by Calculated Risk on 1/31/2024 08:45:00 PM

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

Thursday:
• At 8:30 AM ET, The initial weekly unemployment claims report will be released.  The consensus is for 210 thousand initial claims, down from 214 thousand last week.

• At 10:00 AM, Construction Spending for December. The consensus is for a 0.5% increase in construction spending.

• Also at 10:00 AM, ISM Manufacturing Index for January. The consensus is for the ISM to be at 47.3, down from 47.4 in December.

by Calculated Risk on 1/31/2024 05:07:00 PM

Today, in the Calculated Risk Real Estate Newsletter: Freddie Mac House Price Index Increased in December; Up 6.6% Year-over-year

A brief excerpt:

On a year-over-year basis, the National FMHPI was up 6.6% in December, from up 6.1% YoY in November.  The YoY increase peaked at 19.1% in July 2021, and for this cycle, bottomed at up 0.9% YoY in April 2023. ...

As of December, 10 states were below their previous peaks, Seasonally Adjusted. The largest seasonally adjusted declines from the recent peak were in Maine (-3.4%), Idaho (-2.3%), Louisiana (-1.9%), and Washington (-1.8%).

For cities (Core-based Statistical Areas, CBSA), here are the 30 cities with the largest declines from the peak, seasonally adjusted. Austin continues to be the worst performing city.

There is much more in the article.

by Calculated Risk on 1/31/2024 02:00:00 PM

Fed Chair Powell press conference video here or on YouTube here, starting at 2:30 PM ET.

FOMC Statement:

Recent indicators suggest that economic activity has been expanding at a solid pace. Job gains have moderated since early last year but remain strong, and the unemployment rate has remained low. Inflation has eased over the past year but remains elevated.

The Committee seeks to achieve maximum employment and inflation at the rate of 2 percent over the longer run. The Committee judges that the risks to achieving its employment and inflation goals are moving into better balance. The economic outlook is uncertain, and the Committee remains highly attentive to inflation risks.

In support of its goals, the Committee decided to maintain the target range for the federal funds rate at 5-1/4 to 5-1/2 percent. In considering any adjustments to the target range for the federal funds rate, the Committee will carefully assess incoming data, the evolving outlook, and the balance of risks. The Committee does not expect it will be appropriate to reduce the target range until it has gained greater confidence that inflation is moving sustainably toward 2 percent. In addition, the Committee will continue reducing its holdings of Treasury securities and agency debt and agency mortgage-backed securities, as described in its previously announced plans. The Committee is strongly committed to returning inflation to its 2 percent objective.

In assessing the appropriate stance of monetary policy, the Committee will continue to monitor the implications of incoming information for the economic outlook. The Committee would be prepared to adjust the stance of monetary policy as appropriate if risks emerge that could impede the attainment of the Committee's goals. The Committee's assessments will take into account a wide range of information, including readings on labor market conditions, inflation pressures and inflation expectations, and financial and international developments.

Voting for the monetary policy action were Jerome H. Powell, Chair; John C. Williams, Vice Chair; Thomas I. Barkin; Michael S. Barr; Raphael W. Bostic; Michelle W. Bowman; Lisa D. Cook; Mary C. Daly; Philip N. Jefferson; Adriana D. Kugler; Loretta J. Mester; and Christopher J. Waller.
emphasis added

by Calculated Risk on 1/31/2024 08:30:00 AM

From ADP: ADP National Employment Report: Private Sector Employment Increased by 107,000 Jobs in January; Annual Pay was Up 5.2%

Private sector employment increased by 107,000 jobs in January and annual pay was up 5.2 percent year-over-year, according to the January ADP® National Employment ReportTM produced by the ADP Research Institute® in collaboration with the Stanford Digital Economy Lab (“Stanford Lab”). The ADP National Employment Report is an independent measure and high-frequency view of the private-sector labor market based on actual, anonymized payroll data of more than 25 million U.S. employees.
...
“Progress on inflation has brightened the economic picture despite a slowdown in hiring and pay,” said Nela Richardson, chief economist, ADP. “Wages adjusted for inflation have improved over the past six months, and the economy looks like it's headed toward a soft landing in the U.S. and globally.”
emphasis added

This was below the consensus forecast of 130,000. The BLS report will be released Friday, and the consensus is for 162 thousand non-farm payroll jobs added in January.

by Calculated Risk on 1/31/2024 07:00:00 AM

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

Mortgage applications decreased 7.2 percent from one week earlier, according to data from the Mortgage Bankers Association’s (MBA) Weekly Mortgage Applications Survey for the week ending January 26, 2024. Last week’s results included an adjustment to account for the MLK holiday.

The Market Composite Index, a measure of mortgage loan application volume, decreased 7.2 percent on a seasonally adjusted basis from one week earlier. On an unadjusted basis, the Index increased 8 percent compared with the previous week. The Refinance Index increased 2 percent from the previous week and was 3 percent higher than the same week one year ago. The seasonally adjusted Purchase Index decreased 11 percent from one week earlier. The unadjusted Purchase Index increased 6 percent compared with the previous week and was 20 percent lower than the same week one year ago.

“Mortgage rates changed little last week, with the 30-year fixed rate at 6.78 percent, which is close to where it has been for the past month, but lower than the recent peak of 7.9 percent in October 2023,” said Joel Kan, MBA’s Vice President and Deputy Chief Economist. “Applications decreased compared to a holiday-adjusted week, driven by a decline in purchase applications that offset a slight increase in refinance activity. Low existing housing supply is limiting options for prospective buyers and is keeping home-price growth elevated, resulting in a one-two punch that continues to constrain home purchase activity. The average loan size for purchase applications has picked up in recent weeks to $444,100, the largest average loan size since May 2022.”
...
The average contract interest rate for 30-year fixed-rate mortgages with conforming loan balances ($726,200 or less) remained unchanged at 6.78 percent, with points increasing to 0.65 from 0.63 (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 down 20% year-over-year unadjusted.  

