HVS: Q3 Homeownership and Vacancy Rates

The Census Bureau released the Housing Vacancies and Homeownership report for Q3 2012 this morning.

This report is frequently mentioned by analysts and the media to track the homeownership rate, and the homeowner and rental vacancy rates. However, based on the initial evaluation, it appears the vacancy rates are too high.

It might show the trend, but I wouldn't rely on the absolute numbers. My understanding is the Census Bureau is investigating the differences between the HVS, ACS and decennial Census, and analysts probably shouldn't use the HVS to estimate the excess vacant supply, or rely on the homeownership rate, except as a guide to the trend.

Click on graph for larger image.

The Red dots are the decennial Census homeownership rates for April 1st 1990, 2000 and 2010. The HVS homeownership rate was unchanged from Q2 at 65.5%, and down from 66.3% in Q3 2011.

I'd put more weight on the decennial Census numbers and that suggests the actual homeownership rate is probably in the 64% to 65% range.

The HVS homeowner vacancy rate declined to 1.9% from 2.1% in Q2. This is the lowest level since 2005 for this report.

The homeowner vacancy rate has peaked and is now declining, although it isn't really clear what this means. Are these homes becoming rentals? Anyway - once again - this probably shows that the trend is down, but I wouldn't rely on the absolute numbers.

The rental vacancy rate was unchanged from Q2 at 8.6%, and down from 9.8% in Q3 2011.

I think the Reis quarterly survey (large apartment owners only in selected cities) is a much better measure of the overall trend in the rental vacancy rate - and Reis reported that the rental vacancy rate has fallen to the lowest level since 2001.

The quarterly HVS is the most timely survey on households, but there are many questions about the accuracy of this survey. Unfortunately many analysts still use this survey to estimate the excess vacant supply. However this does suggest that the housing vacancy rates have declined sharply.

Earlier on House Prices:
' Case-Shiller: House Prices increased 2.0% year-over-year in August
' House Price Comments, Real House Prices, Price-to-Rent Ratio
' All Current House Price Graphs

Wednesday: Markets Open, Chicago PMI, Delayed Surveys

US Markets will be open on Wednesday. Currently S&P 500 futures are up slightly.

Wednesday:
' At 7:00 AM ET, the Mortgage Bankers Association (MBA) will release the mortgage purchase applications index.

' At 9:45 AM, the Chicago Purchasing Managers Index for October will be released. The consensus is for an increase to 51.0, up from 49.7 in September.

' Weather delayed: The October National Multi Housing Council (NMHC) Quarterly Apartment Survey will be released either Wednesday or Thursday. This is a key survey for apartment vacancy rates and rents.

' Weather delayed: The October 2012 Senior Loan Officer Opinion Survey on Bank Lending Practices from the Federal Reserve.

The last question for the October economic prediction contest (Note: You can now use Facebook, Twitter, or OpenID to log in).

Earlier on House Prices:
' Case-Shiller: House Prices increased 2.0% year-over-year in August
' House Price Comments, Real House Prices, Price-to-Rent Ratio
' All Current House Price Graphs

MBA:Refinance Applications Decrease in Latest MBA Weekly Survey

From the MBA: Refinance Applications Decrease in Latest MBA Weekly Survey

The Refinance Index decreased 6 percent from the previous week to the lowest level since the end of August. The seasonally adjusted Purchase Index increased 1 percent from one week earlier.

The average contract interest rate for 30-year fixed-rate mortgages with conforming loan balances ($417,500 or less) increased to 3.65 percent from 3.63 percent, with points decreasing to 0.39 from 0.45 (including the origination fee) for 80 percent loan-to-value ratio (LTV) loans.

The refinance index has declined for four straight weeks, but is still at a high level.

Click on graph for larger image.

This graph shows the MBA mortgage purchase index. The purchase index has been mostly moving sideways over the last two years.

This index is not indicating a pickup in purchase activity.

Update: Employment Report expected on Friday

by Bill McBride on 10/29/2012 02:51:00 PM

Wells Fargo raises Housing Forecasts for 2013 and 2014

Near the end of the year, I collect housing forecasts from a number of analysts. From Mark Vitner and Anika Khan at Wells Fargo:

We have raised our forecast for new home sales and housing starts in 2013 and 2014 due to recent reports from homebuilders, strong gains in building permits and starts, record low new home inventories, and the Fed's stated intentions to purchase large quantities of mortgage-backed securities on an ongoing basis. ...

[G]iven the strong gain in permits, which are running slightly ahead of starts, the gain in the Wells Fargo/NAHB Homebuilders' Index and robust orders data from several large homebuilders, we raised our expectations for 2013 and 2014 to 990,000 and 1.17 million homes, respectively.

Wells Fargo is now forecasting total starts of 990 thousand in 2013, and 1.17 million in 2014 (from around 770 thousand in 2012).

They are forecasting single family starts of 680 thousand in 2013, and 820 thousand in 2014 (around 530 thousand this year).

Their forecast for new home sales is 465 thousand in 2013, and 530 thousand in 2014 (from 370 thousand this year).

That is an increase of around 25%+ next year, and an additional 15% to 20% in 2014.

For 2012, Wells Fargo forecast 350 thousand new home sales, 457 single family starts, and 690 total starts. All too low.

Tuesday: Case-Shiller House Prices

NOTE: US Markets will remain closed on Tuesday due to severe weather in the New York area. Stay safe!

