by Calculated Risk on 8/26/2025 02:01:00 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 June 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.

by Calculated Risk on 8/26/2025 09:53:00 AM

Today, in the Calculated Risk Real Estate Newsletter: Case-Shiller: National House Price Index Up 1.9% year-over-year in June

Excerpt:

S&P/Case-Shiller released the monthly Home Price Indices for June ("June" is a 3-month average of April, May and June closing prices). April closing prices include some contracts signed in February, so there is a significant lag to this data. Here is a graph of the month-over-month (MoM) change in the Case-Shiller National Index Seasonally Adjusted (SA).

The MoM decrease in the seasonally adjusted (SA) Case-Shiller National Index was at -0.26% (a -3.1% annual rate). This was the fourth consecutive MoM decrease.

On a seasonally adjusted basis, prices increased month-to-month in just 3 of the 20 Case-Shiller cities. San Francisco has fallen 9.0% from the recent peak, Phoenix is down 4.4% from the peak, and Denver down 3.7%.

by Calculated Risk on 8/26/2025 09:00:00 AM

S&P/Case-Shiller released the monthly Home Price Indices for June ("June" is a 3-month average of April, May and June closing prices).

This release includes prices for 20 individual cities, two composite indices (for 10 cities and 20 cities) and the monthly National index.

From S&P S&P Cotality Case-Shiller Index Records Annual Gain in June 2025

The S&P Cotality Case-Shiller U.S. National Home Price NSA Index, covering all nine U.S. census divisions, reported a 1.9% annual gain for June, down from a 2.3% rise in the previous month. The 10 City Composite increased 2.6%, down from a 3.4% rise in the previous month. The 20-City Composite posted a year-over-year gain of 2.1%, down from a 2.8% increase in the previous month.

The pre-seasonally adjusted U.S. National Index saw a slight upward trend, rising 0.1%. The 10-City Composite and 20-City Composite Indices posted drops of -0.1% and -0.04%, respectively.

After seasonal adjustment, the U.S. National Index posted a decrease of -0.3%. The 10-City Composite Index posted a -0.1% decrease and the 20-City Composite Index fell -0.3%.
...
"June's results mark the continuation of a decisive shift in the housing market, with national home prices rising just 1.9% year-over-year—the slowest pace since the summer of 2023," said Nicholas Godec, CFA, CAIA, CIPM, Head of Fixed Income Tradables & Commodities at S&P Dow Jones Indices. "What makes this deceleration particularly noteworthy is the underlying pattern: The modest 1.9% annual gain masks significant volatility, with the first half of the period showing declining prices (-0.6%) that were more than offset by a 2.5% surge in the most recent six months, suggesting the housing market experienced a meaningful inflection point around the start of 2025.

"The geographic divergence has become the story's defining characteristic. New York's 7.0% annual gain stands as a stark outlier, leading all markets by a wide margin, followed by Chicago (6.1%) and Cleveland (4.5%). This represents a complete reversal of pandemic-era patterns, where traditional industrial centers now outpace former darlings like Phoenix (-0.1%), Tampa (-2.4%), and Dallas (-1.0%). Tampa's decline marks the worst performance among all tracked metros, while several Western markets including San Diego (-0.6%) and San Francisco (-2.0%) have joined the negative column—a remarkable transformation from their earlier boom years.
emphasis added

Click on graph for larger image.

The first graph shows the nominal seasonally adjusted Composite 10, Composite 20 and National indices (the Composite 20 was started in January 2000).

The Composite 10 index was down 0.1% in June (SA).  The Composite 20 index was down 0.3% (SA) in June.

The National index was down 0.3% (SA) in June.

The second graph shows the year-over-year change in all three indices.

The Composite 10 NSA was up 2.6% year-over-year.  The Composite 20 NSA was up 2.1% year-over-year.

The National index NSA was up 1.9% year-over-year.

Annual price changes were close to expectations.  I'll have more later.

by Calculated Risk on 8/25/2025 07:49:00 PM

From Matthew Graham at Mortgage News Daily: Mortgage Rates Edge Slightly Higher From Long-Term Lows

After last week's Jackson Hole speech from Fed Chair Powell, rates fell to their lowest levels since October 3rd, 2024, narrowly surpassing the recent long-term low seen on August 13th. Powell tacitly suggested a stronger possibility of a September Fed rate cut due to growing concerns about the labor market.

