by Calculated Risk on 12/05/2025 04:20:00 PM

From the Association of American Railroads (AAR) AAR Data Center. Graph and excerpts reprinted with permission.

Continued Economic Uncertainty Reflected in Rail Volumes
...
In November 2025, total U.S. rail carloads were up 1.5% over November 2024, and 9 of the 20 major rail carload categories posted year-over-year gains. ...

U.S. rail intermodal shipments, which are driven primarily by consumer goods, fell 6.5% in November 2025 from November 2024. Year-to-date intermodal volume through November was 13.00 million containers and trailers, up 1.9% (nearly 247,000 units) over last year.
emphasis added

The AAR Freight Rail Index (FRI) combines seasonally adjusted month-to-month rail intermodal shipments with carloads excluding coal and grain. The index is a useful gauge of underlying freight demand associated with the industrial and consumer economy. The index fell 0.4% in November 2025 from October 2025, its seventh decline in the past eight months. The index is 4.4% below its year-earlier level, largely because of the intermodal slowdown in recent months.

by Calculated Risk on 12/05/2025 01:04:00 PM

The advance release of Q3 GDP has been cancelled. Q3 GDP will be released on Dec 23rd.

From BofA:

Since our last weekly publication, 3Q GDP tracking increased from 2.8% q/q sarr to 3.0% The upward revision was largely due to the strong September durable goods report that led us to revise higher our equipment estimate. [December 5th estimate]
emphasis added

From Goldman:

We lowered our Q3 GDP tracking estimate by 0.3pp to +3.5% (quarter-over-quarter annualized) and our Q3 domestic final sales estimate by 0.2pp to +2.6%. [December 5th estimate]

And from the Atlanta Fed: GDPNow

The GDPNow model estimate for real GDP growth (seasonally adjusted annual rate) in the third quarter of 2025 is 3.5 percent on December 5, down from 3.8 percent on December 4. After this morning’s personal income and outlays release from the US Bureau of Economic Analysis, the nowcast for third-quarter real personal consumption expenditures growth declined from 3.1 percent to 2.7 percent. [December 5th estimate]

by Calculated Risk on 12/05/2025 10:47:00 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 September 2025.

CPI Shelter was up 3.6% year-over-year in September, down slightly from 3.6% in August, and down from the cycle peak of 8.2% in March 2023.

Housing (PCE) was up 3.7% YoY in September, down from 3.9% in August and down from the cycle peak of 8.3% in April 2023.

Since asking rents are mostly flat year-over-year, these measures will slowly continue to decline over the next year as rents for existing tenants continue to increase.

The second graph shows PCE prices, Core PCE prices and Core ex-housing over the last 3 months (annualized):

Key measures are above the Fed's target on a 3-month basis. 

3-month annualized change:

PCE Price Index: 2.8%
Core PCE Prices: 2.7%
Core minus Housing: 2.6%

by Calculated Risk on 12/05/2025 10:00:00 AM

From the BEA: Personal Income and Outlays, September 2025

Personal income increased $94.5 billion (0.4 percent at a monthly rate) in September, according to estimates released today by the U.S. Bureau of Economic Analysis. Disposable personal income (DPI)—personal income less personal current taxes—increased $75.9 billion (0.3 percent) and personal consumption expenditures (PCE) increased $65.1 billion (0.3 percent).

Personal outlays—the sum of PCE, personal interest payments, and personal current transfer payments—increased $70.7 billion in September. Personal saving was $1.09 trillion in September and the personal saving rate—personal saving as a percentage of disposable personal income—was 4.7 percent.
...
From the preceding month, the PCE price index for September increased 0.3 percent. Excluding food and energy, the PCE price index increased 0.2 percent.

From the same month one year ago, the PCE price index for September increased 2.8 percent. Excluding food and energy, the PCE price index increased 2.8 percent from one year ago.
emphasis added

The September PCE price index increased 2.8 percent year-over-year (YoY), up from 2.7 percent YoY in August.

The PCE price index, excluding food and energy, increased 2.8 percent YoY, down from 2.9 percent in August.

The following graph shows real Personal Consumption Expenditures (PCE) through August 2025 (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 spending was below expectations.

Inflation was slightly lower than expected.

by Calculated Risk on 12/05/2025 09:49:00 AM

From Manheim Consulting today: Manheim Used Vehicle Value Index: November 2025 Trends

The Manheim Used Vehicle Value Index (MUVVI) rose to 205.4, reflecting a 1.3% increase in November’s wholesale used-vehicle prices (adjusted for mix, mileage, and seasonality) compared to October. The index is mostly unchanged compared to November 2024. The long-term average monthly move for November is a decrease of 0.6%.
emphasis added

Click on graph for larger image.

This index from Manheim Consulting is based on all completed sales transactions at Manheim’s U.S. auctions.

The Manheim index suggests used car prices increased in November (seasonally adjusted) and were mostly unchanged YoY.

by Calculated Risk on 12/04/2025 08:11:00 PM

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

Thursday:
• At 10:00 AM ET, Personal Income and Outlays for September. The consensus is for a 0.4% increase in personal income, and for a 0.4% increase in personal spending. And for the Core PCE price index to increase 0.2% (up 2.9% YoY).

• Also at 10:00 AM, University of Michigan's Consumer sentiment index (Preliminary for December).

by Calculated Risk on 12/04/2025 04:01:00 PM

Hotel occupancy was weak over the summer months, due to less international tourism.  The fall months are mostly domestic travel and occupancy is still under pressure! 

From STR: U.S. hotel results for week ending 29 November

The U.S. hotel industry reported mixed year-over-year comparisons, according to CoStar’s latest data through 29 November. ...

23-29 November 2025 (percentage change from comparable week in 2024):

• Occupancy: 49.8% (-1.0%)
• Average daily rate (ADR): US$141.31 (+0.2%)
• Revenue per available room (RevPAR): US$70.42 (-0.7%)
emphasis added

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

Click on graph for larger image.