Here is the preliminary tide level data for The Battery, NY (raw data not checked yet) . Apparently the record level is 11.2 feet. This gauge is currently showing 11.07 feet, and high tide is in about 2 hours. Ouch.

Tuesday:
' At 9:00 AM ET, S&P/Case-Shiller House Price Index for August is expected to be released. Although this is the August report, it is really a 3 month average of June, July and August. The consensus is for a 1.9% year-over-year increase in the Composite 20 prices (NSA) for August.

' At 10:00 AM, the Conference Board's consumer confidence index for October is expected to be released. The consensus is for an increase to 74.0 from 70.3 last month.

' Also at 10:00, Q3 Housing Vacancies and Homeownership report from the Census Bureau. This report is frequently mentioned by analysts and the media to track the homeownership rate, and the homeowner and rental vacancy rates. However, based on the initial evaluation, it appears the vacancy rates are too high. The Census Bureau is looking into the differences between the HVS, the ACS, and the decennial Census, and until the issues are resolved, this survey probably shouldn't be used to estimate the excess vacant housing supply.

Another question for the October economic prediction contest (Note: You can now use Facebook, Twitter, or OpenID to log in).

Sandy: D.C. Government Offices closed to Public, NYSE Trading Floor Closed

Stay safe! Here is the National Hurricane Center website.

From the U.S. Office of Personnel Management: Monday, October 29, 2012, FEDERAL OFFICES in the Washington, DC, area are CLOSED TO THE PUBLIC.

From the NY Times: N.Y.S.E. Plans to Close Its Trading Floor

The New York Stock Exchange plans to close its trading floor on Monday as Hurricane Sandy approaches, in its first weather-related closure in 27 years. Trading operations will be conducted through its electronic market instead.
...
Clients should not notice any differences in the way their orders are executed, Duncan L. Niederauer, the chief executive of NYSE Euronext, said by telephone on Sunday.

I think the economic releases scheduled for Monday will still be released (Personal Income and Spending, Senior Loan Officer Survey), but there could be delays.

Yesterday:
' Summary for Week Ending Oct 26th
' Schedule for Week of Oct 28th

Monday: Personal Income and Spending, Senior Loan Officer Survey

UPDATE: US Markets closed on Monday. From NBC abd Reuters: NYSE and Nasdaq to close on Monday due to Hurricane Sandy

U.S. stock trading will be closed on Monday and possibly Tuesday in response to Hurricane Sandy, NYSE Euronext said late on Sunday.

NYSE Euronext, which runs the New York Stock Exchange, had previously said that electronic trading would remain open and that only the exchange's trading floor would close.

In a statement, the company said that "the dangerous conditions developing as a result of Hurricane Sandy will make it extremely difficult to ensure the safety of our people and communities, and safety must be our first priority."

Nasdaq said it would also close all U.S. equity and derivatives exchanges, as well as the Nasdaq/FINRA TRF on Monday, CNBC reported late Sunday night. It is likley the markets will also be closed on Tuesday, according to the statement from the exchange.

To all in the path of Sandy: Stay safe and dry!

Monday:
' At 8:30 AM ET, the Personal Income and Outlays report for September is expected to be released. The consensus is for a 0.4% increase in personal income in September, and for 0.6% increase in personal spending. And for the Core PCE price index to increase 1.7% year-over-year.

' At 10:30 AM, the Dallas Fed Manufacturing Survey for October. The consensus is for a reading of 2, up from -0.9 last month. This is the last of the regional survey for October.

' At 2:00 PM, The Federal Reserve is expect to release the October 2012 Senior Loan Officer Opinion Survey on Bank Lending Practices.

' Expected: the National Multi Housing Council (NMHC) Quarterly Apartment Survey. This is a key survey for apartment vacancy rates and rents.

The Asian markets are mixed tonight, with the Nikkei up 0.3%.

From CNBC: Pre-Market Data and Bloomberg futures: the S&P futures are down 2 and DOW futures are down 10.

Oil prices are down recently with WTI futures at $86.28 per barrel and Brent down to $110.12 per barrel.

Weekend:
' Summary for Week Ending Oct 26th
' Schedule for Week of Oct 28th

Three more questions this week for the October economic prediction contest and four question for the November contest (Note: You can now use Facebook, Twitter, or OpenID to log in).

Personal Income increased 0.4% in September, Spending increased 0.8%

The BEA released the Personal Income and Outlays report for September:

Personal income increased $48.1 billion, or 0.4 percent ... in September, according to the Bureau of Economic Analysis. Personal consumption expenditures (PCE) increased $87.9 billion, or 0.8 percent.
...
Real PCE -- PCE adjusted to remove price changes -- increased 0.4 percent in September, compared with an increase of 0.1 percent in August. ... The price index for PCE increased 0.4 percent in September, the same increase as in August. The PCE price index, excluding food and energy, increased 0.1 percent in September, the same increase as in August.
...
Personal saving -- DPI less personal outlays -- was $395.0 billion in September, compared with $445.1 billion in August. The personal saving rate -- personal saving as a percentage of disposable personal income -- was 3.3 percent in September, compared with 3.7 percent in August.

The following graph shows real Personal Consumption Expenditures (PCE) through September (2005 dollars). Note that the y-axis doesn't start at zero to better show the change.

Click on graph for larger image.

This graph shows real PCE by month for the last few years. The dashed red lines are the quarterly levels for real PCE. The September pickup in PCE is clear.

A key point is the PCE price index has only increased 1.7% over the last year, and core PCE is up only 1.7%. In August, core PCE increased at a 1.4% annualized rate.

