by Calculated Risk on 5/25/2012 02:35:00 PM

From the NY Times: Spanish Lender Seeks 19 Billion Euros; Ratings Cut on 5 Banks

Standard & Poor’s slashed its ratings on the creditworthiness of five Spanish banks on Friday, just as one of them — Bankia, the nation’s largest real estate lender — requested an additional 19 billion euros in rescue funds from the country, far beyond initial government estimates.

From the Financial Times: Spain to inject up to €19bn into Bankia

Madrid’s biggest bank nationalisation will take the total amount of state aid pumped into Bankia to €23.5bn, and will give the government as much as 90 per cent control of Spain’s second largest bank by domestic deposits. ...
Artur Mas, president of Catalonia, [said] the region was running out of options to refinance its debts, and wanted assistance from Madrid.

The Spanish 10 year bond yield is up to 6.31%.

by Calculated Risk on 5/25/2012 11:45:00 AM

Note: The Case-Shiller report is for March (really an average of prices in January, February and March). This data is released with a significant lag, see: House Prices and Lagged Data

Zillow Forecast: Zillow Forecast: March Case-Shiller Composite-20 Expected to Show 2.6% Decline from One Year Ago

On Tuesday, May 29th, the Case-Shiller Composite Home Price Indices for March will be released. Zillow predicts that the 20-City Composite Home Price Index (non-seasonally adjusted [NSA]) will decline by 2.6 percent on a year-over-year basis, while the 10-City Composite Home Price Index (NSA) will decline by 2.7 percent on a year-over-year basis. The seasonally adjusted (SA) month-over-month change from February to March will be 0.3 percent for both the 20 and 10-City Composite Home Price Index (SA).
...
This will be the second month in a row where both of the Case-Shiller composite indices show monthly appreciation on a seasonally adjusted basis. However prices are still down from year ago levels. Most likely, there will be some see-sawing in home prices along the bottom before we start to see a more sustained recovery.

Zillow's forecasts for Case-Shiller have been pretty close, and I expect Case-Shiller will report NSA house prices at a new post-bubble low in March.

One of the keys this year will be to watch the year-over-year change in the various house price indexes. The composite 10 and 20 indexes declined 3.6% and 3.5% respectively in February, after declining 4.1% and 3.9% in January. Zillow is forecasting a smaller year-over-year decline in March, and for the seasonally adjusted indexes to increase for the 2nd consecutive month.

		Case Shiller Composite 10		Case Shiller Composite 20
		NSA	SA	NSA	SA
Case Shiller (year ago)	March 2011	150.91	153.99	137.64	140.47
Case-Shiller (last month)	February 2012	146.90	149.36	134.20	136.71
Zillow March Forecast	YoY	-2.7%	-2.7%	-2.6%	-2.6%
	MoM	-0.1%	0.3%	-0.1%	0.3%
Zillow Forecasts1		146.8	149.8	134.1	136.9
Current Post Bubble Low		146.90	149.25	134.20	136.50
Date of Post Bubble Low		February 2012	January 2012	February 2012	January 2012
1Estimate based on Year-over-year and Month-over-month Zillow forecasts

Also from Zillow: Home Values Continue to Climb in April (released a month ahead of Case-Shiller)

Zillow’s April Real Estate Market Report, released today, shows that home values increased 0.7 percent to $147,300 from March to April. Compared to April 2011, home values are still down by 1.8 percent. This strong monthly appreciation follows March’s encouraging data point, which also had home values appreciating at a healthy clip.

by Calculated Risk on 5/25/2012 09:55:00 AM

Click on graph for larger image.

The final Reuters / University of Michigan consumer sentiment index for May increased to 79.3, up from the preliminary reading 77.8, and up from the April reading of 76.4.

This was above the consensus forecast of 77.8 and the highest level since October 2007 - before the recession started. Overall sentiment is still fairly weak - probably due to a combination of the high unemployment rate, high gasoline prices and the sluggish economy - but falling gasoline prices probably helped in May.

by Calculated Risk on 5/25/2012 08:45:00 AM

From Tim Duy at Economist's View Fed Watch: Is QE3 Just Around the Corner?

[T]oday's comments from New York Federal Reserve President William Dudley [are interesting]. From the Wall Street Journal:

Expectations for U.S. economic growth, while “pretty disappointing” at around 2.4%, is sufficient to keep the central bank from easing monetary policy, Federal Reserve Bank of New York President William Dudley said.

“My view is that, if we continue to see improvement in the economy, in terms of using up the slack in available resources, then I think it’s hard to argue that we absolutely must do something more in terms of the monetary policy front,” Dudley said in an interview with CNBC, aired Thursday.

Dudley is considered part of the inner circle; if he doesn't think the Fed needs to do something more, the baseline scenario should be that QE3 is not on the table.

At least for the moment. Simply put, I think market participants are getting ahead of the Fed. My suspicion is that the Fed will need to see a weaker data flow in the months ahead to justify getting back into the game. ...
...
Overall, it seems unlikely that the data flow as a whole will turn fast enough to prompt the Fed into easing next month. Only the next employment report stands out as a potential deal breaker. In general, though, I would think you need at a minimum the Q2 GDP report to justify additional easing - which pushes us out to the July/August meeting at least.

