Paper Economy - A US Real Estate Bubble Blog

Friday, December 04, 2009

Full Time Workers Fully Under Pressure: November 2009

Today’s employment situation report showed that the full time unemployment rate declined slightly to 11% of the civilian workforce, very near the highest rate seen in 41 years.

The Bureau of Labor Statistics considers full time workers to be those “who have expressed a desire to work full time (35 hours or more per week) or are on layoff from full-time jobs”.

Full time jobless workers currently account for 88.5% of all unemployed workers.

Labels:

Copyright © 2009
PaperEconomy Blog - www.papereconomy.com
All Rights Reserved

Disclaimer

On The Margin: Total Unemployment November 2009

Today’s Employment Situation report showed that in September “total unemployment” declined slightly to 17.2% of the civilian population or 40.6 million people.

The traditional unemployment rate is calculated from the monthly household survey results using a fairly explicit qualification of “unemployed” (essentially unemployed and currently looking for full time employment) leaving many workers to be considered effectively “on the margin” either employed in part time work when full time is preferred or simply unemployed and no longer looking for work.

The Bureau of Labor Statistics considers “marginally attached” workers (including discouraged workers) and persons who have settled for part time employment to be “underutilized” labor.

The broadest view of unemployment would include both traditionally unemployed workers and all other underutilized workers.

To calculate the “total” rate of unemployment we would simply use this larger group rather than the smaller and more restrictive “unemployed” group used in the traditional unemployment rate calculation.

Below is a chart (click for larger version) showing the “total” unemployment rate versus the “traditional” unemployment rate along with the year-over-year percent change to the “total” unemployment rate.

Notice that the “total” unemployment rate jumped 36.51% on a year-over-year basis while the spread between the “traditional” and “total” unemployment rates now stands at 7.2%.

The chart below (click for larger) calculates the spread between the “total” unemployment rate and the “traditional” unemployment rate.

Labels: ,

Copyright © 2009
PaperEconomy Blog - www.papereconomy.com
All Rights Reserved

Disclaimer

Envisioning Employment: Employment Situation November 2009

Today’s Employment Situation Report showed an unexpected turn in the direction of a jobs recovery with the unemployment rate declining to 10.0% while the Establishment survey showed a decline of only 11,000 net non-farm jobs since October.

Although this is a clear turn for the better for jobs and likely indicates that we are essentially in the trough of the non-farm payroll decline, our current situation needs to be put in perspective before getting too optimistic about the strength of any ongoing recovery.

First, it’s important to recognize that at roughly 130 million non-farm jobs, we are currently at a literal level of employment first seen in March 2000 while as a ratio of the civilian population we are at the lowest level of participation seen since December 1986.

Further, 53 of the last 119 months showed declining jobs, easily one of the weakest decade long streaks in the post-war period with net monthly job losses occurring 44.5% of the time.

Finally, it’s important to recognize that today’s report brings the total private job losses to 7.288 million jobs or a 6.29% decline since the contraction began in December 2007.

The following chart combines both the “residential building” and “residential specialty trade contractors” into one payroll series and then plotting the data since 2002.

Notice that, in aggregate, these payrolls, having peaked in February 2006 and declined 31.74% or 1,096,900 jobs since then, appear to be headed still lower.

Also note that independently, “residential building” has lost 33.94% of its payrolls or 347,000 jobs since it peaked during September 2006 and that “residential specialty trade contractors” have lost 31.02% of its payrolls or 756,700 jobs since it peaked during February 2006.

Next, let’s take a look a slightly broader set of industry sectors that have been directly impacted both by the housing boom and now the bust (click for larger chart).

Note that I carefully selected sectors that showed either an obvious expansion-to-contraction trend OR a flattening-to-contraction trend and that ALL sectors have both a historical and logical relationship to residential housing as well as recent industry press releases disclosing declining profits as a result of the housing bust.

As you can see, sectors that are now being directly impacted by the current housing decline are numerous and cut across many levels of the job market from construction and materials to manufacturing and finally to retail.

