by Calculated Risk on 6/09/2025 01:49:00 PM
Monday, June 09, 2025
Recession Watch Metrics
Early in February, I expressed my "increasing concern" about the negative economic impact of "executive / fiscal policy errors", however, I concluded that post by noting that I was not currently on recession watch.
"We should be looking to trade with the rest of the world, and we should do what we do best, and they should do what they do best ... Trade should not be a weapon.”In the short term, it is mostly trade policy that will negatively impact the economy. However, there other aspects of policy that bear watching.
The Sahm Rule was at 0.27 in May.
Part 1: Current State of the Housing Market; Overview for mid-June 2025
by Calculated Risk on 6/09/2025 10:25:00 AM
Today, in the Calculated Risk Real Estate Newsletter: Part 1: Current State of the Housing Market; Overview for mid-June 2025
A brief excerpt:
This 2-part overview for mid-June provides a snapshot of the current housing market.There is much more in the article.
First, a quote from Toll Brothers CEO Douglas Yearley Jr.:“The spring selling season, which is really a winter selling season, is when most new homes are sold in this country. It's mid January until the end of April, and the reason for that is most people want to move into their new home for the next school year. So you [homebuilders] better get [the buyer] under contract and get it going in February, March, April, to have it completed by the school year. That's what provides for our business. And this was not a good spring.It was not a “good Spring” for new homebuilders, but it wasn’t horrible. However, homebuilders have a growing number of completed homes for sales, a larger than normal number of unsold homes under construction and are competing with more existing home inventory.
emphasis added”
And the key stories for existing homes are that inventory is increasing sharply, and sales are essentially flat compared to last year (and sales in 2024 were the lowest since 1995). That means prices will be under pressure ...
Realtor.com reports in the May 2025 Monthly Housing Market Trends Report that new listings were up 7.2% year-over-year in May. And active listings were up 31.5% year-over-year.
Homebuyers found more options in May, as the number of actively listed homes rose 31.5% compared to the same time last year. This builds on April’s 30.6% increase and marks the 19th consecutive month of year-over-year inventory gains. The number of homes for sale topped 1 million for the first time since Winter 2019 and exceeded 2020 levels for the second month in a row, a key pandemic recovery benchmark. Still, inventory remains 14.4% below typical 2017–2019 levels, though May’s gains indicate the market is closing the gap at an accelerating pace.
Housing June 9th Weekly Update: Inventory up 0.6% Week-over-week, Up 32.2% Year-over-year
by Calculated Risk on 6/09/2025 08:11:00 AM
Sunday, June 08, 2025
Sunday Night Futures
by Calculated Risk on 6/08/2025 06:36:00 PM
Weekend:
• Schedule for Week of June 8, 2025
Monday:
• No major economic releases scheduled.
From CNBC: Pre-Market Data and Bloomberg futures S&P 500 are down 7 and DOW futures are down 35 (fair value).
Oil prices were up over the last week with WTI futures at $64.58 per barrel and Brent at $66.47 per barrel. A year ago, WTI was at $77, and Brent was at $78 - 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 $3.08 per gallon. A year ago, prices were at $3.40 per gallon, so gasoline prices are down $0.32 year-over-year.
Leading Index for Commercial Real Estate Increased 4% in May
by Calculated Risk on 6/08/2025 08:07:00 AM
From Dodge Data Analytics: Dodge Momentum Index Increases 4% in May
The Dodge Momentum Index (DMI), issued by Dodge Construction Network, grew 3.7% in May to 211.2 (2000=100) from the downwardly revised April reading of 203.5. Over the month, commercial planning grew 0.8% while institutional planning improved 10.5%.
“Nonresidential planning continued to accelerate in May, primarily driven by strong project activity on the institutional side of the DMI,” stated Sarah Martin, associate director of forecasting at Dodge Construction Network. “Planning momentum moderately improved on the commercial side as well, following subdued growth in that sector over the last few months – outside of data centers. Increased economic and policy uncertainty will continue to contribute to heightened volatility in the project data - but in aggregate, planning activity is on steady footing.”
After a very strong April, data center projects returned to more typical levels in May and constrained overall commercial planning. Without data center projects, the commercial portion of the DMI would have improved 5% and the entire DMI would have grown 7% over the month. Accelerated warehouse and hotel planning drove the commercial portion of the Index, while office and retail planning remained flat. On the institutional side, a strong uptick in education and recreational projects drove this month’s gains, partially offset by a mild slowdown in healthcare planning.
