by Calculated Risk on 11/08/2014 08:01:00 AM

Update: On Nov 8th I added the MBA forecast.

Towards the end of each year I collect some housing forecasts for the following year, and it looks like most analysts are optimistic for 2015.

The NAR released their forecast yesterday: Home Sales Expected to Improve in 2015, but Some Headwinds Still Remain

[Lawrence Yun, chief economist of the National Association of Realtors®] expects the national median existing-home price to rise 4 percent both next year and in 2016. ... Housing starts are forecast to hit 1 million this year and reach 1.3 million in 2015, which is still below the underlying demand of about 1.5 million, but should gradually normalize as lenders open their credit box more to builders. New-home sales are likely to total 440,000 in 2014, and increase to 620,000 next year.

Note: Wells Fargo updated their forecast (slight changes).

Here is a summary of forecasts for 2014. In 2014, new home sales will be around 440 thousand, and total housing starts will be close to 1 million.  No one was close on New Home sales (all way too optimistic), and Michelle Meyer (Merrill Lynch) and Fannie Mae were the closest on housing starts (about 10% too high).

In 2014, many analysts underestimated the impact of higher mortgage rates and higher new home prices on new home sales and starts.

Note: Here is a summary of forecasts for 2013. In 2013, new home sales were 429 thousand, and total housing starts were 925 thousand.  Barclays were the closest on New Home sales followed by David Crowe (NAHB).  Fannie Mae and the NAHB were the closest on housing starts.

The table below shows a few forecasts for 2015 (I'll update these in further in December).

From Fannie Mae: Housing Forecast: October 2014

From NAHB: Single-Family Production Poised to Take Off in 2015

I don't have Moody's Analytics' forecast, but Mark Zandi, chief economist at Moody's Analytics said today "that single-family starts could be closing in on 1 million units by the end of 2015 and multifamily production could go as high as 500,000 units."  That seems too high.

I haven't worked up a forecast yet for 2015.

Housing Forecasts for 2015
	New Home Sales (000s)	Single Family Starts (000s)	Total Starts (000s)	House Prices1
Fannie Mae	523	783	1,170	4.9%2
Merrill Lynch	557		1,200	3.6%
MBA	503	728	1,108	3.0%2
NAHB	547	802	1,158
NAR	620		1,300	4%3
Wells Fargo	530	770	1,160	3.3%
Zillow				3.0%4
1Case-Shiller unless indicated otherwise 2FHFA Purchase-Only Index 3NAR Median Home price 4Zillow Home Value Index, Sept 2014 to Sept 2015

by Calculated Risk on 11/07/2014 08:15:00 PM

From the FDIC: Bank of Southern California, N.A., San Diego, California, Assumes All of the Deposits of Frontier Bank, FSB, d/b/a El Paseo Bank, Palm Desert, California

As of June 30, 2014, Frontier Bank, FSB had approximately $86.4 million in total assets and $82.1 million in total deposits. ... The FDIC estimates that the cost to the Deposit Insurance Fund (DIF) will be $4.7 million. ... Frontier Bank, FSB is the 17th FDIC-insured institution to fail in the nation this year, and the first in California. The last FDIC-insured institution closed in the state was Palm Desert National Bank, Palm Desert, on April 27, 2012.

It feels like a Friday!

by Calculated Risk on 11/07/2014 04:38:00 PM

This is a key distressed market to follow since Phoenix saw a large bubble / bust followed by strong investor buying.  These key markets hopefully show us changes in trends for sales and inventory.

The Arizona Regional Multiple Listing Service (ARMLS) reports (table below):

1) Overall sales in October were up 2.5% year-over-year.  Note: This is the first year-over-year sales increase this year.

2) Cash Sales (frequently investors) were down about 10% to 27.7% of total sales. Non-cash sales were up 8.4% year-over-year.

3) Active inventory is now up 5.7% year-over-year - and at about the same level as in October 2011 (about when prices bottomed in Phoenix).  Note: This is the smallest year-over-year inventory increase this year, so the inventory build may be slowing.

More inventory (a theme this year) - and less investor buying - suggested price increases would slow sharply in 2014.

According to Case-Shiller, Phoenix house prices bottomed in August 2011 (mostly flat for all of 2011), and then increased 23% in 2012, and another 15% in 2013.  Those large increases were probably due to investor buying, low inventory and some bounce back from the steep price declines in 2007 through 2010.  Now, with more inventory, price increases have flattened out in 2014.

As an example, the Phoenix Case-Shiller index through August shows prices up less than 1% in 2014, and the Zillow index shows Phoenix prices flat over the last year!