Combining these series into an aggregate of payrolls “directly impacted” by the housing boom and bust cycle and plotting it, along with the S&P/Case-Shiller Composite Home Price Index (click on chart below for larger version) since 1997 provides some pretty solid evidence that a relationship exists.

To expand the analysis a bit look at the following chart that shows percent change on year-over-year basis to BOTH the “directly impacted” payrolls sectors and ALL private non-farm payroll overlaid with the S&P/Case-Shiller Composite Home Price Index.

To get a sense of the relative intensity of the pullback to the “directly impacted” payrolls by plotting both the percentage of overall private non-farm payrolls that the “directly impacted” aggregate represents as well as the contributions it is making to the rate of change of the underlying total private non-farm payrolls.

Notice that at its peak the “directly impacted” payrolls represented over 6.7% (now 6.05%) of Total Private Non-Farm Payrolls and now contracted to a far more significant degree than that seen during the entire course of the 2001-2003 contraction.

Plotting the ratio of overall and private non-farm payroll as well as the payroll of various business sectors to overall non-institutional population (above 16 years old and not in jail or “juvee”), the last eight years seem to pose more questions than answers.

The payroll-population ratio concept simply provides a mechanism for better isolating the changes to payroll rosters by calculating the percentage of population that is employed in a given sector at any given time.

In the following chart (click for larger version) you can see the ratio of overall non-farm payroll and private non-farm payroll to non-institutional population from 1948 overlaid with all U.S. recessions in that period.

As you can see, there is a fairly strong correlation to declining percent of population employed in non-farm and private non-farm endeavors and recession with particularly good peak-trough alignment for all recessions prior to 1990.

During the 2001 recession (and to a far lesser extent in 1990), although there where large declines to the ratio during the official recession period, the economy seemed to be able resume growth while the ratio continued to slide or stayed well below the peak of the prior expansion.

This is an interesting situation in that, although increases in population have been steady and could have replenished the literal number of jobs lost during the downdraft of 2000-2003, the 2000s expansion of payrolls was not strong (jobless recovery).

The following chart (click for larger version), on the other hand, the payroll ratio related to construction has remained above even the peak set in the 90s expansion but has dropped significantly below trend.

Labels: , , , ,

Copyright © 2009
PaperEconomy Blog - www.papereconomy.com
All Rights Reserved

Disclaimer

Thursday, December 03, 2009

Two Great Bounces! - December 03 2009

The following charts provide a simple comparison between the big stock bounce that occurred in the wake of the DOW crash of 1929 and the bounce we are seeing today in the S&P 500 index.

The method of alignment was simple… take the first definitive up trading day off the bottom of the preceding bear market low and set that as the start of the series… then simply re-base both series to a value of 100 so that they can be compared side-by-side.

The lower bar chart plots the cumulative percentage change since the start of each bounce.

The S&P 500 is up over 52% in a little over 180 trading days… an historically aggressive run with an obvious note of mania to it… and wholly comparable to… even far stronger than… the price movement seen in the 1930s-era DOW rally.

At this point for the 30s-era DOW, the bull-run was over as the bear trend resumed in earnest… today though the Bull is seriously on the move… how long will this boom last?

Only time will tell… But for now, let’s continue to keep a watchful eye…


Copyright © 2009
PaperEconomy Blog - www.papereconomy.com
All Rights Reserved

Disclaimer

Mid-Cycle Meltdown!: Jobless Claims December 03 2009

Today, the Department of Labor released their latest read of Joblessness showing seasonally adjusted “initial” unemployment claims declined by 5,000 to 457,000 claims from last week’s revised 462,000 claims while “continued” claims increased 28,000 resulting in an “insured” unemployment rate of 4.1%.

Today’s results, though still significantly elevated, continues to indicate that the descent to both initial and continued claims is continuing in earnest resulting in an almost textbook peak.

At this point, we are either in the "post-crisis" recovery or the "eye before the storm" of a double-dip.