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

Purchase application activity is up from the lows in late October and early November, but still close to the lowest levels during the housing bust.

The second graph shows the refinance index since 1990.

With higher mortgage rates, the refinance index declined sharply in 2022, and even with some recent increases, activity is barely off the bottom.

by Calculated Risk on 1/30/2024 08:12:00 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 January. This report is for private payrolls only (no government). The consensus is for 130,000 payroll jobs added in January, down from 164,000 added in December.

• At 9:45 AM: Chicago Purchasing Managers Index for January. The consensus is for a reading of 48.0, up from 46.9 in December.

• At 2:00 PM: FOMC Meeting Announcement. No change to policy is expected.

• At 2:30 PM: Fed Chair Jerome Powell holds a press briefing following the FOMC announcement.

by Calculated Risk on 1/30/2024 04:29:00 PM

Today, in the Calculated Risk Real Estate Newsletter: Fannie and Freddie: Single Family Serious Delinquency Rate Increased Slightly, Multi-family Unchanged in December

Brief excerpt:

Single-family serious delinquencies increased slightly in December, and multi-family serious delinquencies were unchanged.
...
Freddie Mac reports that the multi-family delinquencies rate was unchanged at 0.28% in December, and up from 0.12% in December 2022.

This graph shows the Freddie multi-family serious delinquency rate since 2012. Rates were still high in 2012 following the housing bust and financial crisis.

The multi-family rate increased following the pandemic and has increased recently as rent growth has slowed, vacancy rates have increased, and borrowing rates have increased sharply. This will be something to watch as more apartments come on the market.

There is much more in the article.

by Calculated Risk on 1/30/2024 12:56:00 PM

The Census Bureau released the Residential Vacancies and Homeownership report for Q4 2023 today.

The results of this survey were significantly distorted by the pandemic in 2020.

This report is frequently mentioned by analysts and the media to track household formation, the homeownership rate, and the homeowner and rental vacancy rates.  However, there are serious questions about the accuracy of this survey.

This survey might show the trend, but I wouldn't rely on the absolute numbers. Analysts probably shouldn't use the HVS to estimate the excess vacant supply or household formation, or rely on the homeownership rate, except as a guide to the trend.

National vacancy rates in the fourth quarter 2023 were 6.6 percent for rental housing and 0.9 percent for homeowner housing. The rental vacancy rate was higher than the rate in the fourth quarter 2022 (5.8 percent) and virtually the same as the rate in the third quarter 2023 (6.6 percent).

The homeowner vacancy rate of 0.9 percent was not statistically different than the rate in the fourth quarter 2022 (0.8 percent) and not statistically different from the rate in the third quarter 2023 (0.8 percent).

The homeownership rate of 65.7 percent was not statistically different from the rate in the fourth quarter 2022 (65.9 percent) and not statistically different from the rate in the third quarter 2023 (66.0 percent).
emphasis added

Click on graph for larger image.

The Red dots are the decennial Census homeownership rates for April 1st, 1990, 2000, 2010, and 2020. 

The HVS homeownership rate decreased to 65.7% in Q4, from 66.0% in Q3.  

The results in Q2 and Q3 2020 were distorted by the pandemic and should be ignored.

The HVS homeowner vacancy increased to 0.9% in Q4 from 0.8% in Q3.

Once again - this probably shows the general trend, but I wouldn't rely on the absolute numbers.

The homeowner vacancy rate declined sharply during the pandemic and includes homes that are vacant and for sale (so this mirrors the low levels of existing home inventory).

The rental vacancy rate was unchanged at 6.6% in Q4 from 6.6% in Q3.  This is up from 5.8% in Q4 2022.

The quarterly HVS is the timeliest survey on households, but there are many questions about the accuracy of this survey.

by Calculated Risk on 1/30/2024 10:08:00 AM

Today, in the Calculated Risk Real Estate Newsletter: Case-Shiller: National House Price Index Up 5.1% year-over-year in November

Excerpt:

S&P/Case-Shiller released the monthly Home Price Indices for November ("November" is a 3-month average of September, October and November closing prices). November closing prices include some contracts signed in July, 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 Case-Shiller National Index was at 0.24%. This was the ninth consecutive MoM increase, but the smallest increase since February 2023.

On a seasonally adjusted basis, prices increased in 14 of the 20 Case-Shiller cities on a month-to-month basis. Seasonally adjusted, San Francisco has fallen 8.8% from the recent peak, Seattle is down 7.2% from the peak, Portland down 4.5%, and Phoenix is down 3.4%.

There is much more in the article.

by Calculated Risk on 1/30/2024 10:00:00 AM

From the BLS: Job Openings and Labor Turnover Summary

The number of job openings changed little at 9.0 million on the last business day of December, the U.S. Bureau of Labor Statistics reported today. Over the month, the number of hires and total separations were little changed at 5.6 million and 5.4 million, respectively. Within separations, quits (3.4 million) and layoffs and discharges (1.6 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 December; the employment report this Friday will be for January.

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 increased in December to 9.03 million from 8.93 million in November.

The number of job openings (black) were down 20% year-over-year. 

Quits were down 17% year-over-year. These are voluntary separations. (See light blue columns at bottom of graph for trend for "quits").

by Calculated Risk on 1/30/2024 09:00:00 AM

S&P/Case-Shiller released the monthly Home Price Indices for November ("November" is a 3-month average of September, October and November 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 Upward Trend Decelerates in November

The S&P CoreLogic Case-Shiller U.S. National Home Price NSA Index, covering all nine U.S. census divisions, reported a 5.1% annual gain in November, up from a 4.7% rise in the previous month. The 10-City Composite showed an increase of 6.2%, up from a 5.7% increase in the previous month. The 20-City Composite posted a year-over-year increase of 5.4%, up from a 4.9% increase in the previous month. Once again, Detroit reported the highest year-over-year gain among the 20 cities with an 8.2% increase in November, followed again by San Diego with an 8% increase. For the third month in a row, Portland fell 0.7% and remained the only city reporting lower prices in November versus a year ago.
...
For the first time since January 2023, the U.S. National Index and 20-City Composite posted 0.2% month-over-month decreases in November, while the 10-City Composite posted a 0.1% decrease.

