by Calculated Risk on 2/17/2015 04:22:00 PM

From DataQuick: Southern California Home Sales Decline; Median Sale Price Still Up Year Over Year

Home sales in January fell sharply from December, as they normally do, and dipped modestly from a year earlier, marking the 14th month in the last 16 to post a year-over-year sales decline. ... A total of 13,560 new and resale houses and condos sold in Los Angeles, Riverside, San Diego, Ventura, San Bernardino and Orange counties in January 2015. That was down month over month 29.4 percent from 19,205 sales in December 2014, and down year over year 6.3 percent from 14,471 sales in January 2014, according to CoreLogic DataQuick data.

"The January and February statistics are always interesting, and sometimes a bit strange, but they're not necessarily a good indication of what's to come," said Andrew LePage, data analyst for CoreLogic DataQuick. "That's largely because many traditional buyers and sellers drop out of the housing market during the holidays and mid winter, and therefore don’t close deals during those months. In recent years that's led to somewhat higher concentrations of investor activity for January and February, and we saw that again last month. Heading into spring it will be interesting to see whether price appreciation and other factors will finally release a lot of the pent-up supply of homes out there. More owners have gained enough equity to sell and buy another home and more will be satisfied with how much their homes can fetch. At the same time, recent gains in job and income growth, coupled with low mortgage rates, could stoke demand and put significant pressure on prices unless we see a meaningful jump in inventory.”
...
Foreclosure resales represented 5.7 percent of the resale market in January. That was up from a revised 5.3 percent in December 2014 and down from 6.6 percent in January 2014. In recent months the foreclosure resale rate has been the lowest since early 2007. In the current cycle, foreclosure resales hit a high of 56.7 percent in February 2009. Foreclosure resales are purchased homes that have been previously foreclosed upon in the prior 12 months.

Short sales made up an estimated 6.5 percent of resales in January, up from a revised 6.2 in December 2014 and down from 10.7 percent in January 2014. Short sales are transactions in which the sale price fell short of what was owed on the property.
emphasis added

January is a seasonal slow month, so I wouldn't read too much into the sales decline.

A couple of key points from LePage: 1) the percent of distress sales usually increases in January, because traditional sales fall off sharply - so it is important to look at the year-over-year change in distressed sales (down to 12.2% from 17.3% a year ago), and 2) we might see more upward price pressure unless inventory increases.

by Calculated Risk on 2/17/2015 11:51:00 AM

Here is the Q4 report: Household Debt and Credit Report.

From the NY Fed: Household Debt Continues Upward Climb While Student Loan Delinquencies Worse

In its Q4 2014 Household Debt and Credit Report, the Federal Reserve Bank of New York announced that outstanding household debt increased $117 billion from the third quarter. The one percent increase puts total household indebtedness at $11.83 trillion as of December 31, 2014. Total debt has gone up $326 billion since the fourth quarter of 2013. The report is based on data from the New York Fed’s Consumer Credit Panel, a nationally representative sample drawn from anonymized Equifax credit data.

Balances were largely up across the board, led by mortgages ($39 billion) and student loans ($31 billion). Auto loan debt and credit card debt increased by $21 billion and $20 billion, respectively. Outstanding student loan balances now stand at $1.16 trillion.

While overall delinquency rates were unchanged at 4.3 percent in the fourth quarter, delinquency rates for auto loans and student loans worsened. Our Liberty Street Economics blog post provides a further discussion of the delinquency picture.

“Although we’ve seen an overall improvement in delinquency rates since the Great Recession, the increasing trend in student loan balances and delinquencies is concerning,” said Donghoon Lee, research officer at the Federal Reserve Bank of New York. “Student loan delinquencies and repayment problems appear to be reducing borrowers’ ability to form their own households.”
emphasis added

Click on graph for larger image.

Here are two graphs from the report:

The first graph shows aggregate consumer debt increased in Q4.  Household debt peaked in 2008, and bottomed in Q2 2013.

The recent increase in debt suggests households (in the aggregate) deleveraging is over.

The second graph shows the percent of debt in delinquency. The percent of delinquent debt is generally declining, although there is still a large percent of debt 90+ days delinquent (Yellow, orange and red). 

The overall delinquency rate decreased  to 6.0% in Q4, from 6.2% in Q3.   Most of the improvement was in the less than 30 day category.