Could the worst of the job-shedding be behind us? Is a major disappointment shaping up for 2010?

We will have to wait to find out.

Clearly, careful attention needs to be paid to these indices to see how they reflect the state of the job market as we move further into the end of the year and start of 2010.

***

The following chart shows the recent trend in initial non-seasonally adjusted initial jobless claims with the year-over-year percent change acting as a rough equivalent of a seasonally adjustment.

Historically, unemployment claims both “initial” and “continued” (ongoing claims) are a good leading indicator of the unemployment rate and inevitably the overall state of the economy.

I have added a chart to the lineup which shows “population adjusted” continued claims (ratio of unemployment claims to the non-institutional population) and the unemployment rate since 1967.

Adjusting for the general increase in population tames the continued claims spike down a bit.

The following chart (click for larger version) shows “initial” and “continued” claims, averaged monthly, overlaid with U.S. recessions since 1967 and from 2000.

As you can see, acceleration to claims generally precedes recessions and vice versa.


Also, acceleration and deceleration of unemployment claims has generally preceded comparable movements to the unemployment rate by 3 – 8 months (click for larger version).


In the above charts you can see, especially for the last three post-recession periods, that there has generally been a steep decline in unemployment claims and the unemployment rate followed by a “flattening” period of employment and subsequently followed by even further declines to unemployment as growth accelerated.

This flattening period demarks the “mid-cycle slowdown” where for various reasons growth has generally slowed but then resumed with even stronger growth.

Until late 2007, one could make the case (as Fed chief Ben Bernanke did on several occasions) that we were again experiencing simply a mid-cycle slowdown but now those hopes are long gone.

Adding a little more data shows that in the early 2000s we experienced a period of economic growth unlike the past several post-recession periods.

Look at the following chart (click for larger version) showing “initial” and “continued” unemployment claims, the ratio of non-farm payrolls to non-institutional population and single family building permits since 1967.

The most notable feature of the post-“dot com” recession era that is, unlike other recent post-recession eras, job growth had been very weak, not succeeding to reach trend growth as had been minimally accomplished in the past.

Another feature is that housing was apparently buffeted by the response to the last recession, preventing it from fully correcting thus postponing the full and far more severe downturn to today.

It is now completely clear that the potential “mid-cycle” slowdown that appeared to be shaping up in late 2007, had been traded for a less severe downturn in the aftermath of the “dot-com” recession, and resulted, instead, in a mid-cycle meltdown.

Labels: , ,

Copyright © 2009
PaperEconomy Blog - www.papereconomy.com
All Rights Reserved

Disclaimer

Wednesday, December 02, 2009

Reading Rates: MBA Application Survey – December 02 2009

The Mortgage Bankers Association (MBA) publishes the results of a weekly applications survey that covers roughly 50 percent of all residential mortgage originations and tracks the average interest rate for 30 year and 15 year fixed rate mortgages, 1 year ARMs as well as application volume for both purchase and refinance applications.

The purchase application index has been highlighted as a particularly important data series as it very broadly captures the demand side of residential real estate for both new and existing home purchases.

The latest data is showing that the average rate for a 30 year fixed rate mortgage decreased 3 basis point since last week to 4. 79% while the purchase application volume increased 4.1% and the refinance application volume increased 1.7% over the same period.

It’s important to recognize that despite the Federal Reserve’s “quantitative easing” measures and record low interest rates, the purchase application volume has now dropped to the lowest reading since 2000.

The following chart shows how the principle and interest cost and estimated annual income required to cover the PITI (using the 29% “rule of thumb”) on a $400,000 loan has changed since November 2006.

The following chart shows the average interest rate for 30 year and 15 year fixed rate mortgages over the last number of weeks (click for larger version).


The following charts show the Purchase Index, Refinance Index and Market Composite Index since November 2006 (click for larger versions).



