by Calculated Risk on 10/23/2012 09:03:00 PM

The FHFA house price index for August was released late today (GSE loans). FHFA House Price Index Up 0.7 Percent in August:

U.S. house prices rose 0.7 percent on a seasonally adjusted basis from July to August, according to the Federal Housing Finance Agency’s monthly House Price Index (HPI). The previously reported 0.2 percent increase in July was revised downward to a 0.1 percent increase. For the 12 months ending in August, U.S. prices rose 4.7 percent. The U.S. index is 15.9 percent below its April 2007 peak and is roughly the same as the June 2004 index level.

This was above the consensus of a 0.4% increase in August.

Wednesday:
• At 7:00 AM ET, the Mortgage Bankers Association (MBA) will release the mortgage purchase applications index.

• At 9:00 AM, the Markit US PMI Manufacturing Index Flash will be released. This is a new release and might provide hints about the ISM PMI for October. The consensus is for a reading of 51.5, unchanged from September.

• At 10:00 AM, New Home Sales for September will be released by the Census Bureau. The consensus is for an increase in sales to 385 thousand Seasonally Adjusted Annual Rate (SAAR) in August from 373 thousand in August. Watch for possible upgrades to the sales rates for previous months.

• At 2:15 PM, the FOMC Meeting statement will be released. No significant changes are expected. I posted a FOMC preview yesterday.

• During the day: The AIA's Architecture Billings Index for September (a leading indicator for commercial real estate).


Another question for the October economic prediction contest (Note: You can now use Facebook, Twitter, or OpenID to log in).

by Calculated Risk on 10/23/2012 07:26:00 PM

To help put the previous post in perspective, I've added the number of owner occupied units as of April 1, 2010 (from the decennial Census), and the percent of units that are REO.

REOs are only part of the puzzle. This just shows how many lender Real Estate Owned (REO) units for each state. But look at New Jersey. There are very few REOs in New Jersey, but there are many properties in the foreclosure process.

If you look at the NY Fed site, they mark the judicial foreclosure states with a black square. Many of the judicial states are backlogged. See Serious Mortgage Delinquencies and In-Foreclosure by State for graphs of the percent of loans in foreclosure and serious delinquent by state (as of the end of Q2).

Here are a repeat of Tom Lawler's comments:

Folks interested in REO inventories by state might want to take at look at the website below from the FRB of New York. According to the FRBoNY, the data were “provided by CoreLogic under contract.”

An Assessment of the Distressed Residential Real Estate Situation

The site shows a map and you have to click on each state to get data, and I couldn’t get DC (I don’t think it was available!), but here’s the data for June 30, 2012

Number of REO by State, June 2012
	Number of REO	Owner Occupied Housing Units April, 2010	Percent of Units REO
Northeast
Connecticut	2,345	925,286	0.25%
Maine	910	397,417	0.23%
Massachusetts	7,501	1,587,158	0.47%
New Hampshire	2,847	368,316	0.77%
New Jersey	1,979	2,102,465	0.09%
New York	2,557	3,897,837	0.07%
Pennsylvania	7,712	3,491,722	0.22%
Rhode Island	2,110	250,952	0.84%
Vermont	264	181,407	0.15%
South
Alabama	7,644	1,312,589	0.58%
Arkansas	1,027	768,156	0.13%
Delaware	1,163	246,724	0.47%
District of Columbia	NA	112,055	NA
Florida	44,677	4,998,979	0.89%
Georgia	33,537	2,354,402	1.42%
Kentucky	4,442	1,181,271	0.38%
Louisiana	4,756	1,162,299	0.41%
Maryland	4,614	1,455,775	0.32%
Mississippi	2,907	777,073	0.37%
North Carolina	12,005	2,497,900	0.48%
Oklahoma	3,009	981,760	0.31%
South Carolina	5,775	1,248,805	0.46%
Tennessee	10,575	1,700,592	0.62%
Texas	22,528	5,685,353	0.40%
Virginia	8,810	2,055,186	0.43%
West Virginia	1,780	561,013	0.32%
Midwest
Illinois	33,584	3,263,639	1.03%
Indiana	7,548	1,747,975	0.43%
Iowa	2,792	880,635	0.32%
Kansas	3,540	753,532	0.47%
Michigan	38,275	2,793,342	1.37%
Minnesota	16,761	1,523,859	1.10%
Missouri	10,821	1,633,610	0.66%
Nebraska	1,184	484,730	0.24%
North Dakota	128	183,943	0.07%
Ohio	18,533	3,111,054	0.60%
South Dakota	471	219,558	0.21%
Wisconsin	9,807	1,551,558	0.63%
West
Alaska	494	162,765	0.30%
Arizona	12,465	1,571,687	0.79%
California	49,299	7,035,371	0.70%
Colorado	8,596	1,293,100	0.66%
Hawaii	936	262,682	0.36%
Idaho	2,131	404,903	0.53%
Montana	826	278,418	0.30%
Nevada	7,882	591,480	1.33%
New Mexico	2,575	542,122	0.47%
Oregon	4,452	944,485	0.47%
Utah	4,193	618,137	0.68%
Washington	7,461	1,673,920	0.45%
Wyoming	905	157,077	0.58%
Total (ex-DC)	443,133	75,986,074	0.58%