The red line is for 2025, blue is the median, and dashed light blue is for 2024.  Dashed black is for 2018, the record year for hotel occupancy. 

The 4-week average of the occupancy rate is tracking behind both last year and the median rate for the period 2000 through 2024 (Blue).

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

The 4-week average will decrease seasonally until early next year.

On a year-to-date basis, the only worse years for occupancy over the last 25 years were pandemic or recession years.

by Calculated Risk on 12/04/2025 01:42:00 PM

From Cotality (formerly CoreLogic): US home price insights — December 2025

• Year-over-year price growth continues its downward trend, only rising 1.1% in October 2025.

• Price declines expanded from six of the 100 largest metros in January to 32 by October, marking the broadest softening of prices since the early 2010s.
...
This year began with a stable growth trajectory, with national price growth posting an annual increase of 3.4% in January. However, that momentum slowed steadily as the year progressed. By October, annual appreciation was a mere 1.1% annual increase—the lowest rate since early 2012.

"The housing market in 2025 demonstrated remarkable resilience despite significant headwinds. Slowing price growth reflects a much-needed rebalancing after years of unsustainable gains. While some markets are experiencing declines, these adjustments will help restore affordability over time and make housing more accessible to a wider group of buyers,” said Cotality’s Chief Economist Dr. Selma Hepp.

This deceleration highlights the impact of higher mortgage rates earlier in the year and persistent affordability challenges. Furthermore, price growth was dampened by a notable increase in inventory. Many markets saw a surge in both existing and newly built homes, slowing rates of in-migration and weakened demand.

The robust price increases of 2022 when top metros — primarily in Florida and the Southeast — saw gains exceeding 30% has now given way to declines. At the start of 2025, only six metros — primarily in Florida — posted year-over-year drops. By October, that number surged to 32, as pricing downturns extended into Texas, California, and various states throughout the Mountain West.
emphasis added

This graph from Cotality shows the Top 10 coolest markets.

The list is dominated by Florida and Texas. According to Cotality, the highest risk markets are all in Florida.

House prices are under pressure with more inventory and sluggish sales.

by Calculated Risk on 12/04/2025 10:46:00 AM

Today, in the Calculated Risk Real Estate Newsletter: Q3 Update: Delinquencies, Foreclosures and REO

A brief excerpt:

Even with the recent weakness in house prices, it is important to note that there will NOT be a surge in foreclosures that could lead to cascading house price declines (as happened following the housing bubble) for two key reasons: 1) mortgage lending has been solid, and 2) most homeowners have substantial equity in their homes.

With substantial equity, and low mortgage rates (mostly at a fixed rates), few homeowners will have financial difficulties.

But it is still important to track delinquencies and foreclosures.
...
This graph shows the nominal dollar value of Residential REO for FDIC insured institutions based on the Q3 FDIC Quarterly Banking Profile released in late November. Note: The FDIC reports the dollar value and not the total number of REOs.

The dollar value of 1-4 family residential Real Estate Owned (REOs, foreclosure houses) was up 24% YOY from $765 million in Q3 2024 to $951 million in Q3 2025. This is still historically very low, but increasing.

There is much more in the article.

by Calculated Risk on 12/04/2025 08:30:00 AM

The DOL reported:

In the week ending November 29, the advance figure for seasonally adjusted initial claims was 191,000, a decrease of 27,000 from the previous week's revised level. This is the lowest level for initial claims since September 24, 2022 when it was 189,000. The previous week's level was revised up by 2,000 from 216,000 to 218,000. The 4-week moving average was 214,750, a decrease of 9,500 from the previous week's revised average. The previous week's average was revised up by 500 from 223,750 to 224,250.
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 214,750.

by Calculated Risk on 12/03/2025 08:16:00 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 218,000, up from 216,000 last week.

by Calculated Risk on 12/03/2025 01:48:00 PM

This graph shows heavy truck sales since 1967 using data from the BEA. The dashed line is the November 2025 seasonally adjusted annual sales rate (SAAR) of 367 thousand.

Note: "Heavy trucks - trucks more than 14,000 pounds gross vehicle weight."

Click on graph for larger image.

Heavy truck sales were at 367 thousand SAAR in November, up from 339 thousand in October, and down 25.2% from 491 thousand SAAR in November 2024.

Year-to-date (NSA) sales are down 13.2% in 2025 compared to 2024 through November.

Usually, heavy truck sales decline sharply prior to a recession, and sales have collapsed recently.  

by Calculated Risk on 12/03/2025 01:33:00 PM

The BEA reported that light vehicle sales were at 15.6 million in November on a seasonally adjusted annual basis (SAAR). This was up 2.0% from the sales rate in October, and down 5.6% from November 2024.

Click on graph for larger image.

This graph shows light vehicle sales since 2006 from the BEA (blue) through October (red from Omdia).

Vehicle sales were over 17 million SAAR in March and April as consumers rushed to "beat the tariffs".

Then sales were depressed in May and June. 

Sales were boosted in August and September due to the termination of the EV credit at the end of September.

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

Sales in November were slightly above the consensus forecast of 15.4 million SAAR.

by Calculated Risk on 12/03/2025 11:12:00 AM

Today, in the Real Estate Newsletter: Asking Rents Soft Year-over-year

Brief excerpt:

Another monthly update on rents.

Tracking rents is important for understanding the dynamics of the housing market. Slower household formation and increased supply (more multi-family completions) has kept asking rents under pressure.

More recently, immigration policy has become a negative for rentals.

Apartment List: Asking Rent Growth -1.1% Year-over-year ...

The national median rent fell 1.0% in November, and now stands at $1,367. This was the fourth consecutive month-over-month decline, as we’re now in the midst of the rental market’s off-season. It’s likely that we will close out the year with an additional modest rent decline in December.

