by Calculated Risk on 3/13/2013 03:23:00 PM

Note: HARP is the program that allows borrowers with loans owned or guaranteed by Fannie Mae or Freddie Mac - and with high loan-to-value (LTV) ratios - to refinance at low rates.  Fannie or Freddie are already responsible for the loan, and allowing the borrower to refinance lowers the default risk.

From the FHFA:

The Federal Housing Finance Agency (FHFA) today released its December 2012 Refinance Report, which shows that with the number of mortgages refinanced through the Home Affordable Refinance Program (HARP) in the fourth quarter, nearly 1.1 million HARP refinances were completed in 2012 and nearly 2.2 million were completed since HARP was implemented in April 2009. The 2012 HARP performance surpassed previous estimates for the program.
...
In December, 25 percent of loans refinanced through HARP had loan-to-value ratios greater than 125 percent.

In December, 18 percent of HARP refinances for underwater borrowers were for shorter-term 15- and 20-year mortgages, which build equity faster than traditional 30-year mortgages.

Note: the automated system wasn't released until the end of March - and there were some issues with that system - so HARP refinances didn't really pickup until sometime in Q2. This program saw more participation than most analysts expected (I was more optimistic).

These "underwater" borrowers are current (most took out loans 5 to 7 years ago), and they will probably stay current with the lower interest rate.

This table shows the number of HARP refinances by LTV in 2012 compared to 2011. Clearly there was a sharp increase in activity. Note: Here is the December report.

HARP Activity
	2012	2011	Since Inception
Total HARP	1,074,755	438,228	2,165,021
LTV >80% to 105%	605,946	373,093	1,598,978
LTV >105% to 125%	240,665	65,135	337,899
LTV >125%	228,144	0	228,144

by Calculated Risk on 3/13/2013 12:37:00 PM

The Case-Shiller house price indexes for January will be released Tuesday, March 26th. Zillow has started forecasting the Case-Shiller almost a month early - and I like to check the Zillow forecasts since they have been pretty close.

Zillow Forecast: January Case-Shiller Composite-20 Will Be Up 8% Year-Over-Year

[W]e predict that next month’s Case-Shiller data (January 2013) will show that the 20-City Composite Home Price Index (non-seasonally adjusted [NSA]) increased 8.0 percent on a year-over-year basis, while the 10-City Composite Home Price Index (NSA) increased 7.2 percent on a year-over-year basis. The seasonally adjusted (SA) month-over-month change from December to January will be 0.8 percent for both the 20-City Composite and the 10-City Composite Home Price Indices (SA). All forecasts are shown in the table below. Officially, the Case-Shiller Composite Home Price Indices for January will not be released until Tuesday, March 26th.
...
To forecast the Case-Shiller indices we use past data from Case-Shiller, as well as the Zillow Home Value Index (ZHVI), which is available more than a month in advance of Case-Shiller numbers, paired with foreclosure resale numbers, which we also have available more than a month prior to Case-Shiller numbers. Together, these data points enable us to reliably forecast the Case-Shiller 10-City and 20-City Composite indices. The ZHVI does not include foreclosure resales and shows home values for January 2013 up 6.2 percent from year-ago levels. We expect home value appreciation to moderate in 2013, rising only 3.3 percent from January 2013 to January 2014. Further details on our forecast can be found here and Zillow’s full January 2013 report can be found here.

The following table shows the Zillow forecast for January.

Zillow January Forecast for Case-Shiller Index
		Case Shiller Composite 10		Case Shiller Composite 20
		NSA	SA	NSA	SA
Case Shiller (year ago)	Jan 2012	147.99	149.47	135.22	136.75
Case-Shiller (last month)	Dec 2012	158.49	158.73	145.95	146.26
Zillow Forecast	YoY	7.2%	7.2%	8.0%	8.0%
	MoM	0.1%	0.8%	0.0%	0.8%
Zillow Forecasts1		158.6	160.1	146.0	147.6
Current Post Bubble Low		146.46	149.47	134.07	136.75
Date of Post Bubble Low		Mar-12	Jan-12	Mar-12	Jan-12
Above Post Bubble Low		8.3%	7.1%	8.9%	7.9%
1Estimate based on Year-over-year and Month-over-month Zillow forecasts

by Calculated Risk on 3/13/2013 08:45:00 AM

On a monthly basis, retail sales increased 1.1% from January to February (seasonally adjusted), and sales were up 4.6% from February 2012. From the Census Bureau report:

The U.S. Census Bureau announced today that advance estimates of U.S. retail and food services sales for February, adjusted for seasonal variation and holiday and trading-day differences, but not for price changes, were $421.4 billion, an increase of 1.1 percent from the previous month and 4.6 percent (±0.7%) above February 2012. ...The December 2012 to January 2013 percent change was revised from +0.1 percent to +0.2 percent.