by Calculated Risk on 10/23/2012 04:42:00 PM

CR Note: This is a very useful website. The estimate of lender Real Estate Owned (REO) in June was very close to the bottom up estimate using data from the FHA, Fannie, Freddie, the FDIC and more.

From economist Tom Lawler:

Folks interested in REO inventories by state might want to take at look at the website below from the FRB of New York. According to the FRBoNY, the data were “provided by CoreLogic under contract.”

An Assessment of the Distressed Residential Real Estate Situation

The site shows a map and you have to click on each state to get data, and I couldn’t get DC (I don’t think it was available!), but here’s the data for June 30, 2012

Number of REO by State, June 2012
Northeast
Connecticut	2,345
Maine	910
Massachusetts	7,501
New Hampshire	2,847
New Jersey	1,979
New York	2,557
Pennsylvania	7,712
Rhode Island	2,110
Vermont	264
South
Alabama	7,644
Arkansas	1,027
Delaware	1,163
District of Columbia
Florida	44,677
Georgia	33,537
Kentucky	4,442
Louisiana	4,756
Maryland	4,614
Mississippi	2,907
North Carolina	12,005
Oklahoma	3,009
South Carolina	5,775
Tennessee	10,575
Texas	22,528
Virginia	8,810
West Virginia	1,780
Midwest
Illinois	33,584
Indiana	7,548
Iowa	2,792
Kansas	3,540
Michigan	38,275
Minnesota	16,761
Missouri	10,821
Nebraska	1,184
North Dakota	128
Ohio	18,533
South Dakota	471
Wisconsin	9,807
West
Alaska	494
Arizona	12,465
California	49,299
Colorado	8,596
Hawaii	936
Idaho	2,131
Montana	826
Nevada	7,882
New Mexico	2,575
Oregon	4,452
Utah	4,193
Washington	7,461
Wyoming	905
Total (ex-DC)	443,133

by Calculated Risk on 10/23/2012 01:58:00 PM

Note: ATA Chief Economist Bob Costello says, for trucking, the pickup in housing is offsetting the "flattening in manufacturing output".

From ATA: ATA Truck Tonnage Index Rose 0.4% in September

The American Trucking Associations’ advanced seasonally adjusted (SA) For-Hire Truck Tonnage Index increased 0.4% in September after falling 0.9% in August. In September, the SA index equaled 118.7 (2000=100). The level in September was the same as in January 2012, so the index has been on a flat trend-line over the past 9 months. Compared with September 2011, the SA index was 2.4% higher, the smallest year-over-year increase since December 2009.
...
“The year-over-year deceleration in tonnage continued during September, although I was encouraged that the seasonally adjusted index edged higher from August,” ATA Chief Economist Bob Costello said. Costello noted again this month that the acceleration in housing starts, which is helping truck tonnage, is being countered by a flattening in manufacturing output and elevated inventories throughout the supply chain."
emphasis added

Note from ATA:

Trucking serves as a barometer of the U.S. economy, representing 67% of tonnage carried by all modes of domestic freight transportation, including manufactured and retail goods. Trucks hauled 9.2 billion tons of freight in 2011. Motor carriers collected $603.9 billion, or 80.9% of total revenue earned by all transport modes.

Click on graph for larger image.

Here is a long term graph that shows ATA's For-Hire Truck Tonnage index.

The dashed line is the current level of the index. The index is above the pre-recession level and up 2.4% year-over-year - but has been mostly moving sideways in 2012.

by Calculated Risk on 10/23/2012 12:08:00 PM

From the Philly Fed:

The Federal Reserve Bank of Philadelphia has released the coincident indexes for the 50 states for September 2012. In the past month, the indexes increased in 39 states, decreased in five states, and remained stable in six states, for a one-month diffusion index of 68. Over the past three months, the indexes increased in 37 states, decreased in 11 states, and remained stable in two states, for a three-month diffusion index of 52. For comparison purposes, the Philadelphia Fed has also developed a similar coincident index for the entire United States. The Philadelphia Fed’s U.S. index rose 0.2 percent in September and 0.6 percent over the past three months.