Realtor.com: 27th Consecutive Month with Year-over-year Decline in Rents

October 2025 marks the 27th straight month of year-over-year rent decline for 0-2 bedroom properties since trend data began in 2020. Asking rents dipped by $29, or -1.7%, year over year.

There is much more in the article.

by Calculated Risk on 12/03/2025 10:00:00 AM

(Posted with permission). The ISM® Services index was at 52.6%, up from 52.4% the previous month. The employment index increased to 48.9%, up from 48.2%. Note: Above 50 indicates expansion, below 50 in contraction.

From the Institute for Supply Management: Services PMI® at 52.6% November 2025 ISM® Services PMI® Report

Economic activity in the services sector continued to expand in November, say the nation’s purchasing and supply executives in the latest ISM® Services PMI® Report. The Services PMI® registered at 52.6 percent and is in expansion territory for the ninth time in 2025.

The report was issued today by Steve Miller, CPSM, CSCP, Chair of the Institute for Supply Management® (ISM®) Services Business Survey Committee: “In November, the Services PMI® registered a reading of 52.6 percent, 0.2 percentage point higher than the October figure of 52.4 percent. The Business Activity Index continued in expansion territory in November, registering 54.5 percent, 0.2 percentage point higher than the reading of 54.3 percent recorded in October. The New Orders Index also remained in expansion in November, with a reading of 52.9 percent, 3.3 percentage points below October’s figure of 56.2 percent but 0.9 percentage point above its 12-month average of 51.7 percent. The Employment Index contracted for the sixth month in a row with a reading of 48.9 percent, a 0.7-percentage point improvement from the 48.2 percent recorded in October — the fourth consecutive monthly increase since a reading of 46.4 percent in July.

“The Supplier Deliveries Index registered 54.1 percent, 3.3 percentage points higher than the 50.8 percent recorded in October and 2.2 percentage points above its 12-month average of 51.9 percent. This is the 12th consecutive month that the index has been in expansion territory, indicating slower supplier delivery performance. (Supplier Deliveries is the only ISM® PMI® Reports index that is inversed; a reading of above 50 percent indicates slower deliveries, which is typical as the economy improves and customer demand increases.)

“The Prices Index registered 65.4 percent in November, its lowest reading since hitting 65.1 percent in April 2025. The November figure was a 4.6-percentage point drop from October’s reading of 70 percent. The index has exceeded 60 percent for 12 straight months.
emphasis added

Employment was in contraction for the 6th consecutive month, and prices paid remained high.

by Calculated Risk on 12/03/2025 09:15:00 AM

From the Fed: Industrial Production and Capacity Utilization

Industrial production (IP) increased 0.1 percent in September after moving down 0.3 percent in August; for the third quarter as a whole, IP increased at an annual rate of 1.1 percent. In September, the indexes for manufacturing and for mining were unchanged relative to August, and the output of utilities moved up 1.1 percent. At 101.4 percent of its 2017 average, total IP in September was 1.6 percent above its year-earlier level. Capacity utilization was unchanged relative to August at 75.9 percent, a rate that is 3.6 percentage points below its long-run (1972–2024) average.
emphasis added

Click on graph for larger image.

This graph shows Capacity Utilization. This series is up from the record low set in April 2020, and close to the level in February 2020 (pre-pandemic).

Capacity utilization at 75.9% is 3.6% below the average from 1972 to 2023.  This was below consensus expectations.

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

The second graph shows industrial production since 1967.

Industrial production increased to 101.4. This is below the pre-pandemic level.

Industrial production was below consensus expectations (with revisions).

by Calculated Risk on 12/03/2025 08:15:00 AM

From ADP: ADP National Employment Report: Private Sector Employment Shed 32,000 Jobs in November; Annual Pay was Up 4.4%

“Hiring has been choppy of late as employers weather cautious consumers and an uncertain macroeconomic environment,” said Dr. Nela Richardson, chief economist, ADP. “And while November's slowdown was broad-based, it was led by a pullback among small businesses.”
emphasis added

This was below the consensus forecast of 20,000 jobs added. The BLS report will NOT be released on Friday due to the government shutdown.

by Calculated Risk on 12/03/2025 07:00:00 AM

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

Mortgage applications decreased 1.4 percent from one week earlier, according to data from the Mortgage Bankers Association’s (MBA) Weekly Mortgage Applications Survey for the week ending November 28, 2025. This week’s results include an adjustment for the Thanksgiving holiday.

The Market Composite Index, a measure of mortgage loan application volume, decreased 1.4 percent on a seasonally adjusted basis from one week earlier. On an unadjusted basis, the Index decreased 33 percent compared with the previous week. The Refinance Index decreased 4 percent from the previous week and was 109 percent higher than the same week one year ago. The seasonally adjusted Purchase Index increased 3 percent from one week earlier. The unadjusted Purchase Index decreased 32 percent compared with the previous week and was 17 percent higher than the same week one year ago.

“Mortgage rates moved lower in line with Treasury yields, which declined on data showing a weaker labor market and declining consumer confidence. The 30-year fixed mortgage rate declined to 6.32 percent after steadily increasing over the past month,” said Joel Kan, MBA’s Vice President and Deputy Chief Economist. “After adjusting for the impact of the Thanksgiving holiday, refinance activity decreased across both conventional and government loans, as borrowers held out for lower rates. Purchase applications were up slightly, but we continue to see mixed results each week as the broader economic outlook remains cloudy, even as cooling home-price growth and increasing for-sale inventory bring some buyers back into the market.”
...
The average contract interest rate for 30-year fixed-rate mortgages with conforming loan balances ($806,500 or less) decreased to 6.32 percent from 6.40 percent, with points decreasing to 0.58 from 0.60 (including the origination fee) for 80 percent loan-to-value ratio (LTV) loans.
emphasis added

Click on graph for larger image.

The first graph shows the MBA mortgage purchase index.

According to the MBA, purchase activity is up 17% year-over-year unadjusted. 

