2025?

Seven years ago - back when most analysts said the unemployment rate couldn't go much lower - I noted that current demographics shared some similarities to the '60s, and that the unemployment rate bottomed at 3.4% in the '60s - and that we might see the unemployment rate that low or lower in this cycle. That happened.  

Note the period in the late '60s when the unemployment rate was mostly below 4% for four consecutive years.  That period ended in late 1969 with a recession.

Click on graph for larger image.

The unemployment rate is from the household survey (CPS), and the rate increased in November to 4.2%, up from 3.7% in November 2023.  

Forecasting the unemployment rate includes forecasts for economic and payroll growth, and also for changes in the participation rate (previous question).

It appears that the participation rate will decline in 2025 based on demographics and that population growth will slow due to less net migration.  That suggests that the labor force will grow slowly in 2025 and might even contract!  So even if job growth slows sharply in 2025 (next question), the unemployment rate will fall.

My guess is the unemployment rate will decline to 4% or so by December 2025.  (Lower than the FOMC forecast of 4.2% to 4.5%).

Here are the Ten Economic Questions for 2025 and a few predictions:

• Question #1 for 2025: How much will the economy grow in 2025? Will there be a recession in 2025?

• Question #2 for 2025: How much will job growth slow in 2025? Or will the economy lose jobs?

• Question #3 for 2025: What will the unemployment rate be in December 2025?

• Question #4 for 2025: What will the participation rate be in December 2025?

• Question #5 for 2025: What will the YoY core inflation rate be in December 2025?

• Question #6 for 2025: What will the Fed Funds rate be in December 2025?

• Question #7 for 2025: How much will wages increase in 2025?

• Question #8 for 2025: How much will Residential investment change in 2025? How about housing starts and new home sales in 2025?

• Question #9 for 2025: What will happen with house prices in 2025?

• Question #10 for 2025: Will inventory increase further in 2025?

by Calculated Risk on 12/31/2024 05:07:00 PM

Today, in the Calculated Risk Real Estate Newsletter: Fannie and Freddie: Single Family and Multi-Family Serious Delinquency Rates Increased in November

Excerpt:

Happy New Year! Best wishes for 2025, Bill

Single-family and multi-family serious delinquencies increased in November.
...
Here are the multi-family 60+ day delinquency rate since 2006.

Freddie Mac (blue) reports that the multi-family delinquencies rate increased to 0.40% in November, up from 0.40% in October, and down from the recent peak of 0.44% in January 2024.

Fannie Mae (red) reports that the multi-family delinquencies rate increased to 0.61% in November, up from 0.57% in October, and is at the highest rate since 2011 (excluding pandemic).

There is much more in the article.

by Calculated Risk on 12/31/2024 01:13:00 PM

Earlier I posted some questions on my blog for next year: Ten Economic Questions for 2025. Some of these questions concern real estate (inventory, house prices, housing starts, new home sales), and I posted thoughts on those in the newsletter (others like GDP and employment will be on this blog).

I'm adding some thoughts and predictions for each question.

Here is a review of the Ten Economic Questions for 2024.

4) Participation Rate: In November 2024, the overall participation rate was at 62.5%, down year-over-year from 62.8% in November 2023, and below the pre-pandemic level of 63.3% in February 2020. Long term, the BLS is projecting the overall participation rate will decline to 61.2% by 2033 due to demographics. What will the participation rate be in December 2025?

The overall labor force participation rate is the percentage of the working age population (16 + years old) in the labor force.   A large portion of the decline in the participation rate since 2000 was due to demographics and long-term trends.

The Labor Force Participation Rate in November 2024 was at 62.5% (red), down from the pre-pandemic level of 63.3% in February 2020, and up from the pandemic low of 60.2% in April 2020. (Blue is the employment population ratio).

From February 2020 to April 2020, 12 million people had left the labor force due to the pandemic.   By November 2024, the labor force was about 4 million higher than the pre-pandemic high.  

The labor force is from the BLS household survey, and this survey probably missed some of the net immigration over the last few years.  From housing economist Tom Lawler:

For those who follow the household survey employment number along with the nonfarm payroll survey numbers, it is worth noting that the housing survey numbers are “controlled” to the latest Census population estimates and one-year ahead projections. As such, the 2024 household employment numbers are “controlled” to the Vintage 2023 employment projections for 2024. The Vintage 2023 projection for YOY resident population growth from December 2023 to December 2024 was 1,724,847, compared to the Vintage 2024 projection over this period of 2,745,741. As such, when the household survey employment estimates for the end of this year are revised in January to reflect population benchmark revisions, one should expect a sizable upward revision.

