Category: Real Estate

Sometimes, a Domicile is Just a Domicile

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It appears that Paul Krugman has spent his Nobel Prize money on a bigger and better place to live, to the tune of $1.7 million, down from $2.45 million last year.

It appears that this has caused some snark in the economics blogosphere*, where they seem to think that Dr. Krugman is trying to time the real-estate market.

I’m with Felix Salmon on this:

  1. Krugman came into some unexpected money, $1.4M in Nobel money.
  2. Dr. Krugman wanted a nicer house.
  3. Dr. Krugman used the unexpected money to buy a nicer house because he wanted to live in said nicer house.

Yes, I know, it’s technically a co-op.

*You know, If I had used the phrase, “economics blogosphere”, a decade ago, the men in the white suits would have come to haul me away.

You Think That Housing is Recovering?

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Calculated Risk flags a survey showing that about 63% of all home sales are distressed in one manner….Look at the graph, and it appears that ¼ of these are “trashouts”. (!)

This is confirmed by the fact that foreclosures hit a new record in July.

CR also notes, citing a report from Campbell Communications, (PDF, and also the source of the pie graph) that only 29% of purchases are being made by current home owners…..The rest is new home buyers and investors, so there is very little “move up” buying too.

This is a Sloppy Blowjob

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It appears that the mortgage industry has rolled out an industry “self regulation” group to forestall meaningful regulation by the government, and the New York Times presents it as the biggest move towards honesty since the birth of Jesus:

The Fair Mortgage Collaborative, a consortium of lenders, brokers and mortgage technology providers, made its debut in June with financial backing from the Ford Foundation, among other groups. Its purpose, the organizers say, is to make only those loans in a borrower’s best interest and to identify and certify the lenders that adhere to certain strict standards.

Because self regulation has worked so f%$#ing well in the past.

Bob Tedeschi, there is some semen on the corner of your mouth.

Foreclosures Have Not Yet Crested

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It’s still getting worse, and the commercial real estate crash is still on the way.

You will notice dips in foreclosures (purple) and REOS (yellow), but delenquencies have continued to increase unabated:

90 day delinquency rate: “everything 3 months late or more. Likely includes most all Foreclosures in Process. The categories are not separate.”

Foreclosure Rate is actual foreclosures in process: “Everything with NOD [Notice of Default] and Trustee’s Sale filing.”

REO Rate: “Everything foreclosed but still held by bank or servicer. This category is separate from other two.”

What we are seeing here is not a reduction in foreclosures, but delays in foreclosures, that are in response to regulatory changes at the federal and state level.

People still can’t pay their mortgages, and with half of all mortgage holders expected to be “under water” by 2011, we will be seeing more “walk-aways” and “jingle-mail”

The most effective solution is to make “Cramdown” legal again, as it was during the first 210 years so of the republic, but it won’t happen with the current crew in Washington, at both ends of Pennsylvania Avenue.

Economics Update

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Yes, it does appear as if things may be bottoming in this pic, H/t Calculated Risk

So, initial unemployment claims fell by 38,000 to 550,000 (seasonally adjusted), which is good, but continuing claims* rose by 69K to 6.31 million, and this number does not include folks who have exhausted benefits, and those who are getting extended benefits, and any number much above 400K is bad news anyway, so this week is just less bad than expected.

We’ve also now had a 5th straight month of pending home sales increases, which seems like good news, though the foreclosure rate seems to still be on the “getting worse” side of the trend, (more in another post) and this includes the fact that somewhere between 30% and 50% of current home sales are in some manner distressed sales.

It’s likely that the continued rise in bankruptcy filings (click on pic for bigger picture), has a lot to do with this.

BTW, this is one of the problem that I have with the Obama/Geithner/Summers “stimulus”: it has very little to do with ordinary people in pain, and a lot to do with keeping the banks healthy.

The fake economy is a higher priority than the real economy.

Which is why the Institute for Supply Management’s Non-Manufacturing Index and the Manufacturing Index both fell again in July, while in the UK, where the stimulus was, you know, stimulus, and not a half baked plan which included inefficient tax cuts, and genuflecting to conservatives in the name of “bipartisanship”, manufacturing rose for the first time in 16 Months.

We do have some good news in real estate, with June pending homes sales increased for the fifth straight month, though I’m still of the opinion that this is largely vulture investors looking for cheap bargains.

Additionally, mortgage rates fell, though one cannot be too certain about how long that will last, as the yields on the mortgage backed bonds hit a 2-month high.

