by Bill McBride on 9/25/2007 05:18:00 PM
Tuesday, September 25, 2007
For more existing home sales graphs, please see the previous post: August Existing Home Sales
Here are a few more graphs on inventory and months of supply.
Click on graph for larger image.
The first graph shows the monthly inventory levels for the last four years. There is somewhat of a seasonal pattern, with inventory peaking in the summer months.
This wasn't true in 2005 - as inventory continued to increase throughout the year - and that was one of the indicators that the housing boom had ended.
For 2007, I expect that inventory levels are close to the peak level.
The second graph shows the monthly 'months of supply' metric for the last four years.
Even if inventory levels stabilize, the months of supply could continue to rise - and possibly rise significantly - if sales continue to decline.
To put the NAR numbers into perspective, here are the year-end sales, inventory and months of supply numbers, since 1969.
This graph shows the actual annual sales, year end inventory and months of supply, since 1982 (sales since 1969). For 2007, the August inventory and Seasonally Adjusted Annual Rate (SAAR) for sales were used.
The current inventory of 4.581 million is the all time record. The "months of supply" metric is 10.0 months. The "months of supply" is now above the level of the previous housing slump in the early '90s, but still below the worst levels of the housing bust in the early '80s.
Both the numerator and the denominator are moving in the wrong direction. Not only is inventory at record levels, but sales - though falling - are still significantly above the normal range as a percent of owner occupied units.
The following graph shows the actual cumulative existing home sales (through August) vs. three annual forecasts for 2007 made at the beginning of the year (NAR's Lereah, Fannie Mae's Berson, and me).
My forecast was for sales to be between 5.6 and 5.8 million units (shown as 5.7 million).
NSA sales are 4.074 million units through August. In a typical year, sales through August are about 69% of the sales for the year. So at the current pace, sales will be around 5.9 million. However sales have slowed, and will probably slow further in the months ahead.
To reach the NAR forecast, revised downward again on Sept 11th to 5.92 million units, sales would have to be at the 2006 levels for the remainder of the year. Given tighter lending standards, we can probably already say that even the September NAR forecast was too optimistic.