This will revise up the number of people employed in the household survey however this will not impact the participation rate.

Population growth had been weak in the 2010s, but picked up over the last few years, primarily due to more immigration.   However, net immigration slowed in late 2024 and will likely slow further in 2025.

The second graph shows the participation rate for "prime age" workers (25 to 54 years old). The 25 to 54 participation rate was at 83.5% in November 2024 Red), above the pre-pandemic level of 83.0%.  This suggests all of the prime age workers have returned to the labor force.

Since almost all of the workers impacted by the pandemic have returned to the labor force, demographics will be the key driver of the participation rate in 2025 (barring some unseen event).  Demographics will be pushing the participation rate down over the next decade, so, my guess is the participation rate will decline to around 62.2% in December 2025.

Here are the Ten Economic Questions for 2025 and a few predictions:

• Question #1 for 2025: How much will the economy grow in 2025? Will there be a recession in 2025?

• Question #2 for 2025: How much will job growth slow in 2025? Or will the economy lose jobs?

• Question #3 for 2025: What will the unemployment rate be in December 2025?

• Question #4 for 2025: What will the participation rate be in December 2025?

• Question #5 for 2025: What will the YoY core inflation rate be in December 2025?

• Question #6 for 2025: What will the Fed Funds rate be in December 2025?

• Question #7 for 2025: How much will wages increase in 2025?

• Question #8 for 2025: How much will Residential investment change in 2025? How about housing starts and new home sales in 2025?

• Question #9 for 2025: What will happen with house prices in 2025?

• Question #10 for 2025: Will inventory increase further in 2025?

by Calculated Risk on 12/31/2024 09:52:00 AM

Today, in the Calculated Risk Real Estate Newsletter: Case-Shiller: National House Price Index Up 3.6% year-over-year in October

Excerpt:

S&P/Case-Shiller released the monthly Home Price Indices for October ("October" is a 3-month average of August, September and October closing prices). October closing prices include some contracts signed in June, so there is a significant lag to this data. Here is a graph of the month-over-month (MoM) change in the Case-Shiller National Index Seasonally Adjusted (SA).

The MoM increase in the seasonally adjusted (SA) Case-Shiller National Index was at 0.35% (a 4.2% annual rate), This was the 21st consecutive MoM increase in the seasonally adjusted index.

On a seasonally adjusted basis, prices increased month-to-month in 18 of the 20 Case-Shiller cities (prices declined in Cleveland and Tampa seasonally adjusted). San Francisco has fallen 6.4% from the recent peak, Phoenix is down 3.0% from the peak, and Denver down 2.0%.

There is much more in the article.

by Calculated Risk on 12/31/2024 09:00:00 AM

S&P/Case-Shiller released the monthly Home Price Indices for October ("October" is a 3-month average of August, September and October closing prices).

This release includes prices for 20 individual cities, two composite indices (for 10 cities and 20 cities) and the monthly National index.

From S&P S&P CoreLogic Case-Shiller Index Records 3.6% Annual Gain in October 2024

The S&P CoreLogic Case-Shiller U.S. National Home Price NSA Index, covering all nine U.S. census divisions, reported a 3.6% annual return for October, down from a 3.9% annual gain in the previous month. The 10-City Composite saw an annual increase of 4.8%, down from a 5.2% annual increase in the previous month. The 20-City Composite posted a year-over-year increase of 4.2%, dropping from a 4.6% increase in the previous month. New York again reported the highest annual gain among the 20 cities with a 7.3% increase in October, followed by Chicago and Las Vegas with annual increases of 6.2% and 5.9%, respectively. Tampa posted the smallest year-over-year growth with 0.4%
...
The pre-seasonally adjusted U.S. National Index, 20-City Composite, and 10-City Composite upward trends continued to reverse in October, with a -0.2% drop for the national index, and the 20-City and 10-City Composites saw -0.2% and -0.1% returns for this month, respectively.

After seasonal adjustment, the U.S. National Index posted a month-over-month increase of 0.3%, while both the 20-City and 10-City Composite reported monthly rises of 0.3%.

“New York once again reigns supreme as the fastest-growing housing market with annual returns over double the national average,” says Brian D. Luke, CFA, Head of Commodities, Real & Digital Assets. “Two markets have dominated the top ranks with New York leading all markets the past six months and San Diego the six months prior. New York is the only market sitting at all-time highs and one of just three markets with gains on the month. Accounting for seasonal adjustments shows a broader rally across the country.

