by Calculated Risk on 5/30/2012 12:26:00 PM

From CoreLogic: CoreLogic® Reports 66,000 Completed Foreclosures Nationally in April

CoreLogic ... today released its National Foreclosure Report for April, which provides monthly data on completed foreclosures and the overall foreclosure inventory. According to the report, there were 66,000 completed foreclosures in the U.S. in April 2012 compared to 78,000 in April 2011 and 66,000* in March 2012. Since the start of the financial crisis in September 2008, there have been approximately 3.6 million completed foreclosures across the country. Completed foreclosures are an indication of the total number of homes actually lost to foreclosure.

Approximately 1.4 million homes, or 3.4 percent of all homes with a mortgage, were in the national foreclosure inventory as of April 2012 compared to 1.5 million, or 3.5 percent, in April 2011 and 1.4 million, or 3.4 percent, in March 2012.

“There were more than 830,000 completed foreclosures over the past year or, in other words, one completed foreclosure for every 622 mortgaged homes,” said Mark Fleming, chief economist for CoreLogic. “Non-judicial foreclosure markets, like Nevada, Arizona and California, completed two and a half times as many foreclosures over the past year as judicial foreclosure states.”
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“The inventory of homes in foreclosure in judicial foreclosure states is growing, but this increase is being more than offset by declining inventories in non-judicial states where the processing timelines to clear a foreclosure are shorter,” said Anand Nallathambi, chief executive officer of CoreLogic.

This is a new monthly report and might help track the number of completed foreclosures, and to see if the lenders are starting to clear the foreclosure inventory backlog following the mortgage settlement.

So far we haven't seen a surge in completed foreclosures - or a large increase in REO (lender Real Estate Owned) coming on the market. Note: The foreclosure inventory reported by CoreLogic is lower than either reported by LPS of 4.14% of mortgages or 2 million in foreclosure, and the Mortgage Bankers Association’s (MBA) Q1 report showing 4.39% of loans in the foreclosure process.

My guess is the "surge" in foreclosures will be less than many people expect (see from April: Some thoughts on housing and foreclosures).

by Calculated Risk on 5/30/2012 10:00:00 AM

From the NAR: Pending Home Decline in April but Up Strongly From a Year Ago

The Pending Home Sales Index, a forward-looking indicator based on contract signings, declined 5.5 percent to 95.5 from a downwardly revised 101.1 in March but is 14.4 percent above April 2011 when it was 83.5. The data reflects contracts but not closings.
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The PHSI in the Northeast rose 0.9 percent to 78.9 in April and is 19.9 percent higher than April 2011. In the Midwest the index slipped 0.3 percent to 93.0 but is 23.0 percent above a year ago. Pending home sales in the South fell 6.8 percent to an index of 105.7 in April but are 13.3 percent higher than April 2011. In the West the index dropped 12.0 percent in April to 94.9 but is 5.1 percent above a year ago.

This was below the consensus of a 0.5% increase for this index.

Contract signings usually lead sales by about 45 to 60 days, so this is for sales in May and June.

by Calculated Risk on 5/30/2012 07:00:00 AM

From the MBA: Mortgage Rates Drop to New Survey Lows

The Refinance Index decreased 1.5 percent from the previous week. The seasonally adjusted Purchase Index decreased 0.6 percent from one week earlier.

The average contract interest rate for 30-year fixed-rate mortgages with conforming loan balances ($417,500 or less) decreased to 3.91 percent, the lowest rate in the history of the survey, from 3.93 percent, with points increasing to 0.46 from 0.39 (including the origination fee) for 80 percent loan-to-value ratio (LTV) loans.

Click on graph for larger image.

The purchase index is still very weak. This index has mostly been moving sideways for the last two years, although the 4-week average has increased slightly over the last couple of months.

Mortgates rates fell to another record low last week.

by Calculated Risk on 5/29/2012 07:55:00 PM

Economist Tom Lawler wrote today:

I put “seasonally” in quotes, as there have substantial changes in the purported “seasonal” pattern of home prices since the housing market cratered. The reason, of course, is that there is a marked “seasonal” in the distressed-sales share of home sales, which peaks in the late winter months and hits a trough in the summer months. Not coincidentally, the “shift” in the “seasonal” pattern of home prices has been one where home prices are “seasonally” much weaker than they used to be in late winter, and “seasonally” much strong than they used to be in the summer.
...
Everyone “knows” why, and since the “cause” of the apparent wider “seasonal” swings is known (and someday will go away), it’s not rightly correct to call such swings “seasonal.”

The following graph shows the change in the seasonal factor over time using the Case-Shiller National Index.

Click on graph for larger image.

Most of the wild "seasonal" swings are related to foreclosures. As Lawler noted, foreclosure sales are fairly steady throughout the year, and conventional sales have a seasonal pattern. So in the winter foreclosures are a higher percentage of sales, and that pushes down the NSA prices.

The second graph shows the year-over-year change in the seasonal factor. Clearly something started to happen around 2005.

It seems that the seasonal factors started changing in 2005 - when prices were still going up.

