by Calculated Risk on 7/25/2025 05:01:00 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 June, Realtor.com reported inventory was up 28.9% YoY, but still down 12.9% compared to the 2017 to 2019 same month levels. 

Here is their weekly report: Weekly Housing Trends: Latest Data as of July 19

• Active inventory climbed 24.4% year over year

The number of homes active on the market climbed 24.4% year over year, slightly lower than last week. This represents the 89th consecutive week of annual gains in inventory. There were more than 1 million homes for sale again last week, marking the 11th week in a row over the threshold and the highest inventory level since November 2019.

• New listings—a measure of sellers putting homes up for sale—rose 7.2% year over year

New listings rose again last week on an annual basis by 7.2% compared with the same period last year. The June Housing Report showed that new listings declined month over month for the second consecutive month after peaking in April. This figure suggests that the trend could turn around soon.

• The median list price was up 0.8% year over year

The median list price climbed again this week, but is still down 0.2% year to date. The median list price per square foot—which adjusts for changes in home size—rose 0.5% year over year. With inventory on the rise and more than 1 in 5 sellers cutting prices, the market continues to soften and shift toward more buyer favorability.

With inventory climbing, and sales depressed, months-of-supply is at the highest level since 2016 putting downward pressure on house prices in an increasing number of areas.

Weekly Schedule

by Calculated Risk on 7/25/2025 02:01:00 PM

The advance estimate of Q2 GDP will be released next Wednesday. The consensus is real GDP increased at a 2.5% annual rate in Q2. BofA economists noted this morning:

"The increase in the headline print would be on the back of a reversal of the surge in imports due to pre-tariff front loading in 1Q. Consumer spending should increase by 1.5% after the weather-driven 1Q decline. Equipment investment is likely to decline after the outsized increase in 1Q. Hence final sales will likely come in at a weak 0.3%."

From BofA:

Since our last weekly publication, our 2Q GDP tracking is unchanged at 2.2% q/q saar. [July 25th estimate]
emphasis added

From Goldman:

We left our Q2 GDP tracking estimate unchanged at +2.7% (quarter-over-quarter annualized) and our Q2 domestic final sales estimate unchanged at +0.9%. [July 25th estimate]

And from the Atlanta Fed: GDPNow

The GDPNow model estimate for real GDP growth (seasonally adjusted annual rate) in the second quarter of 2025 is 2.4 percent on July 25, unchanged from July 18 after rounding. The forecasts of the major GDP subcomponents were all unchanged or little changed from their July 18 values after this week’s releases from the US Census Bureau and the National Association of Realtors. [July 25th estimate]

by Calculated Risk on 7/25/2025 10:56:00 AM

Today, in the Calculated Risk Real Estate Newsletter: Final Look at Local Housing Markets in June and a Look Ahead to July 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 June.

There were several key stories for June:

• Sales NSA are down 1.5% year-over-year (YoY) through June compared to the same period in 2024, and sales last year were the lowest since 1995! The YoY comparisons will be fairly easy for the next three months, so sales in 2025 might be close to the level in 2024.

• Sales SA were down or unchanged YoY for the 5th consecutive month and have been down YoY for 41 of the last 46 months.

• Months-of-supply is at the highest level since 2016.

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

Sales at 3.93 million on a Seasonally Adjusted Annual Rate (SAAR) basis were below the consensus estimate; however, housing economist Tom Lawler’s estimate was right on (usually very close).

Sales averaged close to 5.40 million SAAR for the month of June in the 2017-2019 period. So, sales are about 27% below pre-pandemic levels.
...
In June, sales in these markets were up 4.7% YoY NSA. Last month, in May, these same markets were also down 3.8% YoY Not Seasonally Adjusted (NSA). The NAR reported sales in June were up 4.0% YoY NSA, so this sample is close.

Important: There were more working days in June 2025 (20) than in June 2024 (19). So, the year-over-year change in the headline SA data was lower than for the NSA data. According to the NAR, seasonally adjusted sales were unchanged YoY in June.
...
More local data coming in August for activity in July!

There is much more in the article.

by Calculated Risk on 7/25/2025 08:11:00 AM

From STR: U.S. hotel results for week ending 19 July

The U.S. hotel industry reported negative year-over-year comparisons, according to CoStar’s latest data through 19 July. ...

13-19 July 2025 (percentage change from comparable week in 2024):

• Occupancy: 71.6% (-2.6%)
• Average daily rate (ADR): US$165.49 (-0.7%)
• Revenue per available room (RevPAR): US$118.54 (-3.3%)
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 behind 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 likely increase over the next several weeks.