So if we take the US data off the table, then we are looking for financial disruption, which is obviously a possibility given the current unpleasantness in Europe. Indeed, we should not be surprised if the Fed needs to further improve dollar liquidity abroad (an action that is sure to be taken as a sign that QE3 is imminent; expect Fed speakers to deny a policy shift is afoot). And note that the next FOMC meeting is just 2 days after the June 17 Greek vote - and that could be the vote heard round the financial world that prompts the Fed to act.
...
[F]inancial conditions will need to deteriorate dramatically to prompt action in June. So if you are looking for the Fed to ease in just four weeks, you are looking for financial markets to turn very, very ugly. Lehman ugly. And I wish that I could say that it won't happen, but European policymakers are hell-bent to push their economies to the wall while worshipping at the alter of moral hazard.

CR Note: The Fed's program to extend the average maturity of its holdings (aka "Operation Twist") ends in June, and the Fed might consider QE3 some time after that program ends. But as Tim Duy notes - based on Dudley's comments and unless Europe implodes after the Greek election - it is too soon to be looking for QE3 right now.

by Calculated Risk on 5/24/2012 10:28:00 PM

First a little European gloom ... Note: US markets will be closed on Monday in observance of the Memorial Day, but the European markets will be open.

From the NY Times: European Economic Outlook Dims Amid Leaders’ Impasse

A Markit Economics index that tracks the European services and manufacturing sectors fell in May to 45.9 from 46.7, worse than economists surveyed by Reuters and Bloomberg had expected. An index reading below 50 suggests the economy is contracting. ...

Perhaps even more worryingly, German data released Thursday showed signs of a slowdown in an economy that until now had been a bright spot for the Continent. A Markit index based on surveys of purchasing managers of German manufacturing companies fell to 45.0 in May from 46.2 in April.

A separate report from the Ifo Institute, based on surveys of German companies, showed “greater pessimism about their business outlook,” and noted that the “recent surge in uncertainty in the euro zone is impacting the German economy.”

And from the NY Times: British Recession Is Worse Than Thought, Data Says

The Office for National Statistics revised the decline in gross domestic product in the first three months of this year to 0.3 percent, from the 0.2 percent it estimated last month, because of a deeper slump in the construction industry. Construction output dropped 4.8 percent from a year earlier, the agency said, not 3 percent, as it had estimated earlier.

The revised figures were “bad news for U.K. policy makers as it shows the economy faring even more badly than initially thought,” said Scott Corfe, senior economist at the Center for Economics and Business Research in London. “Indeed, the latest data show the U.K. economy performing worse than the euro zone economy, which saw zero growth at the start of the year — meaning the U.K.’s woes cannot even be fully attributable to the debt crisis embroiling the Continent.”

• Friday at 9:55 AM ET the final May Reuter's/University of Michigan's Consumer sentiment index will be released. The consensus is for no change from the preliminary reading of 77.8. The recent decline in gasoline prices might boost sentiment, although that might be offset by weaker job growth and European concerns. From MarketWatch: Gasoline prices add to the holiday cheer

The average price for a gallon of regular gas has fallen each day since May 16 and stood at $3.676 on Thursday, according to AAA data. That is down 17 cents from a month ago.

by Calculated Risk on 5/24/2012 08:37:00 PM

Below is a graph comparing mortgage rates from the Freddie Mac Primary Mortgage Market Survey® (PMMS®) and the refinance index from the Mortgage Bankers Association (MBA).

Freddie Mac reported earlier today that 30 year mortgage rates had fallen to a record 3.78% in the PMMS®.

And the MBA reported yesterday that refinance activity has been increasing again.

Earlier from Freddie Mac: Historic Lows for Fixed Mortgage Rates Hold Steady

30-year fixed-rate mortgage (FRM) averaged 3.78 percent with an average 0.8 point for the week ending May 24, 2012, down from last week when it averaged 3.79 percent. Last year at this time, the 30-year FRM averaged 4.60 percent.

Click on graph for larger image.

This graph shows the MBA's refinance index (monthly average) and the the 30 year fixed rate mortgage interest rate from the Freddie Mac Primary Mortgage Market Survey®.

The Freddie Mac survey started in 1971 and mortgage rates are currently at the record low for the last 40 years.

It usually takes around a 50 bps decline from the previous mortgage rate low to get a huge refinance boom - and rates are getting close! The 30 year conforming mortgage rates were at 4.23% in October 2010, so a 50 bps drop would be 3.73% - just below the current rate.

There has also been an increase in refinance activity from borrowers with negative equity and loans owned or guaranteed by Fannie or Freddie. As the MBA noted, the HARP share of refinance applications was 28 percent last week.

by Calculated Risk on 5/24/2012 04:39:00 PM

From economist Tom Lawler:

Post-Census Study of Census 2010: Population, Household Count Extremely Close; Vacant Housing Unit Count Too Low

Census yesterday released some of the results from its “Census Coverage Measurement” (CCM) program for Census 2010, which is a post-enumeration exercise to assess the “accuracy” of the decennial Census numbers. While there’s a lot of “stuff” in the two CCM memoranda released yesterday, here are a couple of “highlights.”