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

Purchase application activity is still depressed, but solidly above the lows of 2023 and above the lowest levels during the housing bust.  

The second graph shows the refinance index since 1990.

The refinance index increased from the bottom as mortgage rates declined, but is down from the recent peak in September.

by Calculated Risk on 12/02/2025 07:44:00 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 November. This report is for private payrolls only (no government).  The consensus is for 20,000 jobs added, down from 42,000 in October.

• At 9:15 AM, The Fed will release Industrial Production and Capacity Utilization for October. The consensus is for no change in Industrial Production, and for Capacity Utilization to decrease to 77.3%.

• At 10:00 AM, the ISM Services Index for November.  The consensus is for 52.1, down from 52.4.

by Calculated Risk on 12/02/2025 11:34:00 AM

It was almost thirteen years ago when I wrote "The Future's so Bright …" I noted that I was the most optimistic since the '90s, and that things would only get better.

I pointed out that housing starts would increase significantly over the next several years, that state and local governments would start hiring again, that the budget deficit would decline sharply, and that household deleveraging was nearing and an end.

As I noted in January 2013: "There are several tailwinds for the economy, and the headwinds (like household deleveraging) are mostly subsiding."

Now these tailwinds have subsided. The significant growth for housing starts, new home sales and vehicle sales, is behind us.

With the exception of data centers, commercial real estate is struggling, and some sectors - like hotels - are in recession.  The Architecture Billings Index (ABI) has been in contraction for 35 of the last 37 months, suggesting a slowdown in CRE investment well into 2026.

And the Federal budget deficit is increasing sharply.

Fortunately the unemployment rate is still historically fairly low (but increasing), and household debt service and financial obligation ratios are low. 

I was also positive on demographics too, but unfortunately with less immigration and more prime age deaths, the demographic outlook isn't as favorable as a several years ago.

And we haven't addressed some of the longer term challenges I mentioned thirteen years ago:

There are a number of longer term challenges from rising health care expenditures, climate change, income and wealth inequality and more, but I remain very optimistic about the longer term too. There is a constant focus on the aging population, but by 2020, eight of the top ten largest cohorts (five year age groups) will be under 40, and by 2030 the top 11 cohorts are the youngest 11 cohorts. The renewing of America! And these young people are smart (less exposure to lead is a significant story), and well educated too.

Note: Here is an update on demographics through 2024.

Unfortunately recent policy choices have made the long term challenges more difficult.  But I'm still optimistic that those issues will be addressed.

I'm not currently predicting a recession (although I'm watching), and I expect further growth in 2026, but the near term future isn't as bright now.

by Calculated Risk on 12/02/2025 08:26:00 AM

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

A brief excerpt:

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

There were several key stories for October:

• Sales NSA are essentially unchanged YoY through October, and sales last year were the lowest since 1995! And the YoY comparisons for November and December will be more difficult.

• Sales SAAR (seasonally adjusted annual rate) have bounced around 4 million for the last 3 years.

• Months-of-supply is above pre-pandemic levels.

• The median price is up 2.1% YoY, and with the increases in inventory, some regional areas will see further price declines - and we might see national price declines later this year (or in 2026).

Sales at 4.10 million on a Seasonally Adjusted Annual Rate (SAAR) basis were at the consensus estimate.

Sales averaged close to 5.38 million SAAR for the month of October in the 2017-2019 period. So, sales are about 24% below pre-pandemic levels.
...
In October, sales in these markets were up 2.4% YoY. Last month, in September, these same markets were up 7.7% year-over-year Not Seasonally Adjusted (NSA). The NAR reported sales were up 2.9% YoY NSA, so this sample is close.

Important: There were the same number of working days in October 2025 (22) as in October 2024 (22). So, the year-over-year change in the headline SA data was similar to the change in NSA data (there are other seasonal factors).
...
More local data coming in December for activity in November!

There is much more in the article.

<

by Calculated Risk on 12/01/2025 07:10:00 PM

From Matthew Graham at Mortgage News Daily: Mortgage Rates Erase Last Week's Gains

The prevailing trend saw rates hold a narrow, sideways range with the average top tier 30yr fixed rate in the 6.3s. Last week saw that average drop to 6.20% and now today, we're right back up to 6.31%. [30 year fixed 6.31%]
emphasis added

Tuesday:
• All day: Light vehicle sales for November. The consensus is for 15.4 million SAAR in November, up from 15.3 million SAAR in October (Seasonally Adjusted Annual Rate).

by Calculated Risk on 12/01/2025 11:45:00 AM

Today, in the Calculated Risk Real Estate Newsletter: Inflation Adjusted House Prices 3.0% Below 2022 Peak

Excerpt:

It has been 19 years since the housing bubble peak, ancient history for many readers!

In the September Case-Shiller house price index released last Tuesday, the seasonally adjusted National Index (SA), was reported as being 78% above the bubble peak. However, in real terms, the National index (SA) is about 9.4% above the bubble peak (and historically there has been an upward slope to real house prices). The composite 20, in real terms, is 0.9% above the bubble peak.

People usually graph nominal house prices, but it is also important to look at prices in real terms. As an example, if a house price was $300,000 in January 2010, the price would be $447,000 today adjusted for inflation (49% increase). That is why the second graph below is important - this shows "real" prices.

The third graph shows the price-to-rent ratio, and the fourth graph is the affordability index. The last graph shows the 5-year real return based on the Case-Shiller National Index.
...
The second graph shows the same two indexes in real terms (adjusted for inflation using CPI).

In real terms (using CPI), the National index is 3.0% below the recent peak, and the Composite 20 index is 3.2% below the recent peak in 2022.

Both the real National index and the Comp-20 index decreased in August. The real National index has decreased for 9 consecutive months.