Click on graph for larger image.

Sales for December were revised up to a 0.2% gain.

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

Retail sales are up 27.2% from the bottom, and now 11.2% above the pre-recession peak (not inflation adjusted)

Retail sales ex-autos increased 1.0%. Retail sales ex-gasoline increased 0.6%.

Excluding gasoline, retail sales are up 23.5% from the bottom, and now 11.0% above the pre-recession peak (not inflation adjusted).

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

Retail sales ex-gasoline increased by 4.8% on a YoY basis (4.6% for all retail sales).

This was above the consensus forecast of a 0.5% increase. Although higher gasoline prices boosted sales, retail sales ex-gasoline increased 0.6% - suggesting some pickup in the economy in February.

by Calculated Risk on 3/13/2013 07:00:00 AM

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

The Refinance Index decreased 5 percent from the previous week. The seasonally adjusted Purchase Index decreased 3 percent from one week earlier.
...
“The announcement of stronger than anticipated job growth last week led to an increase in interest rates, with the 30 year fixed mortgage rate in our survey reaching the highest level in more than six months,” said Mike Fratantoni, MBA’s Vice President of Research and Economics. “Refinance applications declined as a result, but remain high given the steady flow of HARP applications.”
...
The average contract interest rate for 30-year fixed-rate mortgages with conforming loan balances ($417,500 or less) increased to 3.81 percent, the highest rate since August 2012, from 3.70 percent, with points remaining unchanged at 0.39 (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 refinance index.

There has been a sustained refinance boom for over a year, and 76 percent of all mortgage applications are for refinancing.

Refinance activity will probably slow in 2013.

The second graph shows the MBA mortgage purchase index.  The 4-week average of the purchase index has generally been trending up (slowly) over the last six months.

This index will probably continue to increase as conventional home purchase activity increases.

by Calculated Risk on 3/12/2013 08:59:00 PM

Retail sales for February will be released tomorrow.  One of the key questions is how much the payroll tax hike is slowing personal consumption expenditures this year, and the report tomorrow might give some hints.  

However, since gasoline prices increased sharply in February (from an average of $3.39 per gallon in January to $3.74 per gallon in February), gasoline sales will push up the headline number for retail sales - so it will be important to look at the details.

Another complicating factor is that the fiscal agreement was reached at a very late date, delaying tax refunds this year - and that has impacted sales at some retailers such as Walmart.

From Merrill Lynch analysts on retail sales:

We expect a weak retail sales report in February. Although the headline should show modest improvement in spending, the guts of the report likely will reveal weakness. We forecast total retail sales to increase 0.6%, owing to higher gasoline prices and a pickup in building material sales. Core control retail sales, which nets out autos, gasoline and building materials, is likely to decline 0.3%. ... There are four factors weighing on consumption in February: delayed tax refunds, burden of higher gasoline prices, poor weather conditions and lower take-home pay from the payroll tax hike in January. ... Looking ahead, a key question will be whether this softness in consumer spending persists. This likely will be determined by the pace of job growth, and hence labor income, and the impact of wealth appreciation on consumer confidence. In our view, the risk is that consumer spending will remain sluggish over the next few months.
emphasis added

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

• At 8:30 AM, Retail sales for February will be released. The consensus is for retail sales to increase 0.5% in February (boosted by higher gasoline prices), and to increase 0.5% ex-autos.

• At 10:00 AM, the Manufacturing and Trade: Inventories and Sales (business inventories) report for January. The consensus is for a 0.3% increase in inventories.

by Calculated Risk on 3/12/2013 06:47:00 PM

Long time readers remembers when Jim the Realtor brought us stories of all the foreclosures in San Diego. Times have changed. The video today shows the buying frenzy ... amazing.

by Calculated Risk on 3/12/2013 03:41:00 PM

Note: This is not Mortgage Equity Withdrawal (MEW) data from the Fed. The last MEW data from Fed economist Dr. Kennedy was for Q4 2008.

The following data is calculated from the Fed's Flow of Funds data and the BEA supplement data on single family structure investment. This is an aggregate number, and is a combination of homeowners extracting equity - hence the name "MEW", but there is little MEW right now - and normal principal payments and debt cancellation.

For Q4 2012, the Net Equity Extraction was minus $34 billion, or a negative 1.1% of Disposable Personal Income (DPI). This is the smallest negative "MEW" since Q1 2009. This is not seasonally adjusted.

Click on graph for larger image in new window.