1. The CCM (similar to the 2000 A.C.E. Revision II and the 1990 P.E.S) for the US household population (excluding remote Alaska areas) suggests that the 2010 Census had a de minimus net “over-count” of just 36,000, or 0.01%. Studies mentioned above suggested that Census 2000 had a net over-count of 0.49%, and Census 1990 had a net under-count of 1.61%. While net over/under-counts for specific race/ethnic groups or age groups were in many cases “significantly different from zero,” on balance Census 2010 seems to have been the “best” ever. (see http://2010.census.gov/news/pdf/g-01.pdf)

2. The CCM designed to provide estimates of housing unit net coverage suggest that Census 2010 under-counted the number of US housing units by 0.60%, similar to Census 2000’s estimated 0.61% under-count. The 2010 estimated under-count for occupied units was an insignificant 0.03%, below Census 2000’s 0.33%, while the estimated under-count for vacant units was 4.80%, higher than Census 2000’s 3.37%.

As with other post-Census studies, the CCM for 2010 shows “Census 2010” numbers that don’t quite jive with the previously-released Census 2010 number for total, occupied, and vacant units, which I think is because they reported Census 2010 results adjusted for “reinstated units.” (don’t ask!). However, as best as I can tell here is a table showing “official” Census housing units counts and “post-Census-study” estimates of housing units counts for Census 2010 and Census 2000.

	"Official" Census Housing Unit Counts (000's)
	2010	2000	Change
Total	131,705	115,905	15,800
Occupied	116,716	105,480	11,236
Vacant	14,988	10,425	4,563
Gross Vacancy Rate	11.38%	8.99%	2.39%
	"Adjusted" Census Housing Unit Counts (000's)
	2010	2000	Change
Total	132,466	116,586	15,880
Occupied	116,735	105,809	10,926
Vacant	15,732	10,778	4,954
Gross Vacancy Rate	11.88%	9.24%	2.63%

Based on the CCM results, Census 2010 understated the gross vacancy rate by about 0.5 percentage points. The CCM’s gross vacancy rate was higher than the Census 2010 GVR in all states save Alaska.

The CCM results also suggest that the US homeownership rate on April 1, 2010 was 65.2%, just a tad above the “official” estimate of 65.1%.

There’s a lot more in the report, available at http://2010.census.gov/news/pdf/g-05.pdf.

There are a couple of things worth noting. First, the higher estimate for 2010 housing units, combined with the 2000 HUCS results, suggest that the US housing stock from 4/1/2000 to 4/1/2010 increased by 15.880 million units. Other Census estimates (from surveys) suggest that housing completions plus manufactured housing put in place from April 2000 to March 2010 totaled about 16.734 million. That implies that the net loss in the housing stock to demolition, net conversions, and “other stuff” over that 10-year period by just 854,000, or 85,400 a year – an incredibly low number. I hope someone at Census plans to look at that.

Second, of course, the CCM suggests that official Census 2010 results understated gross vacancy rates, which suggests that estimates of the “excess” supply of housing on April 1, 2010 based on decennial Census results are “too low” – though, of course, adjusted estimates are still way below estimates using the obviously biased CPS/HVS data.

	Adjusted Decennial Census Measures
	1990	2000	2010
Gross Vacancy Rate	10.50%	9.20%	11.90%
Homeownership Rate	64.20%	66.10%	65.20%
	CPS/HVS Measures (first half average)
	1990	2000	2010
Gross Vacancy Rate	11.40%	11.70%	14.50%
Homeownership Rate	63.90%	67.20%	67.00%

CR Note: The calculated number of demolitions per year seems very low. As Lawler notes, I hope someone at the Census Bureau is looking into this. Also - this review suggests that estimates of excess vacant housing units as of April 1, 2010 were low.

by Calculated Risk on 5/24/2012 12:32:00 PM

• From the Kansas City Fed: Growth in Tenth District Manufacturing Eased Further but Activity Remained Expansionary

Growth in Tenth District manufacturing activity rebounded in May, and producers were more optimistic than in previous months. The majority of producers reported stable or increasing capital spending plans in the next six to twelve months, with very few anticipating a decrease. Most price indexes moderated, although more producers than in April plan to raise selling prices in future months.

The month-over-month composite index was 9 in May, up from 3 in April and equal to 9 in March ... In contrast, the employment index eased slightly from 12 to 8.

The regional manufacturing surveys have been mixed in May. The NY (Empire State) and Kansas City Fed surveys showed faster expansion, but the Richmond Fed showed slower expansion. And the Philly Fed survey showed contraction.

• Also for manufacturing, the new Markit Flash PMI showed slower expansion. From Markit: PMI falls to three-month low, signalling slower rate of manufacturing expansion

The May Markit Flash U.S. Manufacturing Purchasing Managers’ Index™ (PMI™) indicated a solid improvement in U.S. manufacturing sector business conditions, according to the preliminary ‘flash’ reading which is based on around 85% of usual monthly replies. However, with the seasonally adjusted PMI falling from 56.0 in April to 53.9, the headline PMI nonetheless signalled the weakest expansion in three months.

This is the first release of the Flash PMI, and it has no track record of predicting the ISM number (the May report will be released June 1st).

• From Freddie Mac: Historic Lows for Fixed Mortgage Rates Hold Steady

Freddie Mac today released the results of its Primary Mortgage Market Survey® (PMMS®), showing the record lows for average fixed mortgage rates holding steady for the week. The 30-year fixed-rate mortgage ticked slightly down to 3.78 percent and 15-year fixed-rate mortgages remained unchanged from last week at 3.04 percent.

30-year fixed-rate mortgage (FRM) averaged 3.78 percent with an average 0.8 point for the week ending May 24, 2012, down from last week when it averaged 3.79 percent. Last year at this time, the 30-year FRM averaged 4.60 percent.

by Calculated Risk on 5/24/2012 10:45:00 AM

The FDIC released the Quarterly Banking Profile today for Q1 2012.