Also, it appears that the change in the seasonal factors has slowed, and will probably start to reverse soon.

Lawler also commented that he thinks there is a "better than even shot" the National HPI will show a year-over-year gain next quarter. That would be a 6% increase in the NSA index in Q2 (or about a 2% increase in the "seasonally adjusted" index). My guess is the index will turn positive on a year-over-year basis later this year.

Earlier on house prices:
• Case Shiller: House Prices fall to new post-bubble lows in March NSA
• Real House Prices and Price-to-Rent Ratio at late '90s Levels

by Calculated Risk on 5/29/2012 03:53:00 PM

Less than four months ago, I wrote The Housing Bottom is Here and I pointed out that the house price data had a significant lag so we had to look at other data for clues. The post title refers to the many emails I received back in February: "bold call", "gutsy call", "you are insane" ... and many more.

I could still be wrong, but it sounds like Robert Shiller and Karl Case are coming around to a similar view. Here are couple of quotes from a CNBC interview this morning (video below):

Karl Case: “We lag of course – January, February and March moving average – and so we lag, and the indicators for the last three or four months on the quantity side have been real positive. We look like a bottom. You have to pick to find real negatives.”

CR: As I've noted before, this is just a possible bottom for nominal prices (not adjusted for inflation). We could see further real price declines, as Professor Shiller noted:

Robert Shiller on CNBC: "[The futures] go out to 2014. It is projecting something like 2% or 3% per year [increase], which by the way, is just the inflation rate. If you correct for the inflation rate, they [futures] are predicting no action."

Earlier on house prices:
• Case Shiller: House Prices fall to new post-bubble lows in March NSA
• Real House Prices and Price-to-Rent Ratio at late '90s Levels

by Calculated Risk on 5/29/2012 01:51:00 PM

From the Dallas Fed: Texas Manufacturing Expands but New Orders Remain Flat

Texas factory activity continued to increase in May, according to business executives responding to the Texas Manufacturing Outlook Survey. The production index, a key measure of state manufacturing conditions, held steady at 5.5, suggesting growth continued at about the same pace as last month.
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The general business activity index remained negative for the second consecutive month and edged down from -3.4 to -5.1.

Labor market indicators reflected slightly slower labor demand growth and shorter workweeks. Employment grew again in May, but the pace continued to slow; the index receded from 11.8 to 8.5. Eighteen percent of firms reported hiring new workers, while 10 percent reported layoffs. The hours worked index remained negative but edged up from -4.6 to -2.2.

This was below expectations of an increase in the general business activity index to +3.0.

Here is a graph comparing the regional Fed surveys and the ISM manufacturing index:

Click on graph for larger image.

The New York and Philly Fed surveys are averaged together (dashed green, through May), and five Fed surveys are averaged (blue, through May) including New York, Philly, Richmond, Dallas and Kansas City. The Institute for Supply Management (ISM) PMI (red) is through April (right axis).

The ISM index for May will be released Friday, June 1st, and these surveys suggest some decrease from the 54.8 reading in April.

by Calculated Risk on 5/29/2012 11:03:00 AM

Another Update: Case-Shiller, CoreLogic and others report nominal house prices. It is also useful to look at house prices in real terms (adjusted for inflation) and as a price-to-rent ratio.

Below are three graphs showing nominal prices (as reported), real prices and a price-to-rent ratio. Real prices, and the price-to-rent ratio, are back to late 1998 and early 2000 levels depending on the index.

Nominal House Prices

Click on graph for larger image.

The first graph shows the quarterly Case-Shiller National Index SA (through Q1 2012), and the monthly Case-Shiller Composite 20 SA and CoreLogic House Price Indexes (through March) in nominal terms as reported.

In nominal terms, the Case-Shiller National index (SA) is back to Q4 2002 levels, the Case-Shiller Composite 20 Index (SA) is back to February 2003 levels, and the CoreLogic index (NSA) is also back to February 2003.

Real House Prices

The second graph shows the same three indexes in real terms (adjusted for inflation using CPI less Shelter). Note: some people use other inflation measures to adjust for real prices.

In real terms, the National index is back to Q4 1998 levels, the Composite 20 index is back to January 2000, and the CoreLogic index back to May 1999.

In real terms, all appreciation in the '00s is gone.

Price-to-Rent

In October 2004, Fed economist John Krainer and researcher Chishen Wei wrote a Fed letter on price to rent ratios: House Prices and Fundamental Value. Kainer and Wei presented a price-to-rent ratio using the OFHEO house price index and the Owners' Equivalent Rent (OER) from the BLS.

Here is a similar graph using the Case-Shiller National, Composite 20 and CoreLogic House Price Indexes.

This graph shows the price to rent ratio (January 1998 = 1.0).

On a price-to-rent basis, the Case-Shiller National index is back to Q4 1998 levels, the Composite 20 index is back to March 2000 levels, and the CoreLogic index is back to August 1999.