The Severely Derogatory (red) rate has fallen to 2.17%, the lowest since Q1 2008.

The 120+ days late (orange) rate has was unchanged at 1.82%, the lowest since Q2 2008.

In general, short term delinquencies are back to normal levels.

There are a number of credit graphs at the NY Fed site.

by Calculated Risk on 2/17/2015 10:05:00 AM

The National Association of Home Builders (NAHB) reported the housing market index (HMI) was at 55 in February, down from 57 in January. Any number above 50 indicates that more builders view sales conditions as good than poor.

From Reuters: Builder Confidence Slightly Lower in February on Harsh Weather Conditions

Builder confidence in the market for newly built, single-family homes in February fell two points to a level of 55 on the National Association of Home Builders/Wells Fargo Housing Market Index (HMI) released today.

Overall, builder sentiment remains fairly solid, with this slight downturn largely attributable to the unusually high snow levels across much of the nation,” said NAHB Chairman Tom Woods, a home builder from Blue Springs, Mo.

“For the past eight months, confidence levels have held in the mid- to upper 50s range, which is consistent with a modest, ongoing recovery,” said NAHB Chief Economist David Crowe. “Solid job growth, affordable home prices and historically low mortgage rates should help unleash growing pent-up demand and keep the housing market moving forward in the year ahead.”

Two of the three HMI components posted losses in February. The component gauging current sales conditions edged one point lower to 61 while the component measuring buyer traffic fell five points to 39. The gauge charting sales expectations in the next six months held steady at 60.
emphasis added

Click on graph for larger image.

This graph show the NAHB index since Jan 1985.

This was below the consensus forecast of 58.

by Calculated Risk on 2/17/2015 08:45:00 AM

From the NY Fed: Empire State Manufacturing Survey

The February 2015 Empire State Manufacturing Survey indicates that business activity continued to expand at a modest pace for New York manufacturers. The headline general business conditions index edged down two points to 7.8. The new orders index fell five points to 1.2—evidence that orders were flat—while the shipments index climbed to 14.1. Employment indexes pointed to an increase in employment levels and little change in the average workweek. ...
...
Indexes assessing the six-month outlook, though generally positive, conveyed considerably less optimism about future business activity than in recent months. The index for future general business conditions plunged twenty-three points to 25.6, its lowest level in more than two years.
emphasis added

This is the first of the regional surveys for February.  The general business conditions index was below the consensus forecast of a reading of 9.0, and indicates modest expansion in February.

by Calculated Risk on 2/16/2015 07:11:00 PM

From the WSJ: Greek Financing Talks Break Down Amid Wide Gulf Over Bailout

“The general feeling [among ministers] is still that the best way forward would be for the Greek authorities to seek an extension of the current program,” said Jeroen Dijsselbloem, the Dutch minister who presides over the regular meetings with his counterparts. “We simply need more time,” he added.

After the meeting, Mr. Varoufakis said he had been ready to request a four-month extension to the existing bailout, but not under the conditions that Mr. Dijsselbloem and the other ministers were offering. “Our only condition for doing this was that we should not be asked to impose measures that are clearly recessionary and clearly uncalled for in the state of humanitarian crisis we have in Greece,” he said.

I've read the proposed draft statement for an extension - and it was absurd - there is no way the Greeks will sign it.

Tuesday:
• At 8:30 AM ET, the NY Fed Empire State Manufacturing Survey for February. The consensus is for a reading of 9.0, down from 10.0 last month (above zero is expansion).

• At 10:00 AM, the February NAHB homebuilder survey. The consensus is for a reading of 58, up from 57 in January. Any number above 50 indicates that more builders view sales conditions as good than poor.

Weekend:
• Schedule for Week of February 15, 2015

From CNBC: Pre-Market Data and Bloomberg futures: currently S&P futures are down 9 and DOW futures are down 65 (fair value).

Oil prices were up over the last week with WTI futures at $52.72 per barrel and Brent at $61.40 per barrel.  A year ago, WTI was at $100, and Brent was at $109 - so prices are down about 45% year-over-year.

Below is a graph from Gasbuddy.com for nationwide gasoline prices. Nationally prices are around $2.25 per gallon (down about $1.10 per gallon from a year ago).  If you click on "show crude oil prices", the graph displays oil prices for WTI, not Brent; gasoline prices in most of the U.S. are impacted more by Brent prices.

