by Calculated Risk on 12/28/2010 11:35:00 AM

This morning S&P/Case-Shiller released the monthly Home Price indexes for October (a three month average). Here is a look at house prices and existing home months-of-supply, and also real house prices (2nd graph).

Click on graph for larger image in graph gallery.

This graph shows existing home months-of-supply (left axis), and the annualized change in the Case-Shiller composite 20 house price index (right axis, inverted).

House prices are through October using the composite 20 index. Months-of-supply is through November.

We need to watch inventory and months-of-supply closely for hints about house prices. The recent surge in existing home inventory - and increase in the months-of-supply - is one of the reasons I expected house prices to fall another 5% to 10%. S&P is also forecasting additional price declines.

Note: there have been periods with high months-of-supply and rising house prices (see: Lawler: Again on Existing Home Months’ Supply: What’s “Normal?” ) so this is just a guide.

The following graph shows the Case-Shiller Composite 20 index, and the CoreLogic House Price Index in real terms (adjusted for inflation using CPI less shelter).

In real terms, both indexes are back to early 2001 prices. Also both indexes are at post-bubble lows.

A few key points:
• This is worth repeating: the real price indexes are at post-bubble lows. Those who argued prices bottomed some time ago are already wrong in real terms, and will probably be wrong in nominal terms soon.
• Don't expect real prices to fall to '98 levels. In many areas - if the population is increasing - house prices increase slightly faster than inflation over time, so there is an upward slope in real prices.
• Real prices are still too high, but they are much closer to the eventual bottom than the top in 2005. This isn't like in 2005 when prices were way out of the normal range.
• With high levels of inventory, prices will probably fall some more. (I'll update my price forecast soon).

by Calculated Risk on 12/28/2010 09:00:00 AM

S&P/Case-Shiller released the monthly Home Price Indices for October (actually a 3 month average of August, September and October).

This includes prices for 20 individual cities and and two composite indices (for 10 cities and 20 cities).

Note: Case-Shiller reports NSA, I use the SA data.

From S&P: U.S. Home Prices Weaken Further as Six Cities Make New Lows

Data through October 2010, released today by Standard & Poor’s for its S&P/Case-Shiller1 Home Price Indices, the leading measure of U.S. home prices, show a deceleration in the annual growth rates in 18 of the 20 MSAs and the 10- and 20-City Composites in October compared to what was reported for September 2010. The 10-City Composite was up only 0.2% and the 20-City Composite fell 0.8% from their levels in October 2009. Home prices decreased in all 20 MSAs and both Composites in October from their September levels. In October, only the 10-City Composite and four MSAs – Los Angeles, San Diego, San Francisco and Washington DC – showed year-over-year gains. While the composite housing prices are still above their spring 2009 lows, six markets – Atlanta, Charlotte, Miami, Portland (OR), Seattle and Tampa – hit their lowest levels since home prices started to fall in 2006 and 2007, meaning that average home prices in those markets have fallen beyond the recent lows seen in most other markets in the spring of 2009.

Click on graph for larger image in new window.

The first graph shows the nominal seasonally adjusted Composite 10 and Composite 20 indices (the Composite 20 was started in January 2000).

The Composite 10 index is off 30.7% from the peak, and down 0.9% in October(SA).

The Composite 20 index is off 30.5% from the peak, and down 1.0% in October (SA).

The second graph shows the Year over year change in both indices.

The Composite 10 SA is up 0.2% compared to October 2009.

The Composite 20 SA is down 0.8% compared to October 2009. This is the first year-over-year decline since 2009.

The third graph shows the price declines from the peak for each city included in S&P/Case-Shiller indices.

Prices increased (SA) in only 2 of the 20 Case-Shiller cities in October seasonally adjusted. Only Denver and Wash, D.C. saw small price increases (SA) in October, and prices fell in all cities NSA.

Prices in Las Vegas are off 57.8% from the peak, and prices in Dallas only off 8.6% from the peak.

