by Calculated Risk on 8/26/2010 03:32:00 PM

Note that the slight decline in homeowners with negative equity was mostly due to foreclosures.

First American CoreLogic released the Q2 2010 negative equity report today.

CoreLogic reports that 11 million, or 23 percent, of all residential properties with mortgages were in negative equity at the end of the second quarter of 2010, down from 11.2 million and 24 percent from the first quarter of 2010. Foreclosures, rather than meaningful price appreciation, were the primary driver in the change in negative equity. An additional 2.4 million borrowers had less than five percent equity. Together, negative equity and near negative equity mortgages accounted for nearly 28 percent of all residential properties with a mortgage nationwide.
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"Negative equity continues to both drive foreclosures and impede the housing market recovery. With nearly 5 million borrowers currently in severe negative equity, defaults will remain at a high level for an extended period of time," said Mark Fleming, chief economist with CoreLogic.

From the report:

Negative equity remains concentrated in five states: Nevada, which had the highest percentage negative equity with 68 percent of all of its mortgaged properties underwater, followed by Arizona (50 percent), Florida (46 percent), Michigan (38 percent) and California (33 percent).

The declines were primarily due to foreclosures, not the stabilization or small increases in prices in some markets. The largest decrease in negative equity occurred among those with loan-to-value (LTV) ratios in excess of 125 percent, where the number of negative equity borrowers fell to 4.8 million, down from 5 million last quarter.

Click on image for larger graph in new window.

This graph shows the negative equity and near negative equity by state.

Although the five states mentioned above have the largest percentage of homeowners underwater, 10 percent or more of homeowners with mortgages in 33 states and the D.C. have negative equity.

Note: Louisiana, Maine, Mississippi, South Dakota, Vermont, West Virginia and Wyoming are NA on the graph above.

CoreLogic also released a negative equity report for 164 metro areas (excel file) (with a minimum of 50,000 mortgages). Las Vegas is at the top with 72.8% of homeowners with mortgages in negative equity (another 3.3% are close) - and the top of the list is dominated by Nevada, California, Arizona and Florida - but it is amazing how widespread the problem is!

Even with foreclosures reducing the number of negative equity mortgages, I expect the number of homeowners with negative equity will increase as prices fall later this year.

by Calculated Risk on 8/26/2010 01:30:00 PM

The MBA reports that 14.42 percent of mortgage loans were either one payment delinquent or in the foreclosure process in Q2 2010 (seasonally adjusted). This is down slightly from the record 14.69 percent in Q1 2010.

From the MBA: Delinquencies and Foreclosure Starts Decrease in Latest MBA National Delinquency Survey

The delinquency rate for mortgage loans on one-to-four-unit residential properties dropped to a seasonally adjusted rate of 9.85 percent of all loans outstanding as of the end of the second quarter of 2010, a decrease of 21 basis points from the first quarter of 2010, and an increase of 61 basis points from one year ago, according to the Mortgage Bankers Association’s (MBA) National Delinquency Survey.
...
The percentage of loans in the foreclosure process at the end of the second quarter was 4.57 percent, a decrease of six basis points from the first quarter of 2010, but an increase of 27 basis points from one year ago.

Note: 9.85% (SA) and 4.57% equals 14.42%.

Much was made at the end of 2009 about the decline in the 30 day delinquency "bucket" (percent of loans between 30 and 60 days delinquent). Unfortunately the seasonally adjusted 30 day delinquency rate increased again in Q2 2010.

And much was made on the conference call this morning about the declines in the other "buckets", however the total percent of loans delinquent or in the foreclosure process declined only slightly in Q2 from Q1 - and is the second highest on record.

Note: there are some questions about the seasonal adjustment, especially for the 90 day bucket since we've never seen numbers this high before, but the adjustment for the 30 and 60 day periods are probably reasonable.

Click on graph for larger image in new window.

Loans 30 days delinquent increased to 3.51%, and this is about the same levels as in Q4 2008 (slightly below the peak of 3.77% in Q1 2009).

Delinquent loans decreased in all other buckets - especially in the 90+ day bucket. MBA Chief Economist Jay Brinkmann suggested the decline in the 90+ day bucket was because of some successful modifications - since the lenders reported the loans as delinquent until the modification was made permanent.

The second graph shows the delinquency rate by state (red is seriously delinquent: 90+ days or in foreclosure, blue is delinquent less than 90 days).