Here is the press released from the FDIC: FDIC - Insured Institutions Earned $35.3 Billion in the First Quarter of 2012

Commercial banks and savings institutions insured by the Federal Deposit Insurance Corporation (FDIC) reported an aggregate profit of $35.3 billion in the first quarter of 2012, a $6.6 billion improvement from the $28.8 billion in net income the industry reported in the first quarter of 2011. This is the 11th consecutive quarter that earnings have registered a year-over-year increase. However, loan balances declined by $56.3 billion (0.8 percent) after three consecutive quarterly increases.

FDIC Acting Chairman Martin J. Gruenberg said, "The condition of the industry continues to gradually improve. Insured institutions have made steady progress in shedding bad loans, bolstering net worth, and increasing profitability." He also noted, "The overall decline in loan balances is disappointing after we saw three quarters of growth last year. But we should be cautious in drawing conclusions from just one quarter."
...
The number of "problem" institutions fell for the fourth quarter in a row. The number of "problem" institutions declined from 813 to 772. This is the smallest number of "problem" banks since year-end 2009. Total assets of "problem" institutions declined from $319 billion to $292 billion. Sixteen insured institutions failed during the first quarter. This is the smallest number of failures in a quarter since the fourth quarter of 2008, when there were 12.

The Deposit Insurance Fund (DIF) balance continued to increase. The DIF balance — the net worth of the fund — rose to $15.3 billion at March 31 from $11.8 billion at the end of 2011. Assessment revenue and fewer bank failures continued to drive growth in the fund balance.

On 1-4 family Real Estate Owned (REO), the report showed that REO by FDIC insured institutions declined to $11.08 billion in Q1, from $11.64 billion in Q4 2011. FDIC insured institutions REO peaked at $14.8 billion in Q3 2010.

Unfortunately the FDIC does not collect data on the number of properties held by FDIC-insured institutions, instead they aggregate the carrying value of 1-4 family residential REO on FDIC-insured institutions’ balance sheets.

Click on graph for larger image in new window.

Here is a graph of the 1-4 family REO carrying value for FDIC insured institutions since Q1 2003.

Note: FDIC insured institutions have other REO and this is just the 1-4 family residential REO (other REO includes Construction & Development, Multi-family, Commercial, Farm Land).

Of course this is just a small portion of the total 1-4 family REO. The FHA, Fannie and Freddie have already reported that REO declined in Q1. I'll have more on REO soon.

by Calculated Risk on 5/24/2012 08:30:00 AM

The DOL reports:

In the week ending May 19, the advance figure for seasonally adjusted initial claims was 370,000, a decrease of 2,000 from the previous week's revised figure of 372,000. The 4-week moving average was 370,000, a decrease of 5,500 from the previous week's revised average of 375,500.

The previous week was revised up from 370,000 to 372,000.

The following graph shows the 4-week moving average of weekly claims since January 2000.

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 decreased to 370,000.

The 4-week average has declined for three consecutive weeks. The average has been between 363,000 and 384,000 all year.

And here is a long term graph of weekly claims:


This was close the consensus forecast of 371,000.

All current Employment Graphs

by Calculated Risk on 5/23/2012 09:01:00 PM

The Greek election is June 17th, and Greece will be funded through the election. But the contingency planning has started ... from the WSJ: Europe Plans for Greece Exit

Finance-ministry officials from the 17 countries that use the euro agreed earlier this week on the need to develop national contingency plans in case Greece drops out of the common currency, euro-zone officials said. The plans would seek to address what would be an unprecedented event in the modern financial system: how to buffer government bond markets, the banking sector and other financial markets in the event of a Greek exit.
...
Europe's leaders emphasize they want to avoid a Greek exit and warn of turmoil in Greece and beyond if the country leaves.

From the Athens News: Euro exit fears hinder tax collecting efforts

Two tax officials who declined to be named told Reuters that May revenues fell by 15-30 percent in tax offices away from the major cities and relative wealth centres of Athens and Thessaloniki.

"People are suspending some payments because we are in a pre-election period and also because of uncertainty stemming from a potential Greek euro exit," said the finance ministry official

And on Thursday:

• At 8:30 AM ET, the Census Bureau is scheduled to release the Durable Goods report for April. The consensus is for a 0.5% increase in durable goods orders.

• At 8:30 AM, the Department of Labor will release the Unemployment Insurance Weekly Claims report. The consensus is for claims to be essentially unchanged at 371 thousand compared to 370 thousand last week.

• Also the Kansas City Fed regional Manufacturing Survey for May will be released at 11:00 AM, and NY Fed Predisent William Dudley speaks at 10:30 AM.

Earlier on new home sales:
• New Home Sales increase in April to 343,000 Annual Rate • New Home Sales Comments
• New Home Sales graphs

by Calculated Risk on 5/23/2012 05:16:00 PM

CR Note: This is from Trulia chief economist Jed Kolko:

Dissecting the House Price Indices

Each month, several data releases track house price changes. Case-Shiller, CoreLogic, the Federal Housing Finance Agency (FHFA), the National Association of Realtors (NAR) and others report monthly sales-price trends, and the Trulia Price Monitor reports trends in asking prices, a leading indicator of sales prices. These indices often show different trends even for the same time period. Some of the differences among these indices are well-known, such as the fact that FHFA’s traditional index is based on transactions involving conforming, conventional Fannie Mae & Freddie Mac mortgages, while other indices (including the newer FHFA expanded-data index) cover a broader set of homes. But other, more technical differences help account for why some indices go up while others go down, including how they handle:

• The mix of homes listed and sold.
• Seasonal patterns in home prices.
• Weighting of homes and metros.

