by Calculated Risk on 4/02/2025 08:15:00 AM

From ADP: ADP National Employment Report: Private Sector Employment Increased by 155,000 Jobs in March; Annual Pay was Up 4.6%

“Despite policy uncertainty and downbeat consumers, the bottom line is this: The March topline number was a good one for the economy and employers of all sizes, if not necessarily all sectors,” said Nela Richardson, chief economist, ADP.
emphasis added

This was above the consensus forecast of 119,000. The BLS report will be released Friday, and the consensus is for 135,000 non-farm payroll jobs added in March.

Weekly Schedule

by Calculated Risk on 4/02/2025 07:00:00 AM

From the MBA: Mortgage Applications Decrease in Latest MBA Weekly Survey

Mortgage applications decreased 1.6 percent from one week earlier, according to data from the Mortgage Bankers Association’s (MBA) Weekly Mortgage Applications Survey for the week ending March 28, 2025.

The Market Composite Index, a measure of mortgage loan application volume, decreased 1.6 percent on a seasonally adjusted basis from one week earlier. On an unadjusted basis, the Index decreased 1 percent compared with the previous week. The Refinance Index decreased 6 percent from the previous week and was 57 percent higher than the same week one year ago. The seasonally adjusted Purchase Index increased 2 percent from one week earlier. The unadjusted Purchase Index increased 2 percent compared with the previous week and was 9 percent higher than the same week one year ago.

“Treasury yields continue to be volatile as economic uncertainty dominates markets. Most mortgage rates finished last week lower, with the 30-year fixed essentially unchanged at 6.70 percent. Last week’s level of purchase applications was its highest since the end of January, driven by a 3 percent increase in conventional purchases, while government purchase applications were down 2 percent,” said Joel Kan, MBA’s Vice President and Deputy Chief Economist. “Overall purchase activity has shown year-over-year growth for more than two months as the inventory of existing homes for sale continues to increase, a positive development for the housing market despite the uncertain near-term outlook. Refinance applications were down almost 6 percent last week and remain very sensitive to rate movements, as most borrowers have mortgages with lower rates.”
...
The average contract interest rate for 30-year fixed-rate mortgages with conforming loan balances ($806,500 or less) decreased to 6.70 percent from 6.71 percent, with points increasing to 0.62 from 0.60 (including the origination fee) for 80 percent loan-to-value ratio (LTV) loans.
emphasis added

Click on graph for larger image.

The first graph shows the MBA mortgage purchase index.

According to the MBA, purchase activity is up 9% year-over-year unadjusted. 

Red is a four-week average (blue is weekly).  

Purchase application activity is up about 26% from the lows in late October 2023 and is 5% above the lowest levels during the housing bust.  

The second graph shows the refinance index since 1990.

The refinance index declined and remains very low.

by Calculated Risk on 4/01/2025 08:57:00 PM

Note: Mortgage rates are from MortgageNewsDaily.com and are for top tier scenarios.

Wednesday:
• At 7:00 AM ET: The Mortgage Bankers Association (MBA) will release the results for the mortgage purchase applications index.

• At 8:15 AM, The ADP Employment Report for March. This report is for private payrolls only (no government). The consensus is for 119,000 payroll jobs added in March, up from 77,000 added in February.

by Calculated Risk on 4/01/2025 06:32:00 PM

Wards Auto released their estimate of light vehicle sales for March: March U.S. Light-Vehicle Sales Surge in Preemptive Move to Potential Tariff-Based Price Increases (pay site).

March sales were proof that U.S. consumers are very much paying attention to tariffs, as demand on a seasonally adjusted annualized basis surged to 17.8 million units, highest for any month in nearly four years, and far above January-February’s combined total of 15.8 million. Buyers flocking to dealer lots to beat potential price increases, combined with some pre-tariff push by automakers raising deliveries to fleet customers lifted raw volume to over a 4-year high, not to mention a rare double-digit year-over-year gain. Regardless of any coming impacts from tariffs, March's booming results will cause lower volume in the second quarter due to the additional drain to dealer inventory that, based on industry norms, was already lean prior to the month.

Click on graph for larger image.

This graph shows light vehicle sales since 2006 from the BEA (blue) and Wards' estimate for February (red).

Sales in March (17.77 million SAAR) were up 11.1% from February, and up 13.3% from March 2024.

Sales in March were well above the consensus forecast.

The second graph shows light vehicle sales since the BEA started keeping data in 1967.

