by Calculated Risk on 5/15/2025 10:00:00 AM

The National Association of Home Builders (NAHB) reported the housing market index (HMI) was at 34, down from 40 last month. Any number below 50 indicates that more builders view sales conditions as poor than good.

From the NAHB: Soft Spring Selling Season Takes a Toll on Builder Confidence

Builder confidence fell sharply in May on growing uncertainties stemming from elevated interest rates, tariff concerns, building material cost uncertainty and the cloudy economic outlook. However, 90% of the responses received in May were tabulated prior to the May 12 announcement that the United States and China agreed to slash tariffs for 90 days to allow trade talks to continue.

Builder confidence in the market for newly built single-family homes was 34 in May, down six points from April, according to the National Association of Home Builders (NAHB)/Wells Fargo Housing Market Index (HMI) released today. This ties the November 2023 reading, and is the lowest since the index hit 31 in December 2022.

“The spring home buying season has gotten off to a slow start as persistent elevated interest rates, policy uncertainty and building material cost factors hurt builder sentiment in May,” said NAHB Chairman Buddy Hughes, a home builder and developer from Lexington, N.C. “However, the overwhelming majority of survey responses came before the tariff reduction announcement with China. Builders expect future trade negotiations and progress on tax policy will help stabilize the economic outlook and strengthen housing demand.”

“Policy uncertainty stemming in large part from the stop-and-start tariff issues has hurt builder confidence but the initial trade arrangements with the United Kingdom and China are a welcome development,” said NAHB Chief Economist Robert Dietz. “Still, the overall actions on tariffs in recent weeks have had a negative impact on builders, as 78% reported difficulties pricing their homes recently due to uncertainty around material prices.”

The latest HMI survey also revealed that 34% of builders cut home prices in May, up from 29% in April and the highest level since December 2023 (36%). Meanwhile, the average price reduction was 5% in May, unchanged from the previous month. The use of sales incentives was 61% in May, the same rate as the previous month.
...
All three of the major HMI indices posted losses in May. The HMI index gauging current sales conditions fell eight points in May to a level of 37, the component measuring sales expectations in the next six months edged one-point lower to 42 while the gauge charting traffic of prospective buyers dropped two points to 23.

Looking at the three-month moving averages for regional HMI scores, the Northeast fell three points to 44, the Midwest moved one point lower to 40, the South dropped two points to 37 and the West posted a two-point decline to 33.
emphasis added

Click on graph for larger image.

This graph shows the NAHB index since Jan 1985.

This was well below the consensus forecast.

Weekly Schedule

by Calculated Risk on 5/15/2025 09:15:00 AM

From the Fed: Industrial Production and Capacity Utilization

Industrial production (IP) was little changed in April as declines in manufacturing and mining output were offset by growth in utilities output. The index for manufacturing decreased 0.4 percent after increasing 0.4 percent in March. In April, manufacturing output excluding motor vehicles and parts decreased 0.3 percent. The index for mining fell 0.3 percent, and the index for utilities rose 3.3 percent. At 103.9 percent of its 2017 average, total IP in April was 1.5 percent above its year-earlier level. Capacity utilization edged down to 77.7 percent, a rate that is 1.9 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 77.7% is 1.9% 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 was unchanged at 103.9. This is above the pre-pandemic level.

Industrial production was slightly below consensus expectations.

by Calculated Risk on 5/15/2025 08:58:00 AM

From Fed Chair Powell: Opening Remarks. Excerpts:

The economic environment has changed significantly since 2020, and our review will reflect our assessment of those changes. Longer-term interest rates are a good deal higher now, driven largely by real rates given the stability of longer-term inflation expectations. Many estimates of the longer-run level of the policy rate have risen, including those in the Summary of Economic Projections.

Higher real rates may also reflect the possibility that inflation could be more volatile going forward than in the inter-crisis period of the 2010s. We may be entering a period of more frequent, and potentially more persistent, supply shocks—a difficult challenge for the economy and for central banks.

All rates will likely be higher this decade (barring an economic downturn) than in the 2010s.

by Calculated Risk on 5/15/2025 08:45:00 AM

On a monthly basis, retail sales increased 0.1% from March to April (seasonally adjusted), and sales were up 5.2 percent from April 2024.

From the Census Bureau report:

Advance estimates of U.S. retail and food services sales for April 2025, adjusted for seasonal variation and holiday and trading-day differences, but not for price changes, were $724.1 billion, up 0.1 percent from the previous month, and up 5.2 percent from April 2024. ... The February 2025 to March 2025 percent change was revised from up 1.5 percent to up 1.7 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 up 0.1% in April.

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 6.2% on a YoY basis.

The change in sales in April were at expectations.

by Calculated Risk on 5/15/2025 08:30:00 AM

The DOL reported:

In the week ending May 10, the advance figure for seasonally adjusted initial claims was 229,000, unchanged from the previous week's revised level. The previous week's level was revised up by 1,000 from 228,000 to 229,000. The 4-week moving average was 230,500, an increase of 3,250 from the previous week's revised average. The previous week's average was revised up by 250 from 227,000 to 227,250.
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 increased to 230,500.

The previous week was revised up.

Weekly claims were at the consensus forecast.

by Calculated Risk on 5/14/2025 07:15:00 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 initial claims of 230 thousand, up from 228 thousand last week.