Prices are now falling - and falling just about everywhere. As S&P noted "six markets – Atlanta, Charlotte, Miami, Portland (OR), Seattle and Tampa – hit their lowest levels since home prices started to fall in 2006 and 2007". More cities will join them soon.

by Calculated Risk on 12/27/2010 09:48:00 PM

I'm always skeptical of these early reports, but from the NY Times: Defying the Pessimists, Holiday Sales Rebound

After a 6 percent free fall in 2008 and a 4 percent uptick last year, retail spending rose 5.5 percent in the 50 days before Christmas, exceeding even the more optimistic forecasts, according to MasterCard Advisors SpendingPulse, which tracks retail spending.

I'm still working my way through the Ten Economic questions for 2011:
• Question #6 for 2011: Unemployment Rate
• Question #7 for 2011: State and Local Governments
• Question #8 for 2011: Europe and the Euro
• Question #9 for 2011: Inflation
• Question #10 for 2011: Monetary Policy

Economic release schedule for tomorrow:
9:00 AM: S&P/Case-Shiller Home Price Index for October. The consensus is for prices to decline about 0.4% in October; the fourth straight month of house price declines.
10:00 AM: Conference Board's consumer confidence index for December. The consensus is for an increase to 57.4 from 54.1 last month.
10:00 AM: Richmond Fed Survey of Manufacturing Activity for December. The consensus is for a reading of 11 (expansion), a slight increase from 9 last month.

Happy Holidays to All.

by Calculated Risk on 12/27/2010 06:11:00 PM

Freddie Mac reported that the serious delinquency rate increased to 3.85% in November from 3.82% in October. The following graph shows the Freddie Mac serious delinquency rate (loans that are "three monthly payments or more past due or in foreclosure"):

Click on graph for larger image in graph gallery.

Some of the rapid increase last year was probably because of foreclosure moratoriums, and from modification programs because loans in trial mods were considered delinquent until the modifications were made permanent. As modifications have become permanent, they are no longer counted as delinquent.

The increases in October and November are probably related to the new foreclosure moratoriums. The rate will probably start to decrease again in 2011.

Note: Fannie Mae reported the serious delinquency rate declined slightly in October (they are a month behind Freddie Mac).

by Calculated Risk on 12/27/2010 01:16:00 PM

A week ago I posted some questions for next year: Ten Economic Questions for 2011. I'm working through the questions and trying to add some predictions, or at least some thoughts for each question before the end of year.

6) Unemployment Rate: The post-Depression record for consecutive months with the unemployment rate above 9% was 19 months in the early '80s. That record will be broken this month, and it is very possible that the unemployment rate will still be above 9% in December 2011. This high level of unemployment - and the number of long term unemployed - is an economic tragedy. The economy probably needs to add around 125 thousand payroll jobs per month just to keep the unemployment rate from rising (payroll jobs and unemployment rate come from two different surveys, so there is no perfect relationship, and the rate also depends on the participation rate). What will the unemployment rate be in December 2011?

First, here is a graph showing the current unemployment rate (red) and the participation rate (blue). The unemployment rate depends both on job creation and the labor force participation rate.

Click on graphs for large images in graphics gallery.

The unemployment rate is currently at 9.8%, and the Labor Force Participation Rate (blue) was at 64.5% in November. This is the percentage of the working age population in the labor force.

Although I expect the participation rate to decline over the next couple of decades as the population ages, I think the participation rate will rise over the next few years - perhaps as high as 66%.

The following graph is a projection from a previous post: Labor Force Participation Rate: What will happen?

This graph uses the participation rates by age group for 2007, and historical data and age group population projections from the Census Bureau, to calculate a participation rate based on demographics.

This graph shows the calculated participation rate (blue) through 2050, and the actual participation rate since 1950 (red). The calculated participation rate, using 2007 data, is far too high for the earlier periods. This is mostly because of women joining the labor force.