Orange County Historical Gas Price Charts Provided by GasBuddy.com

by Calculated Risk on 2/16/2015 03:54:00 PM

From the LA Times: Line of ships waiting off coast grows as ports shut down for holiday

On Monday, there were 33 vessels anchored off the Los Angeles and Long Beach ports, unable to dock, according to the Marine Exchange of Southern California. That was three more than Sunday.
...
The White House is sending Labor Secretary Tom Perez to jump-start stalled contract talks between the employer group, Pacific Maritime Assn., and the International Longshore and Warehouse Union. Perez is scheduled to meet with both sides Tuesday, according to a Department of Labor spokeswoman.

by Calculated Risk on 2/16/2015 01:16:00 PM

The Financial Times has the draft text: Eurozone's Greek talks collapse early

The draft text, obtained by the Financial Times, states that Greece would agree to a six-month "technical extension" of its current bailout ... "This would bridge the time for Greece authorites and the Eurogroup to work on a follow-up arrangement," ... Athens would "successfully conclude the programme, taking into accounts the new government's plans" and promised the "best use of the existing flexibility in the current programme".

Greece rejected this statement.

Press conference here.

by Calculated Risk on 2/16/2015 10:37:00 AM

Parts of the east coast are suffering with record snow fall, but in California, the drought continues ... last week in SoCal was like summer with temperature in the 80s!

This is the fourth year in a row with little rain or snow in the mountains (the statewide snowpack is about 27% of normal for this date). California is the largest agricultural state, and an ongoing drought could have an impact on food prices - and on the economy.


This graphic shows the National Weather Service 7 day precipitation forecast for the U.S.

California will be dry for at least another week - and the East Coast is getting too much precipitation.

by Calculated Risk on 2/15/2015 08:06:00 PM

From the WSJ: Deadline for Greek Bailout Agreement Looms

Any changes to the content or expiration date of Greece’s existing €240 billion ($273 billion) bailout have to be decided by Friday, to give national parliaments in Germany, Finland and the Netherlands enough time to approve them before the end of the month. Without such a deal, Greece will be on its own on March 1, cut loose from the rescue loans from the eurozone and the International Monetary Fund that have sustained it for almost five years.

Although Greece mostly lived up to the terms of the bailout, the promised growth never materialized (see tables below). As Greek Prime Minister recently said: "We are not negotiating the bailout; it was cancelled by its own failure.”

 The only choices are to allow Greece to run a smaller primary surplus or for Greece to leave the Eurozone and default on all their debt. The first choice seems likely, but not without some drama.

Note: Greece would have left the Eurozone in 2010 if the actual numbers below had been the plan.  No politician would have signed up for that economic devastation!

Greece: Annual GDP, Forecast and Actual1
Year	Promised	Actual
2009	-2	-4.4
2010	-4	-5.4
2011	-2.6	-8.9
2012	1.1	-6.6
2013	2.1	-3.9
2014	2.1
2015	2.7
1IMF Forecasts and Eurostat Actual

Greece: Annual Unemployment Rate, Forecast and Actual1
Year	Promised	Actual
2009	9.4	9.6
2010	11.8	12.7
2011	14.6	17.9
2012	14.8	24.5
2013	14.3	27.5
2014	14.1	26.82
2015	13.4
1IMF Forecasts and Eurostat Actual 22014 is Q1, Q2, Q3 average

by Calculated Risk on 2/15/2015 11:31:00 AM

Way back in 2006 I disagreed with some analysts on the outlook for the Inland Empire in California. I wrote:

As the housing bubble unwinds, housing related employment will fall; and fall dramatically in areas like the Inland Empire. The more an area is dependent on housing, the larger the negative impact on the local economy will be.

So I think some pundits have it backwards: Instead of a strong local economy keeping housing afloat, I think the bursting housing bubble will significantly impact housing dependent local economies.

And sure enough, the economies of housing dependent areas like the Inland Empire were devastated during the housing bust. The good news is the Inland Empire is now recovering.

Click on graph for larger image.

This graph shows the unemployment rate for the Inland Empire (using MSA: Riverside, San Bernardino, Ontario), and also the number of construction jobs as a percent of total employment.

The unemployment rate is falling, but still elevated at 7.2% (down from 15.0% in 2010). And construction employment is up only slightly from the lows (as a percent of total employment).

Overall the outlook for the Inland Empire is much better today.