Labels: ,

Copyright © 2009
PaperEconomy Blog - www.papereconomy.com
All Rights Reserved

Disclaimer

Two Great Bounces! - December 01 2009

The following charts provide a simple comparison between the big stock bounce that occurred in the wake of the DOW crash of 1929 and the bounce we are seeing today in the S&P 500 index.

The method of alignment was simple… take the first definitive up trading day off the bottom of the preceding bear market low and set that as the start of the series… then simply re-base both series to a value of 100 so that they can be compared side-by-side.

The lower bar chart plots the cumulative percentage change since the start of each bounce.

The S&P 500 is up over 53% in a little over 180 trading days… an historically aggressive run with an obvious note of mania to it… and wholly comparable to… even far stronger than… the price movement seen in the 1930s-era DOW rally.

At this point for the 30s-era DOW, the bull-run was over as the bear trend resumed in earnest… today though the Bull is seriously on the move… how long will this boom last?

Only time will tell… But for now, let’s continue to keep a watchful eye…


Copyright © 2009
PaperEconomy Blog - www.papereconomy.com
All Rights Reserved

Disclaimer

Tuesday, December 01, 2009

Pending Home Sales: October 2009

Today, the National Association of Realtors (NAR) released their Pending Home Sales Report for October showing a whopping 31.8% year-over-year increase in pending home sales nationally coming largely as a result of the governments historic housing tax gimmick.

Meanwhile, the NARs chief economist Lawrence Yun spins the concept that “pent-up” demand coming from “financially qualified renters“ is being unleashed on the nation’s housing markets by the governments housing tax carrot…

“Keep in mind that housing had been underperforming over most of the past year. Based on the demographics of our growing population, existing-home sales should be in the range of 5.5 million to 6.0 million annually, but we were well below the 5-million mark before the home buyer tax credit stimulus, … This means the tax credit is helping unleash a pent-up demand from a large pool of financially qualified renters, much more than borrowing sales from the future.”

The following chart shows the national pending home sales index along with the percent change on a year-over-year basis as well as the percent change from the peak set in 2005 (click for larger version).

Look at the seasonally adjusted pending home sales results:

  • Nationally the index increased 31.8% as compared to October 2008.
  • The Northeast region increased 44.2% as compared to October 2008.
  • The Midwest region increased 36.6% as compared to October 2008.
  • The South region increased 31.6% as compared to October 2008.
  • The West region increased 21.9% as compared to October 2008.

Labels: , ,

Copyright © 2009
PaperEconomy Blog - www.papereconomy.com
All Rights Reserved

Disclaimer

Construction Spending: October 2009

Today, the U.S. Census Bureau released their October read of construction spending showing a notable slowing of the government’s tax-carrot fueled bounce in residential construction spending while indicating an acceleration in weakness to non-residential construction spending.

Even with the governments tax-credit gimmick residential construction spending is still 23.62% below the level seen last year and a whopping 62.99% below the peak set in March 2006.

Worse off though was private single family residential construction spending which declined 30.66% as compared to October 2008 and a truly grotesque 75.94% from the peak set in February 2006.

Non-residential construction spending, currently accounting for over half of all private construction spending, posted another significant year-over-year decline of 20.57%.

The following charts (click for larger versions) show private residential construction spending, private residential single family construction spending and private non-residential construction spending broken out and plotted since 1993 along with the year-over-year and peak percent change to each since 1994 and 2000 – 2005.






Labels: , ,

Copyright © 2009
PaperEconomy Blog - www.papereconomy.com
All Rights Reserved

Disclaimer

Monday, November 30, 2009

Bounce, Crackle and Pop!: 9 Down... And Counting

The extra-seasonal, “cash for first time homedebtors” fueled housing price bounce having reached its peak in most markets in mid-summer now appears to be completely reverting for some.

The Radar Logic home price data now indicates that there are NINE regional markets that have now dropped below their March lows.

This presents an unequivocal bump in the road of the supposed “V” shaped economic recovery as a significant “housing recovery” disappointment shapes up over the next few months.

The following rollup (click for larger) shows the regions that have now completely reverted from the summer peak to break the prior lows seen in March… some even dropping to series lows, resting at levels not seen since the late 1990s.

