by Calculated Risk on 6/27/2025 08:30:00 AM

From the BEA: Personal Income and Outlays, May 2025

Personal income decreased $109.6 billion (0.4 percent at a monthly rate) in May, according to estimates released today by the U.S. Bureau of Economic Analysis. Disposable personal income (DPI)—personal income less personal current taxes—decreased $125.0 billion (0.6 percent) and personal consumption expenditures (PCE) decreased $29.3 billion (0.1 percent).

Personal outlays—the sum of PCE, personal interest payments, and personal current transfer payments—decreased $27.6 billion in May. Personal saving was $1.01 trillion in May and the personal saving rate—personal saving as a percentage of disposable personal income—was 4.5 percent.

From the preceding month, the PCE price index for May increased 0.1 percent. Excluding food and energy, the PCE price index increased 0.2 percent.

From the same month one year ago, the PCE price index for May increased 2.3 percent. Excluding food and energy, the PCE price index increased 2.7 percent from one year ago.
emphasis added

The May PCE price index increased 2.3 percent year-over-year (YoY), up from 2.1 percent YoY in April, and down from the recent peak of 7.2 percent in June 2022.

The PCE price index, excluding food and energy, increased 2.7 percent YoY, up from 2.5 percent in April, and down from the recent peak of 5.6 percent in February 2022.

The following graph shows real Personal Consumption Expenditures (PCE) through May 2025 (2017 dollars). Note that the y-axis doesn't start at zero to better show the change.

Click on graph for larger image.

The dashed red lines are the quarterly levels for real PCE.

Personal income and PCE were below expectations.

Inflation was above expectations.

Using the two-month method to estimate Q2 real PCE growth, real PCE was increasing at a 2.4% annual rate in Q2 2024. (Using the mid-month method, real PCE was increasing at 2.0%).  This suggests moderate PCE growth in Q2.

by Calculated Risk on 6/26/2025 07:59:00 PM

Note: Mortgage rates are from MortgageNewsDaily.com and are for top tier scenarios.

Friday:
• At 8:30 AM ET: Personal Income and Outlays, May 2024. The consensus is for a 0.4% increase in personal income, and for a 0.3% increase in personal spending. And for the Core PCE price index to increase 0.1%.  PCE prices are expected to be up 2.2% YoY, and core PCE prices up 2.5% YoY.

• At 10:00 AM: University of Michigan's Consumer sentiment index (Final for June).

• At 4:30 PM: Federal Reserve Board announces results from its annual bank stress test

by Calculated Risk on 6/26/2025 03:29:00 PM

What this means: On a weekly basis, Realtor.com reports the year-over-year change in active inventory and new listings. On a monthly basis, they report total inventory. For May, Realtor.com reported inventory was up 31.5% YoY, but still down 14.4% compared to the 2017 to 2019 same month levels. 

Here is their weekly report: Weekly Housing Trends: Latest Data as of June 21

• Active inventory climbed 27.5% year over year

The number of homes actively for sale remains on a strong upward trajectory, now 27.5% higher than this time last year. This represents the 85th consecutive week of annual gains in inventory. There were more than 1 million homes for sale again last week, marking the eighth week in a row over the threshold and the highest inventory level since December 2019.

• New listings—a measure of sellers putting homes up for sale—rose 3.5% year over year

New listings rose again last week on an annual basis, up 3.5% compared with the same period last year. ... This will be an important trend to watch, especially as regional real estate dynamics diverge and the market gradually shifts back in favor of buyers.

• The median list price was up 0.9% year over year

The median list price climbed again this week, but it’s still down 0.3% year to date. The median list price per square foot—which adjusts for changes in home size—rose 0.7% year over year. With inventory growing and 1 in 5 sellers slashing prices, the pendulum is swinging back toward a balanced market, as price growth slows and buyers gain more leverage.

With inventory climbing, and sales depressed, months-of-supply is at the highest level since 2016 (excluding the start of pandemic) putting downward pressure on house prices in an increasing number of areas.

by Calculated Risk on 6/26/2025 11:44:00 AM

Today, in the Calculated Risk Real Estate Newsletter: Inflation Adjusted House Prices 1.7% Below 2022 Peak

Excerpt:

It has been 19 years since the housing bubble peak, ancient history for many readers!

In the April Case-Shiller house price index released Tuesday, the seasonally adjusted National Index (SA), was reported as being 78% above the bubble peak in 2006. However, in real terms, the National index (SA) is about 11% above the bubble peak (and historically there has been an upward slope to real house prices). The composite 20, in real terms, is 2% above the bubble peak.

People usually graph nominal house prices, but it is also important to look at prices in real terms. As an example, if a house price was $300,000 in January 2010, the price would be $442,000 today adjusted for inflation (47% increase). That is why the second graph below is important - this shows "real" prices.

The third graph shows the price-to-rent ratio, and the fourth graph is the affordability index. The last graph shows the 5-year real return based on the Case-Shiller National Index.
...
The second graph shows the same two indexes in real terms (adjusted for inflation using CPI).

In real terms (using CPI), the National index is 1.7% below the recent peak, and the Composite 20 index is 1.8% below the recent peak in 2022.

Both the real National index and the Comp-20 index decreased in April.

It has now been 35 months since the real peak in house prices. Typically, after a sharp increase in prices, it takes a number of years for real prices to reach new highs (see House Prices: 7 Years in Purgatory)

There is much more in the article!

by Calculated Risk on 6/26/2025 10:00:00 AM

From the NAR: NAR Pending Home Sales Report Reveals 1.8% Increase in May

Pending home sales increased by 1.8% in May from the prior month and 1.1% year-over-year, according to the National Association of REALTORS® Pending Home Sales report. All four U.S. regions experienced month-over-month increases – most notably the West. Year-over-year, contract signings rose in the Midwest and South, while they fell in the Northeast and West.