October Residential Sales and Inventory, Greater Phoenix Area, ARMLS
	Sales	YoY Change Sales	Cash Sales	Percent Cash	Active Inventory	YoY Change Inventory
Oct-08	5,384	---	1,348	25.0%	55,7031	---
Oct-09	8,121	50.8%	2,688	33.1%	39,312	-29.4%
Oct-10	6,591	-18.8%	2,800	42.5%	45,252	15.1%
Oct-11	7,561	14.7%	3,336	44.1%	27,266	-39.7%
Oct-12	7,020	-7.2%	3,081	43.9%	22,702	-16.7%
Oct-13	6,038	-14.0%	1,910	31.6%	26,267	15.7%
Oct-14	6,186	2.5%	1,712	27.7%	27,760	5.7%
1 October 2008 probably includes pending listings

by Calculated Risk on 11/07/2014 02:49:00 PM

I enjoy economics, but I hate politics.

We all have different values and interests, so it is natural that we disagree on some public policy.   An open and honest debate would be healthy.  But politics is negative, destructive and dishonest.

Yesterday the Speaker warned the President not to "poison the well" of goodwill by taking action on immigration. In almost the next sentence, the Speaker poisoned the well by saying the House will vote to repeal the Affordable Care Act (a vote that will go nowhere).  No matter what someone thinks of both issues, the speaker's words were not helpful for constructive debate.

The Speaker isn't stupid. Being hypocritical is bad policy, but probably good politics - and that is sad.   A more positive approach would be to offer to work on areas of agreement for both immigration and healthcare (the areas of agreement would be small - but that approach would be positive).

And politics really bothers me when we discuss the economy.

If I wrote that Obama's 2nd term is on pace to be one of the best for private sector job creation in history - better than Reagan, and only trailing Clinton - that might surprise a few people. But it is accurate.

Here is a table for private sector jobs. The top two private sector terms were both under President Clinton.  Currently Obama's 2nd term is on pace for the third best term for these Presidents.

Term	Private Sector Jobs Added (000s)
Carter	9,041
Reagan 1	5,360
Reagan 2	9,357
GHW Bush	1,510
Clinton 1	10,885
Clinton 2	10,070
GW Bush 1	-841
GW Bush 2	379
Obama 1	1,998
Obama 2	4,3711
121 months into 2nd term: 9,991 pace.

It is correct that the economy is larger now than in the '80s, but demographics are less favorable now.  The recent job creation is happening with a decline in the prime working age population, whereas in the '80s the prime working age population was growing 3% per year!  This is unrelated to policy - this is just demographics.

Note: Some good news looking forward is the prime working age population is growing again.

Total employment did increase more in Reagan's 2nd term, but that was because of a huge surge in public employment. If the Speaker, yesterday, mentioned a push for 2nd term Reagan era public sector hiring, I missed it (sorry for sarcasm).

Here is a table for public sector jobs. Public sector jobs declined the most during Obama's first term, and increased the most during Reagan's 2nd term.  Note: From the WSJ: The Federal Government Now Employs the Fewest People Since 1966

Term	Public Sector Jobs Added (000s)
Carter	1,304
Reagan 1	-24
Reagan 2	1,438
GHW Bush	1,127
Clinton 1	692
Clinton 2	1,242
GW Bush 1	900
GW Bush 2	844
Obama 1	-713
Obama 2	481
121 months into 2nd term, 110 pace

Overall the economy and job growth is doing pretty well right now (especially considering demographics).  One key weakness is wage growth, and I expect wage growth to increase as the unemployment rate continues to decline. If we had seen better policy over the last several years - like more infrastructure investment - than we'd probably already be seeing wage growth. Failing to make these supply side investments during a period with low borrowing costs and high unemployment, was probably one of the key policy failures of the last four years.

Usually both parties support infrastructure investment, but apparently it is good politics for Congress to oppose even the best of policies when the opposing party holds the presidency.  And that is depressing.

by Calculated Risk on 11/07/2014 10:00:00 AM

Earlier: October Employment Report: 214,000 Jobs, 5.8% Unemployment Rate

This was another solid report with 214,000 jobs added, and job gains for August and September were revised up.  This was the ninth consecutive month over 200,000, and an all time record 49th consecutive month of job gains.

As always we shouldn't read too much into one month of data, but at the current pace (through October), the economy will add 2.74 million jobs this year (2.67 million private sector jobs). Right now 2014 is on pace to be the best year for both total and private sector job growth since 1999.