Without other shifts in the labor force, the blue line would indicate the participation rate over the next 40 years. The dashed purple line indicates the participation rate with a 5 percentage point increase in the 'over 55' labor force participation rate - something that appears likely.

If the participation rate does increases - say to 65% over the next year, from the current 64.5% - then the U.S. economy will need an additional 1 million jobs just to hold the unemployment rate steady (not counting population growth). Add in 125,000 per month more jobs to offset population growth, and the economy would have to add 2.5 million jobs in 2011 to hold the unemployment rate steady (assuming a 0.5 percentage point increase in the participation rate). This suggests any decline in the unemployment rate will be slow.

Another way to look at the unemployment rate is using Okun's Law.

This graph uses a version of Okun's law showing the annual change in real GDP (x-axis) vs. the annual change in the unemployment rate (y-axis) through Q3 2010.

Note: For this graph I used a rolling four quarter change - so all the data points are not independent. However - remember - this "law" is really just a guide.

The following table summarizes several scenarios over the next year using this relationship (starting from the current 9.8% unemployment rate):

Real GDP Growth	Unemployment Rate in One Year
0.0%	11.2%
1.0%	10.7%
2.0%	10.2%
3.0%	9.8%
4.0%	9.3%
5.0%	8.9%
6.0%	8.3%

Back in November, I took the "over" on GDP growth in 2011. Since then most forecasts have been revised up, but using this graph, real GDP growth would probably have to be above about 3% to see a reduction in the unemployment rate.

Although I'm still looking at GDP and employment for 2011, I think the unemployment rate will decline - but slowly. A couple of predictions.
• The participation rate will rise in 2011, perhaps to 65%.
• The unemployment rate will fall in 2011, but probably still be above 9% in December 2011 (I hope this is way too pessimistic).

Ten Questions:
• Question #1 for 2011: House Prices
• Question #2 for 2011: Residential Investment
• Question #3 for 2011: Delinquencies and Distressed house sales
• Question #4 for 2011: U.S. Economic Growth
• Question #5 for 2011: Employment
• Question #6 for 2011: Unemployment Rate
• Question #7 for 2011: State and Local Governments
• Question #8 for 2011: Europe and the Euro
• Question #9 for 2011: Inflation
• Question #10 for 2011: Monetary Policy

by Calculated Risk on 12/27/2010 10:35:00 AM

From the Dallas Fed: Texas Manufacturing Activity Continues to Grow

The production index, a key measure of state manufacturing conditions, was positive for the fourth consecutive month.

Other indicators of current activity also remained positive, signaling continued growth in manufacturing. The shipments index held steady at a reading of 8, and the capacity utilization index rose from 10 to 15, with 29 percent of manufacturers reporting an increase. The new orders index declined in December but stayed in positive territory, with more than three-fourths of firms noting increased or unchanged order volumes.

Measures of general business conditions remained positive in December. The general business activity index came in at 13, with nearly a quarter of respondents noting improved activity. The company outlook index edged down to 15, although the share of manufacturers who said their outlook improved rose to its highest level since May.

Labor market indicators improved notably this month. The employment index rose from 6 in November to 15 in December, reaching its highest level since early 2007. Twenty-four percent of firms reported hiring new workers, compared with 9 percent reporting layoffs. Hours worked increased again this month, and the wages and benefits index rose from 5 to 10.

This is not strong growth, but activity is increasing - and the labor indicators are good news.

by Calculated Risk on 12/27/2010 09:09:00 AM

From Megan Woolhouse at the Boston Globe: At housing court, final pleas to head off evictions

If foreclosure is the final chapter of homeownership, a court eviction hearing is the weary epilogue.

Just two years ago, hearings involving foreclosed homeowners were relatively rare, occurring once a month or less. But soaring foreclosures, which have continued to rise in recent months, have flooded the court with such eviction requests.
...
On this Thursday at Boston Housing Court, there were nearly 30 cases, involving people from many walks of life, from a single working mother to a 75-year-old retiree to a city police officer.

