by Calculated Risk on 10/08/2013 08:26:00 PM

Some good news from the WSJ: White House to Nominate Yellen as Fed Chief

President Barack Obama plans to announce Wednesday afternoon he is nominating Federal Reserve Vice Chairwoman Janet Yellen as the central bank's new leader, a White House official said.
...
Ms. Yellen's nomination would be subject to Senate confirmation ... The timetable for hearings and a vote is uncertain.

Ms. Yellen has been the Fed's second-in-command since 2010. From that perch, she's been a close adviser to Mr. Bernanke as he devised new easy money programs aimed at supporting economic growth.

Her nomination would mean the Fed is unlikely to make any unusual lurches in its interest-rate decisions in the near-term.

The announcement is scheduled for 3 PM ET.  An excellent choice!

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

• DELAYED: At 10:00 AM, the Monthly Wholesale Trade: Sales and Inventories for August. The consensus is for a 0.4% increase in inventories.

• At 2:00 PM, the FOMC Minutes for Meeting of September 17-18, 2013.

by Calculated Risk on 10/08/2013 05:26:00 PM

This is a key distressed market to follow since Las Vegas has seen the largest price decline of any of the Case-Shiller composite 20 cities.

The Greater Las Vegas Association of Realtors reported GLVAR reports end to 19-month run of rising local home prices

GLVAR said the total number of existing local homes, condominiums and townhomes sold in September was 3,259. That’s down from 3,539 in August and down from 3,298 total sales in September 2012. Compared to August, single-family home sales during September decreased by 9.2 percent, while sales of condos and townhomes decreased by 1.5 percent. Compared to one year ago, single-family home sales were up 0.3 percent, while condo and townhome sales were down 7.3 percent. ...
...
Meanwhile, GLVAR continued to report fewer foreclosures and short sales – which occur when a lender agrees to sell a home for less than what the borrower owes on the mortgage. In September, 23 percent of all existing home sales were short sales, down from 25 percent in August. Another 7.4 percent of all September sales were bank-owned properties, down from 8 percent in August. The remaining 69.6 percent of all sales were the traditional type, up from 67 percent in August. Tina said it has been several years since the local housing market has seen so few transactions being controlled by banks.
...
The total number of properties listed for sale on GLVAR’s Multiple Listing Service increased in September, with 14,659 single-family homes listed for sale at the end of the month. That’s up 3.7 percent from 14,472 single-family homes listed for sale at the end of August, but down 12.6 percent from one year ago. ...

GLVAR also reported more available homes listed for sale without any sort of pending or contingent offer. By the end of September, GLVAR reported 6,330 single-family homes listed without any sort of offer. That’s up 12.8 percent from 5,612 such homes listed in August and up 60.5 percent from one year ago.
emphasis added

There are several key trends that we've been following:

1) Overall sales were down slightly from August, and down about 1% year-over-year.

2) Conventional sales are up sharply.  In September 2012, only 41.6% of all sales were conventional.  This year, in September 2013, 69.6% were conventional.  That is an increase in conventional sales of about 59% (of course there is heavy investor buying, but that is still quite an increase in non-distressed sales).

3)  Most distressed sales are short sales instead of foreclosures (over 3 to 1).  Both foreclosures and short sales are declining.

4) and most interesting right now is that non-contingent inventory (year-over-year) is now increasing quickly.  Non-contingent inventory is up 60.5% year-over-year!

This suggests inventory has bottomed in Las Vegas (A major theme for housing in 2013).  And this suggests price increases will slow.

by Calculated Risk on 10/08/2013 02:33:00 PM

No surprise ... from Gallup: Weekly Drop in U.S. Economic Confidence Largest Since '08

Americans' confidence in the economy has deteriorated more in the past week during the partial government shutdown than in any week since Lehman Brothers collapsed on Sept. 15, 2008, which triggered a global economic crisis. Gallup's Economic Confidence Index tumbled 12 points to -34 last week, the second-largest weekly decline since Gallup began tracking economic confidence daily in January 2008.

Fiscal brinksmanship in Washington is related to many of the largest weekly drops in Americans' confidence in the economy since 2008. ... Americans' confidence in the economy fell eight points during two separate weeks in July 2011, as leaders in Washington debated over whether to raise the debt limit or default on the nation's debts. ... Similarly, economic confidence could continue to fall in the coming days and weeks as Congress and the president work to reach an agreement to raise the debt ceiling by the upcoming Oct. 17 deadline.

Still, economic confidence bounced back within several months of the 2011 debt crisis and the downgrading of the U.S. credit rating. ... This suggests that these fiscal debates may not affect consumer confidence in the same long-term negative way that hits to the economy -- like the 2008-2009 economic recession -- do.

Click on graph for larger image.

This graph from Gallup shows economic confidence since 2008. The recession is obvious - and so is the threat to not "pay-the-bills" in 2011.

Here we go again ... time to end the shutdown.

by Calculated Risk on 10/08/2013 10:28:00 AM

Here is another weekly update on housing inventory: 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 in 2013. 