How much do these issues really matter for price trends? A lot, it turns out. In constructing the Trulia Price Monitor, we (1) adjust for the mix of homes listed, (2) adjust for seasonality, and (3) “weight” homes equally so that our national trend best represents what’s going on with the typical home in the largest 100 metros. Using this approach, we found that asking prices nationally rose 0.2% year-over-year and 1.9% quarter-over-quarter in April. Other price indices take different approaches, and mix-adjustment, seasonal adjustment, and value-weighting all have pros and cons. To see how much these issues matter, we used our data to see what the price trends would look like using different technical approaches.

Mix of homes listed and sold.

The price of a home depends on its size, location, and many other factors. For example, if larger homes or homes in more expensive neighborhoods happen to be listed or sold, the average (or median) listing or sales price will rise. That doesn’t mean that the typical home has increased in value – which is what most owners, buyers, sellers, and investors really care about. To know how the typical home’s value has changed, most price indices adjust for the mix of homes that are listed or sold, either by factoring in specific attributes of the home like its size and location (hedonic models, which the Trulia Price Monitor and FNC use) or by looking only at how prices have changed for the same home over time (repeat-sales models, which Case-Shiller, FHFA, and CoreLogic use). How much does the changing the mix of homes matter? The Trulia Price Monitor for April 2012 showed that prices nationally increased 0.2% year-over-year; this adjusts for the mix of homes. But without adjusting for home size, neighborhood, and other factors, the median listing price increased by 8.1% year-over-year. That’s a huge difference and that can partly be attributed to the fact that homes listed today are, on average, 6.2% larger than a year ago. They also tend to be located in slightly more expensive neighborhoods.

The shift toward larger homes on the market means that price indices that don’t adjust for the mix of homes are showing much larger price increases than what the typical home is experiencing. So why look at any price trends that don’t adjust for the mix of homes? Unadjusted price trends do reflect how typical transaction amounts are changing, which affects real estate commissions and the health of the real estate industry.

Seasonal patterns in home prices.

Home prices – both asking and sales – follow predictable seasonal patterns, dipping in winter and rising in spring and summer. (Other housing activities, like sales volume and construction starts, swing even more with the seasons than prices do.) Comparing home prices at the same time of the year takes out any seasonal effect, but quarter-over-quarter or month-over-month changes can be strongly affected by seasonal patterns.

The Trulia Price Monitor for April 2012 showed that prices increased nationally quarter-over-quarter by 1.9%, seasonally adjusted, but by 4.8% without adjusting for seasonality since the adjustment removes the regular springtime price jump.

Seasonal adjustment has its challenges. If the seasonal pattern changes over time – like if winters get warmer and cause housing activity to drop off less in winter – seasonal adjustment methods need to reflect those changes. Not-seasonally-adjusted trends are still useful because they show what buyers and sellers are actually experiencing in the market right now and can help them time when in the year to buy or sell. But to detect if and when housing prices are finally reaching a sustained turnaround, seasonal adjustment is needed to distinguish the underlying trend from regular seasonal patterns.

The Trulia Price Monitor, Case-Shiller and FHFA report seasonally adjusted price changes, even though Case-Shiller emphasizes the non-seasonally-adjusted trends. Most other indices only report non-seasonally-adjusted trends.

Weighting of homes and metros.

In the Case-Shiller and CoreLogic indices, higher-priced homes count more – they are “value-weighted”; in contrast, the Trulia Price Monitor, the FHFA index, and most other indices don’t put extra weight on higher-priced homes. Why give more weight to pricier homes? Higher-priced homes should get more weight if the purpose of an index is to assess movements in the value of a real-estate portfolio. If, for instance, a $1,000,000 real estate portfolio consists of two homes, one initially worth $900,000 and one initially worth $100,000, the change in the overall value of the portfolio depends a lot more on the percentage change in the value of the $900,000 house than the $100,000 house. In other words, weighting by home price yields an index that shows how the value of a dollar invested in real estate changes. The Trulia Price Monitor weights homes equally, regardless of price, in order to show how the value of a typical home is changing – rather than the value of a dollar invested in real estate. (FHFA doesn’t use value-weighting, either.)

Value-weighting potentially matters a lot for price trends if high-priced and low-priced homes in a market are trending differently. We tested the potential impact of value-weighting by comparing the year-over-year price change in several metro areas from the Trulia Price Monitor with the price change we would have reported for those same metros over the same time period but with value-weighting. The Trulia Price Monitor for April 2012 showed that prices in New York decreased 2.6% year-over-year, but with value-weighting prices decreased just 0.3%. In Los Angeles, the Trulia Price Monitor showed that prices decreased 2.8% without value-weighting but increased 0.7% value-weighted. In Phoenix, the Trulia Price Monitor showed that prices increased 15.8% without value-weighting, but increased only 11.1% value-weighted. In short, value-weighting can change the price trend either up or down by several percentage points – a big difference for what sounds like an obscure technical issue.