Unofficial Problem Bank list declines to 864 Institutions

This is an unofficial list of Problem Banks compiled only from public sources.

Here is the unofficial problem bank list for Oct 26, 2012. (table is sortable by assets, state, etc.)

Changes and comments from surferdude808:

The FDIC released its actions through September 2012 and closed a bank this week. There were five removals and four additions leaving the Unofficial Problem Bank List with 864 institutions with assets of $330.4 billion. A year ago, the list had 985 institutions with assets of $406.6 billion. For the month, changes included 11 action terminations, four failures, one unassisted merger, and six additions. Overall, it was a quiet month as it was the fewest action terminations since February 2012 and the fewest additions since the publication of the list.

Actions were terminated against Metro Bank, Lemoyne, PA ($2.4 billion Ticker: METR); Heritage Bank of Central Illinois, Trivoli, IL ($308 million); Minnwest Bank South, Tracy, MN ($213 million); and Freedom Bank, Sterling, IL ($76 million). The failure was Nova Bank, Berwyn, PA ($483 million), which the FDIC could not find a buyer for.

The additions were First State Financial, Inc., Pineville, KY ($395 million); Golden Eagle Community Bank, Woodstock, IL ($152 million); Signature Bank of Georgia, Sandy Springs, GA ($136 million); and Talbot State Bank, Woodland, GA ($72 million). Who would have guessed there are still some unidentified problem banks in Georgia.

CR Note: The FDIC's official problem bank list is comprised of banks with a CAMELS rating of 4 or 5, and the list is not made public. (CAMELS is the FDIC rating system, and stands for Capital adequacy, Asset quality, Management, Earnings, Liquidity and Sensitivity to market risk. The scale is from 1 to 5, with 1 being the strongest.)

As a substitute for the CAMELS ratings, surferdude808 is using publicly announced formal enforcement actions, and also media reports and company announcements that suggest to us an enforcement action is likely, to compile a list of possible problem banks in the public interest.

When the list was increasing, the official and "unofficial" counts were about the same. Now, with the number of problem banks declining, the unofficial list is lagging the official list. This probably means regulators are changing the CAMELS rating on some banks before terminating the formal enforcement actions.

Earlier:
' Summary for Week Ending Oct 26th

Schedule for Week of Oct 28th

Earlier:
' Summary for Week Ending Oct 26th

The key report this week is the October employment report to be released on Friday. Other key reports include the August Case-Shiller house price index on Tuesday, October auto sales on Thursday, and the October ISM manufacturing index, also on Thursday.

There are two interesting surveys that will be released on Monday; the Fed's Senior Loan Officer Survey that might show some slight increase in loan demand or loosening of lending standards, and the NMHC apartment survey that tends to lead other indicators of changes in the apartment market.

Summary for Week Ending Oct 26th

There was some disappointing data last week - mostly from some regional manufacturing surveys, but also mortgage delinquencies increased - but overall this was the fourth week in a row with somewhat better than expected data, and this suggests a little pickup in economic activity.

Once again housing beat expectations.  New home sales increased to 389,000, a pace well above the 306,000 sales in 2011, and the highest level since the tax credit related spike in April 2010.  Q3 GDP was weak, but slightly above expectations - and residential investment was a fairly strong contributor to growth.

The Architecture Billings Index is now showing expansion (an indicator for commercial real estate including apartments).  And the trucking index increased in  September (although this index has been moving sideways this year). 

On the downside, the Richmond and Kansas City Fed manufacturing surveys were weak and indicated contraction in October. The recent trend is continuing: housing is improving, but manufacturing is struggling.

Here is a summary of last week in graphs:

' New Home Sales at 389,000 SAAR in September

Click on graph for larger image in graph gallery.

The Census Bureau reported New Home Sales in September were at a seasonally adjusted annual rate (SAAR) of 389 thousand. This was up from a revised 368 thousand SAAR in August (revised down from 373 thousand). This is the highest level since April 2010 (tax credit related bounce).

The first graph shows New Home Sales vs. recessions since 1963. The dashed line is the current sales rate.

Starting in 1973 the Census Bureau broke inventory down into three categories: Not Started, Under Construction, and Completed.

This graph shows the three categories of inventory starting in 1973.

The inventory of completed homes for sale was at a record low 38,000 units in September. The combined total of completed and under construction is just above the record low since "under construction" is starting to increase.

Even though sales are still very low, new home sales have clearly bottomed. New home sales have averaged 364 thousand SAAR over the first 9 months of 2012, after averaging under 300 thousand for the previous 18 months.  Sales are finally above the lows for previous recessions too.

This was slightly above expectations of 385,000, and was another fairly solid report. This indicates an ongoing recovery in residential investment.

Bank Failure #47: NOVA Bank, Berwyn, Pennsylvania

by Bill McBride on 10/26/2012 06:08:00 PM

Report: Bailout Costs for Fannie and Freddie expected to decline

by Bill McBride on 10/26/2012 10:50:00 PM

Real GDP increased 2.0% annual rate in Q3

From the BEA:

Real gross domestic product -- the output of goods and services produced by labor and property located in the United States -- increased at an annual rate of 2.0 percent in the third quarter of 2012 (that is, from the second quarter to the third quarter), according to the "advance" estimate released by the Bureau of Economic Analysis. In the second quarter, real GDP increased 1.3 percent.