This was the best March since 2021.

by Calculated Risk on 4/01/2025 01:50:00 PM

After the election in November 2016, I pointed out that the economy was solid, that there were significant economic tailwinds and that it was unlikely that Mr. Trump would do everything he said during the campaign. See: The Future is still Bright! and The Cupboard is Full. 

I was pretty optimistic on the economic outlook!

By early 2019, I was becoming more concerned: "So far Mr. Trump has had a limited negative impact on the economy. ... Fortunately the cupboard was full when Trump took office, and luckily there hasn't been a significant crisis" (emphasis added).  

Unfortunately, the COVID crisis struck in early 2020 and Trump performed poorly.

Once again, the economy was in good shape at the start of Mr. Trump's 2nd term in 2025.  Just after the election, Fed Chair Powell said, "The recent performance of our economy has been remarkably good, by far the best of any major economy in the world."  And in December, Powell said the US economy is the "envy of other large economies around the world".

In his 2nd term, Mr. Trump is being more aggressive with his economic plans.  At the same time, he is not benefiting from the tailwinds I described in 2016.

For example, in 2016, I was positive on housing starts and new home sales.  

Click on graph for larger image.

The first graph shows single and multi-family housing starts since 2000.

The black arrows point to the start of Mr. Trump's terms in 2017 and 2025.  In early 2017 I was projecting further increases in housing starts.  Now I think housing starts will be down year-over-year and move more sideways over the next few years.

Also, in 2016, demographics were improving, and the largest cohort in US history was moving into their peak earning years.  Now, demographics are more neutral, and possibly even negative if legal immigration is limited.

The key tailwinds at the start of Mr. Trump's 1st term and now more neutral and even negative.

And there are additional self-induced headwinds.  The tariffs are clearly negative for economic growth.  Goldman Sachs economists recently noted:

Reflecting both the tariff news and a decline in our Q1 GDP tracking estimate to just 0.2%, we have also lowered our 2025 GDP growth forecast by 0.5pp to 1.0% on a Q4/Q4 basis (and by 0.4pp to 1.5% on an annual average basis).

And - because of the rhetoric of the Trump administration (suggesting Canada should be the 51st state and the VP saying Denmark isn't a good ally (completely false and offensive) - there will be less international tourism to the US, and there is a growing international boycott of US goods.

Of course, I don't expect any progress over the next four years on key long-term economic issues like climate change and income / wealth inequality (that will likely get worse).

The US economy is resistant to policy mistakes, and I'm still not currently on recession watch.  However, I'm not sanguine.

by Calculated Risk on 4/01/2025 10:31:00 AM

From the Census Bureau reported that overall construction spending decreased:

Construction spending during February 2025 was estimated at a seasonally adjusted annual rate of $2,195.8 billion, 0.7 percent above the revised January estimate of $2,179.9 billion. The February figure is 2.9 percent above the February 2024 estimate of $2,133.8 billion.
emphasis added

Both private and public spending increased:

Spending on private construction was at a seasonally adjusted annual rate of $1,686.4 billion, 0.9 percent above the revised January estimate of $1,671.8 billion. ...

In February, the estimated seasonally adjusted annual rate of public construction spending was $509.3 billion, 0.2 percent above the revised January estimate of $508.1 billion.

Click on graph for larger image.

This graph shows private residential and nonresidential construction spending, and public spending, since 1993. Note: nominal dollars, not inflation adjusted.

Private residential (red) spending is 5.3% below the peak in 2022.

Private non-residential (blue) spending is at a new peak.

Public construction spending (orange) is at a new peak.

The second graph shows the year-over-year change in construction spending.

On a year-over-year basis, private residential construction spending is up 1.6%. Private non-residential spending is up 2.5% year-over-year. Public spending is up 6.0% year-over-year.

This was above consensus expectations; however, spending for the previous two months was revised down.

by Calculated Risk on 4/01/2025 10:11:00 AM

(Posted with permission). The ISM manufacturing index indicated expansion. The PMI® was at 49.0% in March, down from 50.3% in February. The employment index was at 44.7%, down from 47.6% the previous month, and the new orders index was at 45.2%, down from 48.6%.

From ISM: Manufacturing PMI® at 49% March 2025 Manufacturing ISM® Report On Business®

Economic activity in the manufacturing sector contracted in March after two consecutive months of expansion preceded by 26 straight months of contraction, say the nation's supply executives in the latest Manufacturing ISM® Report On Business®.

