by Calculated Risk on 2/16/2021 09:06:00 PM

From Matthew Graham at Mortgage News Daily: Rates Surge; Time To Adjust Your Mortgage Game Plan

Recovery prospects, renewed focus on stimulus, inflation concerns, a brighter covid outlook, etc... All of these are reasons for an ongoing, gradual trend toward higher rates in 2021 (i.e. general bond market weakness) but none of them really explain why the bond market had its worst day in months today specifically.
...
In outright terms, the average 30yr fixed rate is still under 3%, so the world (of low rates) is far from over. [30 year fixed 2.96%]
emphasis added

Wednesday:
• 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 January is scheduled to be released.  The consensus is for a 1.0% increase in retail sales.

• Also at 8:30 AM, The Producer Price Index for December from the BLS. The consensus is for a 0.4% increase in PPI, and a 0.3% increase in core PPI.

• At 9:15 AM, The Fed will release Industrial Production and Capacity Utilization for January. The consensus is for a 0.4% increase in Industrial Production, and for Capacity Utilization to increase to 74.8%.

• At 10:00 AM, The February NAHB homebuilder survey. The consensus is for a reading of 83, unchanged from 83. Any number above 50 indicates that more builders view sales conditions as good than poor.

• At 11:00 AM, NY Fed: Q4 Quarterly Report on Household Debt and Credit

by Calculated Risk on 2/16/2021 07:20:00 PM

SPECIAL NOTE: The Covid Tracking Project will end daily updates on March 7th. Heroes that filled a critical void! Quality government data will likely be available soon.

From Bloomberg on vaccinations as of Feb 16th.

"In the U.S., more Americans have now received at least one dose than have tested positive for the virus since the pandemic began. So far, 56.1 million doses have been given, according to a state-by-state tally. In the last week, an average of 1.67 million doses per day were administered."

Here is the CDC COVID Data Tracker. This site has data on vaccinations, cases and more.

The US is averaged 1.5 million tests per day over the last week. Based on the experience of other countries, for adequate test-and-trace (and isolation) to reduce infections, the percent positive needs to be well under 5% (probably close to 1%), so the US has far too many daily cases - and percent positive - to do effective test-and-trace.

There were 1,060,442 test results reported over the last 24 hours.

There were 56,312 positive tests.

Over 46,000 US deaths have been reported in February. See the graph on US Daily Deaths here.

This data is from the COVID Tracking Project.

And check out COVID Act Now to see how each state is doing. (updated link to new site)

Click on graph for larger image.

This graph shows the 7 day average of positive tests reported and daily hospitalizations. 

The dashed line is the previous peak for hospitalizations (almost back to the summer peak level).

The percent positive over the last 24 hours was 5.3%.  The percent positive is calculated by dividing positive results by total tests (including pending).

Both cases and hospitalizations have peaked, but are still above the previous peaks.  

by Calculated Risk on 2/16/2021 04:57:00 PM

Note: I'm posting data for many local markets around the U.S. The story is the same everywhere ... inventory is at record lows.

For Portland, OR:

Closed sales in January 2021 were 1,847, up 11.1% from 1,663 in January 2020.

Active Listings in January 2021 were 1,922, down 48.3% from 3,715 in January 2020.

Months of Supply was 1.0 Months in January 2021, compared to 2.2 Months in January 2020.

by Calculated Risk on 2/16/2021 04:00:00 PM

Note: This is as of February 7th.

From the MBA: Share of Mortgage Loans in Forbearance Declines to 5.29%

The Mortgage Bankers Association’s (MBA) latest Forbearance and Call Volume Survey revealed that the total number of loans now in forbearance decreased by 6 basis points from 5.35% of servicers’ portfolio volume in the prior week to 5.29% as of February 7, 2021. According to MBA’s estimate, 2.6 million homeowners are in forbearance plans.
...
“The share of loans in forbearance declined to the lowest level since April 5th of last year, due to decreases in both the GSE and Ginnie Mae portfolios,” said Mike Fratantoni, MBA’s Senior Vice President and Chief Economist. “Similar to the trend in recent months, the first week of February showed a faster pace of exits from forbearance compared to recent weeks, while new forbearance requests were unchanged.”

Fratantoni added, “2.6 million homeowners remain in forbearance plans. MBA expects the rollout of the vaccines to boost economic growth through the course of the year, leading to a stronger job market and a greater ability for more struggling homeowners to get back on their feet. We do believe that additional support is needed until they have regained their jobs and incomes.”
...
• Total loans in forbearance decreased by 6 basis points relative to the prior week: from 5.35% to 5.29%.

• By investor type, the share of Ginnie Mae loans in forbearance decreased relative to the prior week: from 7.46% to 7.34%.
• The share of Fannie Mae and Freddie Mac loans in forbearance decreased relative to the prior week: from 3.07% to 3.01%.
• The share of other loans (e.g., portfolio and PLS loans) in forbearance remained unchanged relative to the prior week at 9.14%.

emphasis added

Click on graph for larger image.

This graph shows the percent of portfolio in forbearance by investor type over time.  Most of the increase was in late March and early April, then trended down - and has mostly moved slowly down recently.

The MBA notes: "Total weekly forbearance requests as a percent of servicing portfolio volume (#) remained unchanged relative to the prior week at 0.07%"

by Calculated Risk on 2/16/2021 02:23:00 PM

Note: I'm posting data for many local markets around the U.S. The story is the same everywhere ... inventory is at record lows.

From the Maryland Realtors for the entire state:

Closed sales in January 2021 were 6,198, up 14.2% from 5,426 in January 2020.

Active Listings in January 2021 were 6,763, down 63.2% from 18,367 in January 2020.