After seasonal adjustment, the U.S. National Index and the 10-City Composite posted month-overmonth increases of 0.2%, while the 20-City Composite posted a month-over-month increase of 0.1%.

“U.S. home prices edged downward from their all-time high in November,” says Brian D. Luke, Head of Commodities, Real & Digital Assets at S&P DJI. “The streak of nine monthly gains ended in November, setting the index back to levels last seen over the summer months. Seattle and San Francisco reported the largest monthly declines, falling 1.4% and 1.3%, respectively.”

“November’s year-over-year gain saw the largest growth in U.S. home prices in 2023, with our National Composite rising 5.1% and the 10-city index rising 6.2%. Detroit held its position as the best performing market for the third month in a row, accelerating to an 8.2% gain. San Diego notched an 8% annual gain, retaining its second spot in the nation. Barring a late surge from another market, those cities will vie for the ‘housing market of the year’ as the best performing city in our composite.”

“Six cities registered a new all-time high in November (Miami, Tampa, Atlanta, Charlotte, New York, and Cleveland). Portland remains the lone market in annual decline. The Northeast and Midwest recorded the largest gains with returns of 6.4% and 6.3%, respectively. Other regions are not far behind with the slowest gains in the West of 3%. This month’s report revealed the narrowest spread of performance across the nation since the first quarter of 2021.”

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 is up 0.2% in November (SA) and is at a new all-time high.

The Composite 20 index is up 0.1% (SA) in November and is also at a new all-time high.

The National index is up 0.2% (SA) in November and is also at a new all-time high.

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

The Composite 10 SA is up 6.2% year-over-year.  The Composite 20 SA is up 5.4% year-over-year.

The National index SA is up 5.1% year-over-year.

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

by Calculated Risk on 1/29/2024 07:52:00 PM

From Matthew Graham at Mortgage News Daily: Nice Calm Day For Rates, But Volatility Potential Increases From Here

From here, the next thing that makes great sense is for rates to follow the guidance of the incoming economic data first and foremost. Comments from the Federal Reserve will be a supporting actor until the March Fed meeting.

In other words, we have a Fed meeting coming up in 2 days and we DON'T expect there to be any major fireworks. This week's only pyrotechnic potential comes in the form of several key economic reports in addition to the Treasury department's update on its borrowing needs. [30 year fixed 6.88%]
emphasis added

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

• Also at 9:00 AM, S&P/Case-Shiller House Price Index for November. The consensus is for a 5.8% year-over-year increase.

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

• Also at 10:00 AM, The Q4 Housing Vacancies and Homeownership report from the Census Bureau.

by Calculated Risk on 1/29/2024 02:43:00 PM

The BEA released the underlying details for the Q4 advance GDP report on Friday.

The BEA reported that investment in non-residential structures increased at a 3.2% annual pace in Q4.  Investment in petroleum and natural gas structures increased in Q4 compared to Q3 and was up 5% year-over-year.   

Click on graph for larger image.

The first graph shows investment in offices, malls and lodging as a percent of GDP.

Investment in offices (blue) increased slightly in Q4 and was up 5.0% year-over-year.  And mostly unchanged as a percent of GDP.

Investment in multimerchandise shopping structures (malls) peaked in 2007 and was up about 8% year-over-year in Q4.   The vacancy rate for malls is still very high, so investment will probably stay low for some time.

Lodging investment decreased in Q4 compared to Q3, and lodging investment was up 5% year-over-year.

All three sectors - offices, malls, and hotels - were hurt significantly by the pandemic.  And the office vacancy rate is at a record high, and this will push down office investment.

The second graph is for Residential investment components as a percent of GDP. According to the Bureau of Economic Analysis, RI includes new single-family structures, multifamily structures, home improvement, Brokers’ commissions and other ownership transfer costs, and a few minor categories (dormitories, manufactured homes).

Investment in single family structures was $417 billion (SAAR) (about 1.5% of GDP) and was up 4% year-over-year.

Investment in multi-family structures was up slightly in Q4 to $135 billion (SAAR) from Q3, and up 14% YoY.

Investment in home improvement was at a $345 billion (SAAR) in Q4 (about 1.2% of GDP).  Home improvement spending was strong during the pandemic but has declined as a percent of GDP recently.

Note that Brokers' commissions (black) increased sharply as existing home sales increased in the second half of 2020 but declined when mortgage rates increased.   Brokers' commissions were down 5% year-over-year in Q4.

by Calculated Risk on 1/29/2024 11:54:00 AM

From the Las Vegas Visitor Authority: December 2023 Las Vegas Visitor Statistics

Closing out the year with roughly 3.4M visitors in December, Las Vegas ended 2023 with annual visitation of 40.8M visitors, +5.2% ahead of 2022.

As the convention/group segment strengthened over 2022, annual est. convention attendance neared 6.0M in 2023, roughly 20% ahead of 2022's 5.0M tally.

2023 annual hotel occupancy reached 83.5%, +4.3 pts YoY, as Weekend occupancy reached 90.7% (+1.4 pts YoY) while Midweek occupancy improved to 80.3% for the year, +5.6 pts YoY.

Annual ADR for 2023 surpassed $191, beating last year by 11.9% while RevPAR neared $160, up 18% vs. 2022.
emphasis added

Click on graph for larger image.

The first graph shows visitor traffic for 2019 (Black), 2020 (light blue), 2021 (purple), 2022 (orange), and 2023 (red).