Note: These are coincident indexes constructed from state employment data. From the Philly Fed:

The coincident indexes combine four state-level indicators to summarize current economic conditions in a single statistic. The four state-level variables in each coincident index are nonfarm payroll employment, average hours worked in manufacturing, the unemployment rate, and wage and salary disbursements deflated by the consumer price index (U.S. city average). The trend for each state’s index is set to the trend of its gross domestic product (GDP), so long-term growth in the state’s index matches long-term growth in its GDP.

Click on graph for larger image.

This is a graph is of the number of states with one month increasing activity according to the Philly Fed. This graph includes states with minor increases (the Philly Fed lists as unchanged).

In September, 41 states had increasing activity, up from 33 in August (including minor increases). This is the second consecutive year with a weak spot during the summer, and improvement towards the end of the year.


Here is a map of the three month change in the Philly Fed state coincident indicators. This map was all red during the worst of the recession.

The map was all green earlier this year and is starting to turn mostly green again.

by Calculated Risk on 10/23/2012 10:00:00 AM

From the Richmond Fed: Manufacturing Activity Pulled Back in October; Optimism Wanes

Manufacturing activity in the central Atlantic region pulled back in October after improving somewhat last month, according to the Richmond Fed's latest survey. The seasonally adjusted index of overall activity was pushed lower as all broad indicators of activity — shipments, new orders and employment — were in negative territory.
...
Looking forward, assessments of business prospects for the next six months were less optimistic in October. Contacts at more firms anticipated that new orders, backlogs, capacity utilization, and vendor lead-times will grow more slowly than anticipated a month ago.
...
In October, the seasonally adjusted composite index of manufacturing activity — our broadest measure of manufacturing — lost eleven points to −7 from September's reading of 4. Among the index's components, shipments fell eighteen points to −9, new orders moved down thirteen points to finish at −6, and the jobs index held steady at −5.

This suggests contraction in manufacturing activity in the central Atlantic region. It appears some of this contraction may be due to the European recession and reduced exports to Europe.

by Calculated Risk on 10/23/2012 08:37:00 AM

From the WSJ: Bank of Spain Warns on Deficit Targets

Spain's central bank said Tuesday the country's economy contracted slightly less than expected in the third quarter but repeated a warning that tax-revenue shortfalls could cause the government to miss its 2012 budget-deficit target.

The euro zone's fourth-largest economy contracted by 0.4%, the same as in the second quarter, the Bank of Spain said in a quarterly report. On an annual basis, the contraction was 1.7% ...

The government has said its deficit will rise to 7.4% of GDP this year ...

"The efforts to lower spending at the public sector have had a net contracting effect (on the economy) in the central months of the year," the central bank said. "We see drops in consumption and investment by all levels of government above those seen in previous quarters."
emphasis added

Another austerity data point. Still the Spanish bond yields are down from the levels of a few months ago with the 10-year yield at 5.55%, and the 2-year yield at 2.98%.

by Calculated Risk on 10/22/2012 07:47:00 PM

There will be plenty of economic data released later this week! There is some sort of political debate tonight at 9 PM ET. The good news is the election will be over on November 6th. The bad news, as Atrios mentioned earlier, is the 2016 election cycle starts on Nov 7th.

Here is something I like to check occasionally as a different measure for inflation in addition to to CPI from the BLS.

This is the US only index of the MIT Billion Prices Project.

This index uses prices for online goods. From MIT:

These indexes are designed to provide real-time information on major inflation trends, not to forecast official inflation announcements. We are constantly adding new categories of goods, but we do not cover 100% of CPI goods and services. The price of services, in particular, are not easy to find online and therefore are not included in our statistics.

Click on graph for larger image.


It appears that year-over-year inflation, according to this measure, is under 2.0%. This is another measure that suggests inflation is not currently a problem.

On Tuesday:
• At 10:00 AM ET, the Richmond Fed Survey of Manufacturing Activity for October will be released. The consensus is for an increase to 6 for this survey from 4 in September (above zero is expansion).

by Calculated Risk on 10/22/2012 04:15:00 PM

LPS released their First Look report for September today. LPS reported that the percent of loans delinquent increased in September compared to August, but declined about 4% year-over-year. On the other hand, the percent of loans in the foreclosure process declined sharply in September to the lowest level in almost 2 years.