In May, the DMI was up 24% when compared to year-ago levels. The commercial segment was up 15% from May 2024, and the institutional segment was up 47% after a weak May last year. If all data center projects between 2023 and 2025 are excluded, commercial planning would be up 4% from year-ago levels and the entire DMI would be up 17%.
...
The DMI is a monthly measure of the value of nonresidential building projects going into planning, shown to lead construction spending for nonresidential buildings by a full year.
emphasis added
This graph shows the Dodge Momentum Index since 2002. The index was at 211.2 in May, up from 203.5 the previous month.
According to Dodge, this index leads "construction spending for nonresidential buildings by a full year". This index suggests a pickup in mid-2025, however, uncertainty might impact these projects.
Saturday, June 07, 2025
Real Estate Newsletter Articles this Week: Fannie Multi-Family Delinquency Rate Highest Since Jan 2011 (ex-Pandemic)
by Calculated Risk on 6/07/2025 02:11:00 PM
At the Calculated Risk Real Estate Newsletter this week:
Click on graph for larger image.
• Fannie and Freddie: Single Family Serious Delinquency Rates Decreased in April
• Q1 Update: Delinquencies, Foreclosures and REO
• 1st Look at Local Housing Markets in May
• June ICE Mortgage Monitor: Home Prices Continue to Cool
• Asking Rents Mostly Unchanged Year-over-year
This is usually published 4 to 6 times a week and provides more in-depth analysis of the housing market.
Schedule for Week of June 8, 2025
by Calculated Risk on 6/07/2025 08:11:00 AM
The key report this week is May CPI.
No major economic releases scheduled.
6:00 AM ET: NFIB Small Business Optimism Index for April.
7:00 AM ET: The Mortgage Bankers Association (MBA) will release the results for the mortgage purchase applications index.
8:30 AM: The Consumer Price Index for May from the BLS. The consensus is for 0.2% increase in CPI (up 2.5% YoY), and a 0.3% increase in core CPI (up 2.9% YoY).
8:30 AM: The initial weekly unemployment claims report will be released. The consensus is for initial claims of 239 thousand, up from 247 thousand last week.
8:30 AM: The Producer Price Index for May from the BLS. The consensus is for a 0.2% increase in PPI, and a 0.3% increase in core PPI.
12:00 PM: Q1 Flow of Funds Accounts of the United States from the Federal Reserve.
10:00 AM: University of Michigan's Consumer sentiment index (Preliminary for June).
Friday, June 06, 2025
June 6th COVID Update: Weekly COVID Deaths at New Pandemic Low
by Calculated Risk on 6/06/2025 07:39:00 PM
Note: Mortgage rates are from MortgageNewsDaily.com and are for top tier scenarios.
| COVID Metrics | ||||
|---|---|---|---|---|
| Now | Week Ago | Goal | ||
| Deaths per Week | 250✅ | 277 | ≤3501 | |
| 1my goals to stop weekly posts. 🚩 Increasing number weekly for Deaths. ✅ Goal met. | ||||
This graph shows the weekly (columns) number of deaths reported since Jan 2020.
AAR: Rail "Intermodal Slips, But Carloads Hold Steady Amid Continued Uncertainty"
by Calculated Risk on 6/06/2025 05:00:00 PM
From the Association of American Railroads (AAR) AAR Data Center. Graph and excerpts reprinted with permission.
Rail freight volumes in May 2025 tell a story of an industry navigating crosscurrents. On one side, carload traffic showed solid growth, reflecting resilience in key sectors of the domestic economy. On the other, intermodal container volumes barely eked out a gain, hinting at softening global trade and cautious consumer demand. Mixed economic signals – from cooling manufacturing output to consumers pulling back on goods purchases – underscore the uncertainty facing railroads. Recent data on factory activity, consumer spending, and housing all paint a cautionary picture for the coming months, even as the labor market remains a relative bright spot.
Total U.S. rail carloads rose 5.9% in May 2025 compared with a year ago (about 50,000 extra carloads), a slight step down from April’s 6.2% growth. Year-to-date carloads through May were up 2.5% versus the same period in 2024.
emphasis added
By contrast, intermodal volume (containers and trailers) barely grew, rising only 0.6% in May year over-year (around +6,200 units). This marks the 21st consecutive month of year-over-year intermodal gains, but notably it’s the weakest percentage increase of that entire streak. In fact, average weekly intermodal loadings in May (about 259,400 units) were the lowest in a year and essentially equal to the 10-year May average.