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 Realtor (NAR) data is monthly and released with a lag (the most recent data was for August).  However Ben at Housing Tracker (Department of Numbers) has provided 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 (to normalize the data).

Click on graph for larger image.

This graph shows the Housing Tracker reported weekly inventory for the 54 metro areas for 2010, 2011, 2012 and 2013.

In 2011 and 2012, inventory only increased slightly early in the year and then declined significantly through the end of each year.

Inventory in 2013 is increasing, although still 1.3% below the same week in 2012.

This strongly suggests inventory bottomed early this year, and I expect inventory to be up year-over-year very soon, and I also expect the seasonal decline to be less than usual at the end of the year.  Inventory is still very low, but this increase in inventory should slow house price increases.

by Calculated Risk on 10/08/2013 07:31:00 AM

From the National Federation of Independent Business (NFIB): Small Businesses Skeptical About Future; Optimism Dips

Small-business owner optimism did not “crash “ in September, but it did fall, dropping 0.20 from August’s reading of 94.1 and landing at 93.9. The largest contributing factor to the dip was the significant increase in pessimism about future business conditions, although this was somewhat offset by a notable increase in number of small-business owners expecting higher sales. Overall, four Index components improved, four fell and two remained unchanged from August. While it is premature to measure the impact of the government shut-down on the small-business sector, it’s possible that the pending “crisis” impacted economic outlook. ...

Job Creation. Job creation was down in September. NFIB owners reduced employment by an average of 0.1 workers per firm in September after August’s slight gain (0.08 workers added on average) following three months of negative numbers.

Small business hiring plans decreased slightly in the September survey to a reading of 9 from 10 in August (zero is neutral). This is a solid reading.

In another small sign of good news, only 17% of owners reported poor sales as the top problem (lack of demand). This was down from 21% a year ago, and half the peak of 34% during the recession. During good times, small business owners usually complain about taxes and regulations - and those are now the top problems again.

Click on graph for larger image.

This graph shows the small business optimism index since 1986. The index decreased to 93.8 in September from 94.1 in August.   This is still low, but just below the post-recession high.

However this was before the U.S. House shutdown the government, and October's reading may be grim.

by Calculated Risk on 10/07/2013 08:50:00 PM

There are now deniers who claim there will not be serious economic damage if the country doesn't pay the bills (aka raise the "debt ceiling").   That is crazy talk.  It would probably take a few weeks before the economy completely tanked - but it would tank.

Interesting - it seems the "debt ceiling" deniers (like Larry Kudlow) are many of the same people who said there was no housing bubble!  Note: I still believe - no matter how crazy Congressmen talk - that Congress will pay the bills (raise the debt ceiling). 

From the WSJ: Debt Limit Taking Center Stage in Impasse

Senate Democrats this week are planning a vote to extend the nation's borrowing authority through 2014, the latest sign that the focus of the budget impasse is shifting toward preventing a U.S. debt default.

From the WaPo: Obama, Senate Dems hope to break logjam soon with debt ceiling bill

President Obama and Senate Democrats tried Monday to break a political logjam that could threaten the U.S. economy, advancing legislation that would raise the federal debt ceiling as soon as possible.

Democrats said they will attempt to force Republicans to agree to a $1 trillion debt-limit increase to ensure that the government does not reach a point this month where it may be unable to pay its bills, risking its first default. They said they also may accept a short-term bill, perhaps lasting only weeks, to avoid going over the brink.

The Democratic push on the debt limit came as a partial government shutdown entered its second week with no solution in sight. New polling showed that the fiscal standoff is hurting Republicans far more than it is Obama, although no party is faring particularly well.

Unfortunately voters will forget the shutdown of the government.

Tuesday:
• 7:30 AM ET, the NFIB Small Business Optimism Index for September.

• DELAYED: At 8:30 AM, the Trade Balance report for August from the Census Bureau. The consensus is for the U.S. trade deficit to increase to $40.0 billion in August from $39.1 billion in July.

• DELAYED 10:00 AM, the Job Openings and Labor Turnover Survey for August from the BLS.

by Calculated Risk on 10/07/2013 05:08:00 PM

From housing economist Tom Lawler:  Fannie Mae on Government Shutdown and Government Verifications

“In some instances, Fannie Mae requires validation through a government agency, such as the Internal Revenue Service (IRS) and the Social Security Administration (SSA) for certain documentation or information provided by the borrower. During the government shutdown, these requests may not be processed. Fannie Mae is implementing the following temporary policies with regard to these two agencies.

“IRS Transcripts: Fannie Mae requires lenders to have each borrower (regardless of income source) complete and sign a separate IRS Request for Transcript of Tax Return (Form 4506-T) at or before closing. Lenders are only required to execute the Form 4506-T prior to closing for loans originated and underwritten with the policies pertaining to borrowers with five to ten financed properties. This policy requires the lender to obtain the IRS copies of the tax returns or transcripts to validate the accuracy of the tax returns provided by the borrower prior to the loan closing.