It has now been 40 months since the real peak in house prices. Typically, after a sharp increase in prices, it takes a number of years for real prices to reach new highs (see House Prices: 7 Years in Purgatory)

There is much more in the article!

by Calculated Risk on 12/01/2025 10:00:00 AM

(Posted with permission). The ISM manufacturing index indicated contraction. The PMI® was at 48.2% in November, down from 48.7% in October. The employment index was at 44.0%, down from 46.9% the previous month, and the new orders index was at 47.4%, down from 49.4%.

From ISM: Manufacturing PMI® at 48.2% November 2025 ISM® Manufacturing PMI® Report

Economic activity in the manufacturing sector contracted in November for the ninth consecutive month, following a two-month expansion preceded by 26 straight months of contraction, say the nation’s supply executives in the latest ISM® Manufacturing PMI® Report.

The report was issued today by Susan Spence, MBA, Chair of the Institute for Supply Management® (ISM®) Manufacturing Business Survey Committee.

“The Manufacturing PMI® registered 48.2 percent in November, a 0.5-percentage point decrease compared to the reading of 48.7 percent in October. The overall economy continued in expansion for the 67th month after one month of contraction in April 2020. (A Manufacturing PMI® above 42.3 percent, over a period of time, generally indicates an expansion of the overall economy.) The New Orders Index contracted for a third straight month in November following one month of growth; the figure of 47.4 percent is 2 percentage points lower than the 49.4 percent recorded in October. The November reading of the Production Index (51.4 percent) is 3.2 percentage points higher than October’s figure of 48.2 percent. The Prices Index remained in expansion (or ‘increasing’ territory), registering 58.5 percent, up 0.5 percentage point compared to the reading of 58 percent reported in October. The Backlog of Orders Index registered 44 percent, down 3.9 percentage points compared to the 47.9 percent recorded in October. The Employment Index registered 44 percent, down 2 percentage points from October’s figure of 46 percent.
emphasis added

This suggests manufacturing contracted for the ninth consecutive month in November..  This was below the consensus forecast, and employment was very weak and prices very strong.

by Calculated Risk on 12/01/2025 08:11:00 AM

Altos reports that active single-family inventory was down 1.6% week-over-week.  Inventory usually starts to decline in the fall and then declines sharply during the holiday season.

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

Click on graph for larger image.

The red line is for 2025.  The black line is for 2019.  

Inventory was up 15.6% compared to the same week in 2024 (last week it was up 15.5%), and down 4.3% compared to the same week in 2019 (last week it was down 4.7%). 

Inventory started 2025 down 22% compared to 2019.  Inventory has closed most of that gap, but it appears inventory will still be below 2019 levels at the end of 2025.

This second inventory graph is courtesy of Altos Research.

As of November 28th, inventory was at 817 thousand (7-day average), compared to 830 thousand the prior week.  

Mike Simonsen discusses this data and much more regularly on YouTube

by Calculated Risk on 11/30/2025 06:12:00 PM

Weekend:
• Schedule for Week of November 30, 2025

Monday:
• At 10:00 AM ET, ISM Manufacturing Index for November.  The consensus is for 48.6%, down from 48.7%.

• At 10:00 AM: Construction Spending for October. 

• At 8:00 PM, Speech, Fed Chair Jerome Powell, Brief Remarks and Panel Discussion with Michael Boskin and Condoleezza Rice on George Shultz and his Economic Policy Contributions At the Hoover Institution’s George P. Shultz Memorial Lecture Series: George Shultz and Economic Policy, Stanford, Calif.

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

Oil prices were up over the last week with WTI futures at $58.55 per barrel and Brent at $62.38 per barrel. A year ago, WTI was at $68, and Brent was at $74 - so WTI oil prices are down about 14% year-over-year.

Here is a graph from Gasbuddy.com for nationwide gasoline prices. Nationally prices are at $2.96 per gallon. A year ago, prices were at $3.01 per gallon, so gasoline prices are down $0.05 year-over-year.

by Calculated Risk on 11/30/2025 08:18:00 AM

Here is another update on lumber prices.

SPECIAL NOTE: The CME group discontinued the Random Length Lumber Futures contract on May 16, 2023.  I switched to a physically-delivered Lumber Futures contract that was started in August 2022.  Unfortunately, this impacts long term price comparisons since the new contract was priced about 24% higher than the old random length contract for the period when both contracts were available.

This graph shows CME random length framing futures through August 2022 (blue), and the new physically-delivered Lumber Futures (LBR) contract starting in August 2022 (Red).

On November 28, 2025, LBR was at $544.00 per 1,000 board feet, down 7.6% from a year ago.

Click on graph for larger image.

There is somewhat of a seasonal demand for lumber, and lumber prices frequently peak in the first half of the year.

The pickup in early 2018 was due to the Trump lumber tariffs in 2017.  There were huge increases during the pandemic due to a combination of supply constraints and a pickup in housing starts.  

Now, even with the tariffs, prices are down slightly year-over-year suggesting weak demand.

by Calculated Risk on 11/29/2025 02:11:00 PM

At the Calculated Risk Real Estate Newsletter this week:

Click on graph for larger image.

• Case-Shiller: National House Price Index Up 1.3% year-over-year in September

• FHFA Announces Baseline Conforming Loan Limit Will Increase to $832,750 in 2026

• Fannie Mae Multi-Family Delinquency Rate Highest Since Housing Bust (ex-pandemic)

• Freddie Mac House Price Index Up 1.0% Year-over-Year in October

• Every Housing Down Cycle is "unhappy in its own way"

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

by Calculated Risk on 11/29/2025 08:11:00 AM

Special Note: There is still uncertainty on when some economic reports will be released. The employment report for November will NOT be released this week.  Items listed in RED have not been announced and will likely not be released this week.

The key reports this week are the November ISM manufacturing index and November vehicle sales.

----- Monday, December 1st -----
10:00 AM: ISM Manufacturing Index for November.  The consensus is for 48.6%, down from 48.7%.

10:00 AM: Construction Spending for October. 