Some manage to postpone eviction, while others are not so lucky.
...
Usually, foreclosure is a kind of death sentence for homeowners. While state law protects renters living in foreclosed apartments from sudden eviction, banks are under no legal obligation to let former owners stay.

I'm surprised by how many former homeowners are fighting eviction - and by some of the numbers in the article like a homeowner making $32,000 per year who had a monthly mortgage payment of $3,200 - how was that supposed to work? And a retiree whose mortgage interest rate jumped from 11.3% to 17.3%. Really? Who was the mortgage lender and what kind of loan did he have?

by Calculated Risk on 12/26/2010 11:37:00 PM

Earlier:
• Schedule for Week of December 26th
• Summary for Week ending December 25th

Note: this is an unofficial list of Problem Banks compiled only from public sources.

Here is the unofficial problem bank list for Dec 24, 2010.

Changes and comments from surferdude808:

The FDIC did not release its enforcement actions for November 2010 nor did they close any institutions this week, which contributed to a quiet week for the Unofficial Problem Bank List. There were three removals and two additions this week leaving the list at 919 institutions with assets of $407.9 billion.

The removals include the failed Community National Bank, North Branch, MN ($32 million), which was an oversight as they had moved their headquarters to Lino Lakes. In a press release, AB&T National Bank, Albany, GA ($142 million Ticker: ALBY) said the OCC had terminated the Formal Action it had been operating under since 2006. The other removal was Bank Midwest, National Association, Kansas City, MO ($3.9 billion) as it merged with Armed Forces National Bank, NA, Fort Leavenworth, KS ($811 million), which is also operating under a Consent Order from the OCC.

The two additions are Provident Community Bank, National Association, Rock Hill, SC ($429 million Ticker: PCBS); and Security Federal Savings Bank, Logansport, IN ($191 million). The other change is a Prompt Corrective Action Order issued by the OTS against Liberty Federal Savings Bank, Enid, Ok ($148 million).

Perhaps next week the FDIC will release its actions for November 2010.

CR Note: The FDIC is probably finished closing banks for the year. The total was 157 failures in 2010, up from 140 failures in 2009.

by Calculated Risk on 12/26/2010 07:40:00 PM

Way back, during the darkest days of the recession, I wrote a couple of optimistic posts about auto sales - Vehicle Sales (Jan 2009) and Looking for the Sun (Feb 2009). By request, here is an update to the U.S. fleet turnover graph.

Click on graph for larger image in graph gallery.

This graph shows the total number of registered vehicles in the U.S. divided by the sales rate through November 2010 - and gives a turnover ratio for the U.S. fleet (this doesn't tell you the age or the composition of the fleet).

The wild gyrations in 2009 were due to the cash-for-clunkers program.

Note: Number of registered vehicles estimated. This is for total vehicles, not just light vehicles.

The estimated ratio for November was just under 20 years - still very high, but well below the peak of 26 years. The turnover ratio will probably decline to 15 or so over the next few years.

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

Note: dashed line is current estimated sales rate. The current sales rate is still near the bottom of the '90/'91 recession - when there were fewer registered drivers and a smaller population.

Light vehicle sales were at a 12.22 million seasonally adjusted annual rate (SAAR) in November. To bring the turnover ratio down to more normal levels, unit sales will have to rise to 14 or 15 million SAAR. Of course cars are lasting longer - note the general uptrend in the first graph - so the turnover ratio probably will not decline to the previous level. Also this says nothing about the composition of the fleet (perhaps smaller cars).

Earlier:
• Schedule for Week of December 26th
• Summary for Week ending December 25th

by Calculated Risk on 12/26/2010 03:29:00 PM

Last weekend I posted some questions for next year: Ten Economic Questions for 2011. I'm working through the questions and trying to add some predictions, or at least some thoughts for each question before the end of year.

7) State and Local Governments: How much of a drag will state and local budget problems have on economic growth and employment? Will there be any significant muni defaults?