Finally, value-weighting can lead to expensive metro areas counting heavily in a broad home price index. The New York and Los Angeles metros together account for 48% of the Case-Shiller Composite 10 index and 35% of the Composite 20 index (based on weights in the published methodology) -- not only because those metros are large but also because they are expensive. At the same time, Houston and Philadelphia, which are among the ten largest metros in the US, are not included in the Case-Shiller Composite 20 – even though much smaller metros, like Charlotte, NC, and Portland, OR, are.

To sum up: home-price indices can disagree with each other by several percentage points depending on whether they adjust for the mix of homes, whether they adjust for seasonal patterns, and how they weight homes and local markets in the index. These technical issues help explain why different indices looking at the same market at the same time can tell very different stories.

by Calculated Risk on 5/23/2012 01:55:00 PM

The Federal Housing Finance Agency (FHFA) releases several house prices indexes. The most followed are the Purchase Only repeat sales index, both monthly and quarterly, based on Fannie and Freddie loans only, and the quarterly "expanded data series" that includes data from FHA endorsed mortgages and county recorder data licensed from DataQuick.

Here are the key results released today:
1) The quarterly Q1 seasonally adjusted purchase-only house price index showed the first year-over-year (YoY) increase since 2007.

2) The monthly (March) purchase only house price index showed a larger YoY increase of 2.7% in March compared to a 0.3% YoY increase in February. This is the largest YoY increase since 2006.

3) The expanded data series showed a smaller YoY decline of 1.3% in Q1 (smaller than the 3.0% YoY decline in Q4).

From the FHFA: HPI Shows Quarterly Increase and First Annual Increase Since 2007

U.S. house prices rose modestly in the first quarter of 2012 according to the Federal Housing Finance Agency’s (FHFA) seasonally adjusted purchase-only house price index (HPI). The FHFA HPI was up 0.6 percent on a seasonally adjusted basis since the fourth quarter of 2011. The HPI is calculated using home sales price information from Fannie Mae and Freddie Mac mortgages. ... FHFA’s seasonally adjusted monthly index for March was up 1.8 percent from February.

FHFA’s expanded-data house price index, a metric introduced in August 2011 that adds transactions information from county recorder offices and the Federal Housing Administration to the HPI data sample, rose 0.2 percent over the latest quarter. Over the latest four quarters, the index is down 1.3 percent.

by Calculated Risk on 5/23/2012 11:22:00 AM

Clearly new home sales have bottomed. Although sales are still historically very weak, sales are up 25% from the low, and up about 15% from the May 2010 through September 2011 average.

Update: Some people think housing will recover rapidly to the 1.2+ million rate we saw in 2004 and 2005. I think that is incorrect for two reasons. First, I think the recovery will be sluggish - 2012 will probably be the third worst year ever. Second, the 1.2 million in annual sales was due to an increasing homeownership rate and speculative buying. With a stable homeownerhip rate, and little speculative buying, sales will probably only rise to around 800 thousand at full recovery.

There were more upward revisions this month too. Sales were revised up for January, February and March.

And inventory of completed homes is at a new record low

On inventory, according to the Census Bureau:

"A house is considered for sale when a permit to build has been issued in permit-issuing places or work has begun on the footings or foundation in nonpermit areas and a sales contract has not been signed nor a deposit accepted."

Starting in 1973 the Census Bureau broke this down into three categories: Not Started, Under Construction, and Completed.

Click on graph for larger image.

This graph shows the three categories of inventory starting in 1973.

The inventory of completed homes for sale was at a record low 46,000 units in April. The combined total of completed and under construction is at the lowest level since this series started.

The second graph shows sales NSA (monthly sales, not seasonally adjusted annual rate).

In April 2012 (red column), 33 thousand new homes were sold (NSA). Last year only 30 thousand homes were sold in March. This was the fourth weakest April since this data has been tracked. The high for April was 116 thousand in 2005.

The debate is now about the strength of the recovery, not whether there is a recovery. My view is housing will remain sluggish for some time, and I expect 2012 to be another historically weak year, but clearly better than 2011.

Below is an update to the "distressing gap" graph that shows existing home sales (left axis) and new home sales (right axis) through April. This graph starts in 1994, but the relationship has been fairly steady back to the '60s.

Following the housing bubble and bust, the "distressing gap" appeared mostly because of distressed sales. The flood of distressed sales has kept existing home sales elevated, and depressed new home sales since builders haven't been able to compete with the low prices of all the foreclosed properties.

I expect this gap to eventually close, but it will probably take a number of years.

Note: Existing home sales are counted when transactions are closed, and new home sales are counted when contracts are signed. So the timing of sales is different.


New Home Sales graphs

by Calculated Risk on 5/23/2012 10:00:00 AM

The Census Bureau reports New Home Sales in April were at a seasonally adjusted annual rate (SAAR) of 343 thousand.

This was up from a revised 332 thousand SAAR in March (revised up from 328 thousand).

The first graph shows New Home Sales vs. recessions since 1963. The dashed line is the current sales rate.

Click on graph for larger image in graph gallery.

The second graph shows New Home Months of Supply.

Months of supply decreased to 5.1 in April from 5.2 in March.

The all time record was 12.1 months of supply in January 2009.

This is now in the normal range (less than 6 months supply is normal).

Even though sales are still very low, new home sales have clearly bottomed. New home sales have averaged 340 thousand SAAR over the last 5 months, after averaging under 300 thousand for the previous 18 months. All of the recent revisions have been up too.

This was a solid report and above the consensus forecast of 335 thousand.

