by Calculated Risk on 5/15/2012 10:05:00 AM

The National Association of Home Builders (NAHB) reports the housing market index (HMI) increased 5 points in May to 29. Any number under 50 indicates that more builders view sales conditions as poor than good.

From the NAHB: Builder Confidence Rises Five Points in May

Builder confidence in the market for newly built, single-family homes gained five points in May from a downwardly revised reading in the previous month to reach a level of 29 on the National Association of Home Builders/Wells Fargo Housing Market Index (HMI), released today. This is the index’s strongest reading since May of 2007.

“Builders in many markets are reporting that buyer traffic and sales have picked back up after a pause this April,” said Barry Rutenberg, chairman of the National Association of Home Builders (NAHB) and a home builder from Gainesville, Fla. “It seems we have resumed the gradual upward trend in confidence that started at the beginning of this year, as stabilizing prices and excellent affordability encourage more people to pursue a new-home purchase.”

“While home building still has quite a way to go toward a fully healthy market, the fact that the HMI has returned to trend is an excellent sign that firming home values, improving employment and low mortgage rates are drawing consumers back,” said NAHB Chief Economist David Crowe.
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Each of the index’s components rebounded from declines in the previous month. The component gauging current sales conditions and the component gauging traffic of prospective buyers each rose five points in May to 30 and 23, respectively, with the traffic component hitting its highest level since April of 2007. The component gauging sales expectations in the next six months rose three points to 34.

Three out of four regions registered improving builder sentiment in May. This included a six-point gain to 32 in the Northeast, and five-point gains to 27 and 28 in the Midwest and South, respectively. The West posted a two-point decline, to 29.

Click on graph for larger image.

This graph compares the NAHB HMI (left scale) with single family housing starts (right scale). This includes the May release for the HMI and the March data for starts (April housing starts will be released tomorrow).

Housing Investment and Construction Graphs

by Calculated Risk on 5/15/2012 08:47:00 AM

On a monthly basis, retail sales were up 0.1% from March to April (seasonally adjusted), and sales were up 6.4% from April 2011. From the Census Bureau report:

The U.S. Census Bureau announced today that advance estimates of U.S. retail and food services sales for April, adjusted for seasonal variation and holiday and trading-day differences, but not for price changes, were $408.0 billion, an increase of 0.1 percent from the previous month and 6.4 percent above April 2011.

Ex-autos, retail sales also increased 0.1% in April.

Click on graph for larger image.

Sales for March was revised down to a 0.7% increase from 0.8%, and February was revised down to 1.0% from 1.1%.

This graph shows retail sales since 1992. This is monthly retail sales and food service, seasonally adjusted (total and ex-gasoline).

Retail sales are up 23.1% from the bottom, and now 7.7% above the pre-recession peak (not inflation adjusted)

The second graph shows the same data since 2006 (to show the recent changes). Excluding gasoline, retail sales are up 19.4% from the bottom, and now 7.3% above the pre-recession peak (not inflation adjusted).

The third graph shows the year-over-year change in retail sales and food service (ex-gasoline) since 1993.

Retail sales ex-gasoline increased by 6.4% on a YoY basis (6.4% for all retail sales). Retail sales ex-gasoline increased 0.2% in April.

This was at the consensus forecast for retail sales of a 0.1% increase in April, and below the consensus for a 0.2% increase ex-auto.



All current retail sales graphs

by Calculated Risk on 5/14/2012 09:37:00 PM

Tuesday will be a busy day with the release of several key economic indicators including retail sales, CPI, home builder confidence, and the NY Fed manufacturing survey:

• Retail sales for April will be released at 8:30 AM ET. Retail sales were very strong in February and March, increasing 1.1% and 0.8%, respectively. The consensus is for retail sales to increase 0.1% in April, and for retail sales ex-autos to increase 0.2%. This report could be weak. Note: The annual revision for retail sales was released on April 30th including new seasonal adjustments using the Census Bureau’s X-13ARIMA-SEATS (yes, a new model).