Visitor traffic was up 2.7% compared to last December.  For all of 2023, visitor traffic was up 5.2% compared to 2022.  Visitor traffic was down 2.0% compared to the same month in 2019.

The second graph shows convention traffic.

Convention traffic was down 11.0% compared to December 2022, and down 4.5% compared to November 2019.  

For all of 2023, convention traffic was up 19.9% compared to 2022.

Note: There was almost no convention traffic from April 2020 through May 2021.

by Calculated Risk on 1/29/2024 08:21:00 AM

Altos reports that active single-family inventory was down 0.6% week-over-week.  Inventory will likely decrease a little seasonally until the Spring (it could remain mostly flat for a few months like in 2019).

Click on graph for larger image.

This inventory graph is courtesy of Altos Research.

As of January 26th, inventory was at 503 thousand (7-day average), compared to 506 thousand the prior week.   

Inventory is still far below pre-pandemic levels.

The second graph shows the seasonal pattern for active single-family inventory since 2015.

The red line is for 2024.  The black line is for 2019.  Note that inventory is up 85% from the record low for the same week in 2022, but still well below normal levels.

Inventory was up 7.9% compared to the same week in 2023 (last week it was up 7.1%), and down 39.2% compared to the same week in 2019 (last week down 38.6%). 

Back in June 2023, inventory was down almost 54% compared to 2019, so the gap to more normal inventory levels has closed a little.

Mike Simonsen discusses this data regularly on Youtube.

by Calculated Risk on 1/28/2024 06:16:00 PM

Weekend:
• Schedule for Week of January 28, 2024

• FOMC Preview: No Change to Policy Expected

Monday:
• 10:30 AM: Dallas Fed Survey of Manufacturing Activity for January. This is the last of the regional Fed manufacturing surveys for January.

From CNBC: Pre-Market Data and Bloomberg futures S&P 500 are down 11 and DOW futures are down 91 (fair value).

Oil prices were up over the last week with WTI futures at $78.01 per barrel and Brent at $83.55 per barrel. A year ago, WTI was at $80, and Brent was at $85 - so WTI oil prices were down slightly year-over-year.

Here is a graph from Gasbuddy.com for nationwide gasoline prices. Nationally prices are at $3.09 per gallon. A year ago, prices were at $3.50 per gallon, so gasoline prices are down $0.41 year-over-year.

by Calculated Risk on 1/28/2024 08:31:00 AM

Most analysts expect there will be no change to FOMC policy at the meeting this week, keeping the target range for the federal funds rate at 5‑1/4 to 5-1/2 percent.

Currently the market expects the next Fed move to be a 25 bp cut announced at either the March or May FOMC meeting.  The market is pricing in a 2nd cut in June - and a total of around 5 cuts in 2024. 

Based on the recent inflation reports, the FOMC will likely hint at a possible first rate cut in March. Also, Fed Chair Powell might note that the FOMC has started to discuss when to slow balance sheet runoff.

From Goldman Sachs:

"The FOMC will likely aim to keep a March cut on the table without sending a decisive signal by removing the outdated hiking bias from its statement and noting that future policy changes will depend on upcoming inflation and other data."

Projections will not be released at this meeting. For review, here are the December projections.  Since the last projections were released, the economy has performed better than the FOMC expected, and inflation was lower than expected.

The BEA reported real GDP increased 3.1% Q4 over Q4 in 2023.  This was solidly above the December projections.

GDP projections of Federal Reserve Governors and Reserve Bank presidents, Change in Real GDP1
Projection Date	2023	2024	2025	2026
Dec 2023	2.5 to 2.7	1.2 to 1.7	1.5 to 2.0	1.8 to 2.0
Sept 2023	1.9 to 2.2	1.2 to 1.8	1.6 to 2.0	1.7 to 2.0

¹ Projections of change in real GDP and inflation are from the fourth quarter of the previous year to the fourth quarter of the year indicated.

The unemployment rate was at 3.7% in December and averaged just under 3.8% for Q4. The FOMC's unemployment rate projection for Q4 was close.

Unemployment projections of Federal Reserve Governors and Reserve Bank presidents, Unemployment Rate2
Projection Date	2023	2024	2025	2026
Dec 2023	3.8	4.0 to 4.2	4.0 to 4.2	3.9 to 4.3
Sept 2023	3.7 to 3.9	3.9 to 4.4	3.9 to 4.3	3.8 to 4.3

² Projections for the unemployment rate are for the average civilian unemployment rate in the fourth quarter of the year indicated.

As of December 2023, PCE inflation increased 2.6 percent year-over-year (YoY).  On a Q4-over-Q4 basis, PCE inflation increased 2.6%, lower than the December projection. 

Inflation projections of Federal Reserve Governors and Reserve Bank presidents, PCE Inflation1
Projection Date	2023	2024	2025	2026
Dec 2023	2.7 to 2.9	2.2 to 2.5	2.0 to 2.2	2.0
Sept 2023	3.2 to 3.4	2.3 to 2.7	2.0 to 2.3	2.0 to 2.2

PCE core inflation increased 2.9 percent YoY in December. On a Q4-over-Q4 basis, PCE inflation increased 3.0%, lower than the December projection.  

Over the last 6 months, the PCE Price Index increase 2.0% annualized, the core PCE price index increased at a 1.9% annual rate, and core PCE minus Housing increased 1.1% annualized suggesting that 2024 projections are too high.