More graphs soon ...

by Calculated Risk on 5/23/2012 08:30:00 AM

From the MBA: Record Low Mortgage Rates Fuel Third Consecutive Increase In Refinance Applications In Latest MBA Weekly Survey

The Refinance Index increased 5.6 percent from the previous week. This is the third consecutive weekly increase in the Refinance Index which is at its highest level since February 10, 2012. The seasonally adjusted Purchase Index decreased 3.0 percent from one week earlier to its lowest level since April 20, 2012.

"Mortgage rates again dipped to new record lows in the survey, which spurred more borrowers back into the refinance market. As a result, applications for refinance loans have increased for the third straight week and are at the highest level since February of this year. The HARP share of refinance applications was essentially unchanged over the week at 28 percent, so it was not the primary driver of the increase over the previous week." [said] Michael Fratantoni, MBA's Vice President of Research and Economics.

The average contract interest rate for 30-year fixed-rate mortgages with conforming loan balances ($417,500 or less) decreased to 3.93 percent, the lowest rate in the history of the survey, from 3.96 percent,with points increasing to 0.39 from 0.37 (including the origination fee) for 80 percent loan-to-value ratio (LTV) loans.

The purchase index is still very weak.

by Calculated Risk on 5/22/2012 09:05:00 PM

• At 10:00 AM ET, the Census Bureau is scheduled to release the New home sales report for April. The consensus is for an increase in sales to 335,000 on a Seasonally Adjusted Annual Rate basis (SAAR) in April from 328,000 in March. Based on recent builder comments, and the homebuilder confidence survey, new home sales probably increased in April. Also, watch for upward revisions to prior reports.

• Also at 10:00 AM, the FHFA House Price Index for March 2012 will be released. This is based on GSE repeat sales and is not as closely followed as Case-Shiller or CoreLogic. Last month this index turned positive on a year-over-year basis: "For the 12 months ending in February, U.S. prices rose 0.4 percent, the first 12-month increase since the July 2006 - July 2007 interval." Look for a larger year-over-year increase in March.

For the monthly economic question contest:

Earlier on existing home sales:
• Existing Home Sales in April: 4.62 million SAAR, 6.6 months of supply
• Existing Home Sales: Inventory and NSA Sales Graph
• Existing Home Sales graphs

by Calculated Risk on 5/22/2012 05:31:00 PM

From ATA: ATA Truck Tonnage Fell 1.1% in April

The American Trucking Associations’ advanced seasonally adjusted (SA) For-Hire Truck Tonnage Index decreased 1.1% in April after increasing 0.6% in March. (March’s gain was more than the preliminary 0.2% increase ATA reported on April 24.) The latest drop put the SA index at 118.7 (2000=100), down from March’s level of 120. Compared with April 2011, the SA index was up 3.5%, better than March’s 3.1% increase. Year-to-date, compared with the same period last year, tonnage was up 3.8%.
...
“While April’s decrease was a little disappointing, the March gain turned out to be stronger than originally thought,” ATA Chief Economist Bob Costello said. “The ups and downs so far this year are similar to other economic indicators.”

“While just one month, the April’s decrease also matches with an economy that is likely to grow slightly slower in the second quarter than in the first quarter,” he said. Costello reiterated last month’s noting that the industry should not expect the rate of growth seen over the last couple of years, when tonnage grew 5.8% in both 2010 and 2011. “I continue to expect tonnage to moderate from the pace over the last two years. Annualized growth in the 3% to 3.9% seems more likely.”

Click on graph for larger image.

Here is a long term graph that shows ATA's For-Hire Truck Tonnage index.

The dashed line is the current level of the index. The index is above the pre-recession level and up 3.5% year-over-year.

From ATA:

Trucking serves as a barometer of the U.S. economy, representing 67.2% of tonnage carried by all modes of domestic freight transportation, including manufactured and retail goods. Trucks hauled 9 billion tons of freight in 2010. Motor carriers collected $563.4 billion, or 81.2% of total revenue earned by all transport modes.

by Calculated Risk on 5/22/2012 02:32:00 PM

Some comments from housing economist Tom Lawler:

The National Association of Realtors estimated that US existing home sales ran at a seasonally adjusted annual rate of 4.62 million in April, up 3.4% from March’s downwardly revised (to 4.47 million from 4.48 million) pace and up 10.0% from last April’s pace. The NAR’s estimate exceeded my estimate based on regional tracking, though almost all of my “miss” was related to the NAR’s seasonal adjustment factor: while seasonally adjusted sales were up 10.0% YOY, unadjusted sales showed just a 6.7% YOY gain (I guess the timing of Easter was the reason; my bad).

The NAR also estimated that the inventory of existing homes for sale at the end of April totaled 2.540 million, up 9.5% from March’s downwardly revised (to 2.32 million from 2.37 million) level and down 20.6% from last April. This was pretty close to my “guess” for a 21% YOY decline, and today’s report continued the trend for the NAR’s inventory estimates to show significantly lower monthly gains (or larger declines) in March and significantly larger monthly gains in April than that suggested by actual listings data.

Finally, the NAR estimated that the median existing home sales price in April was $177,400, up a whopping 10.1% from last April. The median existing SF sales price last month was $178,000, up 10.4% from last April. According to the NAR, the median existing SF sales price in the Northeast showed a YOY gain of 10.9%; in the Midwest, 8.1%; in the South, 8.5%; and in the West, 14.7%. While I was looking for a YOY increase exceeding 5%, this gain was obviously a boatload larger. Based on regional data I’ve seen the gain in the Northeast that the NAR reported seemed particularly “whacky,” though other regions – including the West – seemed high as well (Phoenix had a YOY gain of around 24%, but that was an outlier!).