In any case, the good initial claims numbers strengthened the US dollar, which in turn pushed oil down from yesterday’s 6 week high.

*Full disclosure, this includes me…..Any engineering openings in the greater Baltimore area would be very much appreciated.

Economics Update

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Something that everyone misses about this economy is that it is really all about jobs. Note that I am currently looking for a job, which makes me more aware of this.

Actually, it’s not everyone who does not get that it’s about jobs, ordinary people get it, which is why consumer confidence fell in July.

In any case, we should glad that we don’t live in the UK, because “The Street”, their version of Wall Street, owns their economy even more than that great vampire squid wrapped around the face of humanity,* Goldman Sachs, owns our economy, and so the UK’s GDP fell by 0.8% in the 2nd Quarter, and 5.6% year over year, the largest slump ever recorded for Old Blighty.

The problem is that without jobs, there is no recovery, and the recovery programs spend a lot of times of the relative health of financial cephalopods,† not the return of jobs.

It’s beginning to increasingly look like real estate will lag any recovery, with major increases in the number of rental units and the vacancy rate, which has spiked to 10.6% as people who cannot sell their homes continue to rise, and US home vacancies hit 18.7 on bank seizures and walk-aways.

Still, the traders are optimistic, which is driving oil up and the dollar down.

*Alas, I cannot claim credit for this bon mot, it was coined by the great Matt Taibbi, in his article on the massive criminal conspiracy investment firm, The Great American Bubble Machine.
†You know, cephalopods, as in vampire squids, like Goldman Sachs

Economics Update, One Day Late

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Normally, I don’t comment on stock market swings, but the Dow closing above 9000 for the first time since January allows me to invoke this Dragonball Z meme, sorry.*

Yes, I know that this should have been done yesterday, but once I got all the links together, we had heavy thunder storms, and so I shut down for the evening.

In any case, yesterday was unemployment claims Thursday, and new claims are up by 30K to 554K, but note that these numbers are all seasonally adjusted, which means that they really are not particularly valid, since the July shutdowns of GM and Chrysler happened in the spring of this year, so for this week, and to a lesser degree next week, we are flying blind on these statistics.

That being said, I think that the numbers on continuing claims are still valid, or at least more valid, and those numbers fell 88K to 6.225 million.

In any case, 550,000 weekly new unemployment claims, or for that matter anything over 400,000 new claims, is a grim picture, and so we are still well within the “grimness event horizon.”

I would also note that downward pressure on the continuing claims numbers is coming from people who are exhausting their unemployment benefits, and as Peter Boockvar at The Big Picture notes, the number of people on emergency unemployment benefits, which cut in after 26 weeks, are way up, but they are not counted in the continuing claims numbers.

So, I would not put a whole bunch of credence in the normally reported unemployment numbers until probably the August 7 numbers.

In terms of more general economic news, we have credit card charge offs rising again in June, hotel revenues down and vacancies up, and on a conference call, the CEO of UPS noted that he is not seeing any signs of recovery in his shipping business.

On the plus side, Canadian consumer confidence rose in July, and there was a surprise jump in U.K. retail sales, largely on increased purchases of clothing, which means that the Brits are poor, but not poorly dressed.

In real estate, existing home sales rose in June, but it should be noted that 1/3 of these are distressed sales, either foreclosures or short sales, and it should also be noted that prices are still falling off a cliff, down 15.4% year over year.

Mortgage rates are marginally lower, probably in reaction to Bernanke’s testimony before the Congress.

In the area of news that sounds important, but that I cannot for the life of me suss out what it means, it appears that Swiss banks are running out of vault space for gold bullion.

Finally, oil rose and the dollar fell yesterday.

*OK, I’m really not sorry, not one little bit.

Economics Update

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Well, it was a tough day for bonds, with prices falling, and yields rising, on US Treasuries, as investors look more to the downside of the economy.

Interestingly enough, we had a lot of mixed signals from real estate, with the
Federal Housing Finance Agency saying that single family home prices rose 0.9% in May, though they are down 5.6% year over year, the U.S. architecture billings index down again in June, which indicates a continued fall in construction, mortgage applications rose last week, though they remain very low, and Standard & Poor’s losses on subprime mortgage backed securities was revised higher.

In the world of real people, the PBGC took over struggling auto parts maker Delphi’s pension obligations, which should come as a surprise to no one.

We do seem to be seeing signs of “green shoots” in other countries though, with the
South Korean GDP growing at the fastest rate in 6 years in the last quarter, and the Central Bank of Brazil cutting its benchmark rate by the smallest amount since beginning of the year, indicating that they think that their recession is largely over.