Note that I added “value” loss for homes purchased at the summer peak and costing either $200K, $300K, $400K and $500K… all losses are well in excess of the senseless $8000 government carrot tax “credit”.

The following are Blytic charts for each of the seven popped markets.









Labels: , ,

Copyright © 2009
PaperEconomy Blog - www.papereconomy.com
All Rights Reserved

Disclaimer

Saturday, November 28, 2009

Ticking Prime Bomb!: Fannie Mae Monthly Summary October 2009

Decades from now the summer of 2008 will likely be remembered to mark the turning point where legislative blundering took an otherwise serious financial crisis and molested it into an epic financial collapse.

By fully assuming the liabilities of Fannie Mae and Freddie Mac, the two colossal and corrupt (and conduit of corruptness funneling junk Countrywide Financial loans onto the implied balance sheet of the federal government) government sponsored enterprises, the federal government, led by Treasury Secretary Paulson and Federal Reserve Chairman Ben Bernanke, has thrust taxpayers into an abyss of insolvency with one mighty shove.

Given the sheer size of these government sponsored companies, with loan guarantee obligations recently estimated by Federal Reserve Bank of St. Louis President William Poole of totaling $4.47 Trillion (That’s TRILLION with a capital T… for perspective ALL U.S. government debt held by the public totals roughly $4.87 Trillion) this legislative reversal making certain the “implied” government guarantee is reckless to say the least.

The following chart (click for larger ultra-dynamic and surf-able chart) shows what Fannie Mae terms the count of “Seriously Delinquent” loans as a percentage of all loans on their books.

It’s important to understand that Fannie Mae does NOT segregate foreclosures from delinquent loans when reporting these numbers.

Finally, the following chart (click for larger ultra-dynamic and surf-able chart) shows the relative movements of Fannie Mae’s credit and non-credit enhanced (insured and non-insured) “Seriously Delinquent” loans.

Labels: , ,

Copyright © 2009
PaperEconomy Blog - www.papereconomy.com
All Rights Reserved

Disclaimer

Friday, November 27, 2009

Two Great Bounces! - November 27 2009

The following charts provide a simple comparison between the big stock bounce that occurred in the wake of the DOW crash of 1929 and the bounce we are seeing today in the S&P 500 index.

The method of alignment was simple… take the first definitive up trading day off the bottom of the preceding bear market low and set that as the start of the series… then simply re-base both series to a value of 100 so that they can be compared side-by-side.

The lower bar chart plots the cumulative percentage change since the start of each bounce.

The S&P 500 is up over 51% in a little over 180 trading days… an historically aggressive run with an obvious note of mania to it… and wholly comparable to… even far stronger than… the price movement seen in the 1930s-era DOW rally.

At this point for the 30s-era DOW, the bull-run was over as the bear trend resumed in earnest… today though the Bull is seriously on the move… how long will this boom last?

Only time will tell… But for now, let’s continue to keep a watchful eye…


Copyright © 2009
PaperEconomy Blog - www.papereconomy.com
All Rights Reserved

Disclaimer

Wednesday, November 25, 2009

Two Great Bounces! - November 25 2009

The following charts provide a simple comparison between the big stock bounce that occurred in the wake of the DOW crash of 1929 and the bounce we are seeing today in the S&P 500 index.

The method of alignment was simple… take the first definitive up trading day off the bottom of the preceding bear market low and set that as the start of the series… then simply re-base both series to a value of 100 so that they can be compared side-by-side.

The lower bar chart plots the cumulative percentage change since the start of each bounce.

The S&P 500 is up over 53% in a little over 160 trading days… an historically aggressive run with an obvious note of mania to it… and wholly comparable to… even far stronger than… the price movement seen in the 1930s-era DOW rally.

At this point for the 30s-era DOW, the bull-run was over as the bear trend resumed in earnest… today though the Bull is seriously on the move… how long will this boom last?