• Also at 8:30 AM, Retail sales for April are scheduled to be released.  The consensus is for 0.1% increase in retail sales.

• Also at 8:30 AM, The Producer Price Index for April from the BLS. The consensus is for a 0.3% increase in PPI, and a 0.3% increase in core PPI.

• Also at 8:30 AM, The New York Fed Empire State manufacturing survey for May. The consensus is for a reading of -7.1, up from -8.1.

• Also at 8:30 AM, the Philly Fed manufacturing survey for May. The consensus is for a reading of -8.5, up from -26.4.

• At 8:40 AM, Speech, Fed Chair Jerome Powell, Framework Review, At the Thomas Laubach Research Conference, Washington, D.C.

• At 9:15 AM, The Fed will release Industrial Production and Capacity Utilization for April. The consensus is for a 0.1% increase in Industrial Production, and for Capacity Utilization to be unchanged at 77.8%.

• At 10:00 AM, The May NAHB homebuilder survey. The consensus is for a reading of 40 up from 39 last month.  Any number below 50 indicates that more builders view sales conditions as poor than good.

by Calculated Risk on 5/14/2025 01:26:00 PM

Today, in the Calculated Risk Real Estate Newsletter: Part 2: Current State of the Housing Market; Overview for mid-May 2025

A brief excerpt:

Last Friday, in Part 1: Current State of the Housing Market; Overview for mid-May 2025 I reviewed home inventory, housing starts and sales. I noted that the key story right now for existing homes is that inventory is increasing sharply, and sales are essentially flat compared to last year. That means prices will be under pressure (although there will not be a huge wave of distressed sales). And there are significant regional differences too.

In Part 2, I will look at house prices, mortgage rates, rents and more.
...
The Case-Shiller National Index increased 3.9% year-over-year (YoY) in February and will likely be lower year-over-year in the March report compared to February (based on other data).

The MoM increase in the seasonally adjusted (SA) Case-Shiller National Index was at 0.26% (a 3.1% annual rate), This was the 25th consecutive MoM increase in the seasonally adjusted index.

There is much more in the article.

by Calculated Risk on 5/14/2025 10:36:00 AM

Today, in the Calculated Risk Real Estate Newsletter: Q1 NY Fed Report: Mortgage Originations by Credit Score, Delinquencies Increase, Foreclosures Increase

A brief excerpt:

The transition rate to serious delinquent is generally increasing and foreclosures are close to pre-pandemic levels. The Q1 increase is likely due to the end of the VA foreclosure moratorium.
...
There is much more in the report.

There is much more in the article.

by Calculated Risk on 5/14/2025 07:00:00 AM

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

Mortgage applications increased 1.1 percent from one week earlier, according to data from the Mortgage Bankers Association’s (MBA) Weekly Mortgage Applications Survey for the week ending May 9, 2025.

The Market Composite Index, a measure of mortgage loan application volume, increased 1.1 percent on a seasonally adjusted basis from one week earlier. On an unadjusted basis, the Index increased 1 percent compared with the previous week. The Refinance Index decreased 0.4 percent from the previous week and was 44 percent higher than the same week one year ago. The seasonally adjusted Purchase Index increased 2 percent from one week earlier. The unadjusted Purchase Index increased 2 percent compared with the previous week and was 18 percent higher than the same week one year ago.

“Last week saw steadier mortgage rates, as the FOMC meeting played as predicted, and market movements led to a small two-basis point increase in the 30-year conforming rate to 6.86 percent,” said Mike Fratantoni, MBA’s SVP and Chief Economist. “Refinance volume was little changed for the week, with a small increase in government refinances, and a decrease in conventional refinances. The news for the week was the growth in purchase applications, up 2.3 percent and almost 18 percent higher than last year’s pace. Despite the economic uncertainty, the increase in home inventory means there are additional properties to buy, unlike the last two years, and this supply is supporting more transactions.”

Added Fratantoni, “There was a notable gain in government purchase applications, up almost 5 percent for the week and 40 percent on an annual basis.”
...
The average contract interest rate for 30-year fixed-rate mortgages with conforming loan balances ($806,500 or less) increased to 6.86 percent from 6.84 percent, with points remaining unchanged at 0.68 (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 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 2023 and is 10% above the lowest levels during the housing bust.  

The second graph shows the refinance index since 1990.

The refinance index decreased and remained very low.

by Calculated Risk on 5/13/2025 07:56:00 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.

by Calculated Risk on 5/13/2025 12:39:00 PM

The Cleveland Fed released the median CPI and the trimmed-mean CPI.

According to the Federal Reserve Bank of Cleveland, the median Consumer Price Index rose 0.3% in April. The 16% trimmed-mean Consumer Price Index increased 0.2%. "The median CPI and 16% trimmed-mean CPI are measures of core inflation calculated by the Federal Reserve Bank of Cleveland based on data released in the Bureau of Labor Statistics’ (BLS) monthly CPI report".

Click on graph for larger image.

This graph shows the year-over-year change for these four key measures of inflation. 

On a year-over-year basis, the median CPI rose 3.5% (unchanged from 3.5% YoY in March), the trimmed-mean CPI rose 3.0% (unchanged from 3.0%), and the CPI less food and energy rose 2.8% (unchanged from 2.8%). 

Core PCE is for March was up 2.7% YoY, down from 2.8% in February.  