“Because these requests may not be processed during the shutdown, Fannie Mae is temporarily revising this policy to enable lenders to obtain the transcripts and complete the validation after closing but prior to delivery of the loan. Loans originated and underwritten in accordance with the five to ten financed properties policy with tax returns that cannot be validated prior to delivery are not eligible for sale to Fannie Mae.

“Social Security Number Validation: When data integrity issues pertaining to the borrower’s Social Security number are identified, a lender may be required to validate the Social Security number with the SSA using SSA Form 89. Because these requests may not be processed during the shutdown, Fannie Mae is temporarily revising this policy to enable lenders to obtain the verification prior to the delivery of the loan. If the Social Security number cannot be validated with the SSA prior to delivery, the loan is not eligible for sale to Fannie Mae.”

Other temporary Seller and Servicing Policy changes related to the government shutdown can be found in Lender Letter LL-2013-08.

by Calculated Risk on 10/07/2013 01:41:00 PM

The CBO monthly budget report for September (and fiscal 2013¹) that was due today has been delayed. From the CBO: CBO's Monthly Budget Review Will Not Be Published Today

Because a lapse in appropriated funds has caused CBO to largely shut down its operations, the Monthly Budget Review, which ordinarily would be issued this morning, will not be published today or during the duration of the government shutdown.
emphasis added

The CBO has been projecting the deficit would decline significantly this year:

[T]he budget deficit will shrink this year to $642 billion, the Congressional Budget Office (CBO) estimates, the smallest shortfall since 2008. Relative to the size of the economy, the deficit this year—at 4.0 percent of gross domestic product (GDP)—will be less than half as large as the shortfall in 2009, which was 10.1 percent of GDP.

Flying blind.  Time to end the shutdown.

¹ The Federal Government fiscal year runs from Oct 1st through September 30th of each year.

by Calculated Risk on 10/07/2013 10:30:00 AM

Here is another graph on framing lumber prices (as an indicator of building activity). Early this year I mentioned that lumber prices were nearing the housing bubble highs. Then prices started to decline sharply, with prices off over 25% from the highs by June.

Prices have been increasing again since June (there is some seasonality to prices).

Currently prices are up about 20% year-over-year.

Click on graph for larger image in graph gallery.

This graph shows two measures of lumber prices: 1) Framing Lumber from Random Lengths through last week (via NAHB), and 2) CME framing futures.

Lumber prices have been increasing again lately.

by Calculated Risk on 10/07/2013 08:48:00 AM

LPS released their Mortgage Monitor report for August today. According to LPS, 6.20% of mortgages were delinquent in August, down from 6.41% in July. LPS reports that 2.66% of mortgages were in the foreclosure process, down from 4.04% in August 2012.

This gives a total of 9.23% delinquent or in foreclosure. It breaks down as:

• 1,836,000 properties that are 30 or more days, and less than 90 days past due, but not in foreclosure.
• 1,288,000 properties that are 90 or more days delinquent, but not in foreclosure.
• 1,341,000 loans in foreclosure process.

For a total of ​​4,465,000 loans delinquent or in foreclosure in August. This is down from 5,450,000 in August 2012.

LPS has found that prepayment activity declined sharply (no surprise with higher rates). LPS also thinks we might see a pickup in home equity borrowing:

The August Mortgage Monitor report released by Lender Processing Services found that prepayment activity (historically a good indicator of mortgage refinance activity) declined sharply in August as mortgage rates continued to rise. In conjunction with those rate increases, a large portion of borrowers has been effectively shifted out of the “refinancible” population. However, at the same time, according to analysis done by LPS, rising home prices and corresponding levels of equity for many borrowers may translate into opportunity for the home equity loan and lines of credit market.

“We have seen prepayments decline by more than 30 percent since May, when mortgage interest rates began climbing approximately 100 basis points to where we are today,” LPS Senior Vice President Herb Blecher said. “As a result, the percentage of borrowers currently in loans with interest rates high enough for refinancing to make fiscal sense has decreased significantly. Over half of borrowers are now ‘out of the money’ with respect to refinancing. In December 2012, the population of potentially refinance-eligible borrowers stood at roughly 10 million. However, refinance activity during that time, along with rising interest rates, have shrunk that pool to just 5.7 million borrowers as of August.

“While higher interest rates may certainly have the effect of tamping down refinance activity, they may actually wind up contributing to a new appetite for home equity loans among homeowners,” Blecher continued. “After bottoming out at the beginning of 2012, home prices are now at their highest levels since 2009, and borrowers who bought or refinanced within the last few years are quite likely to have accumulated additional equity in their homes. Based upon LPS’ analysis of historical borrowing patterns and home value trends, it is possible that we could see an increase in second-lien borrowing among those who have locked in their first mortgages at very low rates and who wish to tap their equity without refinancing into a higher rate.”

There is much more in the mortgage monitor.