Now today, the market correctly mildly back in the other direction. The average lender's conventional 30yr fixed rates moved back up ever-so-slightly (roughly 0.02%), but remain essentially in line with 10-month lows. [30 year fixed 6.54%]
emphasis added

Tuesday:
• At 8:30 AM ET, 8:30 AM: Durable Goods Orders for July from the Census Bureau.  The consensus is for a 4.0% decrease in orders.

• At 9:00 AM, S&P/Case-Shiller House Price Index for June. The National index was up 2.3% in May and is expected to slower further in June.

• Also at 9:00 AM, FHFA House Price Index for June. This was originally a GSE only repeat sales, however there is also an expanded index.

• At 10:00 AM, Richmond Fed Survey of Manufacturing Activity for August.

by Calculated Risk on 8/25/2025 01:46:00 PM

From Intercontinental Exchange: ICE First Look at Mortgage Performance: Delinquencies Ease in July as Foreclosure Activity Edges Higher

Intercontinental Exchange, Inc. (NYSE:ICE) ... today released its July 2025 ICE First Look at mortgage delinquency, foreclosure and prepayment trends. The data shows that U.S. mortgage performance remains remarkably strong compared to pre-pandemic norms, marked by delinquencies declining on an annual basis.

“If you are looking for signs of a faltering economy, you won’t find them in July’s mortgage performance data,” said Andy Walden, Head of Mortgage and Housing Market Research at ICE. “New delinquency inflows were down -13% from June and -5% from the same time last year, with the national delinquency rate improving on an annual basis for the second straight month, breaking what had been a 13-month streak of consecutive increases.”

Key takeaways from the ICE First Look include:

• National delinquency rate: The delinquency rate fell by eight basis points (bps) in July to 3.27%, a 9-basis-point improvement year over year (YoY) and still 58 basis points below its 2019 levels.

• Serious delinquencies: Loans 90+ days past due but not in foreclosure held steady overall. Also, while serious delinquencies are up 30,000 YoY, it is the smallest annual increase since November, as the impacts from recent wildfires and last year’s hurricanes continue to fade.

• FHA delinquencies: FHA loans remain the primary driver of stress in the market. While FHA delinquencies ticked down by 5 basis points in July, they are still 15 basis points above year-ago levels and now account for the majority (52%) of serious delinquencies nationwide.

• Foreclosure activity: Foreclosure inventory rose 10% YoY, with starts increasing annually for eight straight months and foreclosure sales up in each of the past five months. Even so, the national foreclosure rate remains 35% below pre-pandemic norms.

• Prepayment activity: Prepayments edged up slightly to 0.67% in July on a modest improvement in rates and are up more than 12% from a year ago.
emphasis added

Click on graph for larger image.

Here is a table from ICE.

by Calculated Risk on 8/25/2025 10:44:00 AM

Today, in the Calculated Risk Real Estate Newsletter: New Home Sales at 652,000 Annual Rate in July

Brief excerpt:

The Census Bureau reported New Home Sales in July were at a seasonally adjusted annual rate (SAAR) of 652 thousand. The previous three months were revised up.
...
The next graph shows new home sales for 2024 and 2025 by month (Seasonally Adjusted Annual Rate). Sales in July 2025 were down 8.2% from July 2024.

New home sales, seasonally adjusted, have been down year-over-year for 7 consecutive months.

There is much more in the article.

by Calculated Risk on 8/25/2025 10:00:00 AM

The Census Bureau reports New Home Sales in July were at a seasonally adjusted annual rate (SAAR) of 652 thousand.

The previous three months were revised up.

Sales of new single-family houses in July 2025 were at a seasonally-adjusted annual rate of 652,000, according to estimates released jointly today by the U.S. Census Bureau and the Department of Housing and Urban Development. This is 0.6 percent below the June 2025 rate of 656,000, and is 8.2 percent below the July 2024 rate of 710,000.
emphasis added

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.

New home sales were below pre-pandemic levels.

The second graph shows New Home Months of Supply.

The months of supply was unchanged in July at 9.2 months from 9.2 months in June.

The all-time record high was 12.2 months of supply in January 2009. The all-time record low was 3.3 months in August 2020.

This is well above the top of the normal range (about 4 to 6 months of supply is normal).

"The seasonally-adjusted estimate of new houses for sale at the end of July 2025 was 499,000. This is 0.6 percent below the June 2025 estimate of 502,000, and is 7.3 percent above the July 2024 estimate of 465,000.