The increase in real GDP in the third quarter primarily reflected positive contributions from personal consumption expenditures (PCE), federal government spending, and residential fixed investment that were partly offset by negative contributions from exports, nonresidential fixed investment, and private inventory investment. Imports, which are a subtraction in the calculation of GDP, decreased.

The acceleration in real GDP in the third quarter primarily reflected an upturn in federal government spending, a downturn in imports, an acceleration in PCE, a smaller decrease in private inventory investment, an acceleration in residential fixed investment, and a smaller decrease in state and local government spending that were partly offset by downturns in exports and in nonresidential fixed investment.

Click on graph for larger image.

This graph shows the quarterly real GDP growth (at an annual rate) for the last 30 years.

The Red column (and dashed line) is the advance estimate for Q3 GDP.

A few comments:
' Consumer spending picked up a little. Real personal consumption expenditures increased 2.0 percent in the third quarter, compared with an increase of 1.5 percent in the second.

' Residential investment increased. Real residential fixed investment increased 14.4 percent, compared with an increase of 8.5 percent.

' State and local government made a negative contribution to GDP for the twelfth straight quarter, but the negative contribution was very minor.

This was slightly above expectations. I'll have more on GDP later ...

Lawler: Home Builders: On Balance, Strong Results

From economist Tom Lawler:

Several publicly-traded home builders posted results for the quarter ended September 30th this week, and the general theme was strong net orders, slightly lower cancellation rates, higher margins/lower concessions, and higher home sales prices. Below are some summary stats.

Average sales prices, of course, don't necessarily reflect gains in 'constant-quality' homes, but are affected by changes in the type of homes sold and the regional mix of homes sold. Nevertheless, most home builders appear to be selling homes at 'effective' prices well above a year ago.

The combined order backlog of the five builders on September 30th, 2012 was 17,907, up 42.2% from last September.

Friday: Q3 GDP

Expectations for Q3 GDP are pretty low ... and moving lower. From the WSJ: GDP Estimates Move Lower Following Durables Report

The consensus estimate of economists surveyed by Dow Jones Newswires is that Friday's report will show the economy grew at a seasonally adjusted annual rate of 1.8% in the July-to-September quarter. But after Thursday's figures on business investment, some economists said they are bracing for a weaker GDP report than the consensus figure.

Wells Fargo ' pointing out that shipments of core capital goods fell at an annual pace of 4.9% over three months ' lowered its estimate of third-quarter GDP growth to an annual rate of 1.4% from 1.6%. J.P. Morgan Chase lowered its forecast to 1.6% from 1.8%.

'The downside risks are mounting to our already below-consensus estimate that GDP increased by only 1.3% in the third quarter,' Paul Ashworth, chief U.S. economist at London-based Capital Economics, said in a note to clients. 'At 1.8%, the consensus forecast looks way to high.'

Friday:
' At 8:30 AM ET, the advance release for Q3 GDP will be released by the BEA. The consensus is that real GDP increased 1.9% annualized in Q3.

' At 9:55 AM, the Reuters/University of Michigan's Consumer sentiment index (final for October). The consensus is for no change from the preliminary reading of 83.1.

Another question for the October economic prediction contest (Note: You can now use Facebook, Twitter, or OpenID to log in).

Weekly Initial Unemployment Claims decline to 369,000

The DOL reports:

In the week ending October 20, the advance figure for seasonally adjusted initial claims was 369,000, a decrease of 23,000 from the previous week's revised figure of 392,000. The 4-week moving average was 368,000, an increase of 1,500 from the previous week's revised average of 366,500.

The previous week was revised up from 388,000.

The following graph shows the 4-week moving average of weekly claims since January 2000.

Click on graph for larger image.

The dashed line on the graph is the current 4-week average. The four-week average of weekly unemployment claims increased to 368,000. This is 5,000 above the cycle low for the 4-week average of 363,000 in March.

Weekly claims were lower than the consensus forecast of 372,000.

And here is a long term graph of weekly claims:

Mostly moving sideways this year, but near the cycle bottom. The large swings over the previous two weeks were related to timing and technical factors.

Updates to the ADP Employment Report

ADP announced some changes to their monthly employment report today (ht Rob). Here is the press release, and here is the website with FAQs, methodology and more:

The newly expanded ADP National Employment Report will be issued each month by the ADP Research InstituteSM, a specialized group within ADP that provides insights around employment trends and workforce strategy. The first enhanced monthly report issued in collaboration with Moody's Analytics will be released on November 1, and will report private payroll changes for the month of October 2012.
...
This new collaboration allows the ADP National Employment Report to increase the number of industry categories reported and expands the number of business sizes reported each month. Other key enhancements of the report include the development of a new methodology to further align with the final, revised U.S. Bureau of Labor Statistics (BLS) numbers. A look back at historical data from 2001 to present using the new methodology shows a very strong correlation (96%) with the revised BLS numbers. In addition, the overall sample size used to create the report has been increased from 344,000 U.S. companies to 406,000, and from 21 million employees to 23 million; which accounts for more than 20% of all U.S. private sector employees. Originally launched in 2006, the ADP National Employment Report is a derived from actual payroll data from an anonymous subset of ADP's clients in the U.S.

Basically ADP/Moody's uses the ADP payroll data and attempts to predict the BLS report of private sector payroll jobs added or lost each month. They use matched pairs (companies that report for both the current month and the previous month), and adjust the data by category to align with the BLS data (final data after revisions).   It is a fairly complicated process.

However the ADP employment report is still a black box and we will not be able to judge the "improvements" for a few years. I think it would be much better for analysts if ADP just reported actual payroll gains or losses by industry (perhaps in percentage terms). That would be a useful and independent measure of the labor market.