Tracking with declines in port activity and lower import volumes, rail traffic saw its first non-holiday intermodal declines since September 2023 to end the month with volumes falling ~1.5%–1.8% compared to the same weeks a year ago. Time will tell if this two-week trend continues or if shippers and retailers are becoming more cautious,
1st Look at Local Housing Markets in May
by Calculated Risk on 6/06/2025 01:46:00 PM
Today, in the Calculated Risk Real Estate Newsletter: 1st Look at Local Housing Markets in May
A brief excerpt:
Tracking local data gives an early look at what happened the previous month and also reveals regional differences in both sales and inventory.There is much more in the article.
Closed sales in May were mostly for contracts signed in March and April, and mortgage rates, according to the Freddie Mac PMMS, averaged 6.65% in March and 6.73% in April. This was a decrease from the average rate for homes that closed in April.
NOTE: The tables for active listings, new listings and closed sales all include a comparison to May 2019 for each local market (some 2019 data is not available).
...
In May, sales in these early reporting markets were down 5.5% YoY. Last month, in April, these same markets were down 0.3% year-over-year Not Seasonally Adjusted (NSA).
Important: There were fewer working days in May 2025 (21) as in May 2024 (22). So, the year-over-year change in the headline SA data will be higher than for the NSA data.
Note that most of these early reporting markets have shown stronger year-over-year sales than most other markets for the last several months.
...
This was just several early reporting markets. Many more local markets to come!
Q2 GDP Tracking: Moving Up
by Calculated Risk on 6/06/2025 01:11:00 PM
From BofA:
Since our last weekly publication, our 2Q GDP tracking is up to 2.7% q/q saar from 1.8% q/q saar and 1Q GDP is up two-tenths to 0.0% q/q saar. [June 6th estimate]From Goldman:
emphasis added
The details of the trade balance report indicated that April exports were stronger than our previous GDP tracking assumptions. We boosted our Q2 GDP tracking estimate by 0.4pp to +3.7% (quarter-over-quarter annualized) and left our Q2 domestic final sales estimate unchanged at -0.5%. [June 5th estimate]And from the Atlanta Fed: GDPNow
The GDPNow model estimate for real GDP growth (seasonally adjusted annual rate) in the second quarter of 2025 is 3.8 percent on June 5, down from 4.6 percent on June 2. After recent releases from the US Census Bureau, the US Bureau of Economic Analysis, and the Institute for Supply Management, the nowcasts of second-quarter real personal consumption expenditures growth and real gross private domestic investment growth decreased from 4.0 percent and 0.5 percent, respectively, to 2.6 percent and -2.2 percent, while the nowcast of the contribution of net exports to annualized second-quarter real GDP growth increased from 1.36 percentage points to 2.01 percentage points. [June 5th estimate]
Wholesale Used Car Prices Decreased in May; Up 4% Year-over-year
by Calculated Risk on 6/06/2025 11:10:00 AM
From Manheim Consulting today: Wholesale Used-Vehicle Prices Increased in April
Wholesale used-vehicle prices (on a mix, mileage, and seasonally adjusted basis) were lower in May compared to April. The Manheim Used Vehicle Value Index (MUVVI) declined to 205.2, representing a 4% increase from the same time last year and a 1.4% decline from April levels. The seasonal adjustment slightly lowered the decline seen in the month, as non-seasonally adjusted values fell more than usual following the strong increase in April related to the tariff announcement. The non-adjusted price in May decreased by 1.5% compared to April, resulting in an unadjusted average price that was 4% higher year over year.
emphasis added
This index from Manheim Consulting is based on all completed sales transactions at Manheim’s U.S. auctions.
Comments on May Employment Report
by Calculated Risk on 6/06/2025 09:06:00 AM
The headline jobs number in the May employment report was slightly above expectations, however, March and April payrolls were revised down by 95,000 combined. The participation rate and the employment population ratio decreased, and the unemployment rate was unchanged at 4.2%.
Prime (25 to 54 Years Old) Participation
The 25 to 54 years old participation rate decreased in May to 83.4% from 83.6% in April.
Average Hourly Wages
Wage growth has trended down after peaking at 5.9% YoY in March 2022 and was at 3.9% YoY in May.