A few other positives:  the unemployment rate declined to 5.8% (the lowest level since July 2008), U-6 declined to 11.5% (an alternative measure for labor underutilization) and was at the lowest level since 2008, the number of part time workers for economic reasons declined slightly (lowest since October 2008).  And the number of long term unemployed declined to the lowest level since January 2009.

Also seasonal retail hiring was at a record level. See the first graph below - this is a good sign for the holiday season ("Watch what they do, not what they say")

Unfortunately wage growth is still subdued.   From the BLS: "Average hourly earnings for all employees on private nonfarm payrolls rose by 3 cents to $24.57 in October. Over the year, average hourly earnings have risen by 2.0 percent. In October, average hourly earnings of private-sector production and nonsupervisory employees increased by 4 cents to $20.70."

With the unemployment rate at 5.8%, there is still little upward pressure on wages. Wages should pick up as the unemployment rate falls over the next couple of years, but with the currently low inflation and little wage pressure, the Fed will likely remain patient.

A few more numbers:

Total employment increased 214,000 from September to October and is now 1.3 million above the previous peak.  Total employment is up 10.0 million from the employment recession low.

Private payroll employment increased 209,000 from September to October, and private employment is now 1.8 million above the previous peak (the unprecedented large number of government layoffs has held back total employment). Private employment is up 10.6 million from the recession low.

Through the first ten months of 2014, the economy has added 2,285,000 payroll jobs - up from 1,973,000 added during the same period in 2013.   My expectation at the beginning of the year was the economy would add between 2.4 and 2.7 million payroll jobs this year.  That still looks about right.

Seasonal Retail Hiring

According to the BLS employment report, retailers hired seasonal workers in October at the highest level since 1999.

Click on graph for larger image.

Typically retail companies start hiring for the holiday season in October, and really increase hiring in November. Here is a graph that shows the historical net retail jobs added for October, November and December by year.

This graph really shows the collapse in retail hiring in 2008. Since then seasonal hiring has increased back close to more normal levels. Note: I expect the long term trend will be down with more and more internet holiday shopping.

Retailers hired 180.6 thousand workers (NSA) net in October. This is the all time record (just above 1996).  Note: this is NSA (Not Seasonally Adjusted).

This suggests retailers are optimistic about the holiday season.  Note: There is a decent correlation between October seasonal retail hiring and holiday retail sales.

Year-over-year Change in Employment

This graph shows the year-over-year change in total non-farm employment since 1968.

In October, the year-over-year change was 2.64 million jobs, and it appears the pace of hiring is increasing.

Right now it looks like 2014 will be the best year since 1999 for both total nonfarm and private sector employment growth.

Employment-Population Ratio, 25 to 54 years old

Since the overall participation rate declined recently due to cyclical (recession) and demographic (aging population, younger people staying in school) reasons, an important graph is the employment-population ratio for the key working age group: 25 to 54 years old.

In the earlier period the participation rate for this group was trending up as women joined the labor force. Since the early '90s, the participation rate moved more sideways, with a downward drift starting around '00 - and with ups and downs related to the business cycle.

The 25 to 54 participation rate increased in October to 80.8% from 80.7% in September, and the 25 to 54 employment population ratio increased to 76.9% from 76.7%.  As the recovery continues, I expect the participation rate for this group to increase a little - although the participation rate has been trending down for this group since the late '90s.

Part Time for Economic Reasons

From the BLS report:

The number of persons employed part time for economic reasons (sometimes referred to as involuntary part-time workers) was about unchanged in October at 7.0 million.

The number of persons working part time for economic reasons decreased in October to 7.027 million from 7.103 million in September.  This suggests slack still in the labor market.  These workers are included in the alternate measure of labor underutilization (U-6) that decreased to 11.5% in October from 11.8% in September.

This is the lowest level for U-6 since September 2008.

Unemployed over 26 Weeks

This graph shows the number of workers unemployed for 27 weeks or more.

According to the BLS, there are 2.916 million workers who have been unemployed for more than 26 weeks and still want a job. This was down from 2.954 in September. This is trending down, but is still very high.

This is the lowest level for long term unemployed since January 2009.

State and Local Government

This graph shows total state and government payroll employment since January 2007. State and local governments lost jobs for four straight years. (Note: Scale doesn't start at zero to better show the change.)

In October 2014, state and local governments added 8,000 jobs.  State and local government employment is now up 146,000 from the bottom, but still 598,000 below the peak.

Clearly state and local employment is now increasing.  And Federal government layoffs have slowed (payroll decreased by 3 thousand in October), but Federal employment is still down 25,000 for the year.