by Calculated Risk on 11/30/2025 08:18:00 AM

Here is another update on lumber prices.

SPECIAL NOTE: The CME group discontinued the Random Length Lumber Futures contract on May 16, 2023.  I switched to a physically-delivered Lumber Futures contract that was started in August 2022.  Unfortunately, this impacts long term price comparisons since the new contract was priced about 24% higher than the old random length contract for the period when both contracts were available.

This graph shows CME random length framing futures through August 2022 (blue), and the new physically-delivered Lumber Futures (LBR) contract starting in August 2022 (Red).

On November 28, 2025, LBR was at $544.00 per 1,000 board feet, down 7.6% from a year ago.

Click on graph for larger image.

There is somewhat of a seasonal demand for lumber, and lumber prices frequently peak in the first half of the year.

The pickup in early 2018 was due to the Trump lumber tariffs in 2017.  There were huge increases during the pandemic due to a combination of supply constraints and a pickup in housing starts.  

Now, even with the tariffs, prices are down slightly year-over-year suggesting weak demand.

by Calculated Risk on 11/29/2025 02:11:00 PM

At the Calculated Risk Real Estate Newsletter this week:

Click on graph for larger image.

• Case-Shiller: National House Price Index Up 1.3% year-over-year in September

• FHFA Announces Baseline Conforming Loan Limit Will Increase to $832,750 in 2026

• Fannie Mae Multi-Family Delinquency Rate Highest Since Housing Bust (ex-pandemic)

• Freddie Mac House Price Index Up 1.0% Year-over-Year in October

• Every Housing Down Cycle is "unhappy in its own way"

This is usually published 4 to 6 times a week and provides more in-depth analysis of the housing market.

by Calculated Risk on 11/29/2025 08:11:00 AM

Special Note: There is still uncertainty on when some economic reports will be released. The employment report for November will NOT be released this week.  Items listed in RED have not been announced and will likely not be released this week.

The key reports this week are the November ISM manufacturing index and November vehicle sales.

----- Monday, December 1st -----
10:00 AM: ISM Manufacturing Index for November.  The consensus is for 48.6%, down from 48.7%.

10:00 AM: Construction Spending for October. 

8:00 PM: Speech, Fed Chair Jerome Powell, Brief Remarks and Panel Discussion with Michael Boskin and Condoleezza Rice on George Shultz and his Economic Policy Contributions At the Hoover Institution’s George P. Shultz Memorial Lecture Series: George Shultz and Economic Policy, Stanford, Calif.

----- Tuesday, December 2nd -----
All day: Light vehicle sales for November.

The consensus is for 15.4 million SAAR in November, up from 15.3 million SAAR in October (Seasonally Adjusted Annual Rate).

This graph shows light vehicle sales since the BEA started keeping data in 1967. 

The dashed line is the current sales rate.

----- Wednesday, December 3rd -----
7:00 AM ET: The Mortgage Bankers Association (MBA) will release the results for the mortgage purchase applications index.

8:15 AM: The ADP Employment Report for November. This report is for private payrolls only (no government).  The consensus is for 20,000 jobs added, down from 42,000 in October.

9:15 AM: The Fed will release Industrial Production and Capacity Utilization for October.

This graph shows industrial production since 1967.

The consensus is for no change in Industrial Production, and for Capacity Utilization to decrease to 77.3%.

10:00 AM: the ISM Services Index for November.  The consensus is for 52.1, down from 52.4.

----- Thursday, December 4th -----
8:30 AM: The initial weekly unemployment claims report will be released.  The consensus is for 218,000, up from 216,000 last week.

----- Friday, December 5th -----
10:00 AM: Personal Income and Outlays for September. The consensus is for a 0.4% increase in personal income, and for a 0.4% increase in personal spending. And for the Core PCE price index to increase 0.2% (up 2.9% YoY).