Core Inflation projections of Federal Reserve Governors and Reserve Bank presidents, Core Inflation1
Projection Date	2023	2024	2025	2026
Dec 2023	3.2 to 3.3	2.4 to 2.7	2.0 to 2.2	2.0 to 2.1
Sept 2023	3.6 to 3.9	2.5 to 2.8	2.0 to 2.4	2.0 to 2.3

by Calculated Risk on 1/27/2024 02:11:00 PM

At the Calculated Risk Real Estate Newsletter this week:

• New Home Sales increase to 664,000 Annual Rate in December

• NMHC: "Apartment Market Continues to Loosen"

• 1.54 million Total Housing Completions in 2023 including Manufactured Homes; Most Since 2007

• Final Look at Local Housing Markets in December

This is usually published 4 to 6 times a week and provides more in-depth analysis of the housing market.

by Calculated Risk on 1/27/2024 08:11:00 AM

The key reports scheduled for this week are the January employment report and November Case-Shiller house prices.

Other key indicators include the January ISM manufacturing index and January vehicle sales.

The FOMC meets this week, and no change to policy is expected.

----- Monday, January 29th -----
10:30 AM: Dallas Fed Survey of Manufacturing Activity for January. This is the last of the regional Fed manufacturing surveys for January.

----- Tuesday, January 30th -----
9:00 AM: FHFA House Price Index for November. This was originally a GSE only repeat sales, however there is also an expanded index.

9:00 AM ET: S&P/Case-Shiller House Price Index for November.

This graph shows the Year over year change in the nominal seasonally adjusted National Index, Composite 10 and Composite 20 indexes through the most recent report (the Composite 20 was started in January 2000).

The consensus is for a 5.8% year-over-year increase.

10:00 AM ET: Job Openings and Labor Turnover Survey for December from the BLS.

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

Jobs openings decreased in November to 8.79 million from 8.85 million in October.

10:00 AM: The Q4 Housing Vacancies and Homeownership report from the Census Bureau.

----- Wednesday, January 31st -----
7:00 AM ET: The Mortgage Bankers Association (MBA) will release the results for the mortgage purchase applications index.

8:15 AM: The ADP Employment Report for January. This report is for private payrolls only (no government). The consensus is for 130,000 payroll jobs added in January, down from 164,000 added in December.

9:45 AM: Chicago Purchasing Managers Index for January. The consensus is for a reading of 48.0, up from 46.9 in December.

2:00 PM: FOMC Meeting Announcement. No change to policy is expected.

2:30 PM: Fed Chair Jerome Powell holds a press briefing following the FOMC announcement.

----- Thursday, February 1st -----
8:30 AM: The initial weekly unemployment claims report will be released.  The consensus is for 210 thousand initial claims, down from 214 thousand last week.

10:00 AM: Construction Spending for December. The consensus is for a 0.5% increase in construction spending.

10:00 AM: ISM Manufacturing Index for January. The consensus is for the ISM to be at 47.3, down from 47.4 in December.

----- Friday, February 2nd -----
8:30 AM: Employment Report for December.   The consensus is for 162,000 jobs added, and for the unemployment rate to increase to 3.8%.

There were 216,000 jobs added in December, and the unemployment rate was at 3.7%.

This graph shows the jobs added per month since January 2021.

10:00 AM: University of Michigan's Consumer sentiment index (Preliminary for January).

All day: Light vehicle sales for January. Sales were at 15.8 million in December (Seasonally Adjusted Annual Rate).

This graph shows light vehicle sales since the BEA started keeping data in 1967. The dashed line is the December sales rate.

by Calculated Risk on 1/26/2024 07:02:00 PM

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

Due to changes at the CDC, weekly cases are no longer updated.

For deaths, I'm currently using 4 weeks ago for "now", since the most recent three weeks will be revised significantly.

Hospitalizations have more than quadrupled from a low of 5,150 in June 2023.

Hospitalizations are less than 20% of the peak of 150,000 in January 2022.

COVID Metrics
	Now	Week Ago	Goal
Hospitalized2	24,718	28,154	≤3,0001
Deaths per Week2🚩	1,978	1,806	≤3501
1my goals to stop weekly posts, 2Weekly for Currently Hospitalized, and Deaths 🚩 Increasing number weekly for Hospitalized and Deaths ✅ Goal met.

Click on graph for larger image.

This graph shows the weekly (columns) number of deaths reported.

Weekly deaths have more than quadrupled from a low of 485 in early July.  Still weekly deaths are far below the weekly peak of 26,000 in January 2021.

And here is a graph I'm following on COVID in wastewater as of Jan 25th:

This appears to be a leading indicator for COVID hospitalizations and deaths.

COVID in wastewater is now off about 40% of the holiday peak at the end of December, and that suggests weekly deaths will start to decrease soon.

by Calculated Risk on 1/26/2024 12:59:00 PM

From the U.S. Courts: Bankruptcy Filings Rise 16.8 Percent

Total bankruptcy filings rose 16.8 percent, with significant increases in both business and non-business bankruptcies, in the twelve-month period ending Dec. 31, 2023. This accelerates a continuing rebound in filings after more than a decade of sharply dropping totals.

According to statistics released by the Administrative Office of the U.S. Courts, annual bankruptcy filings totaled 452,990 in the year ending December 2023, compared with 387,721 cases in the previous year.

Business filings rose 40.4 percent, from 13,481 to 18,926, in the year ending Dec. 31, 2023. Non-business bankruptcy filings rose 16 percent to 434,064, compared with 374,240 in December 2022.

Bankruptcy totals for the previous 12 months are reported four times annually.

This is the fourth straight quarter that total bankruptcy filings have risen, following a decade-plus decline. Bankruptcies fell especially sharply after the pandemic began in early 2020, despite some COVID-related disruptions to the economy.

Despite the recent increases, the newest totals remain far lower than in December 2010, when filings peaked at just less than 1.6 million.

Click on graph for larger image.

This graph shows the business and non-business bankruptcy filings by calendar year since 1997.

The sharp decline in 2006 was due to the so-called "Bankruptcy Abuse Prevention and Consumer Protection Act of 2005".