The first "enhanced" report will be released next week on Nov 1st.

Earlier:
' New Home Sales at 389,000 SAAR in September
' New Home Sales and Distressing Gap
' New Home Sales graphs

Thursday: Unemployment Claims, Durable Goods Orders, Pending Home Sales

From the NY Times Dealbook: Federal Prosecutors Sue Bank of America Over Mortgage Program

In a civil complaint that seeks to collect $1 billion from the bank, the Justice Department took aim at a home loan program known as the 'hustle,' a venture that has become emblematic of the risk-fueled mortgage bubble.
...
Bank of America inherited the 'hustle' home loan program with its purchase of Countrywide Financial in 2008. Prosecutors say the effort, kept alive by Bank of America through 2009, was intended to churn out mortgages at a rapid pace without proper checks on wrongdoing. The bank then sold the 'defective' loans without warning to Fannie Mae and Freddie Mac, the government-controlled housing giants, which were stuck with heavy losses and a glut of foreclosed properties.

'The fraudulent conduct alleged in today's complaint was spectacularly brazen in scope,' Preet Bharara, the United States attorney in Manhattan, said in a statement.

Thursday:
' At 8:30 AM ET, the initial weekly unemployment claims report will be released. The consensus is for claims to decrease to 372 thousand from 388 thousand..

' Also at 8:30 AM, the Durable Goods Orders for September will be released by the Census Bureau. The consensus is for a 7.0% decrease in durable goods orders.

' Also at 8:30 AM, the Chicago Fed National Activity Index for September will be released. This is a composite index of other data.

' At 10:00 AM, the NAR will release the Pending Home Sales Index for September. The consensus is for a 2.5% increase in the index.

' At 11:00 AM, the Kansas City Fed regional Manufacturing Survey for October will be released. The consensus is for an a reading of 4, up from 2 in September (above zero is expansion).

Another question for the October economic prediction contest (Note: You can now use Facebook, Twitter, or OpenID to log in).

Earlier:
' New Home Sales at 389,000 SAAR in September
' New Home Sales and Distressing Gap
' New Home Sales graphs

Wednesday: New Home Sales, FOMC Announcement

The FHFA house price index for August was released late today (GSE loans). FHFA House Price Index Up 0.7 Percent in August:

U.S. house prices rose 0.7 percent on a seasonally adjusted basis from July to August, according to the Federal Housing Finance Agency's monthly House Price Index (HPI). The previously reported 0.2 percent increase in July was revised downward to a 0.1 percent increase. For the 12 months ending in August, U.S. prices rose 4.7 percent. The U.S. index is 15.9 percent below its April 2007 peak and is roughly the same as the June 2004 index level.

This was above the consensus of a 0.4% increase in August.

Wednesday:
' At 7:00 AM ET, the Mortgage Bankers Association (MBA) will release the mortgage purchase applications index.

' At 9:00 AM, the Markit US PMI Manufacturing Index Flash will be released. This is a new release and might provide hints about the ISM PMI for October. The consensus is for a reading of 51.5, unchanged from September.

' At 10:00 AM, New Home Sales for September will be released by the Census Bureau. The consensus is for an increase in sales to 385 thousand Seasonally Adjusted Annual Rate (SAAR) in August from 373 thousand in August. Watch for possible upgrades to the sales rates for previous months.

' At 2:15 PM, the FOMC Meeting statement will be released. No significant changes are expected. I posted a FOMC preview yesterday.

' During the day: The AIA's Architecture Billings Index for September (a leading indicator for commercial real estate).

Another question for the October economic prediction contest (Note: You can now use Facebook, Twitter, or OpenID to log in).

Update: REO by State and Owner Occupied Units by State

To help put the previous post in perspective, I've added the number of owner occupied units as of April 1, 2010 (from the decennial Census), and the percent of units that are REO.

REOs are only part of the puzzle. This just shows how many lender Real Estate Owned (REO) units for each state. But look at New Jersey. There are very few REOs in New Jersey, but there are many properties in the foreclosure process.

If you look at the NY Fed site, they mark the judicial foreclosure states with a black square. Many of the judicial states are backlogged. See Serious Mortgage Delinquencies and In-Foreclosure by State for graphs of the percent of loans in foreclosure and serious delinquent by state (as of the end of Q2).

Here are a repeat of Tom Lawler's comments:

Folks interested in REO inventories by state might want to take at look at the website below from the FRB of New York. According to the FRBoNY, the data were 'provided by CoreLogic under contract.'

An Assessment of the Distressed Residential Real Estate Situation

The site shows a map and you have to click on each state to get data, and I couldn't get DC (I don't think it was available!), but here's the data for June 30, 2012

MBA:Mortgage Applications Decrease in Latest MBA Weekly Survey

From the MBA: Mortgage Applications Decrease in Latest MBA Weekly Survey

The Refinance Index decreased 13 percent from the previous week to the lowest level since late August. The seasonally adjusted Purchase Index decreased 8 percent from one week earlier.

The average contract interest rate for 30-year fixed-rate mortgages with conforming loan balances ($417,500 or less) increased to 3.63 percent from 3.57 percent, with points increasing to 0.45 from 0.44 (including the origination fee) for 80 percent loan-to-value ratio (LTV) loans.

Click on graph for larger image.

The first graph shows the refinance index.

The refinance activity is down about 20% over the last three weeks, but activity is still very high - and will probably remain high with mortgage rates near record lows.