This represents a supply of 9.2 months at the current sales rate. The months' supply is virtually unchanged from the June 2025 estimate of 9.2 months, and is 16.5 percent above the July 2024 estimate of 7.9 months."

Sales were above expectations of 630 thousand SAAR and sales for the three previous months were revised up. I'll have more later today.

by Calculated Risk on 8/25/2025 08:11:00 AM

Altos reports that active single-family inventory was up 0.1% week-over-week.

Inventory is now up 37.9% from the seasonal bottom in January.   Usually, inventory is up about 22% from the seasonal low by this week in the year.   So, 2025 was a larger than normal increase in inventory.

The first graph shows the seasonal pattern for active single-family inventory since 2015.

Click on graph for larger image.

The red line is for 2025.  The black line is for 2019.  

Inventory was up 22.2% compared to the same week in 2024 (last week it was up 23.2%), and down 9.4% compared to the same week in 2019 (last week it was down 9.9%). 

Inventory started 2025 down 22% compared to 2019.  Inventory has closed more than half of that gap, and it appears inventory will be close to 2019 levels at the end of 2025.

This second inventory graph is courtesy of Altos Research.

As of August 22nd, inventory was at 861 thousand (7-day average), compared to 860 thousand the prior week. 

Mike Simonsen discusses this data and much more regularly on YouTube

by Calculated Risk on 8/24/2025 06:20:00 PM

Weekend:
• Schedule for Week of August 24, 2025

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

• At 10:00 AM, New Home Sales for July from the Census Bureau. The consensus is for 630 thousand SAAR, up from 627 thousand in June.

• At 10:30 AM, Dallas Fed Survey of Manufacturing Activity for August.

From CNBC: Pre-Market Data and Bloomberg futures S&P 500 and DOW futures are mostly unchanged (fair value).

Oil prices were up over the last week with WTI futures at $63.74 per barrel and Brent at $67.77 per barrel. A year ago, WTI was at $76, and Brent was at $80 - so WTI oil prices are down about 16% year-over-year.

Here is a graph from Gasbuddy.com for nationwide gasoline prices. Nationally prices are at $3.13 per gallon. A year ago, prices were at $3.31 per gallon, so gasoline prices are down $0.18 year-over-year.

by Calculated Risk on 8/24/2025 08:21:00 AM

From J.D. Power: August New-Vehicle Sales Climb 8.2% as Consumer Spending Reaches Record $54.6 Billion; EV Share Hits All-Time High Brief excerpt:

The seasonally adjusted annualized rate (SAAR) for total new-vehicle sales is expected to be 16.1 million units, up 1.0 million units from August 2024.
...
“August new-vehicle sales are expected to climb 8.2% from a year ago, including a 7.8% increase in retail volume. A strong result, although the results should be viewed in the context of several unusual factors that are distorting typical monthly sales trends.

“First, federal credits of up to $7,500 on EVs will expire on Sept. 30, prompting many EV shoppers to accelerate purchases that otherwise would have occurred later this year. As a result, EV retail share in August is expected to reach an all-time high of 12.0%, compared with 9.5% a year ago.

“Second, Labor Day lands in the August sales reporting period this year. The Labor Day weekend is typically one of the highest sales volume weekends of the year, powered by elevated manufacturer promotional activity and elevated discounts. This year, manufacturers have kept incentives restrained due to tariffs. Normally, incentives as a percentage of MSRP increase by about half a point from January through late summer, but this year they’ve slipped to 6.2% in August from 6.3% in January, underscoring the effect of tariff-related cost pressures.

“Third, lease returns remain at historically low levels following the reduced leasing activity during the 2022 supply shortages. With fewer lease customers cycling back into the market, new-vehicle sales are facing added pressure compared with typical seasonal patterns.

“Finally, from a total sales perspective, fleet deliveries are expected to reach 199,854 units in August, up 11.2% primarily due to the low baseline recorded in August 2024. Fleet volume is forecast to represent 13.5% of total light-vehicle sales, an increase of 0.4 percentage points year over year.

“In sum, August’s retail sales results point to solid new vehicle demand. The results are unquestionably inflated by shoppers accelerating their electric vehicle purchases to take advantage of Federal EV credits—but the sales pace for non-EVs remains robust, especially given the modest discounts available on those vehicles.
emphasis added

Click on graph for larger image.

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

On a seasonally adjusted annual rate basis, the J.D. Power forecast of 16.1 million SAAR would be down 1.9% from last month, and up 6.4% from a year ago.