Only time will tell… But for now, let’s continue to keep a watchful eye…


Copyright © 2009
PaperEconomy Blog - www.papereconomy.com
All Rights Reserved

Disclaimer

Reading Rates: MBA Application Survey – November 25 2009

The Mortgage Bankers Association (MBA) publishes the results of a weekly applications survey that covers roughly 50 percent of all residential mortgage originations and tracks the average interest rate for 30 year and 15 year fixed rate mortgages, 1 year ARMs as well as application volume for both purchase and refinance applications.

The purchase application index has been highlighted as a particularly important data series as it very broadly captures the demand side of residential real estate for both new and existing home purchases.

The latest data is showing that the average rate for a 30 year fixed rate mortgage decreased 1 basis point since last week to 4. 82% while the purchase application volume increased 9.6% and the refinance application volume decreased 9.5% over the same period.

It’s important to recognize that despite the Federal Reserve’s “quantitative easing” measures and record low interest rates, the purchase application volume has now dropped to the lowest reading since 2000.

The following chart shows how the principle and interest cost and estimated annual income required to cover the PITI (using the 29% “rule of thumb”) on a $400,000 loan has changed since November 2006.

The following chart shows the average interest rate for 30 year and 15 year fixed rate mortgages over the last number of weeks (click for larger version).


The following charts show the Purchase Index, Refinance Index and Market Composite Index since November 2006 (click for larger versions).



Labels: , ,

Copyright © 2009
PaperEconomy Blog - www.papereconomy.com
All Rights Reserved

Disclaimer

New Home Sales: October 2009

Subtitle: Bounce Bounces Again!?

Today, the U.S. Census Department released its monthly New Residential Home Sales Report for October showing the first annual increase to new home sales in 47 months clearly indicating that, as with existing home sales, "buyers" rushed to take advantage of the expiring housing tax credit sending sales volume up 5.1% compared to October 2008.

The government tax gimmick has clearly had a significant effect on demand, far more than I had originally anticipated, but the question is, how long can this artificial demand last?

Many metro markets still have typical home prices that are way out of line with typical household incomes, a large overhang in inventory and mounting defaults.

Now that home prices are back on the decline it should be clear to all that many housing markets are a long way from the bottom in prices yet "buyers" continue to jump for the government tax carrot.

As we learned from the recent Bob Toll Q&A, even 8% of Toll Brothers homes are financed through FHA... luxury homes with a typical price point in excess of $700K are selling to "buyers" using financing that was intended to give a leg up to low-income families... how long can these government shenanigans last?

The following charts show the extent of sales declines seen since 2005 as well as illustrating how the further declines in 2009 are coming on top of the 2006, 2007 and 2008 results (click for larger versions)


As I have argued recently, the level of inventory and supply and level of completed new homes are still too high for a real sustained bottom for the new home market.

The following chart (click for larger) plots the new home sales (SAAR) series along with the current inventory level (NA) and the level of homes completed (NA) since 1973.

As you can see, although the new home sales series has breached the lowest level in over 30 years, the level of completed homes still remains significantly higher than in past historic bottoms.

Look at the following summary of today’s report:

National

  • The median sales price for a new home declined .47% as compared to October 2008.
  • New home sales were up 5.1% as compared to October 2008.
  • The inventory of new homes for sale declined 37.1% as compared to October 2008.
  • The number of months’ supply of the new homes declined 39.2% as compared to October 2008 and now stands at 6.7 months.
Regional

  • In the Northeast, new home sales increased 5.1% as compared to October 2008.
  • In the Midwest, new home sales declined 11.1% as compared to October 2008.
  • In the South, new home sales increased 8.4% as compared to October 2008.
  • In the West, new home sales increased 8.1% as compared to October 2008.

Labels: ,

Copyright © 2009
PaperEconomy Blog - www.papereconomy.com
All Rights Reserved

Disclaimer


 
Top Real Estate Blogs Top Real Estate Blogs Blogarama - The Blog Directory Check Google Page Rank