This graph shows the net equity extraction, or mortgage equity withdrawal (MEW), results, using the Flow of Funds (and BEA data) compared to the Kennedy-Greenspan method.

There are smaller seasonal swings right now, perhaps because there is a little actual MEW (this is heavily impacted by debt cancellation right now).

The Fed's Flow of Funds report showed that the amount of mortgage debt outstanding declined slowly in Q4. Mortgage debt has declined by $1.2 trillion since the peak. This decline is mostly because of debt cancellation per foreclosures and short sales, and some from modifications. There has also been some reduction in mortgage debt as homeowners paid down their mortgages so they could refinance. With residential investment increasing, and a slower rate of debt cancellation, it is possible that MEW will turn positive again in the next few quarters.

For reference:

Dr. James Kennedy also has a new method for calculating equity extraction: "A Simple Method for Estimating Gross Equity Extracted from Housing Wealth". Here is a companion spread sheet (the above uses my simple method).

For those interested in the last Kennedy data included in the graph, the spreadsheet from the Fed is available here.

by Calculated Risk on 3/12/2013 12:55:00 PM

Weekly Update: One of key questions for 2013 is Will Housing inventory bottom this year?. Since this is a very important question, I'm tracking inventory weekly this year.

In normal times, there is a clear seasonal pattern for inventory, with the low point for inventory in late December or early January, and then peaking in mid-to-late summer.

The NAR data is monthly and released with a lag.  However Ben at Housing Tracker (Department of Numbers) kindly sent me some weekly inventory data for the last several years. This is displayed on the graph below as a percentage change from the first week of the year.

In 2010 (blue), inventory followed the normal seasonal pattern, however in 2011 and 2012, there was only a small increase in inventory early in the year, followed by a sharp decline for the rest of the year.

So far - through March 11th - it appears inventory is increasing at a sluggish rate. Housing Tracker reports inventory is down -22.7% compared to the same week in 2012 - still falling fast year-over-year.

Click on graph for larger image.

Note: the data is a little weird for early 2011 (spikes down briefly).

The key will be to see how much inventory increases over the next few months. In 2010, inventory was up 8% by early March, and up 15% by the end of March.

For 2011 and 2012, inventory only increased about 5% at the peak and then declined for the remainder of the year.

So far in 2013, inventory is up 5.0%. I expect smaller year-over-year declines in inventory all through the year, but right now I think inventory will not bottom until 2014.

by Calculated Risk on 3/12/2013 10:18:00 AM

From the BLS: Job Openings and Labor Turnover Summary

There were 3.7 million job openings on the last business day of January, little changed from December, the U.S. Bureau of Labor Statistics reported today. The hires rate (3.1 percent) and separations rate (3.0 percent) also were little changed in January. ...
...
Quits are generally voluntary separations initiated by the employee. Therefore, the quits rate can serve as a measure of workers’ willingness or ability to leave jobs. ... In January, the quits rate was unchanged at 1.6 percent. The quits rate edged up for total private in January but was unchanged for government.

The following graph shows job openings (yellow line), hires (dark blue), Layoff, Discharges and other (red column), and Quits (light blue column) from the JOLTS.

This series started in December 2000.

Note: The difference between JOLTS hires and separations is similar to the CES (payroll survey) net jobs headline numbers. This report is for January, the most recent employment report was for February.

Click on graph for larger image.

Notice that hires (dark blue) and total separations (red and light blue columns stacked) are pretty close each month. This is a measure of turnover.  When the blue line is above the two stacked columns, the economy is adding net jobs - when it is below the columns, the economy is losing jobs.

Jobs openings increased in January to 3.693 million, up from 3.612 million in December. The number of job openings (yellow) has generally been trending up, and openings are up 8% year-over-year compared to January 2012.

Quits increased in January, and quits are up 13% year-over-year and at the highest level since 2008. These are voluntary separations. (see light blue columns at bottom of graph for trend for "quits").

Not much changes month-to-month in this report, but the trend suggests a gradually improving labor market.

by Calculated Risk on 3/12/2013 09:08:00 AM

From the National Federation of Independent Business (NFIB): Small Business Confidence Improves a Bit

The NFIB Small Business Optimism Index increased 1.9 points in February to 90.8. While a nice improvement over the last several reports, the Index remains on par with the 2008 average and below the trough of the 1991-92 and 2001-02 recessions. The direction of February’s change is positive, but not indicative of a surge in confidence among small-business owners. ...

Weak sales is still the top business problem for 18% of owners.

Click on graph for larger image.

This graph shows the small business optimism index since 1986. The index increased to 90.8 in February from 88.9 in January.

Note: Small businesses have a larger percentage of real estate and retail related companies than the overall economy.  Lack of demand remains the main problem for small business owners.