by Calculated Risk on 6/23/2015 10:16:00 AM

The Census Bureau reports New Home Sales in May were at a seasonally adjusted annual rate (SAAR) of 546 thousand.

The previous three months were revised up by a total of 34 thousand (SA).

"Sales of new single-family houses in May 2015 were at a seasonally adjusted annual rate of 546,000, according to estimates released jointly today by the U.S. Census Bureau and the Department of Housing and Urban Development. This is 2.2 percent above the revised April rate of 534,000 and is 19.5 percent above the May 2014 estimate of 457,000."

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.

Even with the increase in sales since the bottom, new home sales are still close to the bottoms for previous recessions.

The second graph shows New Home Months of Supply.

The months of supply decreased in May to 4.5 months.

The all time record was 12.1 months of supply in January 2009.

This is now in the normal range (less than 6 months supply is normal).

"The seasonally adjusted estimate of new houses for sale at the end of May was 206,000. This represents a supply of 4.5 months at the current sales rate."

On inventory, according to the Census Bureau:

"A house is considered for sale when a permit to build has been issued in permit-issuing places or work has begun on the footings or foundation in nonpermit areas and a sales contract has not been signed nor a deposit accepted."

Starting in 1973 the Census Bureau broke this down into three categories: Not Started, Under Construction, and Completed.

The third graph shows the three categories of inventory starting in 1973.

The inventory of completed homes for sale is still low, and the combined total of completed and under construction is also low.

The last graph shows sales NSA (monthly sales, not seasonally adjusted annual rate).

In May 2015 (red column), 51 thousand new homes were sold (NSA). Last year 43 thousand homes were sold in May.  This is the highest for May since 2007.

The all time high for May was 120 thousand in 2005, and the all time low for May was 26 thousand in 2011.

This was above expectations of 525,000 sales in May, and new home sales are on pace for solid growth in 2015.  I'll have more later today.

by Calculated Risk on 6/23/2015 09:09:00 AM

This house price index is only for houses with Fannie or Freddie mortgages.

From the FHFA: FHFA House Price Index Up 0.3 Percent in April 2015

U.S. house prices rose in April, up 0.3 percent on a seasonally adjusted basis from the previous month, according to the Federal Housing Finance Agency (FHFA) monthly House Price Index (HPI). The previously reported 0.3 percent change in March remains unchanged.

The FHFA HPI is calculated using home sales price information from mortgages sold to or guaranteed by Fannie Mae and Freddie Mac. From April 2014 to April 2015, house prices were up 5.3 percent. The U.S. index is 2.3 percent below its March 2007 peak and is roughly the same as the February 2006 index level.

For the nine census divisions, seasonally adjusted monthly price changes from March 2015 to April 2015 ranged from -0.8 percent in the East North Central division to +1.4 percent in the West North Central division. The 12-month changes were all positive, ranging from +2.3 percent in the Middle Atlantic division to +7.5 percent in the Pacific division.
emphasis added

This graph is from the FHFA and shows nominal house prices in April were 2.3% below the March 2007 peak for this index.

However, these are nominal prices. In real terms (inflation adjusted), national prices are still around 20% below the previous peak.

by Calculated Risk on 6/22/2015 07:11:00 PM

Update on Greece, from the WSJ: Greek Bailout Proposals Lift Hopes of Deal

From the Financial Times: Painful reality — creditors will support Greece in any case

Hopefully a deal will be reached.

Tuesday:

Read more »

by Calculated Risk on 6/22/2015 04:57:00 PM

From the Philly Fed:

The Federal Reserve Bank of Philadelphia has released the coincident indexes for the 50 states for May 2015. In the past month, the indexes increased in 35 states, decreased in 10, and remained stable in five, for a one-month diffusion index of 50. Over the past three months, the indexes increased in 41 states, decreased in eight, and remained stable in one, for a three-month diffusion index of 66.

Read more »

by Calculated Risk on 6/22/2015 12:22:00 PM

First, last month housing economist Tom Lawler pointed out the data in the South looked funny, see: The “Curious Case” of Existing Home Sales in the South in April. Sure enough, sales for April were revised up, with all of the upward revision coming in the South.

Second, as always, new home sales are more important for jobs and the economy than existing home sales. Since existing sales are existing stock, the only direct contribution to GDP is the broker's commission. There is usually some additional spending with an existing home purchase - new furniture, etc - but overall the economic impact is small compared to a new home sale.

Third, in general I'd ignore the median sales price because it is impacted by the mix of homes sold (more useful are the repeat sales indexes like Case-Shiller or CoreLogic). The NAR reported the median sales price was $228,700 in May, just below the median peak of $230,400 in July 2006. That is 9 years ago, so in real terms, median prices are close to 20% below the previous peak.  Not close.

Inventory is still very low (up 1.8% year-over-year in May). More inventory would probably mean smaller price increases and slightly higher sales, and less inventory means lower sales and somewhat larger price increases. This will be important to watch over the next few months during the Spring / Summer buying season.

Note: I'm hearing reports of rising inventory in some mid-to-higher priced areas.

The following graph shows existing home sales Not Seasonally Adjusted (NSA).

Click on graph for larger image.

Sales NSA in May (red column) were above May 2014, and were below May 2013 (NSA).

Earlier:
• Existing Home Sales in May: 5.35 million SAAR, Inventory up 1.8% Year-over-year