“Our National Index hit its 17th consecutive all-time high, and only two markets – Tampa and Cleveland – fell during the past month,” Luke continued. “The annual returns continue to post positive inflation-adjusted returns but are falling well short of the annualized gains experienced this decade. Markets in Florida and Arizona are rising, but not keeping up with inflation, and are well off the over 10% gains annually from 2020 to present. This has allowed other markets to catch up.

“With the latest data covering the period prior to the election, our national index has shown continued improvement,” Luke continued. “Removing the political uncertainly risk has led to an equity market rally; it will be telling should the similar sentiment occur among homeowners.”
emphasis added

Click on graph for larger image.

The first graph shows the nominal seasonally adjusted Composite 10, Composite 20 and National indices (the Composite 20 was started in January 2000).

The Composite 10 index was up 0.3% in October (SA).  The Composite 20 index was up 0.3% (SA) in October.

The National index was up 0.3% (SA) in October.

The second graph shows the year-over-year change in all three indices.

The Composite 10 SA was up 4.8% year-over-year.  The Composite 20 SA was up 4.2% year-over-year.

The National index SA was up 3.6% year-over-year.

Annual price changes were close to expectations.  I'll have more later.

by Calculated Risk on 12/30/2024 08:21:00 PM

From Matthew Graham at Mortgage News Daily: Mortgage Rates Start New Week With Some Hope

Last week wasn't great for mortgage rates. They moved higher on each of the 5 days. Moreover, there was a distinct lack of logical motivation from the economic data. In fact, on a few occasions, the data argued for lower rates only for things to move in the other direction by the end of the day.

The new week is off to a different start. ...

Traders are already assuming the Fed will pencil in a slower pace of rate cuts than they did in the September meeting. Some of the recent rise in rates reflects those trades. [30 year fixed 6.72%]
emphasis added

Tuesday:
• At 9:00 AM ET, FHFA House Price Index for October. This was originally a GSE only repeat sales, however there is also an expanded index. 

• Also at 9:00 AM ET: S&P/Case-Shiller House Price Index for October. The consensus is for an 4.1% year-over-year increase in the Composite 20 index for October.

by Calculated Risk on 12/30/2024 06:19:00 PM

From STR: U.S. hotel results for week ending 21 December

The U.S. hotel industry reported positive year-over-year performance comparisons, according to CoStar’s latest data through 21 December. ...

Growth was elevated due to the Hannukah calendar shift as well as the compressed business travel period between Thanksgiving and Christmas. As expected, actual levels were significantly lower than the prior week because of the seasonal slowdown.

15-21 December 2024 (percentage change from comparable week in 2023):

• Occupancy: 48.9% (+11.4%)
• Average daily rate (ADR): US$135.79 (+2.7%)
• Revenue per available room (RevPAR): US$66.36 (+14.3%)
emphasis added

The following graph shows the seasonal pattern for the hotel occupancy rate using the four-week average.

Click on graph for larger image.

The red line is for 2024, blue is the median, and dashed light blue is for 2023.  Dashed purple is for 2018, the record year for hotel occupancy. 

The 4-week average of the occupancy rate is above both last year and the median rate for the period 2000 through 2023 (Blue) - and will likely finish mostly unchanged year-over-year.

Note: Y-axis doesn't start at zero to better show the seasonal change.

The 4-week average will decline seasonally through the holidays.    This is a solid finish for 2024!

by Calculated Risk on 12/30/2024 03:36:00 PM

Earlier I posted some questions on my blog for next year: Ten Economic Questions for 2025. Some of these questions concern real estate (inventory, house prices, housing starts, new home sales), and I posted thoughts on those in the newsletter (others like GDP and employment will be on this blog).

I'm adding some thoughts and predictions for each question.

Here is a review of the Ten Economic Questions for 2024.

5) Inflation: Core PCE was up 2.8% YoY through November. This was down from a peak of 5.6% in early 2022.  The FOMC is forecasting the YoY change in core PCE will be in the 2.5% to 2.7% range in Q4 2025. Will the core inflation rate decrease further in 2025, and what will the YoY core inflation rate be in December 2025?

Although there are different measures for inflation, they all show inflation above the Fed's 2% inflation target on a year-over-year basis.

Note:  I follow several measures of inflation, including median CPI and trimmed-mean CPI from the Cleveland Fed.  Also core PCE prices (monthly from the BEA) and core CPI (from the BLS).

Click on graph for larger image.

On a year-over-year basis, the median CPI rose 3.9%, the trimmed-mean CPI rose 3.2%, and the CPI less food and energy rose 3.3%. 