Months of Supply was 0.8 Months in January 2021, compared to 2.5 Months in January 2020.

by Calculated Risk on 2/16/2021 12:29:00 PM

In a 2005 post, I included a graph of household mortgage debt as a percent of GDP. Several readers asked if I could update the graph.

First, from February 2005 (16 years ago!):

The following chart shows household mortgage debt as a % of GDP. Although mortgage debt has been increasing for years, the last four years have seen a tremendous increase in debt. Last year alone mortgage debt increased close to $800 Billion - almost 7% of GDP. ...

Many homeowners have refinanced their homes, in essence using their homes as an ATM.

It wouldn't take a RE bust to impact the general economy. Just a slowdown in both volume (to impact employment) and in prices (to slow down borrowing) might push the general economy into recession. An actual bust, especially with all of the extensive sub-prime lending, might cause a serious problem.

CR Note: And a serious problem is what happened!

The second graph shows household mortgage debt as a percent of GDP through Q3 2020.   

The "bubble" is pretty obvious on this graph, and the sharp increase in mortgage debt was one of the warning signs.

The blip up in Q2 2020 was related to the collapse in GDP more than an increase in mortgage debt. With the recent house price increases, some people are worried about a new housing bubble - but mortgage debt isn't a concern (and lending standards are much better now then during the bubble).

by Calculated Risk on 2/16/2021 09:42:00 AM

Fannie and Freddie earlier reported results last week for Q4 2020. Here is some information on Real Estate Owned (REOs). 

Note that COVID is impacting foreclosure activity, from Freddie: "We have also established a foreclosure and eviction moratorium for homeowners with Freddie Mac-owned single-family mortgages, which FHFA recently instructed us to extend until at least March 31, 2021." emphasis added

Freddie Mac reported the number of REO declined to 1,766 at the end of Q4 2020 compared to 4,989 at the end of Q4 2019.

For Freddie, this is down 98% from the 74,897 peak number of REOs in Q3 2010.

Fannie Mae reported the number of REO declined to 7,973 at the end of Q4 2020 compared to 17,501 at the end of Q4 2019.

For Fannie, this is down 95% from the 166,787 peak number of REOs in Q3 2010.

Click on graph for larger image.

Here is a graph of Fannie and Freddie Real Estate Owned (REO).

REO inventory decreased in Q4 2020, and combined inventory is down 57% year-over-year.

This is well below a normal level of REOs for Fannie and Freddie.

by Calculated Risk on 2/16/2021 08:35:00 AM

From the NY Fed: Empire State Manufacturing Survey

Business activity grew modestly in New York State, according to The index for number of employees was little changed at 12.1, indicating ongoing modest gains in employment, and the average workweek index edged up to 9.0, signaling an increase in hours worked. firms responding to the February 2021 Empire State Manufacturing Survey. The headline general business conditions index climbed nine points to 12.1, its highest level in several months. New orders increased, and shipments edged higher. Delivery times lengthened, and inventories grew. Employment levels and the average workweek both increased. Input prices rose at the fastest clip in nearly a decade, and selling prices increased significantly. Looking ahead, firms remained optimistic that conditions would improve over the next six months, and capital spending plans expanded noticeably
...
The general business conditions index rose nine points to 12.1, its highest level since July of last year. ... The index for number of employees was little changed at 12.1, indicating ongoing modest gains in employment, and the average workweek index edged up to 9.0, signaling an increase in hours worked.
emphasis added

This was above expectations, and showed activity "grew modestly" in December.

by Calculated Risk on 2/15/2021 06:48:00 PM

SPECIAL NOTE: The Covid Tracking Project will end daily updates on March 7th. Heroes that filled a critical void! Quality government data will likely be available soon.

From Bloomberg on vaccinations as of Feb 15th.

"In the U.S., more Americans have now received at least one dose than have tested positive for the virus since the pandemic began. So far, 54.6 million doses have been given, according to a state-by-state tally. In the last week, an average of 1.64 million doses per day were administered."

Here is the CDC COVID Data Tracker. This site has data on vaccinations, cases and more.

The US is averaged 1.5 million tests per day over the last week. Based on the experience of other countries, for adequate test-and-trace (and isolation) to reduce infections, the percent positive needs to be under 5% (probably close to 1%), so the US has far too many daily cases - and percent positive - to do effective test-and-trace.

There were 1,133,232 test results reported over the last 24 hours.

There were 55,077 positive tests.

About 45,000 US deaths have been reported in February. See the graph on US Daily Deaths here.

This data is from the COVID Tracking Project.

And check out COVID Act Now to see how each state is doing. (updated link to new site)

Click on graph for larger image.

This graph shows the 7 day average of positive tests reported and daily hospitalizations. 

The dashed line is the previous peak for hospitalizations (almost back to the summer peak level).

The percent positive over the last 24 hours was 4.9%.  The percent positive is calculated by dividing positive results by total tests (including pending).

Both cases and hospitalizations have peaked, but are still above the previous peaks.  

by Calculated Risk on 2/15/2021 12:39:00 PM

Note: I'm posting data for many local markets around the U.S. The story is the same everywhere ... inventory is at record lows.

From the New Hampshire Realtors for the entire state:

Closed sales Single family and Condos in January 2021 were 1,355, up 13.9% from 1,190 in January 2020.

Active Listings Single family and Condos in January 2021 were 1,566, down 61.1% from 4,025 in January 2020.

Months of Supply for single family was 0.7 Months in January 2021, compared to 2.2 Months in January 2020.

Months of Supply for condos was 0.8 Months in January 2021, compared to 1.8 Months in January 2020.