Based on the CPI report this morning, Core PCE is expected to decline to 2.6% YoY in April.

by Calculated Risk on 5/13/2025 11:14:00 AM

From the NY Fed: Change in Household Debt Balances Mixed; Student Loan Delinquencies Rise Sharply

The Federal Reserve Bank of New York’s Center for Microeconomic Data today issued its Quarterly Report on Household Debt and Credit. The report shows total household debt increased by $167 billion (0.9%) in Q1 2025, to $18.20 trillion. The report is based on data from the New York Fed’s nationally representative Consumer Credit Panel. It includes a one-page summary of key takeaways and their supporting data points.

The New York Fed also issued an accompanying Liberty Street Economics blog post examining student loan delinquency, including which borrowers were past due in the first quarter and implications for their access to other credit.

“Transition rates into serious delinquency have leveled off for credit card and auto loans over the past year,” said Daniel Mangrum, Research Economist at the New York Fed. “However, the first batch of past due student loans were reported in the first quarter of 2025, resulting in a large jump in seriously delinquent borrowers.”

Credit card balances fell by $29 billion from the previous quarter and stood at $1.18 trillion at the end of March 2025. Auto loan balances also declined by $13 billion, representing the second drop from one subsequent quarter since 2011, and totaled $1.64 trillion. Mortgage balances grew by $199 billion and stood at $12.80 trillion. HELOC balances rose by $6 billion to $402 billion, representing the twelfth consecutive quarterly increase. Student loan balances grew by $16 billion and now stand at $1.63 trillion. Other balances, which include retail cards and other consumer loans, fell by $12 billion.

The pace of mortgage originations increased slightly, with $426 billion newly originated mortgages in Q1 2025. Aggregate limits on credit card accounts increased moderately by $77 billion, representing a 1.5% increase from the previous quarter.

Aggregate delinquency rates increased from the previous quarter, with 4.3% of outstanding debt in some stage of delinquency. Transition into early delinquency held steady for nearly all debt types, with the exception of student loans. Student loans saw a large uptick in the rate at which balances went from current to delinquent due to the resumption of reporting of delinquent student loans on credit reports after a nearly five-year pause due to the pandemic. Transition into serious delinquency remained stable for auto loans, credit cards, and other debt.
emphasis added

Click on graph for larger image.

Here are three graphs from the report:

The first graph shows household debt increased in Q1.  Household debt previously peaked in 2008 and bottomed in Q3 2013. Unlike following the great recession, there wasn't a decline in debt during the pandemic.

From the NY Fed:

Aggregate nominal household debt balances increased by $167 billion in the first quarter of 2025, a 0.9% rise from 2024Q4. Balances now stand at $18.20 trillion and have increased by $4.06 trillion since the end of 2019, just before the pandemic recession.

The second graph shows the percent of debt in delinquency.

The overall delinquency rate increased in Q1.  From the NY Fed:

Aggregate delinquency rates increased in the first quarter of 2025. As of the end of March, 4.3 percent of outstanding debt was in some stage of delinquency, up from 3.6 percent in the fourth quarter. Transition into early delinquency held steady for nearly all debt types; the exception was for student loans, which saw a large uptick in the rate at which balances went from current to delinquent due to the resumption of reporting of delinquent student loans on credit reports after a nearly 5-year pause due to the pandemic. Transition rates into serious delinquency, defined as 90 or more days past due, remained stable for auto loans and credit cards, and saw increases for mortgages, HELOCs, and student loans.

The third graph shows Mortgage Originations by Credit Score.

From the NY Fed:

The volume of mortgage originations, measured as appearances of new mortgages on consumer credit reports and including both refinance and purchase originations, increased slightly with $426 billion newly originated in 2025Q1. ... Home equity lines of credit (HELOC) limits continued to rise and saw a $3 billion increase.

There is much more in the report.

by Calculated Risk on 5/13/2025 10:48:00 AM

Today, in the Calculated Risk Real Estate Newsletter: MBA: Mortgage Delinquencies Increased Slightly in Q1 2025

A brief excerpt:

From the MBA: Mortgage Delinquencies Increase Slightly in the First Quarter of 2025

The delinquency rate for mortgage loans on one-to-four-unit residential properties increased to a seasonally adjusted rate of 4.04 percent of all loans outstanding at the end of the first quarter of 2025, according to the Mortgage Bankers Association’s (MBA) National Delinquency Survey.

The following graph shows the percent of loans delinquent by days past due. Overall delinquencies increased in Q2. 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 increased year-over-year from 0.46 percent in Q1 2024 to 0.49 percent in Q1 2025 (red) but remains historically low.
...
The primary concern is the increase in FHA and VA delinquency rates. Some of the recent increase is probably due to the hurricanes last year and wildfires in California.

There is much more in the article.

by Calculated Risk on 5/13/2025 08:46:00 AM

Here are a few measures of inflation:

The first graph is the one Fed Chair Powell had mentioned two years ago when services less rent of shelter was up around 8% year-over-year.  This declined and is now up 3.3% YoY.

Click on graph for larger image.

This graph shows the YoY price change for Services and Services less rent of shelter through April 2025.

Services were up 3.7% YoY as of April 2025, unchanged from 3.7% YoY in March.

Services less rent of shelter was up 3.3% YoY in April, unchanged from 3.3% YoY in March.

The second graph shows that goods prices started to increase year-over-year (YoY) in 2020 and accelerated in 2021 due to both strong demand and supply chain disruptions.