Part Time for Economic Reasons
"The number of people employed part time for economic reasons, at 4.6 million, changed little in May. These individuals would have preferred full-time employment but were working part time because their hours had been reduced or they were unable to find full-time jobs."The number of persons working part time for economic reasons decreased in May to 4.62 million from 4.69 million in April. This is above the pre-pandemic levels.
These workers are included in the alternate measure of labor underutilization (U-6) that was unchanged at 7.8% from 7.8% in the previous month. This is down from the record high in April 2020 of 22.9% and up from the lowest level on record (seasonally adjusted) in December 2022 (6.6%). (This series started in 1994). This measure is above the 7.0% level in February 2020 (pre-pandemic).
Unemployed over 26 Weeks
According to the BLS, there are 1.46 million workers who have been unemployed for more than 26 weeks and still want a job, down from 1.67 million the previous month.
This is above pre-pandemic levels.
Job Streak
| Headline Jobs, Top 10 Streaks | ||
|---|---|---|
| Year Ended | Streak, Months | |
| 1 | 2020 | 113 |
| 2 | Current, N/A | 531 |
| 3 | 1990 | 48 |
| 4 | 2007 | 46 |
| 5 | 1979 | 45 |
| 6 tie | 1943 | 33 |
| 6 tie | 1986 | 33 |
| 6 tie | 2000 | 33 |
| 9 | 1967 | 29 |
| 10 | 1995 | 25 |
| 1Currrent Streak | ||
Summary:
The headline jobs number in the May employment report was above expectations, however, March and April payrolls were revised down by 95,000 combined. The participation rate and employment population ratio increased, and the unemployment rate was unchanged at 4.2%.
May Employment Report: 139 thousand Jobs, 4.2% Unemployment Rate
by Calculated Risk on 6/06/2025 08:30:00 AM
From the BLS: Employment Situation
Total nonfarm payroll employment increased by 139,000 in May, and the unemployment rate was unchanged at 4.2 percent, the U.S. Bureau of Labor Statistics reported today. Employment continued to trend up in health care, leisure and hospitality, and social assistance. Federal government continued to lose jobs.
...
The change in total nonfarm payroll employment for March was revised down by 65,000, from +185,000 to +120,000, and the change for April was revised down by 30,000, from +177,000 to +147,000. With these revisions, employment in March and April combined is 95,000 lower than previously reported.
emphasis added
The first graph shows the jobs added per month since January 2021.
Payrolls for March and April were revised down by 95 thousand, combined.
In May, the year-over-year change was 1.73 million jobs. Employment was up solidly year-over-year.
The third graph shows the employment population ratio and the participation rate.
The Employment-Population ratio decreased to 59.7% from 60.0% in April (blue line).
I'll post the 25 to 54 age group employment-population ratio graph later.
The unemployment rate was unchanged at 4.2% in May from 4.2% in April.
This was slightly above consensus expectations; however, March and April payrolls were revised down by 95,000 combined.
Thursday, June 05, 2025
Friday: Employment Report
by Calculated Risk on 6/05/2025 08:08:00 PM
Note: Mortgage rates are from MortgageNewsDaily.com and are for top tier scenarios.
Friday:
• At 8:30 AM ET, Employment Report for May. The consensus is for 130,000 jobs added, and for the unemployment rate to be unchanged at 4.2%.
Realtor.com Reports Most Actively "For Sale" Inventory since December 2019
by Calculated Risk on 6/05/2025 04:58:00 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.
Realtor.com has monthly and weekly data on the existing home market. Here is their weekly report: Weekly Housing Trends View—Data for Week Ending May 31, 2025
• Active inventory climbed 29.5% year over year
The number of homes actively for sale remains on a strong upward trajectory, now 29.5% higher than this time last year. This represents the 82nd consecutive week of annual gains in inventory. There were more than 1 million homes for sale again last week, marking the fourth 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 4.2% year over year
New listings rose again last week on an annual basis, up 4.2% compared with the same period last year, though growth slowed compared with the previous week. Monday’s Memorial Day holiday likely affected listing activity for the week. The momentum that began earlier this spring remains strong ...
• The median list price was flat year over year
The median list price was flat year over year this week as sticky prices persist into the summer. The median list price per square foot—which adjusts for changes in home size—rose 0.9% year over year.
Inventory was up year-over-year for the 82nd consecutive week.