Clearly Florida and Nevada have a large percentage of loans delinquent or in foreclosure. But the delinquency problem is widespread with 36 states and D.C. all having total delinquency rates above 10%.

When asked if he expected the slight improvements to continue, Brinkmann said "Improvements are more of a hope". He said the problem is jobs, and he is revising down his economic forecasts. He also the improvement in the 90+ day bucket might be because of modifications - and that might not continue.

With house prices falling - and growth slowing - the delinquency rate will probably increase later this year.

by Calculated Risk on 8/26/2010 11:25:00 AM

Usually I don't post all the regional manufacturing surveys, but it appears manfuacturing is slowing right now - and the regional surveys provide early clues ...

From the Kansas City Fed:

Tenth District manufacturing activity slowed in August, and producers were somewhat less optimistic than in previous months.
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The net percentage of firms reporting month-over-month increases in production in August was 0, down from 14 in July ... The shipments, new orders, and employment indexes dropped into negative territory, and the order backlog index slipped from -2 to -16.

This is the lowest level for the Kansas City survey since August 2009.

Yesterday I compared the ISM PMI (to be released next week) with the regional Fed surveys, and based on these surveys, I expect the PMI to fall further in August.

Note on MBA: I'll post analysis of the MBA Q2 delinquency data after I receive the material (some sort of glitch this morning).

by Calculated Risk on 8/26/2010 11:06:00 AM

On the MBA conference call concerning the "Q2 2010 National Delinquency Survey", MBA Chief Economist Jay Brinkmann said this morning:

Survey covers about 88% of mortgage market.

Mixed news in Q2.

Percent of loans in foreclosure down.

Foreclosure starts fell.

90+ day delinquent category dropped sharply. Some of this decline is because modifications were included as delinquent until the borrower had made several payments - and some of these borrowers with modifications are now being considered current.

However short term delinquencies are increasing again.

Delinquencies and foreclosure starts continue to move to prime fixed rate and FHA loans.

"Improvements are more of a hope". Some of the key factors leading to improvement "may not continue through the year".

From MarketWatch: Foreclosure inventory down, new delinquencies up

The percentage of mortgage loans somewhere in the foreclosure process was 4.57% in the second quarter, down from 4.63% in the first quarter; the percentage is still up from 4.3% a year ago. However, the percent of loans one payment behind is now a seasonally adjusted 3.51%, said Jay Brinkmann, the MBA's chief economist

Note: I have not received the press release or materials. Hopefully I'll have more later today.

by Calculated Risk on 8/26/2010 08:30:00 AM

The DOL reports on weekly unemployment insurance claims:

In the week ending Aug. 21, the advance figure for seasonally adjusted initial claims was 473,000, a decrease of 31,000 from the previous week's revised figure of 504,000. The 4-week moving average was 486,750, an increase of 3,250 from the previous week's revised average of 483,500.

The advance number for seasonally adjusted insured unemployment during the week ending Aug. 14 was 4,456,000, a decrease of 62,000 from the preceding week's revised level of 4,518,000.

Click on graph for larger image in new window.

This graph shows the 4-week moving average of weekly claims since January 2000.

The dashed line on the graph is the current 4-week average. The four-week average of weekly unemployment claims increased this week by 3,250 to 486,750. This is the highest level since November 2009.

Weekly claims are very volatile, and most people follow the 4-week average to smooth out the weekly noise. It is good news that the number of initial claims declined from last week, but the level of claims - and the 4-week average - suggests a weak job market.

by Calculated Risk on 8/25/2010 10:51:00 PM

The 10-year Ireland-to-German bond spread has risen to 344 bps, up from 318 bps yesterday. This spread is larger than during the financial crisis in May when the spread peaked at 306 bps.

The 10-year Greece-to-German bond spread is now 926 bps, just below the peak level of 963 bps in May.

The MBA will release the Q2 2010 National Delinquency Survey (NDS) at 10 AM ET. I'll have a couple of post with graphs and conference call comments.

And a couple of posts today:

New Home Sales declined to Record Low in July

And a graph comparing the regional Fed manufacturing surveys and the ISM PMI. This shows why I think the PMI will decline further in August.