Durables were at -1.4% YoY as of April 2025, down from -1.0% YoY in March.

Commodities less food and energy commodities were at 0.2% YoY in April, up from 0.0% YoY in March.

Here is a graph of the year-over-year change in shelter from the CPI report (through April) and housing from the PCE report (through March)

Shelter was up 4.0% year-over-year in April, unchanged from 4.0% in March. Housing (PCE) was up 4.3% YoY in March, unchanged from 4.3% in February.

This is still catching up with private new lease data.

Core CPI ex-shelter was up 1.8% YoY in April.  This key measure has been at or below the Fed's target for 8 of the last 12 months.

by Calculated Risk on 5/13/2025 08:30:00 AM

From the BLS:

The Consumer Price Index for All Urban Consumers (CPI-U) increased 0.2 percent on a seasonally adjusted basis in April, after falling 0.1 percent in March, the U.S. Bureau of Labor Statistics reported today. Over the last 12 months, the all items index increased 2.3 percent before seasonal adjustment.

The index for shelter rose 0.3 percent in April, accounting for more than half of the all items monthly increase. The energy index also increased over the month, rising 0.7 percent as increases in the natural gas index and the electricity index more than offset a decline in the gasoline index. The index for food, in contrast, fell 0.1 percent in April as the food at home index decreased 0.4 percent and the food away from home index rose 0.4 percent over the month.

The index for all items less food and energy rose 0.2 percent in April, following a 0.1-percent increase in March. Indexes that increased over the month include household furnishings and operations, medical care, motor vehicle insurance, education, and personal care. The indexes for airline fares, used cars and trucks, communication, and apparel were among the major indexes that decreased in April.

The all items index rose 2.3 percent for the 12 months ending April, after rising 2.4 percent over the 12 months ending March. The April change was the smallest 12-month increase in the all items index since February 2021. The all items less food and energy index rose 2.8 percent over the last 12 months. The energy index decreased 3.7 percent for the 12 months ending April. The food index increased 2.8 percent over the last year.
emphasis added

The change in CPI was below expectations. I'll post a graph later today after the Cleveland Fed releases the median and trimmed-mean CPI.

by Calculated Risk on 5/12/2025 07:13:00 PM

From Matthew Graham at Mortgage News Daily: Mortgage Rates Jump to 2 Week Highs After US/China Trade Talks

Tariffs and trade policy have been a new and important consideration for the bond market for just over a month now. That matters to mortgage rates because mortgage pricing is primarily determined by bond prices.
...
Over the weekend, the US and China agreed on a 90 day pause on the more extreme tariff brinksmanship. While levels remain elevated enough to cause some inflation concern (remember: bad for rates), they've come down enough to alleviate some concern about the global economy (also bad for rates). [30 year fixed 6.92%]
emphasis added

Tuesday:
• At 6:00 AM ET, NFIB Small Business Optimism Index for April.

• At 8:30 AM, The Consumer Price Index for April from the BLS. The consensus is for 0.3% increase in CPI (up 2.4% YoY), and a 0.3% increase in core CPI (up 2.8% YoY).

• At 11:00 AM, NY Fed: Q1 Quarterly Report on Household Debt and Credit

by Calculated Risk on 5/12/2025 02:00:00 PM

From the Federal Reserve: The April 2025 Senior Loan Officer Opinion Survey on Bank Lending Practices

The April 2025 Senior Loan Officer Opinion Survey on Bank Lending Practices (SLOOS) addressed changes in the standards and terms on, and demand for, bank loans to businesses and households over the past three months, which generally correspond to the first quarter of 2025.

Regarding loans to businesses over the first quarter, survey respondents reported, on balance, tighter lending standards and weaker demand for commercial and industrial (C&I) loans to firms of all sizes. Furthermore, banks reported tighter or basically unchanged lending standards, and weaker or basically unchanged demand for commercial real estate (CRE) loans.

Banks also responded to a set of special questions about changes in lending policies and demand for CRE loans over the past year. For all CRE loan categories, banks reported having tightened policies related to loan-to-value ratios and debt service coverage ratios. For some CRE loan categories, banks also tightened policies related to market areas served and the length of interest-only payment periods. For office loans, banks reported having tightened all queried policies on such loans over the past year.

For loans to households, banks reported basically unchanged lending standards and weaker demand for most categories of residential real estate (RRE) loans, on balance. Banks similarly reported basically unchanged lending standards but stronger demand for home equity lines of credit (HELOCs). In addition, banks reported having tightened standards for credit card loans, while standards remained basically unchanged for auto and other consumer loans. Meanwhile, demand reportedly weakened for credit card and other consumer loans and remained basically unchanged for auto loans.
emphasis added

Click on graph for larger image.

This graph on Residential Real Estate demand is from the Senior Loan Officer Survey Charts.

This graph is for demand and shows that demand has been weak since late 2021.

The left graph is from 1990 to 2014.  The right graph is from 2015 to Q1 2025.

by Calculated Risk on 5/12/2025 10:31:00 AM

Today, in the Calculated Risk Real Estate Newsletter: 2nd Look at Local Housing Markets in April

A brief excerpt:

It appears sales will be down year-over-year for the 3rd consecutive month, and sales-to-date in 2025 are trailing sales in 2024 - and 2024 was the lowest sales year since 1995! And sales in April might have a 3 handle (be under 4 million).
...
Here is a look at months-of-supply using NSA sales. Since this is NSA data, it is likely months-of-supply will increase into the Summer.