8:00 PM: Speech, Fed Chair Jerome Powell, Brief Remarks and Panel Discussion with Michael Boskin and Condoleezza Rice on George Shultz and his Economic Policy Contributions At the Hoover Institution’s George P. Shultz Memorial Lecture Series: George Shultz and Economic Policy, Stanford, Calif.

----- Tuesday, December 2nd -----
All day: Light vehicle sales for November.

The consensus is for 15.4 million SAAR in November, up from 15.3 million SAAR in October (Seasonally Adjusted Annual Rate).

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

The dashed line is the current sales rate.

----- Wednesday, December 3rd -----
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 November. This report is for private payrolls only (no government).  The consensus is for 20,000 jobs added, down from 42,000 in October.

9:15 AM: The Fed will release Industrial Production and Capacity Utilization for October.

This graph shows industrial production since 1967.

The consensus is for no change in Industrial Production, and for Capacity Utilization to decrease to 77.3%.

10:00 AM: the ISM Services Index for November.  The consensus is for 52.1, down from 52.4.

----- Thursday, December 4th -----
8:30 AM: The initial weekly unemployment claims report will be released.  The consensus is for 218,000, up from 216,000 last week.

----- Friday, December 5th -----
10:00 AM: Personal Income and Outlays for September. The consensus is for a 0.4% increase in personal income, and for a 0.4% increase in personal spending. And for the Core PCE price index to increase 0.2% (up 2.9% YoY).

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

by Calculated Risk on 11/28/2025 02:25:00 PM

From J.D. Power: November New-Vehicle Retail Sales Decline 4.8% as Effects of EV Pull-Ahead Persist Brief excerpt:

Total new-vehicle sales for November 2025, including retail and non-retail transactions, are projected to reach 1,255,900, a 5.2% decrease year over year, according to a joint forecast from J.D. Power and GlobalData. November 2025 has 25 selling days, one fewer than November 2024.

The seasonally adjusted annualized rate (SAAR) for total new-vehicle sales is expected to be 15.4 million units, down 1.2 million units from November 2024.
...
Thomas King, president of the data and analytics division at J.D. Power:

"November’s results reflect another notable—yet anticipated—decline in the new-vehicle sales pace, driven largely by the pull-ahead of electric vehicle (EV) purchases prior to the expiration of federal EV tax credits on Sept. 30. That expiration prompted many shoppers to accelerate buying decisions, resulting in a surge in EV sales that temporarily inflated the overall industry sales pace. Now, two months after the credit expired, the industry continues to feel the effect of those accelerated purchases. In November, EVs are expected to account for just 6.0% of new-vehicle retail sales, consistent with October but well below the 12.9% recorded in September.
emphasis added

From Haig Stoddard at Omdia (pay site): US Light Vehicle Sales Declining Again in November; Falling Inventory Lowers Chance for a December Rebound

Tighter inventory, tanking deliveries of battery-electric vehicles, and an overall rise in prices for what is available are capping demand, with expectations the October-November slowdown continues in December.

Click on graph for larger image.

This graph shows actual sales from the BEA (Blue), and J.D. Power's forecast for November(Red).

On a seasonally adjusted annual rate basis, the J.D. Power forecast of 154 million SAAR would be up slightly from last month, and down 7.6% from a year ago.

All of Q4 will likely be difficult for vehicle sales.

by Calculated Risk on 11/28/2025 12:56:00 PM

The advance release of Q3 GDP has been cancelled, and the 2nd release has not been scheduled.

From BofA:

On net, given the higher weighting of the months of Jul and Aug in quarterly consumer spending as compared to Sep, our 3Q PCE tracking is down a tenth to 3.1% q/q saar. This along with higher-than-expected Aug business inventories left our 3Q GDP tracking at 2.8% q/q saar. [November 26th estimate]
emphasis added

From Goldman:

We boosted our Q3 GDP tracking estimate by 0.1pp to +3.8% (quarter-over-quarter annualized). Our Q3 domestic final sales estimate stands at +2.7%. [November 19th estimate]

And from the Atlanta Fed: GDPNow

The GDPNow model estimate for real GDP growth (seasonally adjusted annual rate) in the third quarter of 2025 is 3.9 percent on November 26, down from 4.0 percent on November 25. After this morning’s advance durable manufacturing report from the US Census Bureau, the nowcast of third-quarter real gross private domestic investment growth decreased from 4.4 percent to 3.5 percent. [November 26th estimate]

by Calculated Risk on 11/28/2025 08:37:00 AM

Today, in the Calculated Risk Real Estate Newsletter: Fannie Mae Multi-Family Delinquency Rate Highest Since Housing Bust (ex-pandemic)

Excerpt:

Fannie and Freddie: Single Family Delinquency Rate Mostly Unchanged in October

Freddie Mac reported that the Single-Family serious delinquency rate in October was 0.56%, down from 0.57% September. Freddie's rate is up year-over-year from 0.55% in October 2024, however, this is below the pre-pandemic level of 0.60%.

Freddie's serious delinquency rate peaked in February 2010 at 4.20% following the housing bubble and peaked at 3.17% in August 2020 during the pandemic.

Fannie Mae reported that the Single-Family serious delinquency rate in October was 0.54%, unchanged from 0.54% in September. The serious delinquency rate is up year-over-year from 0.52% in October 2024, however, this is below the pre-pandemic lows of 0.65%.

The Fannie Mae serious delinquency rate peaked in February 2010 at 5.59% following the housing bubble and peaked at 3.32% in August 2020 during the pandemic.

There is much more in the article.

by Calculated Risk on 11/27/2025 09:54:00 AM

Here are five economic reasons to be thankful this Thanksgiving. (Hat Tip to Neil Irwin who started doing this years ago)

1) The Unemployment Rate is at 4.4%

The unemployment rate was at 4.4% in September. 

The unemployment rate is down from 14.7% in April 2020 (the highest rate since the Great Depression).

The unemployment rate is up from 3.4% in April 2023 - and that matched the lowest unemployment rate since 1969!

