Monday, March 23, 2009

Existing Home Sales Report: February 2009

Today, the National Association of Realtors (NAR) released their Existing Home Sales Report for February which continued to indicate that home sales, despite the significant slide to median selling prices fueling speculative sales of distressed properties in the western region, are continuing to fall.

Existing single family home sales were down 6.7% on a year-over-year basis while the median selling price declined a dramatic 15% over the same period.

The NAR leadership continues their shameless spin with their chief economist Lawrence Yun assuring homeowners of “traditional” homes that despite today’s reported 15% median selling price decline, home values have actually not fallen for them:

“Given the downward distortion in price comparisons due to distressed sales, it’s important for owners to keep in mind that this doesn’t equate to a similar loss of value for traditional homes in good condition,”

The following (click for larger versions) are charts showing sales for single family homes, plotted monthly, for 2006, 2007, 2008 and 2009 as well as national existing home inventory and month supply.







Below is a chart consolidating all the year-over-year changes reported by NAR in their most recent report.

Sunday, March 22, 2009

Workouts Work Worse

In another great post, expert analyst Ira Artman cuts right to the heart the matter of the Obama administration's (and former Bush administration's) mortgage work-out schemes… re-default rates are exceptionally high resulting in far more cost than simply letting them fall directly into foreclosure without assistance.

Friday, March 20, 2009

Massive Unemployment: Mass Layoffs February 2009

Today I’m adding the Mass Layoff statistics to the lineup of recurring posts as it is very clearly reflecting the truly phenomenal stress currently being felt across the nation’s job market.

The Bureau of Labor Statistics (BLS) latest release of the Mass Layoff Report clearly shows a dramatic deterioration of the nation’s job market with 2,262 mass layoff events resulting in 218,438 initial unemployment claims causing the six month moving average of non-seasonally adjusted mass layoff events to jump by 77.79% while total initial claimants increased 77.87% on a year-over-year basis.

The BLS considers a mass layoff event to be a condition where there are at least fifty initial claims for unemployment insurance originating from a single employer over a period of five consecutive weeks.


Thursday, March 19, 2009

Philadelphia Feeling: Federal Reserve Bank of Philadelphia Business Outlook Survey March 2009

Today, the Federal Reserve Bank of Philadelphia released the results of their Business Outlook Survey for February showing a continued deterioration of the regions manufacturing sector with the current activity index indicating substantial contraction at –35.

The survey of the Philadelphia regions manufacturing sector has been a pretty solid leading indicator of the overall strength or weakness and recession experienced by general economy.

As you can see by the following chart (click for larger version), during the past three post-recession expansion periods, the “current” diffusion index generally vacillated between 0 and 35 while the “future” index left the period of contraction at an elevated level and eventually joining the “current” index.

Finally, as the economy pushes closer to contraction, both indices decline dramatically with a breach of -20 by the “current” index generally indicating that recession is upon us.

As you can see from the charts below, and now having been officially confirmed by the NBER, the business outlook survey again very accurately predicted the start of the current recession and further continues to indicate contraction.


Also, today’s results now certainty show that any recent parallel to the stagflationary eras of the 70s and early 80 have given way to a stronger stag-deflationary force bringing down prices, new orders and employment simultaneously.

The following chart shows the latest results of the “current new orders” “current prices paid” and “future employment” components (click for larger versions).

Notice that that current orders, future employment and current prices paid are all now trending down.

The following chart (click for larger) shows these measures during the last stagflationary era seen between 1976 – 1980. Notice the clear divergence of rising prices and falling growth.

Follow The Leader: Index of Leading Economic Indicators February 2009

Today’s results of the Conference Board’s Leading Economic Indicators continue to indicate troubled times ahead declining 0.4% from January 2009 and 3.34% compared to February 2008, leaving the index at a level of 98.5.

Mid-Cycle Meltdown?: Jobless Claims March 19 2009

Today, the Department of Labor released their latest read of Joblessness showing seasonally adjusted “initial” unemployment claims declined 12,000 to 646,000 from last week’s revised 658,000 claims while “continued” claims surged a whopping 185,000 resulting in an “insured” unemployment rate of 4.1%.