Months in red are areas that are seeing 5 months of supply now and might see price pressures later this summer.
...
Many more local markets to come!

There is much more in the article.

by Calculated Risk on 5/12/2025 08:11:00 AM

Altos reports that active single-family inventory was up 1.6% week-over-week.

Inventory is now up 21.1% from the seasonal bottom in January and is increasing.  

Usually, inventory is up about 11.5% from the seasonal low by this week in the year.   So, 2025 is seeing a larger than normal pickup in inventory.

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 32.9% compared to the same week in 2024 (last week it was up 32.9%), and down 15.7% compared to the same week in 2019 (last week it was down 16.0%). 

This is the highest level since prior to the pandemic.

It now appears inventory will be close to 2019 levels towards the end of 2025.

This second inventory graph is courtesy of Altos Research.

As of May 9th, inventory was at 756 thousand (7-day average), compared to 744 thousand the prior week. 

Mike Simonsen discusses this data regularly on Youtube

by Calculated Risk on 5/11/2025 06:21:00 PM

Weekend:
• Schedule for Week of May 4, 2025

Monday:
• At 2:00 PM ET, Senior Loan Officer Opinion Survey on Bank Lending Practices for April.

From CNBC: Pre-Market Data and Bloomberg futures S&P 500 are up 73 and DOW futures are up 449 (fair value).

Oil prices were up over the last week with WTI futures at $61.39 per barrel and Brent at $64.21 per barrel. A year ago, WTI was at $80, and Brent was at $83 - so WTI oil prices are down about 23% year-over-year.

Here is a graph from Gasbuddy.com for nationwide gasoline prices. Nationally prices are at $3.08 per gallon. A year ago, prices were at $3.59 per gallon, so gasoline prices are down $0.51 year-over-year.

by Calculated Risk on 5/11/2025 08:16:00 AM

The first graph shows the unemployment rate by four levels of education (all groups are 25 years and older) through April 2025. Note: This is an update to a post from several years ago.

Unfortunately, this data only goes back to 1992 and includes only three recessions (the stock / tech bust in 2001, and the housing bust/financial crisis, and the 2020 pandemic). Clearly education matters with regards to the unemployment rate, with the lowest rate for college graduates at 2.5% in April, and highest for those without a high school degree at 6.2% in April.

All four groups were generally trending down prior to the pandemic, and all are close to pre-pandemic levels now.

Click on graph for larger image.

Note: This says nothing about the quality of jobs - as an example, a college graduate working at minimum wage would be considered "employed".

This brings up an interesting question: What is the composition of the labor force by educational attainment, and how has that been changing over time?

Here is some data on the U.S. labor force by educational attainment since 1992.

Currently, almost 67 million people (25 and over) in the U.S. labor force have a bachelor's degree or higher.  This is almost 45% of the labor force, up from 26.2% in 1992.

This is the only category trending up.  "Some college", "high school" and "less than high school" have been trending down.

Based on recent trends, probably half the labor force will have at least a bachelor's degree sometime next decade (2030s).

Some thoughts: Since workers with bachelor's degrees typically have a lower unemployment rate, rising educational attainment is probably a factor in pushing down the overall unemployment rate over time.

Also, I'd guess more education would mean less labor turnover, and that education is a factor in lower weekly claims.

A more educated labor force is a positive for the future.

by Calculated Risk on 5/10/2025 02:11:00 PM

At the Calculated Risk Real Estate Newsletter this week:

Click on graph for larger image.

• Part 1: Current State of the Housing Market; Overview for mid-May 2025

• ICE Mortgage Monitor: Home Prices Continue to Cool

• 1st Look at Local Housing Markets in April

• Asking Rents Mostly Unchanged Year-over-year

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

by Calculated Risk on 5/10/2025 08:11:00 AM

The key reports this week are April CPI, Retail Sales and Housing Starts.

For manufacturing, April Industrial Production, and the May NY and Philly Fed manufacturing surveys will be released.

----- Monday, May 12th -----
2:00 PM: Senior Loan Officer Opinion Survey on Bank Lending Practices for April.

----- Tuesday, May 13th -----
6:00 AM ET: NFIB Small Business Optimism Index for April.

8:30 AM: The Consumer Price Index for April from the BLS. The consensus is for 0.3% increase in CPI (up 2.4% YoY), and a 0.3% increase in core CPI (up 2.8% YoY).

11:00 AM: NY Fed: Q1 Quarterly Report on Household Debt and Credit

----- Wednesday, May 14th -----
7:00 AM ET: The Mortgage Bankers Association (MBA) will release the results for the mortgage purchase applications index.

----- Thursday, May 15th -----
8:30 AM: The initial weekly unemployment claims report will be released. The consensus is for initial claims of 230 thousand, up from 228 thousand last week.

8:30 AM ET: Retail sales for April are scheduled to be released.  The consensus is for 0.1% increase in retail sales.

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

8:30 AM: The Producer Price Index for April from the BLS. The consensus is for a 0.3% increase in PPI, and a 0.3% increase in core PPI.

8:30 AM: The New York Fed Empire State manufacturing survey for May. The consensus is for a reading of -7.1, up from -8.1.