2023 was the 3rd lowest year for bankruptcy filings, and 42% below the pre-pandemic level in 2019.

by Calculated Risk on 1/26/2024 10:00:00 AM

From the NAR: Pending Home Sales Climbed 8.3% in December

Pending home sales in December elevated 8.3%, according to the National Association of REALTORS®. The Midwest, South and West posted monthly gains in transactions while the Northeast recorded a loss. The Midwest, South and West also registered year-over-year increases while the Northeast had a decline in transactions compared to last year.

The Pending Home Sales Index (PHSI)* – a forward-looking indicator of home sales based on contract signings – increased to 77.3 in December. Year over year, pending transactions were up 1.3%. An index of 100 is equal to the level of contract activity in 2001.
...
The Northeast PHSI dropped 3.0% from last month to 62.3, a decline of 3.9% from December 2022. The Midwest index increased 5.6% to 80.5 in December, up 4.3% from one year ago.

The South PHSI jumped 11.9% to 93.0 in December, rising 1.5% from the prior year. The West index surged 14.0% in December to 61.0, up 1.5% from December 2022.
emphasis added

This was well above expectations. Note: Contract signings usually lead sales by about 45 to 60 days, so this would usually be for closed sales in January and February.

by Calculated Risk on 1/26/2024 08:59:00 AM

Here is a graph of the year-over-year change in shelter from the CPI report and housing from the PCE report this morning, both through December 2023.

CPI Shelter was up 6.2% year-over-year in December, down from 6.5% in November, and down from the cycle peak of 8.2% in March 2023.

Housing (PCE) was up 6.4% YoY in December, down from 6.7% in November, and down from the cycle peak of 8.3% in April 2023.

Since asking rents are mostly flat year-over-year, these measures will continue to slow over coming months.

The second graph shows PCE prices, Core PCE prices and Core ex-housing over the last 6 months (annualized):

Key measures are now at or below the Fed's target on a 6-month basis.

PCE Price Index: 2.0%
Core PCE Prices: 1.9%
Core minus Housing: 1.1%

by Calculated Risk on 1/26/2024 08:30:00 AM

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

Personal income increased $60.0 billion (0.3 percent at a monthly rate) in December, according to estimates released today by the Bureau of Economic Analysis. Disposable personal income (DPI), personal income less personal current taxes, increased $51.8 billion (0.3 percent) and personal consumption expenditures (PCE) increased $133.9 billion (0.7 percent).

The PCE price index increased 0.2 percent. Excluding food and energy, the PCE price index increased 0.2 percent. Real DPI increased 0.1 percent in December and real PCE increased 0.5 percent; goods increased 1.1 percent and services increased 0.3 percent
emphasis added

The December PCE price index increased 2.6 percent year-over-year (YoY), unchanged from 2.6 percent YoY in November, and down from the recent peak of 7.0 percent in June 2022.

The PCE price index, excluding food and energy, increased 2.9 percent YoY, down from 3.2 percent in November, and down from the recent peak of 5.4 percent in February 2022.

The following graph shows real Personal Consumption Expenditures (PCE) through December 2023 (2017 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.

Personal income was at expectations, and PCE was well above expectations.

Inflation was slightly below expectations.

by Calculated Risk on 1/25/2024 07:55:00 PM

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

Friday:
• At 8:30 AM ET, Personal Income and Outlays for December. The consensus is for a 0.3% increase in personal income, and for a 0.4% increase in personal spending. And for the Core PCE price index to increase 0.2%.  PCE prices are expected to be up 2.6% YoY, and core PCE prices up 3.0% YoY.

• At 10:00 AM, Pending Home Sales Index for December. The consensus is for a 2.0% increase in the index.

by Calculated Risk on 1/25/2024 02:55:00 PM

Realtor.com has monthly and weekly data on the existing home market. Here is their weekly report: Weekly Housing Trends View — Data Week Ending January 20, 2024

• Active inventory increased, with for-sale homes 8.6% above year ago levels.

Active listings in the past week grew by 8.6% above the previous year, the 11th straight week of annual growth with no sign yet of a slowdown as growth in inventory increased from the previous week’s 7.9% rate. Should the uptick in new listings persist, the added inventory would greatly improve availability and affordability heading into the spring homebuying season but overall inventory is still 37.5% below similar weeks in 2017 to 2020.

• New listings–a measure of sellers putting homes up for sale–were up this week, by 3.4% from one year ago.

Newly listed homes continue to rise above last year’s levels for the 13th week in a row. However, this past week the number of newly listed homes grew by only 3.4% over last year, a slowing down of the 7.0% growth rate seen in the previous week. During the winter season, there is a smaller pool of both home buyers and sellers active in the market, which could lead to more week-to-week fluctuations. Nonetheless, this past week’s new listing count still represents a decline of 25.9% compared to similar weeks in 2017 to 2020.

Here is a graph of the year-over-year change in inventory according to realtor.com. 

Inventory was up year-over-year for the 11th consecutive week following 20 consecutive weeks with a YoY decrease in inventory.  

Inventory is still historically very low.

New listings really collapsed a year ago, so the YoY comparison for new listings is easier now - although new listings remain well below "typical pre-pandemic levels", new listings are now up YoY for the 13th consecutive week.

by Calculated Risk on 1/25/2024 10:53:00 AM

Today, in the Calculated Risk Real Estate Newsletter: New Home Sales increase to 664,000 Annual Rate in December

Brief excerpt:

The Census Bureau reports New Home Sales in December were at a seasonally adjusted annual rate (SAAR) of 664 thousand. The previous three months were revised up, combined.
...
The next graph shows new home sales for 2022 and 2023 by month (Seasonally Adjusted Annual Rate). Sales in December 2023 were up 4.4% from December 2022.

Annual new home sales in 2023 were at an estimated 668,000, up 4.2% from 641,000 in 2022.

There is much more in the article.

by Calculated Risk on 1/25/2024 10:00:00 AM

The Census Bureau reports New Home Sales in December were at a seasonally adjusted annual rate (SAAR) of 664 thousand.