The MBA expects mortgage originations to decline next year: MBA Sees 2013 Residential Mortgage Originations Hitting $1.3 Trillion, Revises 2012 Estimate Upward to $1.7 trillion

The Mortgage Bankers Association (MBA) expects to see $1.3 trillion in mortgage originations during 2013, largely driven by a spillover of refinances into the first half of the year. MBA also upwardly revised its estimate of originations for 2012 to $1.7 trillion. MBA expects to see purchase originations climb to $585 billion in 2013, up from a revised estimate of $503 billion for 2012. In contrast, refinances are expected to fall to $785 billion in 2013, down from a revised estimate of $1.2 trillion in 2012.

'We expected 2012 originations to be front-loaded in the first half of the year, with refis falling off with rate increases. Instead we saw the refinance market grow during the year due to a combination of low rates, thanks to QE3 and slowing global growth because of continuing problems in Europe, and adjustments in the HARP and FHA refinance programs,' said Jay Brinkmann, MBA's Chief Economist. 'We expect 2013 refinance originations to play out like our original expectations for 2012, with a long tail of refis extending through the first half of the year followed by a rapid drop-off in the second half.'

Brinkmann continued, 'In contrast, we expect a 16% increase in purchase originations in 2013 over 2012, with every quarter in 2013 exceeding the same quarter of 2012. The increase in purchase volumes will be driven by continued modest growth in the economy, an increase in owner-occupied sales financed with mortgages as opposed to cash purchases by investors, an increase in new home sales and a small increase in average home prices. "

The second graph shows the MBA mortgage purchase index. The purchase index has been mostly moving sideways over the last two years.

The MBA expects this index to start increasing in 2013.

LPS: Mortgage delinquencies increased sharply in September, Percent in foreclosure process lowest in 2 years

LPS released their First Look report for September today. LPS reported that the percent of loans delinquent increased in September compared to August, but declined about 4% year-over-year. On the other hand, the percent of loans in the foreclosure process declined sharply in September to the lowest level in almost 2 years.

LPS reported the U.S. mortgage delinquency rate (loans 30 or more days past due, but not in foreclosure) increased to 7.40% from 6.87% in August. The percent of loans in the foreclosure process declined to 3.87% from 4.04% in August. Note: the normal rate for delinquencies is around 4.5% to 5%.

LPS is looking into the reasons for the increase in the delinquency rate, and will probably provide a discussion in the Mortgage Monitor that will be released in early November. Looking at the table below - that shows the LPS numbers for September 2012, and also for last month (August 2012) and one year ago (September 2011) - most of the increase in delinquencies was in the short term category. The number of serious delinquent properties (90+ days and in-foreclosure) declined 70 thousand from August.

The number of delinquent properties, but not in foreclosure, is down about 7% year-over-year (280,000 fewer properties delinquent), and the number of properties in the foreclosure process is down 9% or 190,000 year-over-year.

The percent (and number) of loans 90+ days delinquent and in the foreclosure process is still very high.

Tuesday: Richmond Fed Mfg Survey

There will be plenty of economic data released later this week! There is some sort of political debate tonight at 9 PM ET. The good news is the election will be over on November 6th. The bad news, as Atrios mentioned earlier, is the 2016 election cycle starts on Nov 7th.

Here is something I like to check occasionally as a different measure for inflation in addition to to CPI from the BLS.

This is the US only index of the MIT Billion Prices Project.

This index uses prices for online goods. From MIT:

These indexes are designed to provide real-time information on major inflation trends, not to forecast official inflation announcements. We are constantly adding new categories of goods, but we do not cover 100% of CPI goods and services. The price of services, in particular, are not easy to find online and therefore are not included in our statistics.

Click on graph for larger image.

It appears that year-over-year inflation, according to this measure, is under 2.0%. This is another measure that suggests inflation is not currently a problem.

On Tuesday:
' At 10:00 AM ET, the Richmond Fed Survey of Manufacturing Activity for October will be released. The consensus is for an increase to 6 for this survey from 4 in September (above zero is expansion).

Bank of Spain: Recession Continues, Deficit to Increase

by Bill McBride on 10/23/2012 08:37:00 AM

DOT: Vehicle Miles Driven increased 1.2% in August

The Department of Transportation (DOT) reported Friday:

Travel on all roads and streets changed by 1.2% (3.0 billion vehicle miles) for August 2012 as compared with August 2011. Travel for the month is estimated to be 262.4 billion vehicle miles.

Cumulative Travel for 2012 changed by 0.9% (17.8 billion vehicle miles).

The following graph shows the rolling 12 month total vehicle miles driven.

The rolling 12 month total is still mostly moving sideways.

Click on graph for larger image.

In the early '80s, miles driven (rolling 12 months) stayed below the previous peak for 39 months.

Currently miles driven has been below the previous peak for 57 months - and still counting.

The second graph shows the year-over-year change from the same month in the previous year.

Gasoline prices were up in August compared to August 2011. In August 2012, gasoline averaged of $3.78 per gallon according to the EIA. Last year, prices in August averaged $3.70 per gallon - but even with the increase in gasoline prices, miles driven increased year-over-year in August.

Just looking at gasoline prices suggest miles driven will be down in September - especially with the very high prices in California. Nationally gasoline prices averaged $3.91 in September, up sharply from $3.67 a year ago.