8:30 AM: the Philly Fed manufacturing survey for May. The consensus is for a reading of -8.5, up from -26.4.

8:40 AM: Speech, Fed Chair Jerome Powell, Framework Review, At the Thomas Laubach Research Conference, Washington, D.C.

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

This graph shows industrial production since 1967.

The consensus is for a 0.1% increase in Industrial Production, and for Capacity Utilization to be unchanged at 77.8%.

10:00 AM: The May NAHB homebuilder survey. The consensus is for a reading of 40 up from 39 last month.  Any number below 50 indicates that more builders view sales conditions as poor than good.

----- Friday, May 16th -----
8:30 AM ET: Housing Starts for April.

This graph shows single and total housing starts since 2000.

The consensus is for 1.360 million SAAR, up from 1.324 million SAAR in March.

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

by Calculated Risk on 5/09/2025 07:10:00 PM

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

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

Note: "Effective May 1, 2024, hospitals are no longer required to report COVID-19 hospital admissions, hospital capacity, or hospital occupancy data."  So, I'm no longer tracking hospitalizations.

COVID Metrics
	Now	Week Ago	Goal
Deaths per Week	337✅	393	≤3501
1my goals to stop weekly posts. 🚩 Increasing number weekly for Deaths. ✅ Goal met.

Click on graph for larger image.

This graph shows the weekly (columns) number of deaths reported since Jan 2023.

Although weekly deaths met the original goal to stop posting in June 2023 (low of 314 deaths), I've continued to post since deaths were above the goal again - and I'll continue to post until weekly deaths are once again below the goal for several weeks.

Weekly deaths are steadily decreasing following the winter pickup and are nearing the lows of last June.

And here is a graph I'm following concerning COVID in wastewater as of May 8th:

This appears to be a leading indicator for COVID hospitalizations and deaths.  This is moving towards the lows last May.

Nationally COVID in wastewater is "Low".

by Calculated Risk on 5/09/2025 02:27:00 PM

Plenty of data next week!  Note that the Blue Chip consensus is wide - and currently around 1%.

From the Atlanta Fed:

The GDPNow model estimate for real GDP growth (seasonally adjusted annual rate) in the second quarter of 2025 is 2.3 percent on May 8, up from 2.2 percent on May 6. After this morning’s wholesale trade report from the US Census Bureau, the nowcast of the contribution of inventory investment to annualized second-quarter real GDP growth increased from -0.46 percentage points to -0.43 percentage points. [May 8th estimate]

by Calculated Risk on 5/09/2025 11:00:00 AM

Today, in the Calculated Risk Real Estate Newsletter: Part 1: Current State of the Housing Market; Overview for mid-May 2025

A brief excerpt:

This 2-part overview for mid-May provides a snapshot of the current housing market.

Right now, the key story for existing homes is that inventory is increasing sharply, and sales are essentially flat compared to last year. That means prices will be under pressure (although there will not be a huge wave of distressed sales).

Yesterday, Realtor.com reported that there were “more than 1 million homes for sale last week, crossing this threshold for the first time since December 2019”.
...
Since inventory has increased sharply and sales are flat, a key for house prices is to watch months-of-supply. The following graph shows months-of-supply since 2017 using data from the NAR. Note that months-of-supply is higher than the previous 8 years!

Months-of-supply was at 4.0 months in March compared to 3.8 months in March 2019.

Inventory would probably have to increase to 5 1/2 to 6 months of supply to see national price declines.

There is much more in the article.

by Calculated Risk on 5/09/2025 08:12:00 AM

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

Recent shifts in U.S. policies on trade and immigration have introduced volatility in financial markets and heightened uncertainty for firms. The ultimate outcomes and impacts of these policy changes remain unclear. Nevertheless, U.S. rail volumes have thus far remained stable, and many core economic indicators continue to signal underlying resilience. Railroads have long adapted to changing conditions, a legacy of resilience that continues today.
emphasis added

Click on graph for larger image.

This table from the AAR shows the year-over-year change in carloads by category.

U.S. railroads originated 1.13 million total carloads in April 2025, up 6.2% (65,524 carloads) over April 2024. That’s the largest year-over-year percentage gain in 16 months and the third largest in nearly four years. Carloads averaged 225,569 per week in April—slightly below March, but otherwise the highest since October 2024, with gains in 13 of 20 categories tracked by AAR. Through the first four months of 2025, total carloads were up 1.8% (67,282 carloads) over the same period last year, with 11 of 20 carload categories seeing gains.
emphasis added

And on intermodal:

U.S. rail intermodal traffic, which is not included in carload counts, totaled 1.36 million containers and trailers in April 2025, up 7.4% (93,244 units) over April 2024. Weekly intermodal volume averaged 272,300 units in April 2025. The only April with higher intermodal volume was April 2021. In fact, April 2021 holds the all-time intermodal record for any month, averaging 290,955 units per week. Year-to-date intermodal volume in 2025 through April was 4.90 million units, up 8.1% (365,456 units) over 2024 and the second highest ever for the first four months of a year (again behind 2021). Intermodal volume closely tracks port activity, making it a bellwether for international trade trends.