The previous three months were revised up, combined.

Sales of new single‐family houses in December 2023 were at a seasonally adjusted annual rate of 664,000, according to estimates released jointly today by the U.S. Census Bureau and the Department of Housing and Urban Development. This is 8.0 percent above the revised November rate of 615,000 and is 4.4 percent above the December 2022 estimate of 636,000.

An estimated 668,000 new homes were sold in 2023. This is 4.2 percent above the 2022 figure of 641,000.
emphasis added

Click on graph for larger image.

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

New home sales were close to pre-pandemic levels.

The second graph shows New Home Months of Supply.

The months of supply decreased in December to 8.2 months from 8.8 months in November.

The all-time record high was 12.2 months of supply in January 2009. The all-time record low was 3.3 months in August 2020.

This is well above the top of the normal range (about 4 to 6 months of supply is normal).

"The seasonally‐adjusted estimate of new houses for sale at the end of December was 453,000. This represents a supply of 8.2 months at the current sales rate"

Sales were above expectations of 650 thousand SAAR, and sales for the three previous months were revised up, combined. I'll have more later today.

by Calculated Risk on 1/25/2024 08:31:00 AM

From the BEA: Gross Domestic Product, Fourth Quarter and Year 2023 (Advance Estimate)

Real gross domestic product (GDP) increased at an annual rate of 3.3 percent in the fourth quarter of 2023, according to the "advance" estimate released by the Bureau of Economic Analysis. In the third quarter, real GDP increased 4.9 percent.

The increase in real GDP reflected increases in consumer spending, exports, state and local government spending, nonresidential fixed investment, federal government spending, private inventory investment, and residential fixed investment (table 2). Imports, which are a subtraction in the calculation of GDP, increased.

The increase in consumer spending reflected increases in both services and goods. Within services, the leading contributors were food services and accommodations as well as health care. Within goods, the leading contributors to the increase were other nondurable goods (led by pharmaceutical products) and recreational goods and vehicles (led by computer software). Within exports, both goods (led by petroleum) and services (led by financial services) increased. The increase in state and local government spending primarily reflected increases in compensation of state and local government employees and investment in structures. The increase in nonresidential fixed investment reflected increases in intellectual property products, structures, and equipment. Within federal government spending, the increase was led by nondefense spending. The increase in inventory investment was led by wholesale trade industries. Within residential fixed investment, the increase reflected an increase in new residential structures that was partly offset by a decrease in brokers' commissions. Within imports, the increase primarily reflected an increase in services (led by travel).

Compared to the third quarter of 2023, the deceleration in real GDP in the fourth quarter primarily reflected slowdowns in private inventory investment, federal government spending, residential fixed investment, and consumer spending. Imports decelerated.
emphasis added

PCE increased at a 2.8% annual rate, and residential investment increased at a 1.1% rate. The advance Q3 GDP report, with 3.3% annualized increase, was above expectations.

I'll have more later ...

by Calculated Risk on 1/25/2024 08:30:00 AM

The DOL reported:

In the week ending January 20, the advance figure for seasonally adjusted initial claims was 214,000, an increase of 25,000 from the previous week's revised level. The previous week's level was revised up by 2,000 from 187,000 to 189,000. The 4-week moving average was 202,250, a decrease of 1,500 from the previous week's revised average. The previous week's average was revised up by 500 from 203,250 to 203,750.
emphasis added

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 decreased to 202,250.

The previous week was revised up.

Weekly claims were above the consensus forecast.

by Calculated Risk on 1/24/2024 08:59:00 PM

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

Thursday:
• At 8:30 AM ET, Gross Domestic Product, 4th quarter and Year 2023 (Advance estimate). The consensus is that real GDP increased 1.8% annualized in Q4.

• Also at 8:30 AM, The initial weekly unemployment claims report will be released.  The consensus is for 200 thousand initial claims, up from 187 thousand last week.

• Also at 8:30 AM, Durable Goods Orders for December. The consensus is for a 0.5% increase in durable goods.

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

• At 10:00 AM, New Home Sales for December from the Census Bureau. The consensus is for 650 thousand SAAR, up from 590 thousand in November.

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

by Calculated Risk on 1/24/2024 06:59:00 PM

From WardsAuto: January U.S. Light-Vehicle Sales Lukewarm; Unusually Strong Increase to Inventory Expected (pay content).  Brief excerpt:

There is upside to January’s sales outlook, which could help alleviate excesses, but rising inventory for some vehicles, including electric vehicles, fullsize pickups and SUVs, plus some individual models in other segments, is leading to some Q1 production slowdowns. However, overall inventory remains lean relative to demand, and production for the U.S. market is forecast to continue growing.
emphasis added

Click on graph for larger image.

This graph shows actual sales from the BEA (Blue), and Wards forecast for January (Red).

On a seasonally adjusted annual rate basis, the Wards forecast of 15.4 million SAAR, would be down 2.7% from last month, and up 2% from a year ago.

by Calculated Risk on 1/24/2024 03:56:00 PM

From ICE (formerly Black Knight): ICE First Look at Mortgage Performance: December Delinquencies Rise on Calendar Effects; Foreclosures Approach Two-year Lows

• In large part due to December ending on a Sunday, delaying the processing of payments made on the last day of the month, the national delinquency rate hit 3.57%, up 19 bps from November

• Though the rise (+5.6%) was larger than an average December (+1.4%), it was milder than past Sunday-month-end Decembers, which have seen delinquencies jump +9.9% on average

• Serious delinquencies (90+ days past due) rose to 475K, but were still 19% (-108K) below where they were they ended December 2022

• December’s 24K foreclosure starts marked an 18-month low in new activity, with total active foreclosures the lowest since March 2022 (212K), still 25% below (-71K) pre-pandemic levels

• Likewise, the 5.4K foreclosure sales (completions) in December were down -17.2% from November and the fewest since February 2022 – shortly after the end of COVID-era moratoria

• Prepayment activity rose +4.9% to a single month mortality rate of 0.39% on improving interest rates, but prepays remain constrained by both seasonal and affordability pressures
emphasis added

Note: that last column below is for the same month in 2019 to show the change from pre-pandemic levels.