Even though the rate has increased recently, this is historically a low unemployment rate.

2) Low unemployment claims.

This graph shows the 4-week moving average of weekly claims since 1971.

Weekly claims were at 216,000 last week.

The dashed line on the graph is the current 4-week average.

Even though weekly claims have bounced around a little recently, the 4-week average is close to the lowest level in 50 years.

3) Mortgage Debt as a Percent of GDP has Fallen Significantly

This graph shows household mortgage debt as a percent of GDP.  

Note this graph is through Q2 2025 was impacted by the sharp decline in Q2 2020 GDP.

Mortgage debt, as a percent of GDP is at 44.6% - down from Q1 - and down from a peak of 73.3% of GDP during the housing bust.

4) Mortgage Delinquency Rate is Low

This graph, based on data from the MBA through Q3 2025, shows the percent of loans delinquent by days past due.  

Although mortgage delinquencies are up a little from Q2 2023 - the lowest level since the MBA survey started in 1979 - delinquencies are still historically very low.

Note: The sharp increase in 2020 in the 90-day bucket was due to loans in forbearance (included as delinquent but not reported to the credit bureaus).

The percent of loans in the foreclosure process are low.

5) Household Debt burdens at Low Levels (ex-pandemic)

This graph, based on data from the Federal Reserve, shows the Household Debt Service Ratio (DSR), and the DSR for mortgages (blue) and consumer debt (yellow).

The Household debt service ratio was at 11.3% in Q2 2025, slightly below the pre-pandemic level of 11.6%.

The DSR for mortgages (blue) is close to the pre-pandemic level.

Happy This data suggests aggregate household cash flow is in a solid position.

Happy Thanksgiving to All!

by Calculated Risk on 11/26/2025 04:25:00 PM

From Intercontinental Exchange: ICE First Look at Mortgage Performance: Increased Refinance Activity Drives Mortgage Prepayments to 3.5-Year High

Intercontinental Exchange, Inc. (NYSE:ICE) ... oday released the October 2025 ICE First Look at mortgage delinquency, foreclosure and prepayment trends.

“Softening mortgage rates expanded the pool of refinance candidates in October, pushing prepayments to their highest level in three and a half years,” said Andy Walden, Head of Mortgage and Housing Market Research at ICE. “This trend was largely driven by people who purchased homes at elevated rates in recent years seizing the opportunity to lower their monthly payments.”

“Overall mortgage health remains solid, with continued improvement in delinquency rates across all stages,” continued Walden. “While foreclosure activity has ticked up, levels remain historically low. This uptick is driven by a rise in FHA foreclosures along with the resumption in VA foreclosures following last year's moratorium."

Key takeaways from this month’s findings include:

• Delinquencies improved: The national delinquency rate fell by 7 basis points (bps) in October to 3.34%. This is down 11 bps from the same time last year and 53 bps below the October 2019 pre-pandemic benchmark.

• Broad strength in delinquency rates: Performance improved across the board, with both early-stage (30-day) and late-stage (90+ day) delinquencies declining during the month.

• Prepayments reached a multi-year high: The single month mortality (SMM) rate, which tracks prepayments, rose by 27 bps in October to 1.01%. This marks the highest level in 3.5 years and an increase of 16 bps from last year when interest rates were at similar levels.

• Foreclosure activity trending upward: Although October foreclosure starts slowed by 9.8% from the prior month, the overall trend continues to rise. Foreclosure inventory is up by 37,000 (+19%) year over year, and foreclosure sales have increased by 1,900 (+32%) from last year's levels.

• Government loans driving foreclosure growth: While foreclosure activity remains muted by historical standards, the number of loans in active foreclosure hit its highest level since early 2023, driven by a notable rise in FHA foreclosures (+50% YoY) along with a resumption of VA activity following last year's moratorium.
emphasis added

Click on graph for larger image.

Here is a table from ICE.

by Calculated Risk on 11/26/2025 02:00:00 PM

Beige Book - November 2025

Economic activity was little changed since the previous report, according to most of the twelve Federal Reserve Districts, though two Districts noted a modest decline and one reported modest growth. Overall consumer spending declined further, while higher-end retail spending remained resilient. Some retailers noted a negative impact on consumer purchases from the government shutdown, and auto dealers saw declines in EV sales following the expiration of the federal tax credit. Reports of travel and tourism activity reflected little change in recent weeks, with some contacts noting cautious discretionary spending among consumers. Manufacturing activity increased somewhat, according to most Districts, though tariffs and tariff uncertainty remained a headwind. Revenues in the nonfinancial services sector were mostly flat to down, and reports of loan demand were mixed. Some Districts reported declines in residential construction, while others said it was unchanged, and home sales activity varied. A few Districts noted ongoing recovery in the office real estate market. Conditions in the agriculture and energy sectors were largely stable, though some contacts cited challenges from the low-price environment for oil and for some crops. Community organizations saw increased demand for food assistance, due in part to disruptions in SNAP benefits during the government shutdown. Outlooks were largely unchanged overall. Some contacts noted an increased risk of slower activity in coming months, while some optimism was noted among manufacturers.

Labor Markets

Employment declined slightly over the current period with around half of Districts noting weaker labor demand. Despite an uptick in layoff announcements, more Districts reported contacts limiting headcounts using hiring freezes, replacement-only hiring, and attrition than through layoffs. In addition, several employers adjusted hours worked to accommodate higher or lower than expected business volume instead of adjusting the number of employees. A few firms noted that artificial intelligence replaced entry-level positions or made existing workers productive enough to curb new hiring. Across most Districts, employers had an easier time finding workers, but there were still pockets of difficulty related to certain skilled positions and fewer immigrant workers. Wages generally grew at a modest pace; however, some sectors such as manufacturing, construction, and health care experienced more moderate wage pressure because of a tighter labor supply. Furthermore, rising health insurance premiums continue to put upward pressure on labor costs.