As yet, there is no apparent impact on carloads and intermodal from policy changes.

by Calculated Risk on 5/08/2025 07:25:00 PM

From Matthew Graham at Mortgage News Daily: Mortgage Rates Move Higher After Trade Deal

Mortgage rates moved back up to the higher levels seen earlier this week after the official announcement of a trade deal between the U.S. and the U.K.
...
In the bigger picture, today's mortgage rate increase is unremarkable--sort of average--and it leaves the rate index well below the early April highs, despite being well above the range seen during the month of March.

by Calculated Risk on 5/08/2025 01:39:00 PM

What this means: On a weekly basis, Realtor.com reports the year-over-year change in active inventory and new listings. On a monthly basis, they report total inventory. For May, Realtor.com reported inventory was up 30.6% YoY, but still down 16.3% compared to the 2017 to 2019 same month levels. 

 Now - on a weekly basis - inventory is up 31.1% YoY.

Realtor.com has monthly and weekly data on the existing home market. Here is their weekly report: Weekly Housing Trends View—Data for Week Ending May 3, 2025

• Active inventory climbed 31.1% year-over-year

The number of homes actively for sale remains on a strong upward trajectory, now 31.1% higher than this time last year. This represents the 78th consecutive week of annual gains in inventory. There were more than 1 million homes for sale last week, crossing this threshold for the first time since December 2019.

• New listings—a measure of sellers putting homes up for sale—rebounded, rising 9.3% year-over-year

New listings picked up last week, rising 9.3% compared to a year ago. The momentum from earlier this spring is still going strong, pointing to a lively market heading into late spring and early summer. Last week boasted the highest number of new listings since mid-2022.

• The median list price was up 0.9% year-over-year

Home prices posted another slight gain this week, with the national median listing price rising 0.9% year-over-year.

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

Inventory was up year-over-year for the 78th consecutive week.  

New listings were the highest since 2022.

Median list prices are up slightly year-over-year.

by Calculated Risk on 5/08/2025 10:41:00 AM

From STR: U.S. hotel results for week ending 3 May

The U.S. hotel industry reported positive year-over-year comparisons, according to CoStar’s latest data through 3 May. ...

27 April through 3 May 2025 (percentage change from comparable week in 2024):

• Occupancy: 65.8% (+1.8%)
• Average daily rate (ADR): US$164.33 (+2.2%)
• Revenue per available room (RevPAR): US$108.06 (+4.1%)

Performance growth was lifted early in the week on the positive side of the Passover calendar shift.
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 purple is for 2018, the record year for hotel occupancy. 

The 4-week average of the occupancy rate is tracking below both last year and is close to 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 mostly move sideways until the summer travel season.  We will likely see a hit to occupancy during the summer months due to less international tourism.

by Calculated Risk on 5/08/2025 08:30:00 AM

The DOL reported:

In the week ending May 3, the advance figure for seasonally adjusted initial claims was 228,000, a decrease of 13,000 from the previous week's unrevised level of 241,000. The 4-week moving average was 227,000, an increase of 1,000 from the previous week's unrevised average of 226,000.
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 increased to 227,000.

The previous week was unrevised.

Weekly claims were above the consensus forecast.

by Calculated Risk on 5/07/2025 07:59:00 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 initial claims of 223 thousand, down from 241 thousand last week.

by Calculated Risk on 5/07/2025 04:01:00 PM

From Dodge Data Analytics: Dodge Momentum Index Increases 1% in April

The Dodge Momentum Index (DMI), issued by Dodge Construction Network, grew 0.9% in April to 205.1 (2000=100) from the downwardly revised March reading of 203.1. Over the month, commercial planning grew 3.3% while institutional planning fell 4.2%.

“Despite an uptick in April, the bulk of the DMI’s growth was driven by a surge in data center planning, while momentum in other nonresidential sectors lagged behind,” stated Sarah Martin, associate director of forecasting at Dodge Construction Network. “Owners and developers are navigating heightened economic and policy uncertainty, which likely bogged down much of this month’s planning activity.”

A wave of data center projects entering planning played a key role in boosting commercial growth. Without data centers, commercial planning would have receded 2.3% in April and the entire DMI would have receded 3.0%. Office and hotel planning saw a sharp retreat this month, while warehouse and retail planning modestly ticked up. On the institutional side, planning momentum waned for education, healthcare, and government buildings. This was slightly offset by an uptick in recreational projects.
...
The DMI is a monthly measure of the value of nonresidential building projects going into planning, shown to lead construction spending for nonresidential buildings by a full year.
emphasis added

Click on graph for larger image.

This graph shows the Dodge Momentum Index since 2002. The index was at 205.1 in April, up from 220.9 the previous month.

According to Dodge, this index leads "construction spending for nonresidential buildings by a full year".  This index suggests a pickup in mid-2025, however, uncertainty might impact these projects.  

Commercial construction is typically a lagging economic indicator.

by Calculated Risk on 5/07/2025 02:00:00 PM

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

FOMC Statement:

Although swings in net exports have affected the data, recent indicators suggest that economic activity has continued to expand at a solid pace. The unemployment rate has stabilized at a low level in recent months, and labor market conditions remain solid. Inflation remains somewhat elevated.

The Committee seeks to achieve maximum employment and inflation at the rate of 2 percent over the longer run. Uncertainty about the economic outlook has increased further. The Committee is attentive to the risks to both sides of its dual mandate and judges that the risks of higher unemployment and higher inflation have risen.