10:00 AM: University of Michigan's Consumer sentiment index (Preliminary for December).

by Calculated Risk on 11/28/2025 02:25:00 PM

From J.D. Power: November New-Vehicle Retail Sales Decline 4.8% as Effects of EV Pull-Ahead Persist Brief excerpt:

Total new-vehicle sales for November 2025, including retail and non-retail transactions, are projected to reach 1,255,900, a 5.2% decrease year over year, according to a joint forecast from J.D. Power and GlobalData. November 2025 has 25 selling days, one fewer than November 2024.

The seasonally adjusted annualized rate (SAAR) for total new-vehicle sales is expected to be 15.4 million units, down 1.2 million units from November 2024.
...
Thomas King, president of the data and analytics division at J.D. Power:

"November’s results reflect another notable—yet anticipated—decline in the new-vehicle sales pace, driven largely by the pull-ahead of electric vehicle (EV) purchases prior to the expiration of federal EV tax credits on Sept. 30. That expiration prompted many shoppers to accelerate buying decisions, resulting in a surge in EV sales that temporarily inflated the overall industry sales pace. Now, two months after the credit expired, the industry continues to feel the effect of those accelerated purchases. In November, EVs are expected to account for just 6.0% of new-vehicle retail sales, consistent with October but well below the 12.9% recorded in September.
emphasis added

From Haig Stoddard at Omdia (pay site): US Light Vehicle Sales Declining Again in November; Falling Inventory Lowers Chance for a December Rebound

Tighter inventory, tanking deliveries of battery-electric vehicles, and an overall rise in prices for what is available are capping demand, with expectations the October-November slowdown continues in December.

Click on graph for larger image.

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

On a seasonally adjusted annual rate basis, the J.D. Power forecast of 154 million SAAR would be up slightly from last month, and down 7.6% from a year ago.

All of Q4 will likely be difficult for vehicle sales.

by Calculated Risk on 11/28/2025 12:56:00 PM

The advance release of Q3 GDP has been cancelled, and the 2nd release has not been scheduled.

From BofA:

On net, given the higher weighting of the months of Jul and Aug in quarterly consumer spending as compared to Sep, our 3Q PCE tracking is down a tenth to 3.1% q/q saar. This along with higher-than-expected Aug business inventories left our 3Q GDP tracking at 2.8% q/q saar. [November 26th estimate]
emphasis added

From Goldman:

We boosted our Q3 GDP tracking estimate by 0.1pp to +3.8% (quarter-over-quarter annualized). Our Q3 domestic final sales estimate stands at +2.7%. [November 19th estimate]

And from the Atlanta Fed: GDPNow

The GDPNow model estimate for real GDP growth (seasonally adjusted annual rate) in the third quarter of 2025 is 3.9 percent on November 26, down from 4.0 percent on November 25. After this morning’s advance durable manufacturing report from the US Census Bureau, the nowcast of third-quarter real gross private domestic investment growth decreased from 4.4 percent to 3.5 percent. [November 26th estimate]

by Calculated Risk on 11/28/2025 08:37:00 AM

Today, in the Calculated Risk Real Estate Newsletter: Fannie Mae Multi-Family Delinquency Rate Highest Since Housing Bust (ex-pandemic)

Excerpt:

Fannie and Freddie: Single Family Delinquency Rate Mostly Unchanged in October

Freddie Mac reported that the Single-Family serious delinquency rate in October was 0.56%, down from 0.57% September. Freddie's rate is up year-over-year from 0.55% in October 2024, however, this is below the pre-pandemic level of 0.60%.

Freddie's serious delinquency rate peaked in February 2010 at 4.20% following the housing bubble and peaked at 3.17% in August 2020 during the pandemic.

Fannie Mae reported that the Single-Family serious delinquency rate in October was 0.54%, unchanged from 0.54% in September. The serious delinquency rate is up year-over-year from 0.52% in October 2024, however, this is below the pre-pandemic lows of 0.65%.

The Fannie Mae serious delinquency rate peaked in February 2010 at 5.59% following the housing bubble and peaked at 3.32% in August 2020 during the pandemic.

There is much more in the article.

by Calculated Risk on 11/27/2025 09:54:00 AM

Here are five economic reasons to be thankful this Thanksgiving. (Hat Tip to Neil Irwin who started doing this years ago)

1) The Unemployment Rate is at 4.4%

The unemployment rate was at 4.4% in September. 