However, as I've mentioned before, gasoline prices are just part of the story. The lack of growth in miles driven over the last 5 years is probably also due to the lingering effects of the great recession (high unemployment rate and lack of wage growth), the aging of the overall population (over 55 drivers drive fewer miles) and changing driving habits of young drivers.

This graph from the Federal Highway Administration is based on the National Household Travel Survey shows the miles driven by certain age groups over time. The key is a large group is moving into the older age brackets, so their miles driven will decline - a large group is moving the from the "54 to 58" age group into the higher age groups.

I also suspect miles driven has been falling for lower age groups over the last few years, and the next survey will probably show that decline.

With all these factors, it may be years before we see a new peak in miles driven.

Yesterday:
' Summary for Week Ending Oct 19th
' Schedule for Week of Oct 21st

Unofficial Problem Bank list declines to 865 Institutions

This is an unofficial list of Problem Banks compiled only from public sources.

Here is the unofficial problem bank list for Oct 19, 2012. (table is sortable by assets, state, etc.)

Changes and comments from surferdude808:

The OCC released its enforcement actions through mid-September 2012 and the FDIC got back to closing a few banks, which led to many changes to the Unofficial Problem Bank List. For the week, there were nine removals and two additions leaving the list at 865 institutions with assets of $333.2 billion. A year ago, the list held 976 institutions with assets of $401.9 billion.

They were six action terminations and three failures this week. The OCC terminated actions against The National Bank, Moline, IL ($1.0 billion); Peoples National Bank, Colorado Springs, CO ($194 million); United Community Bank, National Association, Highland Village, TX ($107 million); First National Bank MidWest, Oskaloosa, IA ($104 million); and First National Bank of Kansas, Burlington, KS ($72 million). The three failures were Excel Bank, Sedalia, MO ($201 million); GulfSouth Private Bank, Destin, FL ($159 million); and First East Side Savings Bank, Tamarac, FL ($67 million).

The two additions were Central Federal Savings and Loan Association, Cicero, IL ($183 million) and F&M Bank and Trust Company, Hannibal, MO ($165 million).

The OCC also issued a Prompt Corrective Action Order against One Bank & Trust, National Association, Little Rock, AR ($475 million). Next week, we anticipate the FDIC will release its actions through September 2012.

Earlier:
' Summary for Week Ending Oct 19th
' Schedule for Week of Oct 21st

Schedule for Week of Oct 21st

Earlier:
' Summary for Week Ending Oct 19th

The key U.S. economic report for the coming week is the Q3 advance GDP report to be released on Friday. Also New Home sales will be released on Wednesday.

For manufacturing, two regional manufacturing reports will be released (Richmond and Kansas City Fed surveys).

There is an FOMC meeting on Tuesday and Wednesday, with an announcement scheduled for Wednesday at 2:15 PM ET. No significant announcement is expected.

Bank Failure #46 in 2012: Excel Bank, Sedalia, Missouri

Bank Failure #45: First East Side Savings Bank, Tamarac, Florida

by Bill McBride on 10/19/2012 06:40:00 PM

Summary for Week Ending Oct 19th

The US economic data clearly improved last week. This was the third week in a row with mostly better than expected data, and suggests some recent pickup in economic activity.

The week started off with a strong retail sales report for September. Although some of the increase in sales was related to higher gasoline prices, sales excluding gasoline picked up too.

And once again the housing reports showed significant improvement. Housing starts were up sharply (as were permits), and residential investment is now a fairly strong tailwind for the economy (I expect this to continue in 2013 and beyond). On Friday, existing home sales disappointed a few people, but the underlying details were solid. For some analysis, see: Existing Home Sales: A few comments and NSA Sales Graph

There was even a little improvement in the regional manufacturing reports (these have been showing contraction for months). The Empire State report still showed contraction in October, but at a slower pace than in September, and the Philly Fed report showed expansion for the first time since April.

One negative report was for initial weekly unemployment claims. Claims were down significantly in the prior week, and increased sharply last week. The large swings over the last two weeks were related to timing and technical factors, and are a reminder to use the 4-week average. On a 4-week average basis, unemployment claims are still elevated, but near the cycle low.

Here is a summary of last week in graphs:

' Housing Starts increased sharply to 872 thousand SAAR in September

Click on graph for larger image.

The first graph shows single family and total housing starts.

Total housing starts were at 872 thousand (SAAR) in September, up 15.0% from the revised August rate of 758 thousand (SAAR). Note that August was revised up from 750 thousand.

Single-family starts increased 11.0 to 603 thousand in September.

This was way above expectations of 765 thousand starts in September. This was partially because of the volatile multi-family sector, but single family starts were up sharply too - and above 600 thousand SAAR for the first time since 2008. Right now starts are on pace to be up about 25% from 2011.

Low Mortgage Rates and Refinance Activity

Freddie Mac reported earlier today: Mortgage Rates Near Record Lows As Home Construction Builds Up Steam

Freddie Mac today released the results of its Primary Mortgage Market Survey® (PMMS®), showing fixed mortgage rates edging slightly lower with the 30-year fixed averaging 3.37 percent, just above its all-time record low of 3.36 percent, and the average 15-year fixed dipping to a new all-time record low at 2.66 percent.

And the MBA reported yesterday that refinance activity decreased last week, but is still near the highest level since early 2009.

Here is a graph comparing mortgage rates from the Freddie Mac Primary Mortgage Market Survey® (PMMS®) and the refinance index from the Mortgage Bankers Association (MBA).

UPDATE: left axis is MBA refinance index, 1990=100.

Click on graph for larger image.