Black Knight: Percent Loans Delinquent and in Foreclosure Process
	Dec 2023	Nov 2023	Dec 2022	Dec 2019
Delinquent	3.57%	3.39%	3.08%	3.40%
In Foreclosure	0.40%	0.41%	0.37%	0.46%
Number of properties:
Number of properties that are delinquent, but not in foreclosure:	1,908,000	1,804,000	1,653,000	1,803,000
Number of properties in foreclosure pre-sale inventory:	212,000	216,000	198,000	245,000
Total Properties	2,120,000	2,020,000	1,850,000	2,047,000

by Calculated Risk on 1/24/2024 12:55:00 PM

Today, in the Calculated Risk Real Estate Newsletter: Final Look at Local Housing Markets in December

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 December.

I’ve added a comparison of active listings, new listings, and closings to the same month in 2019 (for markets with available data). This gives us a sense of the current low level of sales and inventory, and also shows some significant regional differences.

The big stories for December were that existing home sales were at a new cycle low on a seasonally adjusted annual rate basis (SAAR), and new listings were up YoY for the 3rd consecutive month!
...
And a table of December sales.

In December, sales in these markets were down 8.0%. In November, these same markets were down 7.6% YoY Not Seasonally Adjusted (NSA).

Sales in almost all of these markets are down sharply compared to December 2019.
...
It is possible sales will be up year-over-year in January since sales were reported at 4.00 million SAAR in January 2023. The comparison will be more difficult in February.

More local data coming in February for activity in January!

There is much more in the article.

by Calculated Risk on 1/24/2024 09:31:00 AM

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

From the AIA: ABI December 2023: Architecture firm billings remain soft to end the year

Nearly one third of firms report an uptick in significantly delayed projects over the past six months

Business conditions at architecture firms remained soft to close out 2023, with an AIA/Deltek Architecture Billings Index (ABI) score of 45.4 for December (any score below 50 indicates declining billings). Billings at firms declined for eight months of the year, with the only growth coming in some spring and summer months. However, clients largely remained interested in at least discussing potential new projects, since inquiries increased every month of the year except one. The value of new design contracts increased for only six months of the year, indicating that while clients were interested in new projects, they were generally less likely to commit to them by signing a contract. In addition, backlogs at firms remained quite strong throughout 2023, despite declining from a record-high peak in 2022. Backlogs at firms stood at an average of 6.7 months in December, indicating that most firms still have a significant amount of work in the pipeline.

Firm billings declined at firms in all regions of the country except the Midwest in December, where billings were essentially flat. Billings declined for all or nearly all months of 2023 at firms located in the West and Northeast. Firms in the South saw growth in the second quarter but otherwise declined. Only firms located in the Midwest reported increasing billings for most of the year, although conditions also softened there by late summer. Business conditions were also weak for most of the year at firms of all specializations, with firms with a multifamily residential specialization experiencing a particularly challenging year. Firms with an institutional specialization reported growth in the second quarter, but billings softened for them as well by the end of the year. Billings were flat throughout much of the year at firms with a commercial/industrial specialization and remained soft to end the year.
emphasis added

• Regional averages: Northeast (45.9); South (43.4); Midwest (50.3); West (45.9)

• Sector index breakdown: commercial/industrial (46.4); institutional (46.5); multifamily residential (45.8)

Click on graph for larger image.

This graph shows the Architecture Billings Index since 1996. The index was at 45.4 in December, up from 45.3 in November.  Anything below 50 indicates a decrease 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.

This index usually leads CRE investment by 9 to 12 months, so this index suggests a slowdown in CRE investment in 2024.

Note that multi-family billing turned down in August 2022 and has been negative for seventeen consecutive months (with revisions).   This suggests we will see a further weakness in multi-family starts.

by Calculated Risk on 1/24/2024 07:00:00 AM

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

Mortgage applications increased 3.7 percent from one week earlier, according to data from the Mortgage Bankers Association’s (MBA) Weekly Mortgage Applications Survey for the week ending January 19, 2024. The results include an adjustment to account for the MLK holiday.

The Market Composite Index, a measure of mortgage loan application volume, increased 3.7 percent on a seasonally adjusted basis from one week earlier. On an unadjusted basis, the Index decreased 4 percent compared with the previous week. The holiday adjusted Refinance Index decreased 7 percent from the previous week and was 8 percent lower than the same week one year ago. The unadjusted Refinance Index decreased 16 percent from the previous week and was 8 percent lower than the same week one year ago. The seasonally adjusted Purchase Index increased 8 percent from one week earlier. The unadjusted Purchase Index increased 3 percent compared with the previous week and was 18 percent lower than the same week one year ago.

“Mortgage rates increased slightly last week but, there continues to be an upward trend in purchase activity. Conventional and FHA purchase applications drove most of the increase last week as some buyers moved to act early this season,” said Joel Kan, MBA’s Vice President and Deputy Chief Economist. “Refinance applications declined over the week and remained at low levels. There is still little incentive for homeowners to refinance with rates at these levels.”
...
The average contract interest rate for 30-year fixed-rate mortgages with conforming loan balances ($726,200 or less) increased to 6.78 percent from 6.75 percent, with points increasing to 0.63 from 0.62 (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 down 18% year-over-year unadjusted.  

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

Purchase application activity is up from the lows in late October and early November, but still close to the lowest levels during the housing bust.

The second graph shows the refinance index since 1990.

With higher mortgage rates, the refinance index declined sharply in 2022, and even with some recent increases, activity is barely off the bottom.