In real terms - and as a price-to-rent ratio - prices are mostly back to late 1990s or early 2000 levels.

by Calculated Risk on 5/29/2012 09:00:00 AM

S&P/Case-Shiller released the monthly Home Price Indices for March (a 3 month average of January, February and March).

This release includes prices for 20 individual cities, two composite indices (for 10 cities and 20 cities) and the National index.

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

From S&P: Pace of Decline in Home Prices Moderates as the First Quarter of 2012 Ends, According to the S&P/Case-Shiller Home Price Indices

Data through March 2012, released today by S&P Indices for its S&P/CaseShiller Home Price Indices ... showed that all three headline composites ended the first quarter of 2012 at new post-crisis lows. The national composite fell by 2.0% in the first quarter of 2012 and was down 1.9% versus the first quarter of 2011. The 10- and 20-City Composites posted respective annual returns of -2.8% and -2.6% in March 2012. Month-over-month, their changes were minimal; average home prices in the 10-City Composite fell by 0.1% compared to February and the 20-City remained basically unchanged in March over February. However, with these latest data, all three composites still posted their lowest levels since the housing crisis began in mid-2006.
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“While there has been improvement in some regions, housing prices have not turned,” says David M. Blitzer, Chairman of the Index Committee at S&P Indices. “This month’s report saw all three composites and five cities hit new lows. However, with last month’s report nine cities hit new lows. Further, about half as many cities, seven, experienced falling prices this month compared to 16 last time."

Click on graph for larger image.

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 34.1% from the peak, and up 0.2% in March (SA). The Composite 10 is at a new post bubble low Not Seasonally Adjusted.

The Composite 20 index is off 33.8% from the peak, and up 0.2% (SA) from March. The Composite 20 is also at a new post-bubble low NSA.

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

The Composite 10 SA is down 2.8% compared to March 2011.

The Composite 20 SA is down 2.6% compared to March 2011. This was a smaller year-over-year decline for both indexes than in February.

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

Prices increased (SA) in 15 of the 20 Case-Shiller cities in March seasonally adjusted (12 cities increased NSA). Prices in Las Vegas are off 61.5% from the peak, and prices in Dallas only off 6.7% from the peak.

The NSA indexes are at new post-bubble lows. I'll have more on prices later

by Calculated Risk on 5/29/2012 08:40:00 AM

An important story that I haven't written about recently ... from Shaila Dewan at the NY Times: U.S. Winds Down Longer Benefits for the Unemployed

Hundreds of thousands of out-of-work Americans are receiving their final unemployment checks sooner than they expected, even though Congress renewed extended benefits until the end of the year. ... In February, when the program was set to expire, Congress renewed it, but also phased in a reduction of the number of weeks of extended aid and effectively made it more difficult for states to qualify for the maximum aid. Since then, the jobless in 23 states have lost up to five months’ worth of benefits.

Next month, an additional 70,000 people will lose benefits earlier than they presumed, bringing the number of people cut off prematurely this year to close to half a million, according to the National Employment Law Project. That estimate does not include people who simply exhausted the weeks of benefits they were entitled to.
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Most states offer 26 weeks of unemployment benefits, plus the federal extensions that kicked in after the financial crash.

The number of extra weeks available by state is determined by several factors, including the state’s unemployment rate and whether it is higher than three years earlier. So states like California have had benefits cut even though the unemployment rate there is still almost 11 percent.

“Benefits have ended not because economic conditions have improved, but because they have not significantly deteriorated in the past three years,” Hannah Shaw, a researcher at the Center on Budget and Policy Priorities, wrote in a blog post. In May, an estimated 95,000 people lost benefits in California.
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by the end of September, the extended benefits will end in the last three states providing 99 weeks of assistance — Nevada, New Jersey and Rhode Island.

by Calculated Risk on 5/28/2012 09:52:00 PM

• The S&P/Case-Shiller House Price Index for March is scheduled to be released at 9:00 AM ET. The consensus is for a 2.7% decrease year-over-year in the Composite 20 index (NSA) in March.

The Zillow forecast is for the Composite 20 index to decline 2.6% year-over-year, and for prices to increase slightly month-over-month seasonally adjusted. I expect these indexes to be at new post-bubble lows, Not Seasonally Adjusted (NSA).

• At 10:00 AM, the Conference Board's consumer confidence index for May will be released. The consensus is for an increase to 69.7 from 69.2 last month.

• At 10:30 AM, the Dallas Fed Manufacturing Survey for May. The consensus is for the general business activity index to increase to 3.0, up from -3.4 in April. This is the last of the regional Fed manufacturing surveys for May.

The Asian markets are mixed tonight. The Nikkei is down about 0.3%, and the Shanghai Composite is down slightly.

From CNBC: Pre-Market Data and Bloomberg futures: the S&P 500 futures are up about 5, and Dow futures are up 40.

Oil: WTI futures are at $90.08 (this is down from $109.77 in February) and Brent is at $106.90 per barrel.

Saturday:
• Summary for Week Ending May 25th
• Schedule for Week of May 27th
For the monthly economic question contest (two more questions for May, and four questions for June):