LPS reported the U.S. mortgage delinquency rate (loans 30 or more days past due, but not in foreclosure) increased to 7.40% from 6.87% in August. The percent of loans in the foreclosure process declined to 3.87% from 4.04% in August. Note: the normal rate for delinquencies is around 4.5% to 5%.

LPS is looking into the reasons for the increase in the delinquency rate, and will probably provide a discussion in the Mortgage Monitor that will be released in early November. Looking at the table below - that shows the LPS numbers for September 2012, and also for last month (August 2012) and one year ago (September 2011) - most of the increase in delinquencies was in the short term category. The number of serious delinquent properties (90+ days and in-foreclosure) declined 70 thousand from August.

The number of delinquent properties, but not in foreclosure, is down about 7% year-over-year (280,000 fewer properties delinquent), and the number of properties in the foreclosure process is down 9% or 190,000 year-over-year.

The percent (and number) of loans 90+ days delinquent and in the foreclosure process is still very high.

LPS: Percent Loans Delinquent and in Foreclosure Process
	Sept 2012	August 2012	Sept 2011
Delinquent	7.40%	6.87%	7.72%
In Foreclosure	3.87%	4.04%	4.18%
Number of properties:
Number of properties that are 30 or more, and less than 90 days past due, but not in foreclosure:	2,170,000	1,910,000	2,250,000
Number of properties that are 90 or more days delinquent, but not in foreclosure:	1,530,000	1,520,000	1,730,000
Number of properties in foreclosure pre-sale inventory:	1,940,000	2,020,000	2,130,000
Total Properties	​5,640,000	5,450,000	6,130,000

by Calculated Risk on 10/22/2012 12:25:00 PM

The Federal Open Market Committee (FOMC) meets on Tuesday and Wednesday, with a statement expected at 2:15 PM ET on Wednesday. The FOMC is expected to take no action at this meeting, although the members will probably discuss setting explicit economic targets for ending QE3 purchases or tightening policy ...

From Cardiff Garcia at Alphaville: Early FOMC preview

... there are a few things that might happen, even if we not get the full picture until the minutes come out a few weeks later.

The most important item is that the committee will continue discussing whether to adopt explicit economic targets to determine when tightening (ie raising rates from exceptionally low levels) would begin, replacing the current approach of giving a calendar date, which now mid-2015.

Although the Fed might mention the recent pickup in economic activity, they will not change course quickly. From Neil Irwin at the WaPo: How an improving economy makes new Fed policies more potent

A key part of the Fed’s new strategy last month was to announce that the FOMC “expects that a highly accommodative stance of monetary policy will remain appropriate for a considerable time after the economic recovery strengthens.” In other words, the central bank aimed to assure the world that it would not pull away the support strut of low interest rates until the economy was well along in recovering, so long as inflation doesn’t threaten to get much above the Fed’s 2 percent target.

It looks like the unemployment rate will decline more than the Fed projected (see second table below), but the rate is still high at 7.8% - and 2% GDP is nothing to get too excited about.

Here are the FOMC Sept meeting projections for GDP and unemployment, and the June projections to show the change.

GDP projections of Federal Reserve Governors and Reserve Bank presidents
Change in Real GDP1	2012	2013	2014
Sept 2012 Projections	1.7 to 2.0	2.5 to 3.0	3.0 to 3.8
June 2012 Projections	1.9 to 2.4	2.2 to 2.8	3.0 to 3.5

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

The BEA reported GDP increased at a 2.0% annual pace in Q1, and at a 1.3% annual pace in Q2. Forecasts for Q3 have been revised up recently, but the consensus is only for 1.9% annualized in Q3. So this is still close to the recent projections.

The unemployment rate was at 7.8% in September, and that is below the most recent projections for Q4 2012. That is just one month of data. It is possible that the unemployment situation might not be as bad as the FOMC projected, but the unemployment rate is still very high. The key is there is nothing in the recent data that will make the Fed change course any time soon.

Unemployment projections of Federal Reserve Governors and Reserve Bank presidents
Unemployment Rate2	2012	2013	2014
Sept 2012 Projections	8.0 to 8.2	7.6 to 7.9	6.7 to 7.3
June 2012 Projections	8.0 to 8.2	7.5 to 8.0	7.0 to 7.7

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

So the FOMC will probably take no action, might mention the recent slight improvement in economic data, and will probably reiterate "If the outlook for the labor market does not improve substantially, the Committee will continue its purchases of agency mortgage-backed securities, undertake additional asset purchases, and employ its other policy tools as appropriate until such improvement is achieved in a context of price stability." and "To support continued progress toward maximum employment and price stability, the Committee expects that a highly accommodative stance of monetary policy will remain appropriate for a considerable time after the economic recovery strengthens."