In the old standbys of energy and currency, oil ended above $65/bbl on reports of tight inventories, and the dollar hit a 7 week low on increased optimism.

Economics Update

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The obvious lede here is that the leading economic indicators have risen for the 3rd straight month.

3 straight months is supposed to indicate that that a recovery is likely.

I’m not sure just what the recovery is supposed to be, as in the nonsensically titled article, “Commercial property price drop may signal bottom,” which takes the position that a -7.6% price decline in May, which followed a -8.6% decline in April, (-16.2% in 2 months!!), a -29% year over year decline, and -34.8% decline from peak is not the next tsunami in real estate and banking.

The fact that commercial mortgage defaults have hit a20-year high would seem to mitigate against any recovery any time soon in the commercial real estate sector.

In any case, commercial lender CIT, not to be confused with Citi, managed to cut a deal which staved off bankruptcy, and this calmed investors, which increased their optimism and appetite for risk, which
pushed the dollar to a 6 week low, and drove oil prices up, though retail gasoline, which lags oil prices, fell to an 8 week low.

Economics Update

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Housing starts rose from May to June, but as Barry Ritholtz notes, “The year-over-year data is much clearer: New Starts down 46%, Permits down 52%.” (The graph to the right illustrates this pretty well)

In either case, the housing data was better than expected, which drove oil up, bonds down (and thus their yields rose), and increased the spread between the 2 and 10 year notes.

The dollar rose today, but both the dollar and Yen have fallen more this week than they have since May, indicating an increase appetite for risk.

Still, the number that worries me is the fact that June video game sales are at a 9 year low.

When gaming geeks are cutting back, everyone is cutting back.

Economics Update

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Yeah, it’s actually yesterday’s….What can I say.

Since Thursday is new jobless day, we lead with the fact that new claims for unemployment fell to a 6 month low, though it must noted that these are seasonally adjusted figures, and the still accounts for the spike from the July shutdowns of the GM and Chrysler, which happened earlier this year.

We have two other indices moving in opposite directions, with the Philadelphia Fed industrial index falling, and the NAHB builder confidence index rising, but I’m more inclined to go with the Philly Fed, it’s an index of activity, not sentiment, and also because RealtyTrac is reporting that foreclosure filings hit a new record for the first half of the year.

Mortgage rates stayed pretty much flat over the last week.

In energy, retail gasoline continues to fall, hitting a 2 month low, and crude oil fell on demand concerns.

The dollar fell as well, on increased optimism by investors, who have moved their money to more speculative ventures.

Economics Update

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So much for green shoots. We now know that delinquencies in loans and credit cards have hit an all time high, and records for this have been kept for 35 years.

We’re also machine orders in Japan falling for the 3rd straight month.

So, we are seeing a continuing pullback in both manufacturing and consumers, so perhaps the focus on reviving the banking incumbents was a bit short sighted.

In real estate, we have the pending home sales rising slightly, and mortgage rates falling, though it must be noted on all home sales reports that the percentage of distressed sales, foreclosures and short sales, has been increasing, so any increase in sales reflects this phenomenon.

In any case, fears of a continued recession have pushed up the dollar and the Yen, while depressing the price of crude oil.

Economics Update

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Unemployment Rate Actual data vs. the Summers-Geithner Stress Test Assumptions
H/T Calculated Risk

The obvious lede is the various corporate measures of job cuts, with ADP Employer Services saying that there were 393K private-sector jobs cut, Challenger, Gray & Christmas saying that planned job cuts in June were 74,393, and the Monster Employment Index (PDF) moderating somewhat for June.

These are a bit better than May, but only in “the 2nd derivative is improving” way.

Jobs are still being cut, when you need to job growth to match the growth of the work force.

In related “2nd derivative” news, there is CNN trumpeting the fact that the Institute for Supply Management’s (ISM) manufacturing index rose for the 6th straight month:, while Bloomberg correctly notes that what this really means is that Manufacturing in U.S. Shrank at Slower Pace in June.

Falling less slowly is not improvement.

I am so sick of hack Panglossian journalists.

We also have mortgage applications falling to a 7 month low, which indicates that right now the housing market is in a death dance with economic recovery.

Any recovery will bump interest rates a few points, but that will kill any recovery in real estate……Catch 22.

If you want some good news, industrial sentiment rose in Japan, but it’s a “2nd derivative” thing too, with the index rising to minus 48 in June from minus 58 in March.