It’s important to note that the continuing claims series is presenting the clearest picture of what is likely to be one of the most problematic aspects of this period economic crisis namely how to make an immense and growing number of highly specialized (college educated) service/professional service workers productive again.

It’s obvious now that we have reached the first real test of our majority services-based economy.

Unlike the “tech-wreck” of 2000-2002, our current downturn is very broad, leaving no sector and virtually no corner of the country untouched.

With millions of college educated workers now on the market incomes will clearly suffer but moreover, it will be soon all too clear that our prior bubble economy significantly overproduced service workers (particularly professional service workers) for which current employment opportunities will be scant resulting in continued and fundamental vicious-cycle effects.

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 but as you can see, the pattern is still indicating that recession has arrived.

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

NOTE: The charts below plot a “monthly” average NOT a 4 week moving average so the latest monthly results should be considered preliminary until the complete monthly results are settled by the fourth week of each following month.

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


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 surly did) 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 has been very weak, not succeeding to reach trend growth as had 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 now has we have fully entered, instead, a mid-cycle meltdown.

Prime Bomb! : Hudson City Bancorp Prime Delinquencies Q1(ish) 2009

Subtitle: The Prime Bomb Cometh!

Now here is an interesting development…

In an effort to quell shareholder anxieties, Hudson City Bancorp (NYSE:HCBK) CEO Ronald Hermance decided to provide yesterday an “interim performance update” on the state of his bank.

Hudson City, fully recognized as the “poster child” for safe prime-only mortgage lending and whose CEO’s frequent media appearances usually come with heaping portions of high praise and accolades, appears now to be fully experiencing portfolio stress driven by the vicious combination of rising unemployment and falling home values.

Though Hermance appears to have succeeded in his goal of increasing confidence in his bank, its non-performing loan ratio, which jumped dramatically from .74% on December 31 to .96% during just January and February, tells a different story.

I’ve been arguing for the better part of two years that although the traditional media and apparently general consensus has focused on subprime and other “toxic” mortgage products as the source for the credit tumult, the historic deterioration would by no means be limited to these “bleeding edge” products.

Before this massive housing and general economic contraction is complete, I expect to see new records set for prime defaults, be they prime-Jumbo ARM loans, prime-Jumbo fixed rate loans, prime-conforming ARM loans or prime-conforming fixed rate loans… we will see historic defaults across the entire spectrum of mortgage products.

Although there is significant debate about the true drivers of mortgage default, most individuals in default cite unemployment as the cause while other key instigators are: risky or insufficient household financial planning (high consumer debt and low/no savings), low-equity stake and housing depreciation, and simply general recession.

The key point to consider though is that while all of these factors have contributed to creating environments of high mortgage default in the past, our current circumstances make these past periods look like walks in the park.

It’s important to understand that although Hudson City’s total first mortgage loan portfolio has a reasonable average loan-to-value ratio of 61%, the bank is still seeing a precipitous increase in loan defaults.

In fact, currently the average LTV of their non-performing loans (defaulted loans) is 69% so “prime” borrowers with 31% equity at the time of origination are now defaulting in steadily increasing numbers.

The following chart plots Hudson City Bancorp’s Non-Performing Loan Ratio (defaulted loans to total loan portfolio) since Q1 2004.

Notice that defaults have been on the rise since Q2 2006 while in Q2 2007 things really started to heat up.


But how does the growth in defaults of the Hudson City Bancorp “prime” portfolio stack up compared to other well know default rates?

The Following charts compare the Hudson City default rate to that of Fannie Mae and the MBAA foreclosure rate.

The top chart compares the normalized default rates since Q1 2004 while the lower two compare the same data since Q1 2007 in order to get a sense of the respective growth over these periods.

It’s important to keep in mind that although Hudson City is not experiencing the same ratio of defaults (Fannie Mae and the general MBAA rates are worse) the growth of prime defaults is comparable and, since Q1 2007, has even been substantially higher.



As for Hudson City loan loss provisions, as you can see from the following chart, the capital cushion is dwindling.