The unemployment rate is down from 14.7% in April 2020 (the highest rate since the Great Depression).

The unemployment rate is up from 3.4% in April 2023 - and that matched the lowest unemployment rate since 1969!

Even though the rate has increased recently, this is historically a low unemployment rate.

2) Low unemployment claims.

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

Weekly claims were at 216,000 last week.

The dashed line on the graph is the current 4-week average.

Even though weekly claims have bounced around a little recently, the 4-week average is close to the lowest level in 50 years.

3) Mortgage Debt as a Percent of GDP has Fallen Significantly

This graph shows household mortgage debt as a percent of GDP.  

Note this graph is through Q2 2025 was impacted by the sharp decline in Q2 2020 GDP.

Mortgage debt, as a percent of GDP is at 44.6% - down from Q1 - and down from a peak of 73.3% of GDP during the housing bust.

4) Mortgage Delinquency Rate is Low

This graph, based on data from the MBA through Q3 2025, shows the percent of loans delinquent by days past due.  

Although mortgage delinquencies are up a little from Q2 2023 - the lowest level since the MBA survey started in 1979 - delinquencies are still historically very low.

Note: The sharp increase in 2020 in the 90-day bucket was due to loans in forbearance (included as delinquent but not reported to the credit bureaus).

The percent of loans in the foreclosure process are low.

5) Household Debt burdens at Low Levels (ex-pandemic)

This graph, based on data from the Federal Reserve, shows the Household Debt Service Ratio (DSR), and the DSR for mortgages (blue) and consumer debt (yellow).

The Household debt service ratio was at 11.3% in Q2 2025, slightly below the pre-pandemic level of 11.6%.

The DSR for mortgages (blue) is close to the pre-pandemic level.

Happy This data suggests aggregate household cash flow is in a solid position.

Happy Thanksgiving to All!

by Calculated Risk on 11/26/2025 04:25:00 PM

From Intercontinental Exchange: ICE First Look at Mortgage Performance: Increased Refinance Activity Drives Mortgage Prepayments to 3.5-Year High

Intercontinental Exchange, Inc. (NYSE:ICE) ... oday released the October 2025 ICE First Look at mortgage delinquency, foreclosure and prepayment trends.

“Softening mortgage rates expanded the pool of refinance candidates in October, pushing prepayments to their highest level in three and a half years,” said Andy Walden, Head of Mortgage and Housing Market Research at ICE. “This trend was largely driven by people who purchased homes at elevated rates in recent years seizing the opportunity to lower their monthly payments.”

“Overall mortgage health remains solid, with continued improvement in delinquency rates across all stages,” continued Walden. “While foreclosure activity has ticked up, levels remain historically low. This uptick is driven by a rise in FHA foreclosures along with the resumption in VA foreclosures following last year's moratorium."

Key takeaways from this month’s findings include:

• Delinquencies improved: The national delinquency rate fell by 7 basis points (bps) in October to 3.34%. This is down 11 bps from the same time last year and 53 bps below the October 2019 pre-pandemic benchmark.

• Broad strength in delinquency rates: Performance improved across the board, with both early-stage (30-day) and late-stage (90+ day) delinquencies declining during the month.

• Prepayments reached a multi-year high: The single month mortality (SMM) rate, which tracks prepayments, rose by 27 bps in October to 1.01%. This marks the highest level in 3.5 years and an increase of 16 bps from last year when interest rates were at similar levels.

• Foreclosure activity trending upward: Although October foreclosure starts slowed by 9.8% from the prior month, the overall trend continues to rise. Foreclosure inventory is up by 37,000 (+19%) year over year, and foreclosure sales have increased by 1,900 (+32%) from last year's levels.

• Government loans driving foreclosure growth: While foreclosure activity remains muted by historical standards, the number of loans in active foreclosure hit its highest level since early 2023, driven by a notable rise in FHA foreclosures (+50% YoY) along with a resumption of VA activity following last year's moratorium.
emphasis added

Click on graph for larger image.