Core PCE is for October was up 2.8% YoY.

The Fed is projecting core PCE inflation will decrease to 2.5% to 2.7% by Q4 2025. 

However, over the last 6 months, inflation is already at or lower than the Fed's Q4 target (annualized):

PCE Price Index: 2.1% 
Core PCE Prices: 2.5%

The good news is we should expect a further decline in housing inflation (asking rents have been flat for 2 years, and it takes time for the previous rent increases to filter through to renewals).  And inflation was fairly high in Q1 last year - so it is likely YoY measures of inflation will decline further in Q1.

In general, I'm ignoring policy changes - those will mostly impact the economy in 2026 since it takes time to enact new policies and for the impact to occur.  However, tariffs could be implemented quickly and depending on the policy this could push up the inflation rate.

From Goldman Sachs economists today:

"By the end of 2025, we expect the underlying trend to fall to 2.1%, but we expect a one-time tariff boost to raise core PCE inflation to 2.4%."

My guess is core PCE inflation (year-over-year) will decrease in 2025 (from the current 2.8%) but still be above the Fed's 2% target by Q4 2025.  

Here are the Ten Economic Questions for 2025 and a few predictions:

• Question #1 for 2025: How much will the economy grow in 2025? Will there be a recession in 2025?

• Question #2 for 2025: How much will job growth slow in 2025? Or will the economy lose jobs?

• Question #3 for 2025: What will the unemployment rate be in December 2025?

• Question #4 for 2025: What will the participation rate be in December 2025?

• Question #5 for 2025: What will the YoY core inflation rate be in December 2025?

• Question #6 for 2025: What will the Fed Funds rate be in December 2025?

• Question #7 for 2025: How much will wages increase in 2025?

• Question #8 for 2025: How much will Residential investment change in 2025? How about housing starts and new home sales in 2025?

• Question #9 for 2025: What will happen with house prices in 2025?

• Question #10 for 2025: Will inventory increase further in 2025?

by Calculated Risk on 12/30/2024 12:38:00 PM

Today, in the Calculated Risk Real Estate Newsletter: Final Look at Local Housing Markets in November and a Look Ahead to December Sales

A brief excerpt:

After the National Association of Realtors® (NAR) releases the monthly existing home sales report, I pick up additional local market data that is reported after the NAR. This is the final look at local markets in November.

The big story for November was that existing home sales increased year-over-year (YoY) for the second time since July 2021 (October was the first). However, sales in November, at 4.15 million on a seasonally adjusted annual rate basis (SAAR) were still historically low. Sales averaged about 4.5 million SAAR in November 2017, 2018, and 2019. So, sales were still about 23% below pre-pandemic levels.
...
Here is a look at months-of-supply using NSA sales. Note the regional differences with more months-of-supply in the South, especially in Florida and Texas (although November statistics in Florida were likely still impacted by Hurricane Milton).

Miami is off the charts!
...
More local data coming in January for activity in December!

There is much more in the article.

by Calculated Risk on 12/30/2024 10:00:00 AM

From the NAR: Pending Home Sales Moved Up 2.2% in November, Fourth Straight Month of Increases

Pending home sales gained 2.2% in November – the fourth consecutive month of increases and the highest level since February 2023 – according to the National Association of REALTORS®. The Midwest, South and West experienced month-over-month gains in transactions, while the Northeast decreased. Year-over-year, contract signings increased in all four U.S. regions, with the West leading the pack.

The Pending Home Sales Index (PHSI)* – a forward-looking indicator of home sales based on contract signings – advanced 2.2% to 79.0 in November. Year-over-year, pending transactions improved 6.9%. An index of 100 is equal to the level of contract activity in 2001.

“Consumers appeared to have recalibrated expectations regarding mortgage rates and are taking advantage of more available inventory,” said NAR Chief Economist Lawrence Yun. “Mortgage rates have averaged above 6% for the past 24 months. Buyers are no longer waiting for or expecting mortgage rates to fall substantially. Furthermore, buyers are in a better position to negotiate as the market shifts away from a seller’s market.”
...
The Northeast PHSI fell 1.3% from last month to 67.8, up 5.6% from November 2023. The Midwest index increased 0.4% to 78.1 in November, up 1.6% from the previous year.

The South PHSI improved 5.2% to 94.5 in November, up 8.5% from a year ago. The West index rose by 0.5% from the prior month to 64.3, up 11.8% from November 2023.
emphasis added

Note: Contract signings usually lead sales by about 45 to 60 days, so this would usually be for closed sales in December and January.