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 7/24/2025 07:54:00 PM

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

Friday:
• At 8:30 AM ET,Durable Goods Orders for June from the Census Bureau. The consensus is for a 10.0% decrease in durable goods orders.

by Calculated Risk on 7/24/2025 04:21:00 PM

From J.D. Power: New-Vehicle Retail Sales Up 4.1% for July and Consumer Spending Sets Record for Month with $49.8 Billion Spent on New Vehicles Brief excerpt:

The seasonally adjusted annualized rate (SAAR) for total new-vehicle sales is expected to be 16.4 million units, up 0.8 million units from July 2024.
emphasis added

From Haig Stoddard at Omdia: US Light Vehicle Sales Headed for Rebound in July (pay content).  Brief excerpt:

July US light-vehicle sales will improve on June's results, as the expected negative impacts from automotive tariffs are yet to fully kick in.

Click on graph for larger image.

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

On a seasonally adjusted annual rate basis, the J.D. Power forecast of 16.4 million SAAR would be down 6.9% from last month, and up 3.6% from a year ago.

by Calculated Risk on 7/24/2025 02:12:00 PM

From Intercontinental Exchange: ICE First Look at Mortgage Performance: Delinquencies Trend Slightly Higher in June as Foreclosure Activity Continues to Rise off Pandemic-Era Lows

Intercontinental Exchange, Inc. (NYSE:ICE) ... today released its June 2025 ICE First Look, which shows that while overall mortgage payment performance remains strong, delinquencies rose on a monthly basis while foreclosures trended notably higher year over year (YoY).

Key takeaways from the ICE First Look, which reports on month-end delinquency, foreclosure and prepayment statistics sourced from ICE’s loan-level database, include:

• The national delinquency rate rose by 15 basis points (bps) from May to 3.35% driven by early-stage delinquencies. FHA delinquencies, which tend to experience more seasonality, rose by 41 bps in the month, hitting their highest June level since 2013, excluding the 2020-2021 pandemic-era impact.

• Serious delinquencies (SDQs) – loans 90+ days past due but not in foreclosure – held steady but are up +8% (35K) YoY, with FHA loans now accounting for +51% of all SDQs nationwide.

• Foreclosure activity continues to rise off pandemic-era lows with the share of loans in active foreclosure up +10% from the same time last year. Foreclosure starts and sales both rose YoY in each of the past four months.

• Prepayment activity, measured in single month mortality, slipped by 6 bps to 0.65% on higher rates, although it remains up +22% from the same time last year.
emphasis added

Click on graph for larger image.

Here is a table from ICE.

by Calculated Risk on 7/24/2025 10:49:00 AM

Today, in the Calculated Risk Real Estate Newsletter: New Home Sales Increase to 627,000 Annual Rate in June

Brief excerpt:

The Census Bureau reported New Home Sales in June were at a seasonally adjusted annual rate (SAAR) of 627 thousand. The previous three months were revised down, combined.
...
The next graph shows new home sales for 2024 and 2025 by month (Seasonally Adjusted Annual Rate). Sales in June 2025 were down 6.6% from June 2024.

New home sales, seasonally adjusted, have been down year-over-year for 6 consecutive months.

There is much more in the article.

by Calculated Risk on 7/24/2025 10:00:00 AM

The Census Bureau reports New Home Sales in June were at a seasonally adjusted annual rate (SAAR) of 627 thousand.

The previous three months were revised down, combined.

Sales of new single-family houses in June 2025 were at a seasonally-adjusted annual rate of 627,000, according to estimates released jointly today by the U.S. Census Bureau and the Department of Housing and Urban Development. This is 0.6 percent above the May 2025 rate of 623,000, and is 6.6 percent below the June 2024 rate of 671,000.
emphasis added

Click on graph for larger image.

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

New home sales were below pre-pandemic levels.

The second graph shows New Home Months of Supply.

The months of supply increased in June to 9.8 months from 9.7 months in May.

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

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

"The seasonally-adjusted estimate of new houses for sale at the end of June 2025 was 511,000. This is 1.2 percent above the May 2025 estimate of 505,000, and is 8.5 percent (±5.4 percent) above the June 2024 estimate of 471,000.

This represents a supply of 9.8 months at the current sales rate. The months' supply is 1.0 percent above the May 2025 estimate of 9.7 months, and is 16.7 percent above the June 2024 estimate of 8.4 months."

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

by Calculated Risk on 7/24/2025 08:30:00 AM

The DOL reported:

In the week ending July 19, the advance figure for seasonally adjusted initial claims was 217,000, a decrease of 4,000 from the previous week's unrevised level of 221,000. The 4-week moving average was 224,500, a decrease of 5,000 from the previous week's unrevised average of 229,500.
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 224,500.

The previous week was unrevised.

Weekly claims were lower than the consensus forecast.