by Calculated Risk on 4/24/2015 11:59:00 AM

From the Philly Fed:

The Federal Reserve Bank of Philadelphia has released the coincident indexes for the 50 states for March 2015. In the past month, the indexes increased in 41 states, decreased in four, and remained stable in five, for a one-month diffusion index of 74. Over the past three months, the indexes increased in 46 states, decreased in three, and remained stable in one, for a three-month diffusion index of 86.

Note: These are coincident indexes constructed from state employment data. An explanation 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 March, 44 states had increasing activity (including minor increases).

It appears we are seeing weakness in several oil producing states including Alaska and Oklahoma. It wouldn't be surprising if North Dakota, Texas and other oil producing states also turned red later this 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, and is almost all green again.

Note: Blue added for Red/Green issues.

by Calculated Risk on 4/24/2015 09:15:00 AM

According to Black Knight's First Look report for March, the percent of loans delinquent decreased 12% in March compared to February, and declined 15% year-over-year.

The percent of loans in the foreclosure process declined 2% in March and were down about 27% over the last year.

Black Knight reported the U.S. mortgage delinquency rate (loans 30 or more days past due, but not in foreclosure) was 4.70% in March, down from 5.36% in February.  This is the lowest level of delinquencies since August 2007.

The percent of loans in the foreclosure process declined in March to 1.55%.  This was the lowest level of foreclosure inventory since December 2007.

The number of delinquent properties, but not in foreclosure, is down 390,000 properties year-over-year, and the number of properties in the foreclosure process is down 288,000 properties year-over-year.

Black Knight will release the complete mortgage monitor for March in early May.

Black Knight: Percent Loans Delinquent and in Foreclosure Process
	Mar 2015	Feb 2015	Mar 2014	Mar 2013
Delinquent	4.70%	5.36%	5.52%	6.59%
In Foreclosure	1.55%	1.58%	2.13%	3.38%
Number of properties:
Number of properties that are 30 or more, and less than 90 days past due, but not in foreclosure:	1,409,000	1,646,000	1,571,000	1,842,000
Number of properties that are 90 or more days delinquent, but not in foreclosure:	971,000	1,067,000	1,199,000	1,466,000
Number of properties in foreclosure pre-sale inventory:	782,000	800,000	1,070,000	1,689,000
Total Properties	3,162,000	3,512,000	3,840,000	4,997,000

by Calculated Risk on 4/24/2015 07:59:00 AM

From Merrill Lynch:

We are forecasting GDP growth of 1.5% in 1Q, suggesting the economy hit a soft patch at the start of the year. Business investment looks particularly weak with a likely decline in nonresidential structures investment, as suggested by the monthly Census data, and sluggish growth in equipment investment. We also look for the trade deficit to widen, reflecting the stronger dollar and weaker growth abroad. There is room for surprise with both the investment and trade figures, however. Most importantly, the BEA does not have estimates yet from the Census Bureau on March trade and construction spending, creating room for interpretation from the BEA. Moreover, the port shutdown on the West Coast disrupted activity, adding additional uncertainty for both trade flows and business investment. Elsewhere, we look for consumer spending to increase 2.0% in 1Q. Both auto sales and core control retail sales improved through the quarter after the slow start. We also expect services spending to look stronger, owing in part to greater spending on utilities given the winter weather. Residential investment is likely to be little changed as a decline in housing starts offsets a pickup in existing home sales.

It is important to remember that there is scope for error in forecasting the first release of GDP since the BEA does not have complete data for the month. Indeed, it is not unusual for the first release of GDP to miss the consensus forecast by a full percentage point in either direction. We would argue that there is additional uncertainty this quarter given the potential drag from the harsh winter weather and port shutdown in February.

The Atlanta Fed is forecasting:

The GDPNow model forecast for real GDP growth (seasonally adjusted annual rate) in the first quarter of 2015 was 0.1 percent on April 16, down from 0.2 percent on April 14.

Ouch.

by Calculated Risk on 4/23/2015 07:51:00 PM

From Freddie Mac today: Mortgage Rates Move Down Slightly

Freddie Mac today released the results of its Primary Mortgage Market Survey® (PMMS®), showing average fixed mortgage rates moving down slightly this week and remaining near their 2015 lows as the spring homebuying season continues. ...

30-year fixed-rate mortgage (FRM) averaged 3.65 percent with an average 0.6 point for the week ending April 23, 2015, down from last week when it averaged 3.67 percent. A year ago at this time, the 30-year FRM averaged 4.33 percent.