In support of its goals, the Committee decided to maintain the target range for the federal funds rate at 4-1/4 to 4-1/2 percent. In considering the extent and timing of additional 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 will continue reducing its holdings of Treasury securities and agency debt and agency mortgage‑backed securities. The Committee is strongly committed to supporting maximum employment and 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; Michael S. Barr; Michelle W. Bowman; Susan M. Collins; Lisa D. Cook; Austan D. Goolsbee; Philip N. Jefferson; Neel Kashkari; Adriana D. Kugler; Alberto G. Musalem; and Christopher J. Waller. Neel Kashkari voted as an alternate member at this meeting.
emphasis added

by Calculated Risk on 5/07/2025 11:11:00 AM

Today, in the Calculated Risk Real Estate Newsletter: 1st Look at Local Housing Markets in April

A brief excerpt:

This is the first look at several early reporting local markets in April. I’m tracking over 40 local housing markets in the US. Some of the 40 markets are states, and some are metropolitan areas. I’ll update these tables throughout the month as additional data is released.

Closed sales in April were mostly for contracts signed in February and March when 30-year mortgage rates averaged 6.84% and 6.65%, respectively (Freddie Mac PMMS). This was a decrease from the average rate for homes that closed in March. Any negative economic impacts from policy mostly happened in April, and that will probably not impact existing home sales until the May or June reports.
...
In April, sales in these markets were down 0.9% YoY. Last month, in March, these same markets were down 1.3% year-over-year Not Seasonally Adjusted (NSA).

Note that most of these early reporting markets have shown stronger year-over-year sales than most other markets for the last several months.

Important: There were the same number of working days in April 2025 (22) as in April 2024 (22). So, the year-over-year change in the headline SA data will be close to the change in the NSA data (there are other seasonal factors).
...
Many more local markets to come!

There is much more in the article.

by Calculated Risk on 5/07/2025 09:32:00 AM

From Manheim Consulting today: Wholesale Used-Vehicle Prices Increased in April

Wholesale used-vehicle prices (on a mix, mileage, and seasonally adjusted basis) were much higher in April compared to March. The Manheim Used Vehicle Value Index (MUVVI) increased to 208.2, an increase of 4.9% from a year ago and also higher than March levels by 2.7%. This is the highest reading for the index since October 2023. The seasonal adjustment dampened the rise seen in the month, as non-seasonally adjusted values increased sharply on the back of the tariff announcement in early April. The non-adjusted price in April increased by 3.3% compared to March, moving the unadjusted average price up 4.3% year over year.
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 April (seasonally adjusted) and were up 4.9% YoY.

The tariffs are likely making some used cars more attractive.

by Calculated Risk on 5/07/2025 07:00:00 AM

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

Mortgage applications increased 11.0 percent from one week earlier, according to data from the Mortgage Bankers Association’s (MBA) Weekly Mortgage Applications Survey for the week ending May 2, 2025.

The Market Composite Index, a measure of mortgage loan application volume, increased 11.0 percent on a seasonally adjusted basis from one week earlier. On an unadjusted basis, the Index increased 12 percent compared with the previous week. The Refinance Index increased 11 percent from the previous week and was 51 percent higher than the same week one year ago. The seasonally adjusted Purchase Index increased 11 percent from one week earlier. The unadjusted Purchase Index increased 12 percent compared with the previous week and was 13 percent higher than the same week one year ago.

“The economic news last week included a negative reading for first-quarter GDP growth and further signs of contraction in the manufacturing sector, mixed with a solid employment report for April. The net impact on mortgage rates was mostly downward but just back to levels from early April. The 30-year fixed rate declined to 6.84 percent,” said Mike Fratantoni, MBA’s SVP and Chief Economist. “Conventional purchase application volume increased 13 percent and was up 9 percent from year-ago levels, a surprisingly strong move given lingering economic uncertainty. Borrowers of conventional loans tend to have larger loan sizes and more apt to be move-up buyers. Government purchase loans were also up 6 percent for the week, led by a 9 percent growth in FHA purchase applications.”

Added Fratantoni, “With rates moving lower, refinance volume increased 11 percent, led by VA refinance applications, which were up 26 percent.”
...
The average contract interest rate for 30-year fixed-rate mortgages with conforming loan balances ($806,500 or less) decreased to 6.84 percent from 6.89 percent, with points increasing to 0.68 from 0.67 (including the origination fee) for 80 percent loan-to-value ratio (LTV) loans. The effective rate decreased from last week.
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 13% year-over-year unadjusted. 

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

Purchase application activity is up from the lows in late October 2023 and is 8% above the lowest levels during the housing bust.  

The second graph shows the refinance index since 1990.

The refinance index increased but remained very low.

by Calculated Risk on 5/06/2025 07:46:00 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 2:00 PM, FOMC Meeting Announcement. No change to to the Fed funds rate is expected at this meeting.

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

by Calculated Risk on 5/06/2025 02:01:00 PM

Anecdotally, I've heard that airlines ticket prices are falling. That suggests less travel. Also, the Real ID restrictions go in place tomorrow, and that might impact domestic airline travel.

This is also something to watch with less international travel.

Here are the daily travel numbers from the TSA.

This data is as of May 5, 2025.

Click on graph for larger image.

This data shows the 7-day average of daily total traveler throughput from the TSA (Blue).

Air travel is essentially unchanged YoY (up about 0.3% YoY).

The red line is the percent of 2019 for the seven-day average.  Air travel - as a percent of 2019 - is up about 4% from pre-pandemic levels.