Here is a table from ICE.

by Calculated Risk on 11/26/2025 02:00:00 PM

Beige Book - November 2025

Economic activity was little changed since the previous report, according to most of the twelve Federal Reserve Districts, though two Districts noted a modest decline and one reported modest growth. Overall consumer spending declined further, while higher-end retail spending remained resilient. Some retailers noted a negative impact on consumer purchases from the government shutdown, and auto dealers saw declines in EV sales following the expiration of the federal tax credit. Reports of travel and tourism activity reflected little change in recent weeks, with some contacts noting cautious discretionary spending among consumers. Manufacturing activity increased somewhat, according to most Districts, though tariffs and tariff uncertainty remained a headwind. Revenues in the nonfinancial services sector were mostly flat to down, and reports of loan demand were mixed. Some Districts reported declines in residential construction, while others said it was unchanged, and home sales activity varied. A few Districts noted ongoing recovery in the office real estate market. Conditions in the agriculture and energy sectors were largely stable, though some contacts cited challenges from the low-price environment for oil and for some crops. Community organizations saw increased demand for food assistance, due in part to disruptions in SNAP benefits during the government shutdown. Outlooks were largely unchanged overall. Some contacts noted an increased risk of slower activity in coming months, while some optimism was noted among manufacturers.

Labor Markets

Employment declined slightly over the current period with around half of Districts noting weaker labor demand. Despite an uptick in layoff announcements, more Districts reported contacts limiting headcounts using hiring freezes, replacement-only hiring, and attrition than through layoffs. In addition, several employers adjusted hours worked to accommodate higher or lower than expected business volume instead of adjusting the number of employees. A few firms noted that artificial intelligence replaced entry-level positions or made existing workers productive enough to curb new hiring. Across most Districts, employers had an easier time finding workers, but there were still pockets of difficulty related to certain skilled positions and fewer immigrant workers. Wages generally grew at a modest pace; however, some sectors such as manufacturing, construction, and health care experienced more moderate wage pressure because of a tighter labor supply. Furthermore, rising health insurance premiums continue to put upward pressure on labor costs.

Prices

Prices rose moderately during the reporting period. Input cost pressures were widespread in manufacturing and retail, largely reflecting tariff-induced increases. Some Districts noted rising costs for insurance, utilities, technology, and health care. The extent of passthrough of higher input costs to customers varied, and depended upon demand, competitive pressures, price sensitivity of consumers, and pushback from clients. There were multiple reports of margin compression or firms facing financial strain stemming from tariffs. Prices declined for certain materials, which firms attributed to sluggish demand, deferred tariff implementation, or reduced tariff rates. Looking ahead, contacts largely anticipate upward cost pressures to persist but plans to raise prices in the near term were mixed.
emphasis added

by Calculated Risk on 11/26/2025 10:31:00 AM

Today, in the Calculated Risk Real Estate Newsletter: Freddie Mac House Price Index Up 1.0% Year-over-Year in September

A brief excerpt:

Freddie Mac reported that its “National” Home Price Index (FMHPI) increased 0.13% month-over-month (MoM) on a seasonally adjusted (SA) basis in October.

On a year-over-year (YoY) basis, the National FMHPI was up 1.0% in October, down from up 1.1% YoY in September. The YoY increase peaked at 19.2% in July 2021, and for this cycle, and previously bottomed at up 1.1% YoY in April 2023. The YoY change in October is a new cycle low. ...

As of October, 26 states and D.C. were below their previous peaks, Seasonally Adjusted. The largest seasonally adjusted declines from the recent peaks are in D.C. (-3.2%), Florida (-3.0%) and Texas (-2.5%).

For cities (Core-based Statistical Areas, CBSA), 200 of the 387 CBSAs are below their previous peaks.

Here are the 30 cities with the largest declines from the peak, seasonally adjusted. Punta Gorda has passed Austin as the worst performing city. Note that 5 of the 7 cities with the largest price declines are in Florida.

Florida has the largest number of CBSAs on the list and Texas has the 2nd most.

There is much more in the article!