15-year FRM this week averaged 2.92 percent with an average 0.6 point, down from last week when it averaged 2.94 percent. A year ago at this time, the 15-year FRM averaged 3.39 percent.

Click on graph for larger image.

This graph shows the 30 year and 15 year fixed rate mortgage interest rates from the Freddie Mac Primary Mortgage Market Survey®.  

30 year mortgage rates are up a little (30 bps) from the all time low of 3.35% in late 2012, but down from 4.33% a year ago. 

The Freddie Mac survey started in 1971. Mortgage rates were below 5% back in the 1950s.

The PMMS is a weekly survey. Here is an update on daily rates from Matthew Graham at Mortgage News Daily: Mortgage Rates Hold Ground at Recent Highs

Freddie collects data for the Survey from Monday through Wednesday, but most of the responses have been received by Tuesday. This week, that meant that most of the respondents had not yet seen the steep losses on Wednesday. Naturally then, Freddie's numbers suggest rates are lower than they actually are by the time people read about them on Thursday morning. Rates are, in fact, markedly higher than last week's. Whereas most top tier scenarios were being quoted 3.625% for conventional 30yr fixed loans last week, 3.75% is more prevalent today

by Calculated Risk on 4/23/2015 03:31:00 PM

From housing economist Tom Lawler:

PulteGroup reported that net home orders in the quarter ended March 31, 2015 totaled 5,139, up 5.7% from the comparable quarter of 2014. The average net order price last quarter was $332,400, up 0.5% from a year ago. Home deliveries last quarter totaled 3,365, down 2.1% from the comparable quarter of 2014, at an average sales price of $323,000, up 1.9% from a year ago. The company’s order backlog at the end of March was 7,624, up 5.9% from last March. Pulte’s net home building margin was 22.7%, compared to 23.8% a year ago.

Meritage Homes reported that net home orders in the quarter ended March 31, 2015 totaled 1,979, up 29.8% from the comparable quarter of 2014. The average net order price last quarter was $396,000, up 8.8% from a year ago. Home deliveries totaled 1,335, up 20.4% from the comparable quarter of 2014, at an average sales price of $387,000, up 5.7% from a year ago. The company’s order backlog at the end of March was 2,758k up 22.0% from last quarter. The company’s gross home building margin last quarter was 18.5%, down from 22.5% a year ago.

M/I Homes reported that net home orders in the quarter ended March 31, 2015 totaled 1,108, up 12.8% from the comparable quarter of 2014. Home deliveries last quarter totaled 717, down 2.0% from the comparable quarter of 2014, at an average sales price of $325,000, up 8.7% from a year ago. The company’s order backlog at the end of March was 1,613, up 5.8% from last March, at an average order price of $358,000, up 9.8% from a year ago. The company’s gross home building margin last quarter was 21.7%, unchanged from a year ago.

The general theme of builder reports so far compared to a year ago are (1) significantly stronger growth in net orders; (2) substantially lower increases in sales prices (with the exception of M/I Homes); and (3) lower gross margins (with the exception of M/I Homes).

Here are some summary stats.

	Net Orders			Settlements			Average Closing Price
Qtr. Ended:	3/15	3/14	% Chg	3/15	3/14	% Chg	3/15	3/14	% Chg
D.R. Horton	11,135	8,569	29.9%	8,243	6,194	33.1%	$281,305	271,230	3.7%
PulteGroup	5,139	4,863	5.7%	3,365	3,436	-2.1%	$323,000	317,000	1.9%
NVR	3,926	3,325	18.1%	2,534	2,211	14.6%	$371,000	361,400	2.7%
Meritage Homes	1,979	1,525	29.8%	1,335	1,109	20.4%	$387,000	366,000	5.7%
M/I Homes	1,108	982	12.8%	717	732	-2.0%	$325,000	299,000	8.7%
Total	23,287	19,264	20.9%	16,194	13,682	18.4%	$314,652	$306,463	2.7%

Sales per active community for the above five builders combined last quarter were up 17.3% from the comparable quarter of 2014.

 By way of comparison, the YOY increase in net orders for these five builders combined for the quarter ended March 31, 2014 was 0.4%, net orders per community were down 6.2% YOY; and the average sales price was up 10.4% YOY.

by Calculated Risk on 4/23/2015 12:26:00 PM

The new home sales report for March was below expectations at 481 thousand on a seasonally adjusted annual rate basis (SAAR).

However, sales for December, January and February were revised up by a combined 35 thousand (SA).  So, including revisions, sales were about as expected.

Even with a little weakness in March, sales in 2015 are off to a solid start.