• Also at 8:30 AM, the Consumer Price Index for April will be released. The consensus is for no change in headline CPI (with the decline in energy prices) and for core CPI to increase 0.2%. From Merrill:

With gasoline prices peaking in early April, we expect headline CPI to soften, dropping 0.1% monthly, after a 0.3% rise in March. ... Overall, the annual headline CPI inflation rate is likely to decelerate in April to 2.2%, its slowest year-on-year rise since the rapid run-up in global oil prices in February 2011.

• Also at 8:30 am, the NY Fed Empire Manufacturing Survey for May will be released. The consensus is for a reading of 10.0, up from 6.6 in April (above zero is expansion).

• At 10 AM, the May NAHB home builder confidence survey will be released. The consensus is for a reading of 26, up slightly from 25 in April. Although this index has been increasing lately, any number below 50 still indicates that more builders view sales conditions as poor than good.

• The Manufacturing and Trade: Inventories and Sales report for March will be released at 10 AM, and Fed Governor Elizabeth Duke speaks at 9.30 AM: "Prescriptions for Housing Recovery".

For the monthly economic question contest:

by Calculated Risk on 5/14/2012 07:09:00 PM

Earlier I noted that gasoline prices will probably follow the price of Brent oil down, but that there were some refinery issues.

Here is a story from the Mercury News last Friday: Rising California gas prices expected to increase even more

Prices could rise an additional 20 cents in the next few days, as refinery problems continue to choke supplies for California's special blend of clean burning gas. On Thursday, many Bay Area stations saw jumps of several cents to a dime.

"Prepare to get clobbered," said Patrick DeHaan, the senior petroleum analyst with GasBuddy.com.

West Coast gas inventories are at their lowest level in 20 years, he said, and the blame is with production on the West Coast.

"Refineries have been having a lousy spring with not just one massive facility outage," DeHaan said, "but smaller, more widespread issues."

Gasoline prices on the west coast are up about 20 cents this month, and about 10 cents over the last several days. Hopefully this is a short term problem.

by Calculated Risk on 5/14/2012 04:34:00 PM

I've mentioned this before, but here are a couple more excerpts from articles ...

From Susan Straight at the WaPo: How to buy a house in D.C.’s sellers’ market

If you’ve dipped a toe into the Washington-area real estate market these days, you know it’s returned to an era of multiple offers, escalation clauses and competitive bidding. According to RealEstate Business Intelligence, the active inventory of homes in March was down more than 25 percent from March 2011.
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Sellers are in heaven; buyers are feeling the stress. These days you can go to any open house of a home in good condition in a desirable neighborhood, and you’ll find you’re one of a steady stream of potential buyers.

From the Jon Lansner at the O.C. Register: O.C. homes draw multiple-offer ‘avalanche’ (an excerpt from Steve Thomas' report)

Below $500,000 range is NUTS. Homes priced at or near their market value are generating an avalanche of multiple offers. A home in this range is placed on the market and, within moments, cars filled with buyers are touring the home. ...

Upon writing an offer, buyers quickly find that they are one of many, sometimes over ten, offers on the home. Suddenly ... In the end, the seller factors the highest price with the largest down payment. I know, you are thinking, “What about the appraisal?” In many instances, shrewd sellers and Realtors are leveraging the competition to drop the appraisal contingency and require the buyer to make up the difference between the appraisal price and the purchase price, IF there is an appraisal problem. ...

Supply has dropped to levels not seen since June 2005. ... The expected market time for all of Orange County is 1.5 months, or six weeks.

The local economies in these two areas are probably better than most of the country, and anything priced right is selling pretty quickly. The key reason for the multiple offers is the sharp decline in inventory.

Although this might remind some people of 2005, I think the dynamics are very different. This is only happening in a few parts of the country, the buyers are usually making substantial down payments, and I suspect any clear increase in prices would be met with more supply ("sellers waiting for a better market").