Best to all.

by Calculated Risk on 8/25/2010 06:31:00 PM

From the American Trucking Association: ATA Truck Tonnage Index Rose 1.5 Percent in July

The American Trucking Associations’ advance seasonally adjusted (SA) For-Hire Truck Tonnage Index increased 1.5 percent in July, although June’s reduction was revised from 1.4 percent to 1.6 percent. The latest improvement raised the SA index from 108.3 (2000=100) in June to 110 in July.
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Compared with July 2009, SA tonnage climbed 7.4 percent, which matched June’s increase and was the eighth consecutive year-over-year gain. Year-to-date, tonnage is up 6.7 percent compared with the same period in 2009.

ATA Chief Economist Bob Costello said that July’s data didn’t change his outlook for subdued tonnage growth in the months ahead, stating, “The economy is slowing and truck freight tonnage has essentially gone sideways since April 2010.”

This graph from the ATA shows the Truck Tonnage Index since Jan 2006 (no larger image).

This index has been moving sideways for several months ...

by Calculated Risk on 8/25/2010 03:05:00 PM

Yesterday, in a short preview of coming negative news, I mentioned that the Institute for Supply Management (ISM) PMI will be released next week (Wed, Sept 1st) - and that the ISM PMI will probably continue to decline based on the regional manufacturing reports.

Gavyn Davies at the Financial Times posted a graph of the New York and Philly Fed surveys compared to the ISM's PMI (ht Paulo). This was referenced in Davies' article: US economy is slowing more than the Fed has recognised

Below is a similar graph.

Click on graph for larger image in new window.

For this graph I averaged the New York and Philly Fed surveys (dashed green), and averaged five surveys including New York, Philly, Richmond, Dallas and Kansas City (blue). The August Kansas City survey will be released tomorrow, and the August Dallas survey will be released on Monday, August 30th.

The PMI (red) is through July.

Based on the regional surveys so far, it appears that the PMI will decline further in August - but still be above 50 (indicating expansion in August).

by Calculated Risk on 8/25/2010 12:25:00 PM

This is something I've been tracking for years ... this graph shows existing home sales (left axis) and new home sales (right axis) through July. This graph starts in 1994, but the relationship has been fairly steady back to the '60s. Then along came the housing bubble and bust, and the "distressing gap" appeared (due partially to distressed sales).

Note: it is important to note that existing home sales are counted when transaction are closed, and new home sales are counted when contracts are signed. So the timing of sales is different.

Click on graph for larger image in new window.

Initially the gap was caused by the flood of distressed sales. This kept existing home sales elevated, and depressed new home sales since builders couldn't compete with the low prices of all the foreclosed properties.

The two spikes in existing home sales were due primarily to the first time homebuyer tax credit (the initial credit last year, followed by the extension to April 30th / close by June 30th). There were also two smaller bumps for new home sales related to the tax credit.

Since new home sales are reported when contracts are signed, the 2nd spike for new home sales was in April and then sales collapsed in May. The 2nd spike for existing home sales was in May and June, and then existing home sales collapsed in July.

I expect that eventually this gap will be closed. However that will only happen after the huge overhang of existing inventory (especially distressed inventory) is significantly reduced.

by Calculated Risk on 8/25/2010 10:00:00 AM

The Census Bureau reports New Home Sales in July were at a seasonally adjusted annual rate (SAAR) of 276 thousand. This is an decrease from the record low of 315 thousand in June (revised down from 330 thousand).

Click on graph for larger image in new window.

The first graph shows monthly new home sales (NSA - Not Seasonally Adjusted or annualized).

Note the Red columns for 2010. In July 2010, 25 thousand new homes were sold (NSA). This is a new record low for July.

The previous record low for the month of July was 31 thousand in 1982; the record high was 117 thousand in July 2005.

The second graph shows New Home Sales vs. recessions for the last 47 years.

Sales of new single-family houses in July 2010 were at a seasonally adjusted annual rate of 276,000, according to estimates released jointly today by the U.S. Census Bureau and the Department of Housing and Urban Development. This is 12.4 percent (±10.8%) below the revised June rate of 315,000 and is 32.4 percent (±8.7%) below the July 2009 estimate of 408,000.

And another long term graph - this one for New Home Months of Supply.

Months of supply increased to 9.1 in July from 8.0 in June. The all time record was 12.4 months of supply in January 2009. This is still very high (less than 6 months supply is normal).

The seasonally adjusted estimate of new houses for sale at the end of July was 210,000. This represents a supply of 9.1 months at the current sales rate.

The final graph shows new home inventory.

The 276 thousand annual sales rate for July is the all time record low (May was revised up a little). This was another very weak report. New home sales are important for the economy and jobs - and this indicates that residential investment will be a sharp drag on GDP in Q3.