The only really good news, is that Calculated Risk’s June Economic Summary in Graphs is out, so there is some good chart pr0n for the wonks.

In energy, we have US Diesel inventories up, along with both oil and gasoline falling on increasing inventories.

Finally, the dollar fell, though I can’t tell if this is China’s suggestion of an alternate reserve currency, or because all the “2nd derivative” stuff make investors feel less of a need for a safe haven.

Making Things Worse

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Representatives Travis Childers (D-Criminally Stupid)and Gary Miller (R-Stupid Criminal) have proposed an 18 month suspension of the Home Valuation Code of Conduct (HVCC), which is intended to reduce fraud in appraisals.

Unsurprisingly, in the world before politics, Childers and Miller were a realtor and a home builder respectively, and fraud=profits for that lot.

We know this bill sucks because of who supports it:

The National Association of Realtors’ Lawrence Yun says “stories of appraisal problems have been snowballing from across the country with many contracts falling through at the last moment.” The National Association of Mortgage Brokers proclaims, “Tens of thousands of consumers have already been robbed of their opportunity to enjoy historically low rates by Attorney General Andrew Cuomo’s rule.” The appraisal management companies, critics say, don’t seem to care if the appraisers they pick know anything about the neighborhoods in question.

This is a bad, bad bill.

Economics Update

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Case-Shiller data vs. the Stress Test Assumptions
H/T Calculated Risk


Default rates on mortgages, Also
H/T Calculated Risk

Uh-oh, consumer confidence fell in June, largely based on job concerns.

The reporter interviews an analyst who is surprised about this, because of , “the fact that the S&P 500 is close to 40 percent off its March lows.”

The fact is that the general public is better at recognizing a dead cat bounce than this analyst, because they are concerned about jobs, which are still being lost.

Meanwhile in the world of real estate, or perhaps we should call it unreal estate, the
Case-Shiller index posted an 18.1% year over year drop, and delinquencies on prime mortgages going off the charts.

We also got GDP numbers for the 1st quarter from the UK, and we have their economy falling off a cliff, down 2.4% for the quarter, and 4.9% year over year.

Maybe the good news is that there U.K. house prices rose in June, following May’s increase, up 0.9%, though it’s still down 9.3% year over year.

Until I see year over year numbers below 2%, I don’t see any green shoots, just the 2nd derivative of price going positive.

In any case, the crappy consumer confidence report drove oil down and the dollar up, as there are concerns about reduced demand for oil, and a flight to safety in dollars.

Economics Update

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New Home sales and interest rates (H/t The Big Picture)

So the OMC of the Fed held its meeting, and left interest rates and purchases of debt unchanged, which basically means that they are still concerned about the recession, and not inflation, which they called “subdued”.

You can see the full statement here.

On a more general level, we have durable goods rose unexpectedly in May, primarily on increased aircraft sales, but new home sales unexpectedly decreased in May.

We have a further indication of weakness in real estate from the Architecture billings index, which was up only 1/10 point, and still indicates continued contraction.

Mortgage applications rose last week, but that week was hit hard by the higher interest rates at that time.

We also have an indication that it’s not just real-estate where banks will be hurting. The Moody’s Credit Card Index showed charge offs in excess of 10% for the first time ever, so in addition, to subprime, prime, and commercial real estate, expect to see big losses from credit cards.

Meanwhile, the Fed statement drove the dollar up, and oil down.

Economics Update

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Philly Fed Coincident Index(red is bad)

The Philadelphia Bank of the Federal Reserve has released its “state coincident indicators”, and 49 of 50 states showed contraction during the past quarter.

And another day, another S&P downgrades of residential mortgage backed securities. They review 101, and downgraded 93 of them.

Meanwhile, May existing home roes, but the year over number is still down, and median home prices have declined 16.7% year over year, so there is no incication that prices are falling.

Distressed home sales, foreclosures, short sales, etc., declined to only 33% (!) of sales from 45% (!!!) in April, so we are still well in vulture territory.

There looks to be downward pressure on interest rates, as treasurys have risen, pushing the yield down.

Not much in the way of “green shoots” in Europe, with both consumer spending in France and the a purchasing managers’ index in Germany falling.

Of course everyone is holding their breath about what the Federal Open Market Committee will do tomorrow, though the consensus is that they will not raise rates, which pushed the dollar lower.

The falling dollar, and unrest in Nigeria, drove oil up today/a>, it finished the session at just below $70/bbl.