The good news is it appears state and local government revenue has stabilized. The bad news is the budget gaps will still be huge in 2011. The National Conference of State Legislatures (NCSL) released a report earlier this month, "State Budget Update: November 2010," forecasting

an increasing majority of state legislative fiscal directors are reporting that the revenue outlook for the remaining seven months of FY 2011 looks promising. At the same time, however, most states also are forecasting significant budget gaps in FY 2012. ... Funds from the American Recovery and Reinvestment Act (ARRA) have helped support state budgets since FY 2009. States will face a $37.9 billion loss in federal funds in FY 2012 compared to FY 2011, according to the Federal Funds Information for States. This is expected to make big holes in state budgets, what many state officials call the "ARRA cliff effect."

Including the loss of the ARRA funds, the state budget gaps are expected to total around $110 billion in 2011, down from $174 billion in 2010. This suggests further budget cuts for states.

In a recent research note, "Amid Stronger Growth, State and Local Drag Persists", Goldman Sachs' Andrew Tilton wrote:

The ability of states to defer adjustment is waning, based on public comments from state officials and budget analyst reports. Most states have tapped rainy day funds, privatized assets, decreased pension fund contributions, delayed wage or contractor payments, and so on. While there are many possible tactics, the hardest-hit jurisdictions have already exhausted the most practical and politically attractive options, and so further budget adjustments are more likely to be made through spending cuts.

And spending cuts means more state and local layoffs. So far in 2010 most of the government job cuts have been at the local level (about 200,000 jobs lost), and the cuts will probably be fewer in 2011 - but still a drag on employment. Goldman's estimate is the state and local government budget problems will be about a 0.5% drag on national GDP in 2011.

The other key issue is possible state and local defaults. Analyst Meredith Whitney has made headlines recently predicting widespread defaults. On 60 Minutes she said: "You could see 50 sizeable defaults. Fifty to 100 sizeable defaults. More. This will amount to hundreds of billions of dollars' worth of defaults."

Several analysts have disputed Whitney's statement. Bloomberg columnist Joe Mysak wrote: Meredith Whitney Overreaches With Muni Meltdown Call

If pressed, I would say that we might see between 100 and 200 municipal defaults next year, maybe totaling in the $5 billion or $10 billion range.
...
Most defaults in the modern era aren’t governmental or what we might call municipal at all. The majority are corporate or nonprofit borrowings in the guise of some municipal conduit -- nursing homes, housing developments, biofuel refineries -- so they could qualify for tax-free financing.

And that is an important point that Bond Girl recently made at Self-evident.org: Default and bankruptcy in the municipal bond market (part one)

I am just writing this post to demystify a process that evidently needs demystifying. ...

One of the more frustrating aspects of muni market coverage in the news and blogosphere is the tendency to talk about municipal debt as if only one type of bond is issued and traded. There is actually considerable diversity among borrowers in the muni market (e.g., they are not all government entities), and by extension, the types of commitments that are made for the repayment of the debt. Although the relative health of the muni market has macroeconomic consequences, this is in many ways a market that defies generalization. ...

Bond Girl has followed up with another post about the Chapter 9 bankruptcy process: Default and bankruptcy in the municipal bond market (part two)

Clearly Bond Girl disagrees with Whitney (I'll side with Bond Girl). There will be defaults, but they probably will not lead to anything on the scale that Whitney is predicting with "hundreds of billions of dollars' worth of defaults".

Ten Questions:
• Question #1 for 2011: House Prices
• Question #2 for 2011: Residential Investment
• Question #3 for 2011: Delinquencies and Distressed house sales
• Question #4 for 2011: U.S. Economic Growth
• Question #5 for 2011: Employment
• Question #6 for 2011: Unemployment Rate
• Question #7 for 2011: State and Local Governments
• Question #8 for 2011: Europe and the Euro
• Question #9 for 2011: Inflation
• Question #10 for 2011: Monetary Policy