Hotels: Occupancy Rate Decreased 1.6% Year-over-year
by Calculated Risk on 6/05/2025 02:59:00 PM
The U.S. hotel industry reported negative year-over-year comparisons, according to CoStar’s latest data through 31 May. ...The following graph shows the seasonal pattern for the hotel occupancy rate using the four-week average.
25-31 May 2025 (percentage change from comparable week in 2024):
• Occupancy: 61.0% (-1.6%)
• Average daily rate (ADR): US$151.48 (-0.3%)
• Revenue per available room (RevPAR): US$92.45 (-1.9%)
emphasis added
The red line is for 2025, blue is the median, and dashed light blue is for 2024. Dashed purple is for 2018, the record year for hotel occupancy.
May Employment Preview
by Calculated Risk on 6/05/2025 01:00:00 PM
On Friday at 8:30 AM ET, the BLS will release the employment report for May. The consensus is for 130,000 jobs added, and for the unemployment rate to be unchanged at 4.2%. There were 177,000 jobs added in April, and the unemployment rate was at 4.2%.
From Goldman Sachs:
While the employment component of the ISM services index improved, it remained at a weak level and the ADP measure of job growth was much weaker than expected. We have lowered our forecast for nonfarm payroll growth by 15k to +110k, below consensus of +126k.From BofA:
emphasis added
Payrolls are likely to rise by a stable 150k after coming in at 177k in April. This is slightly higher than consensus expectations of 130k. Claims in the survey week remained at muted levels. Firms likely paused the hiring of trade & transportation workers after the front-loading driven increase in the previous months. But given elevated uncertainty about the steady state on tariff policy, we don’t think they would have already started shedding workers. Risks are to the downside, in our view. We expect the u-rate to remain at 4.2%.• ADP Report: The ADP employment report showed 37,000 private sector jobs were added in May. This was well below consensus forecasts and suggests job gains below consensus expectations, however, in general, ADP hasn't been very useful in forecasting the BLS report.
• ISM Surveys: Note that the ISM indexes are diffusion indexes based on the number of firms hiring (not the number of hires). The ISM® manufacturing employment index was at 46.8%, up from 46.5% the previous month. This would suggest some jobs lost in manufacturing. The ADP report indicated 3,000 manufacturing jobs lost in May.
The ISM® services employment index was at 50.7%, up from 49.0% the previous month. This is still weak, but would suggest some jobs added in services. The ADP report indicated 36,000 service jobs added in May.
• Unemployment Claims: The weekly claims report showed about the same initial unemployment claims during the reference week at 226,000 in May compared to 216,000 in April. This suggests layoffs in May were about the same or a little more than in April.
Trade Deficit decreased to $61.6 Billion in April
by Calculated Risk on 6/05/2025 08:50:00 AM
The Census Bureau and the Bureau of Economic Analysis reported:
The U.S. Census Bureau and the U.S. Bureau of Economic Analysis announced today that the goods and services deficit was $61.6 billion in April, down $76.7 billion from $138.3 billion in March, revised.
April exports were $289.4 billion, $8.3 billion more than March exports. April imports were $351.0 billion, $68.4 billion less than March imports.
emphasis added
Exports increased and imports increased in April.
Exports were up 8.6% year-over-year; imports were up 3.4% year-over-year.
Imports increased sharply earlier this year as importers rushed to beat tariffs. Exports likely increased in April as foreign importers rushed to beat retaliatory tariffs.
The second graph shows the U.S. trade deficit, with and without petroleum.
Note that net, exports of petroleum products are positive and have been increasing.
The trade deficit with China decreased to $17.2 billion from $20.1 billion a year ago.
Weekly Initial Unemployment Claims Increase to 247,000
by Calculated Risk on 6/05/2025 08:30:00 AM
The DOL reported:
In the week ending May 31, the advance figure for seasonally adjusted initial claims was 247,000, an increase of 8,000 from the previous week's revised level. The previous week's level was revised down by 1,000 from 240,000 to 239,000. The 4-week moving average was 235,000, an increase of 4,500 from the previous week's revised average. The previous week's average was revised down by 250 from 230,750 to 230,500.The following graph shows the 4-week moving average of weekly claims since 1971.
emphasis added
The dashed line on the graph is the current 4-week average. The four-week average of weekly unemployment claims increased to 235,000.
The previous week was revised down.
Weekly claims were higher than the consensus forecast.