Prices

Prices rose moderately during the reporting period. Input cost pressures were widespread in manufacturing and retail, largely reflecting tariff-induced increases. Some Districts noted rising costs for insurance, utilities, technology, and health care. The extent of passthrough of higher input costs to customers varied, and depended upon demand, competitive pressures, price sensitivity of consumers, and pushback from clients. There were multiple reports of margin compression or firms facing financial strain stemming from tariffs. Prices declined for certain materials, which firms attributed to sluggish demand, deferred tariff implementation, or reduced tariff rates. Looking ahead, contacts largely anticipate upward cost pressures to persist but plans to raise prices in the near term were mixed.
emphasis added

by Calculated Risk on 11/26/2025 10:31:00 AM

Today, in the Calculated Risk Real Estate Newsletter: Freddie Mac House Price Index Up 1.0% Year-over-Year in September

A brief excerpt:

Freddie Mac reported that its “National” Home Price Index (FMHPI) increased 0.13% month-over-month (MoM) on a seasonally adjusted (SA) basis in October.

On a year-over-year (YoY) basis, the National FMHPI was up 1.0% in October, down from up 1.1% YoY in September. The YoY increase peaked at 19.2% in July 2021, and for this cycle, and previously bottomed at up 1.1% YoY in April 2023. The YoY change in October is a new cycle low. ...

As of October, 26 states and D.C. were below their previous peaks, Seasonally Adjusted. The largest seasonally adjusted declines from the recent peaks are in D.C. (-3.2%), Florida (-3.0%) and Texas (-2.5%).

For cities (Core-based Statistical Areas, CBSA), 200 of the 387 CBSAs are below their previous peaks.

Here are the 30 cities with the largest declines from the peak, seasonally adjusted. Punta Gorda has passed Austin as the worst performing city. Note that 5 of the 7 cities with the largest price declines are in Florida.

Florida has the largest number of CBSAs on the list and Texas has the 2nd most.

There is much more in the article!

by Calculated Risk on 11/26/2025 08:30:00 AM

The DOL reported:

In the week ending November 22, the advance figure for seasonally adjusted initial claims was 216,000, a decrease of 6,000 from the previous week's revised level. The previous week's level was revised up by 2,000 from 220,000 to 222,000. The 4-week moving average was 223,750, a decrease of 1,000 from the previous week's revised average. The previous week's average was revised up by 500 from 224,250 to 224,750.
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 223,750.

by Calculated Risk on 11/25/2025 08:13:00 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 8:30 AM, The initial weekly unemployment claims report will be released.  

• Also at 8:30 AM, Durable Goods Orders for September from the Census Bureau.

• At 9:45 AM, Chicago Purchasing Managers Index for November. 

• At 2:00 PM, the Federal Reserve Beige Book, an informal review by the Federal Reserve Banks of current economic conditions in their Districts.

by Calculated Risk on 11/25/2025 03:21:00 PM

On a monthly basis, retail sales increased 0.2% from August to September (seasonally adjusted), and sales were up 4.3 percent from September 2024.

From the Census Bureau report:

dvance estimates of U.S. retail and food services sales for September 2025, adjusted for seasonal variation and holiday and trading-day differences, but not for price changes, were $733.3 billion, up 0.2 percent from the previous month, and up 4.3 percent from September 2024. ... The July 2025 to August 2025 percent change was unrevised from up 0.6 percent.
emphasis added

Click on graph for larger image.

This graph shows retail sales since 1992. This is monthly retail sales and food service, seasonally adjusted (total and ex-gasoline).

Retail sales ex-gasoline was unchanged in September.

The second graph shows the year-over-year change in retail sales and food service (ex-gasoline) since 1993.

Retail and Food service sales, ex-gasoline, increased by 4.4% on a YoY basis.

The change in sales in September were below expectations, however, the previous two months were revised up slightly.

by Calculated Risk on 11/25/2025 01:02:00 PM

Today, in the Calculated Risk Real Estate Newsletter: FHFA Announces Baseline Conforming Loan Limit Will Increase to $832,750 in 2026

A brief excerpt:

After the release of the FHFA house price index for September this morning, the FHFA released the conforming loan limits for 2026.

From the FHFA: FHFA Announces Conforming Loan Limit Values for 2025

U.S. Federal Housing (FHFA) today announced the conforming loan limit values (CLLs) for mortgages Fannie Mae and Freddie Mac (the Enterprises) will acquire in 2026. In most of the United States, the 2026 CLL value for one-unit properties will be $832,750, an increase of $26,250 from 2025. ….

For areas in which 115 percent of the local median home value exceeds the baseline conforming loan limit value, the applicable loan limit will be higher than the baseline loan limit. HERA establishes the high-cost area limit in those areas as a multiple of the area median home value, while setting the ceiling at 150 percent of the baseline limit. Median home values generally increased in high-cost areas in 2025, which increased their CLL values. The new ceiling loan limit for one-unit properties will be $1,249,125, which is 150 percent of $832,750

Note that there are different loan limits for various geographical areas. There are also different loan limits depending on the number of units (from 1 to 4 units). For example, next year the CLL is $832,750 for one-unit properties in low-cost areas. The four-unit limit is $1,601,750.

For high-cost areas like Los Angeles County, the CLL is $1,249,125 for one-unit properties (50% higher than the baseline CLL) and the four-unit limit is $2,402,625.

There is more in the article.

by Calculated Risk on 11/25/2025 10:36:00 AM

From the NAR: NAR Pending Home Sales Report Shows 1.9% Increase in October

Pending home sales in October increased by 1.9% from the prior month and fell 0.4% year over year, according to the National Association of REALTORS® Pending Home Sales Report. ...

Month-Over-Month
1.9% increase in pending home sales
Gains in the Northeast, Midwest and South; decline in the West

Year Over Year
0.4% decrease in pending home sales
Gains in the Midwest and South; decline in the Northeast and West
emphasis added

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