Earlier: New Home Sales decline to 481,000 Annual Rate in March

The Census Bureau reported that new home sales this year, through March, were 129,000, Not seasonally adjusted (NSA). That is up 22% from 106,000 during the same period of 2014 (NSA). This is very early - and the next several months are usually the strongest of the year NSA - but this is a solid start.

Sales were up 19.4% year-over-year in March, but that was an easy comparison.

Click on graph for larger image.

This graph shows new home sales for 2014 and 2015 by month (Seasonally Adjusted Annual Rate).

The year-over-year gain will probably be strong in Q2 too (the first half was especially weak in 2014), however I expect the year-over-year increases to slow later this year.

And here is another update to the "distressing gap" graph that I first started posting a number of years ago to show the emerging gap caused by distressed sales.  Now I'm looking for the gap to close over the next few years.

The "distressing gap" graph shows existing home sales (left axis) and new home sales (right axis) through February 2015. This graph starts in 1994, but the relationship has been fairly steady back to the '60s.

Following the housing bubble and bust, the "distressing gap" appeared mostly because of distressed sales.

I expect existing home sales to move sideways (distressed sales will continue to decline and be offset by more conventional / equity sales).  And I expect this gap to slowly close, mostly from an increase in new home sales.

Note: Existing home sales are counted when transactions are closed, and new home sales are counted when contracts are signed. So the timing of sales is different.

by Calculated Risk on 4/23/2015 10:12:00 AM

The Census Bureau reports New Home Sales in March were at a seasonally adjusted annual rate (SAAR) of 481 thousand.

The previous months were revised up by a total of 35 thousand (SA).

"Sales of new single-family houses in March 2015 were at a seasonally adjusted annual rate of 481,000, according to estimates released jointly today by the U.S. Census Bureau and the Department of Housing and Urban Development. This is 11.4 percent below the revised February rate of 543,000, but is 19.4 percent above the March 2014 estimate of 403,000."

Click on graph for larger image.

The first graph shows New Home Sales vs. recessions since 1963. The dashed line is the current sales rate.

Even with the increase in sales over the previous two years, new home sales are still close to the bottoms for previous recessions.

The second graph shows New Home Months of Supply.

The months of supply increased in March to 5.3 months.

The all time record was 12.1 months of supply in January 2009.

This is now in the normal range (less than 6 months supply is normal).

"The seasonally adjusted estimate of new houses for sale at the end of March was 213,000. This represents a supply of 5.3 months at the current sales rate."

On inventory, according to the Census Bureau:

"A house is considered for sale when a permit to build has been issued in permit-issuing places or work has begun on the footings or foundation in nonpermit areas and a sales contract has not been signed nor a deposit accepted."

Starting in 1973 the Census Bureau broke this down into three categories: Not Started, Under Construction, and Completed.

The third graph shows the three categories of inventory starting in 1973.

The inventory of completed homes for sale is still low, and the combined total of completed and under construction is also low.

The last graph shows sales NSA (monthly sales, not seasonally adjusted annual rate).

In March 2015 (red column), 45 thousand new homes were sold (NSA). Last year 39 thousand homes were sold in March.  This is the highest for March since 2008.

The high for March was 127 thousand in 2005, and the low for March was 28 thousand in 2011.

This was below expectations of 510,000 sales in March, however with the upward revisions to previous months, this is still a solid start for 2015.  I'll have more later today.

by Calculated Risk on 4/23/2015 08:33:00 AM

The DOL reported:

In the week ending April 18, the advance figure for seasonally adjusted initial claims was 295,000, an increase of 1,000 from the previous week's unrevised level of 294,000. The 4-week moving average was 284,500, an increase of 1,750 from the previous week's unrevised average of 282,750.

There were no special factors impacting this week's initial claims.

The previous week was unrevised.

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

Click on graph for larger image.


The dashed line on the graph is the current 4-week average. The four-week average of weekly unemployment claims increased to 284,500.

This was above the consensus forecast of 290,000, and the low level of the 4-week average suggests few layoffs.

by Calculated Risk on 4/22/2015 07:07:00 PM

Thursday:
• At 8:30 AM ET, the initial weekly unemployment claims report will be released. The consensus is for claims to decrease to 290 thousand from 294 thousand.

• At 10:00 AM, New Home Sales for March from the Census Bureau. The consensus is for a decrease in sales to 510 thousand Seasonally Adjusted Annual Rate (SAAR) in March from 539 thousand in February.

Economist Tom Lawler sent me the updated table below of short sales, foreclosures and cash buyers for a few selected cities in March.

On distressed: Total "distressed" share is down in most of these markets mostly due to a decline in short sales (Mid-Atlantic is up year-over-year because of an increase foreclosure as lenders work through the backlog).