The report was issued today by Timothy R. Fiore, CPSM, C.P.M., Chair of the Institute for Supply Management® (ISM®) Manufacturing Business Survey Committee:

“The Manufacturing PMI® registered 49 percent in March, 1.3 percentage points lower compared to the 50.3 percent recorded in February. The overall economy continued in expansion for the 59th month after one month of contraction in April 2020. (A Manufacturing PMI® above 42.3 percent, over a period of time, generally indicates an expansion of the overall economy.) The New Orders Index contracted for the second month in a row following a three-month period of expansion; the figure of 45.2 percent is 3.4 percentage points lower than the 48.6 percent recorded in February. The March reading of the Production Index (48.3 percent) is 2.4 percentage points lower than February’s figure of 50.7 percent. The index dropped back into contraction after two months of expansion, with eight months of contraction before that. The Prices Index surged further into expansion (or ‘increasing’) territory, registering 69.4 percent, up 7 percentage points compared to the reading of 62.4 percent in February. The Backlog of Orders Index registered 44.5 percent, down 2.3 percentage points compared to the 46.8 percent recorded in February. The Employment Index registered 44.7 percent, down 2.9 percentage points from February’s figure of 47.6 percent.
emphasis added

This suggests manufacturing contracted in March.  This was below the consensus forecast, new orders and employment were especially weak and prices very strong.

by Calculated Risk on 4/01/2025 10:00:00 AM

From the BLS: Job Openings and Labor Turnover Summary

The number of job openings was little changed at 7.6 million in February, the U.S. Bureau of Labor Statistics reported today. Over the month, hires and total separations held at 5.4 million and 5.3 million, respectively. Within separations, quits (3.2 million) and layoffs and discharges (1.8 million) changed little.
emphasis added

The following graph shows job openings (black line), hires (dark blue), Layoff, Discharges and other (red column), and Quits (light blue column) from the JOLTS.

This series started in December 2000.

Note: The difference between JOLTS hires and separations is similar to the CES (payroll survey) net jobs headline numbers. This report is for February; the employment report this Friday will be for March.

Click on graph for larger image.

Note that hires (dark blue) and total separations (red and light blue columns stacked) are usually pretty close each month. This is a measure of labor market turnover.  When the blue line is above the two stacked columns, the economy is adding net jobs - when it is below the columns, the economy is losing jobs.

The spike in layoffs and discharges in March 2020 is labeled, but off the chart to better show the usual data.

Jobs openings decreased in February to 7.57 million from 7.76 million in January.

The number of job openings (black) were down 10% year-over-year. 

Quits were down 8% year-over-year. These are voluntary separations. (See light blue columns at bottom of graph for trend for "quits").

by Calculated Risk on 3/31/2025 07:17:00 PM

From Matthew Graham at Mortgage News Daily: Mortgage Rates Inch Lower, But Remain Broadly Sideways

Sideways" has been the dominant theme for mortgage rates for well over a month now. The average top tier 30yr fixed rate fell below 6.82% on February 25th, and moved down to 6.70% the following week. We haven't been outside of that range since then.

Today was just another day in that regard, or perhaps even a prime example considering it was smack dab in the middle of that range. [30 year fixed 6.74%]
emphasis added

Tuesday:
• At 10:00 AM ET, Job Openings and Labor Turnover Survey for February from the BLS.

• Also at 10:00 AM, ISM Manufacturing Index for March. The consensus is for the ISM to be at 50.3, unchanged from 50.3 in February.  

• Also at 10:00 AM, Construction Spending for February. The consensus is for 0.2% increase in construction spending.

• All Day: Light vehicle sales for March.

by Calculated Risk on 3/31/2025 02:36:00 PM

Today, in the Calculated Risk Real Estate Newsletter: FHFA’s National Mortgage Database: Outstanding Mortgage Rates, LTV and Credit Scores

A brief excerpt:

Here are some graphs on outstanding mortgages by interest rate, the average mortgage interest rate, borrowers’ credit scores and current loan-to-value (LTV) from the FHFA’s National Mortgage Database through Q4 2024 (just released).
...
Here is some data showing the distribution of interest rates on closed-end, fixed-rate 1-4 family mortgages outstanding at the end of each quarter since Q1 2013 through Q4 2024.

This shows the surge in the percent of loans under 3%, and also under 4%, starting in early 2020 as mortgage rates declined sharply during the pandemic. The percent of outstanding loans under 4% peaked in Q1 2022 at 65.1% (now at 54.1%), and the percent under 5% peaked at 85.6% (now at 72.1%). These low existing mortgage rates makes it difficult for homeowners to sell their homes and buy a new home since their monthly payments would increase sharply. This was a key reason existing home inventory levels were so low.

Time is slowly eroding this lock-in effect.

There is much more in the article.