The key instigators in this growth of default is more than likely home price depreciation and unemployment both working together to bear down on “prime” homeowners as is shown by the following charts plotting the year-over-year percent change to the New York area S&P/Case-Shiller home price index against the Hudson City default ratio as well as the unemployment in New York and New Jersey since 2004.


I will continue to update this data in coming quarters in order to see how slumping home values and rising unemployment affect the performance of “prime” borrowers.

Wednesday, March 18, 2009

Reading Rates: MBA Application Survey – March 08 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 7 basis points since last week to 4.89% while the purchase application volume increased 1.5% and the refinance application volume jumped 29.59% compared to last week’s results.

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).



Tuesday, March 17, 2009

New Residential Construction Report: February 2009

Today’s New Residential Construction Report continues to firmly demonstrate the intensity and completeness of the washout conditions that now exist in the nation’s housing markets particularly for new residential construction showing tremendous declines on both a peak and year-over-year basis to single family permits both nationally and across every region.

It’s important to note that although today’s results show some significant increases to permits and starts for the South and Midwest regions, this is occurring as a result of the typical seasonal pattern (despite the seasonal adjustment) of increased residential building activity in the first quarter of each year.

Also, it’s important to note that the most impaired regions of the West and Northeast are still firmly trending lower.

Single family housing permits, the most leading of indicators, again suggests extensive weakness in future construction activity dropping 42.26% nationally as compared to February 2008 and an astonishing 77.12% since the peak in January 2005.

Moreover, every region showed significant double digit declines to permits with the Northeast declining 45.5%, the Midwest declining 33%, the South declining 40.6%, and the West declining 51.9% on a year-over-year basis.

Keep in mind that these declines are coming on the back of the last three year of record declines.

To illustrate the extent to which permits and starts have declined, I have created the following charts (click for larger versions) that show the percentage changes of the current values on a year-over-year basis as well as compared to the peak year of 2004.

Declines to single family permits have contracted measurably in terms of monthly YOY declines, and the fact that we are now seeing declines of roughly 30%-50% on the back of 2006, 2007 and 2008 declines should provide a an unequivocal indication that the housing markets are by no means stabilizing.




Here are the seasonally adjusted statistics outlined in today’s report:

Housing Permits

Nationally

  • Single family housing permits down 42.3% as compared to February 2008.
Regionally

  • For the Northeast, single family housing down 45.5% as compared to February 2008.
  • For the Midwest, single family housing permits down 33.0% as compared to February 2008.
  • For the South, single family housing permits down 40.6% compared to February 2008.
  • For the West, single family housing permits down 51.9% as compared to February 2008.
Housing Starts

Nationally

  • Single family housing starts down 50.6% as compared to February 2008.
Regionally

  • For the Northeast, single family housing starts down 44.8% as compared to February 2008.
  • For the Midwest, single family housing starts down 51.8% as compared to February 2008.
  • For the South, single family housing starts down 45.7% as compared to February 2008.
  • For the West, single family housing starts down 62.7% as compared to February 2008.
Housing Completions

Nationally

  • Single family housing completions down 44.3% as compared to February 2008.
Regionally

  • For the Northeast, single family housing completions down 25.4% as compared to February 2008.
  • For the Midwest, single family housing completions down 45.5% as compared to February 2008.
  • For the South, single family housing completions down 48.2% as compared to February 2008.
  • For the West, single family housing completions down 39.2% as compared to February 2008.
Keep in mind that this particular report does NOT factor in the cancellations that have been widely reported to be occurring in new construction.

Monday, March 16, 2009

Homebuilder Blues: NAHB/Wells Fargo Home Builder Ratings March 2009

Today, the National Association of Home Builders (NAHB) released their latest Housing Market Index (HMI) showing dramatic new lows and continued evidence that the new home market is experiencing a prolonged bout of depression.

Each component of the NAHB housing market index remain WELL BELOW the worst levels ever seen in the over 20 years the data has been being compiled strongly suggesting that the current severe contraction has surpassed all other events seen in the last 22 years and is now firmly in uncharted territory.