Short sales are down in these areas.

The All Cash Share (last two columns) is declining year-over-year. As investors pull back, the share of all cash buyers will probably continue to decline.

	Short Sales Share		Foreclosure Sales Share		Total "Distressed" Share		All Cash Share
	Mar-15	Mar-14	Mar-15	Mar-14	Mar-15	Mar-14	Mar-15	Mar-14
Las Vegas	8.3%	12.9%	9.3%	11.7%	17.6%	24.6%	32.4%	43.1%
Reno**	5.0%	14.0%	8.0%	7.0%	13.0%	21.0%
Phoenix	3.2%	5.1%	4.2%	6.9%	7.4%	11.9%	27.5%	33.1%
Sacramento	5.4%	8.2%	6.9%	7.9%	12.3%	16.1%	19.3%	22.5%
Minneapolis	2.9%	4.9%	12.2%	21.9%	15.1%	26.8%
Mid-Atlantic	4.7%	7.7%	14.0%	10.9%	18.8%	18.5%	18.2%	19.9%
Bay Area CA*	4.1%	4.6%	3.1%	4.3%	7.2%	8.9%	25.8%	29.8%
So. California*	5.7%	7.1%	5.2%	6.3%	10.9%	13.4%	25.8%	29.8%
Florida SF	3.9%	7.0%	20.7%	22.0%	24.6%	29.0%	39.0%	45.4%
Florida C/TH	2.5%	4.4%	14.3%	15.9%	16.8%	20.3%	66.4%	70.9%
Hampton Roads					22.7%	24.5%
Chicago (city)					21.9%	28.8%
Northeast Florida					31.0%	39.1%
Tucson							32.0%	33.5%
Toledo							32.7%	40.7%
Wichita							23.2%	32.0%
Des Moines							16.3%	20.8%
Georgia***							23.2%	33.8%
Omaha							16.2%	20.3%
Pensacola							33.4%	35.7%
Knoxville							22.9%	25.1%
Richmond VA MSA			11.9%	18.1%			18.0%	21.1%
Memphis			15.5%	18.5%
Springfield IL**			11.8%	14.4%
*share of existing home sales, based on property records **Single Family Only ***GAMLS

by Calculated Risk on 4/22/2015 03:56:00 PM

From housing economist Tom Lawler:

D.R. Horton, the nation’s largest home builder, reported that net home orders in the quarter ended March 31, 2015 totaled 11,135, up 29.9% from the comparable quarter of 2015. The average net order price last quarter was $284,400, up 2.0% from a year ago. Home deliveries totaled 8,243, up 33.1% from the comparable quarter of 2014, at an average sales price of $281,300, up 3.7% from a year ago. The company’s order backlog at the end of March was 12,177, up 21.1% from last March, at an average order price of $293,500, up 4.6% from last March. Horton’s home sales gross margin was 19.7% last quarter, down from 22.5% a year earlier but not too far from the company’s previous “guidance.”

Here in a table showing the share of Horton’s net orders and home closings for its three “brands:” Horton (traditional), Emerald (upscale), and Express (targeted at entry level).

Horton Share of Home Orders/Closings by "Brand"
	Net Orders		Homes Closed		Average Closing Price
Qtr. Ended	3/31/2015	3/31/2014	3/31/2015	3/31/2014	3/31/2015	3/31/2014
Horton	79%	92%	85%	95%	$288,800	$272,000
Express	18%	6%	13%	4%	$179,100	$157,300
Emerald	3%	2%	2%	1%	$561,000	$524,300

On “Express” Homes and first-time buyers, a company official said that it in the 44 markets (in 13 states) that Horton has Express communities (most being in Texas, the Carolinas, and Florida), there was plenty of demand from first-time buyers, mainly because of the price/”value proposition.” Very few large builders have been building homes sized and priced for entry-level buyers, and it hasn’t been clear if the reason was weak demand or many builders’ inability to produce affordable homes at margins deemed high enough for the builder.

Officials also said that they have yet to see any signs of weakness in its Texas markets, including Houston.

There was a little confusion on the reason for the sharp slowdown in the rate of increase in the company’s average sales price, which has been virtually unchanged over the last few quarters. In one part of the conference call there was a suggestion that the increase in the Express share of overall orders and sales was behind this trend, which at first glance made sense (see above). In another part of the call, however, a company official said that compared to a year ago the average size (in square footage) of homes sold last quarter was up 3%, suggesting that “most” of the 3.7% YOY increase in the average price of homes sold was related to selling larger homes.