CR Note: Remember the median price is impacted by the change in mix, and there are fewer low end foreclosures for sale this year and that pushes up the median price.

Lawler on FHA REO:

HUD finally got around to releasing the Monthly Report to the FHA Commissioner for March, and one “stand-out” stat was the sharp rise in SF property conveyances in March. Here are some historical stats (from the current and past monthly commissioner reports).

The number of SF properties “conveyed” to FHA has been surprising low over the last year given the number of properties in the foreclosure process, and FHA had noted that servicing “issues” were artificially depressing conveyances. Obviously, that was not the case in March!

Monthly Report to FHA Commissioner
	SF REO Inventory (EOM)	Conveyances	Sales	Adjustments
10-Jun	44,850	8,487	8,893	41
10-Jul	44,944	8,341	8,508	261
10-Aug	47,007	9,810	7,686	-61
10-Sep	51,487	11,411	7,439	508
10-Oct	54,609	9,908	7,289	503
10-Nov	55,488	6,752	5,817	-56
10-Dec	60,739	7,728	2,749	272
11-Jan	65,639	7,709	2,632	-177
11-Feb	68,801	7,383	4,221	0
11-Mar	68,997	8,647	8,728	277
11-Apr	65,063	7,410	11,375	31
11-May	59,465	7,032	12,659	29
11-Jun	53,164	7,240	13,600	59
11-Jul	48,507	6,509	11,379	213
11-Aug	44,749	8,005	11,701	-62
11-Sep	40,719	6,567	10,554	-43
11-Oct	37,922	6,541	9,883	545
11-Nov	35,192	6,212	9,178	236
11-Dec	32,170	5,997	8,800	-219
12-Jan	31,046	6,771	7,670	-225
12-Feb	30,005	7,132	7,637	-536
12-Mar	35,613	14,007	8,219	-180

CR Note: This probably means FHA REO sales will increase in May and June.

Click on graph for larger image.

This graph shows the combined REO inventory for Fannie, Freddie and the FHA.

The combined REO inventory is down to 209 thousand in Q1 2012, down about 16% from Q1 2011.

CR Note: Even though REO inventories are down, there are still more distressed sales coming because of all the loans 90+ days delinquent and in the foreclosure process.

Earlier on existing home sales:
• Existing Home Sales in April: 4.62 million SAAR, 6.6 months of supply
• Existing Home Sales: Inventory and NSA Sales Graph
• Existing Home Sales graphs

by Calculated Risk on 5/22/2012 12:08:00 PM

The NAR reported inventory increased to 2.54 million units in April, up 9.5% from the downwardly revised 2.32 million in March (revised down from 2.40 million). This is down 20.6% from April 2011, and up 2.7% from the inventory level in April 2005 (mid-2005 was when inventory started increasing sharply). Inventory was down slightly compared to April 2004 (see first graph below). This decline in inventory remains a significant story.

There is a seasonal pattern for inventory - usually inventory is the lowest in the winter months, and inventory usually peaks mid-summer. However most of the seasonal increase typically happens by April - so we could be close to the peak for this year.

Earlier this year, there were several analysts projecting that inventory would increase to 3 million by mid-summer. I thought that was too high, and it now looks like inventory will peak in the 2.6+ million range. That would be well below the inventory peak in 2005 of 2.9 million units.

At the current sales rate, 2.6 million units of inventory this would push the months-of-supply measure up to 6.7 to 6.8 months from the current 6.6 months. Note: Months-of-supply uses the seasonally adjusted sales rate, and the not seasonally adjusted inventory (even though there is a seasonal pattern for inventory). That would be the lowest seasonal peak for months-of-supply since 2005.

Important: The NAR reports active listings, and although there is some variability across the country in what is considered active, most "contingent short sales" are not included. "Contingent short sales" are strange listings since the listings were frequently NEVER on the market (they were listed as contingent), and they hang around for a long time - they are probably more closely related to shadow inventory than active inventory. However when we comparing inventory to 2005, we need to remember there were no "short sale contingent" listings in 2005. However, in the areas I track, the number of "short sale contingent" listings is also down sharply year-over-year.

The following graph shows inventory by month since 2004. In 2005 (dark blue columns), inventory kept rising all year - and that was a clear sign that the housing bubble was ending.

Click on graph for larger image.

This year (dark red for 2012) inventory is at the lowest level for the month of April since 2005, and inventory is slightly below the level in April 2004 (not counting contingent sales). Sometime this summer, I expect inventory to be below the same month in 2005. However inventory is still elevated - especially with the much lower sales rate.

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

Sales NSA (red column) are above the sales for the 2008, 2009 and 2011 (2010 was higher because of the tax credit). Sales are well below the bubble years of 2005 and 2006.

Also it appears distressed sales were down in April. From the NAR:

Distressed homes – foreclosures and short sales sold at deep discounts – accounted for 28 percent of April sales (17 percent were foreclosures and 11 percent were short sales), down from 29 percent in March and 37 percent in April 2011.

The increase in existing home sales, combined with fewer distressed sales, is a positive sign for the housing market.

Earlier:
• Existing Home Sales in April: 4.62 million SAAR, 6.6 months of supply
• Existing Home Sales graphs