Northeast
2.1% month-over-month increase.
0.5% year-over-year decrease.

Midwest
0.3% month-over-month increase.
2.6% year-over-year increase.

South
1.0% month-over-month increase.
2.0% year-over-year increase.

West
6.0% month-over-month increase.
1.2% year-over-year decrease.
emphasis added

Note: Contract signings usually lead sales by about 45 to 60 days, so this would usually be for closed sales in June and July.

by Calculated Risk on 6/26/2025 08:38:00 AM

From the BEA: Gross Domestic Product, 1st Quarter 2025 (Third Estimate), GDP by Industry, and Corporate Profits (Revised)

Real gross domestic product (GDP) decreased at an annual rate of 0.5 percent in the first quarter of 2025 (January, February, and March), according to the third estimate released by the U.S. Bureau of Economic Analysis. In the fourth quarter of 2024, real GDP increased 2.4 percent..

The decrease in real GDP in the first quarter primarily reflected an increase in imports, which are a subtraction in the calculation of GDP, and a decrease in government spending. These movements were partly offset by increases in investment and consumer spending.

Real GDP was revised down 0.3 percentage point from the second estimate, primarily reflecting downward revisions to consumer spending and exports that were partly offset by a downward revision to imports.
emphasis added

Here is a Comparison of Third and Second Estimates. PCE growth was revised down from 1.2% to 0.5%. Residential investment was revised down from -0.6% to -1.3%.

by Calculated Risk on 6/26/2025 08:30:00 AM

The DOL reported:

In the week ending June 21, the advance figure for seasonally adjusted initial claims was 236,000, a decrease of 10,000 from the previous week's revised level. The previous week's level was revised up by 1,000 from 245,000 to 246,000. The 4-week moving average was 245,000, a decrease of 750 from the previous week's revised average. The previous week's average was revised up by 250 from 245,500 to 245,750.
emphasis added

The following graph shows the 4-week moving average of weekly claims since 1971.

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 decreased to 245,000.

The previous week was revised up.

Weekly claims were close to the consensus forecast.

by Calculated Risk on 6/25/2025 07:59:00 PM

Note: Mortgage rates are from MortgageNewsDaily.com and are for top tier scenarios.

Thursday:
• At 8:30 AM: The initial weekly unemployment claims report will be released. The consensus is for initial claims to increase to 247 thousand from 245 thousand last week.

• At 8:30 AM: Gross Domestic Product, 1st quarter 2024 (Third estimate). The consensus is that real GDP decreased 0.2% annualized in Q1, unchanged from the second estimate of a 0.2% decrease.

• At 8:30 AM: Durable Goods Orders for May from the Census Bureau. The consensus is for a 4.5% increase in durable goods orders.

• At 8:30 AM ET: Chicago Fed National Activity Index for May. This is a composite index of other data.

• At 10:00 AM: Pending Home Sales Index for May. The consensus is for a 0.1% increase in this index.

• At 11:00 AM: the Kansas City Fed manufacturing survey for June. 

• During the Day: Census Bureau releases the Vintage 2024 Population Estimates

by Calculated Risk on 6/25/2025 03:56:00 PM

From J.D. Power: June New-Vehicle Sales Subdued After Reverse of Tariff-Driven Rush to Showrooms; Retail Sales Rise 7.5% in First Half of 2025 Brief excerpt:

The seasonally adjusted annualized rate (SAAR) for total new-vehicle sales is expected to be 15.0 million units, up 0.2 million units from June 2024.
emphasis added

From Haig Stoddard at Omdia: US Light-Vehicle Sales Slow Again in June (pay content).  Brief excerpt:

Much of June’s anticipated 12-month-low in the seasonally adjusted annualized rate is an offset from pre-tariff pull-ahead volume in March and April. But also dampening demand is worsening affordability and leaner inventory. Furthermore, a dent in the year-ago month’s sales caused by a cyberattack impacting dealers’ online systems is making year-over-year comparisons look stronger than they would have otherwise.

Click on graph for larger image.

This graph shows actual sales from the BEA (Blue), and J.D. Power's forecast for June (Red).

On a seasonally adjusted annual rate basis, the J.D. Power forecast of 15.0 million SAAR would be down 4.1% from last month, and up slightly from a year ago.

Car buyers rushed to buy in March and April to beat the tariffs.  As Stoddard noted, the year-over-year comparison is easy due to the cyberattack suppressing sales last June.

by Calculated Risk on 6/25/2025 02:11:00 PM

Another update ... a few key points:
1) There is a clear seasonal pattern for house prices.
2) The surge in distressed sales during the housing bust distorted the seasonal pattern.  This was because distressed sales (at lower price points) happened at a steady rate all year, while regular sales followed the normal seasonal pattern.  This made for larger swings in the seasonal factor during the housing bust.

3) The seasonal swings have increased recently without a surge in distressed sales.

Click on graph for larger image.

This graph shows the month-to-month change in the NSA Case-Shiller National index since 1987 (through April 2025). The seasonal pattern was smaller back in the '90s and early '00s and increased once the bubble burst.

The seasonal swings declined following the bust, however the pandemic price surge changed the month-over-month pattern.  

The peak MoM increase in NSA prices this year was the smallest since 2008!

The second graph shows the seasonal factors for the Case-Shiller National index since 1987. The factors started to change near the peak of the bubble, and really increased during the bust since normal sales followed the regular seasonal pattern - and distressed sales happened all year.   

The swings in the seasonal factors were decreasing following the bust but have increased again recently - this time without a surge in distressed sales.