It usually takes around a 50 bps decline from the previous mortgage rate low to get a huge refinance boom - and that is what we are seeing!

There has also been an increase in refinance activity from borrowers with negative equity and loans owned or guaranteed by Fannie or Freddie (see The HARP Refinance Boom Continued in August) .

The second graph shows the 15 and 30 year fixed rates from the Freddie Mac survey.

The Primary Mortgage Market Survey® started in 1971 (15 year in 1991). The 30 year rate is near a record low for the Freddie Mac survey, and rates for 15 year fixed loans is at a now low this week.

Friday: Existing Home Sales

The most important numbers in the existing home sales report, to be released Friday morning, are inventory and percent conventional sales - not total sales (although that will be the focus of most of the media).

Inventory is important because this is "visible inventory" (as opposed to "shadow inventory"), and visible inventory that has the largest impact on prices. The percent of conventional sales is important because this gives a hint as to the health of the overall market.

Imagine if sales move mostly sideways for the next few years, but the number of distressed sales steadily declines. That would be a sign of an improving market.

Unfortunately I'm not very confident in the NAR methodology for estimating the percent of distressed sales. This data comes from a monthly survey for the Realtors® Confidence Index and is an unscientific sample. However the regional data Tom Lawler and I have been tracking suggests the percent of conventional sales is increasing.

In August 2012, the NAR reported "Distressed homes ... accounted for 22 percent of August sales (12 percent were foreclosures and 10 percent were short sales), down from 24 percent in July and 31 percent in August 2011" and last year, the NAR reported "Distressed homes ... accounted for 30 percent of sales in September (18 percent were foreclosures and 12 percent were short sales), down from ... 35 percent in September 2010." 

So it appears the percent of distressed sales is declining (the percent of conventional sales is increasing), and I'd expect the NAR to report distressed sales in the low 20 percent range.

Housing economist Tom Lawler estimates the NAR will report sales of 4.70 million and a monthly decline in the inventory of existing homes for sale of about 3.2% in September.

On Friday:
' At 10:00 AM, the National Association of Realtors (NAR) will releases Existing Home Sales for September. The consensus is for sales of 4.75 million on seasonally adjusted annual rate (SAAR) basis. Sales in August 2012 were 4.82 million SAAR.

' Also at 10:00 AM, the BLS will release the Regional and State Employment and Unemployment report for September 2012.

Another question for the October economic prediction contest (Note: You can now use Facebook, Twitter, or OpenID to log in).

Report: Seasonal Retail Hiring to be about the same as in 2011

Each year I track seasonal retail hiring during October, November and December. This usually provides an early clue on holiday retail sales. Currently the NRF is forecasting about the same level of seasonal hiring as last year.

From the National Retail Federation: Expect Solid Growth This Holiday Season

Tempered by political and fiscal uncertainties but supported by signs of improvement in consumer confidence, holiday sales this year will increase 4.1 percent to $586.1 billion. NRF's 2012 holiday forecast is higher than the 10-year average holiday sales increase of 3.5 percent.
...
According to NRF, retailers are expected to hire between 585,000 and 625,000 seasonal workers this holiday season, which is comparable to the 607,500 seasonal employees they hired last year.

Last year was the highest level of seasonal hiring since 2007 (seasonal hiring was especially weak in 2008, and then improved some in 2009). There is also a shift towards online buying that is keeping down seasonal hiring.

Weekly Initial Unemployment Claims increase sharply to 388,000

The DOL reports:

In the week ending October 13, the advance figure for seasonally adjusted initial claims was 388,000, an increase of 46,000 from the previous week's revised figure of 342,000. The 4-week moving average was 365,500, an increase of 750 from the previous week's revised average of 364,750.

The previous week was revised up from 339,000.

The following graph shows the 4-week moving average of weekly claims since January 2000.

Click on graph for larger image.

The dashed line on the graph is the current 4-week average. The four-week average of weekly unemployment claims increased to 365,500. This is just above the cycle low for the 4-week average of 363,000 in March.

Weekly claims were higher than the consensus forecast of 365,000.

And here is a long term graph of weekly claims:

Mostly moving sideways this year, but near the cycle bottom. The large swings over the last two weeks were related to timing and technical factors, and is a reason to use the 4-week average.

LA area Port Traffic: Moving Sideways

The following graphs are for inbound and outbound traffic at the ports of Los Angeles and Long Beach in TEUs (TEUs: 20-foot equivalent units or 20-foot-long cargo container).

Container traffic gives us an idea about the volume of goods being exported and imported - and possibly some hints about the trade report for September. LA area ports handle about 40% of the nation's container port traffic.

To remove the strong seasonal component for inbound traffic, the first graph shows the rolling 12 month average.

Click on graph for larger image.

On a rolling 12 month basis, inbound traffic is up slightly, and outbound traffic is down slightly compared to the 12 months ending in August.

In general, inbound and outbound traffic has been moving sideways recently.

The 2nd graph is the monthly data (with a strong seasonal pattern for imports).

For the month of September, loaded outbound traffic was down 2% compared to September 2011, and loaded inbound traffic was up 3% compared to September 2011.

Usually imports peak in the July to October period as retailers import goods for the Christmas holiday - so imports might increase next month, but probably not by much.

Wednesday: Housing Starts

An update from economists Carmen Reinhart and Kenneth Rogoff at Bloomberg: Sorry, U.S. Recoveries Really Aren't Different

Five years after the onset of the 2007 subprime financial crisis, U.S. gross domestic product per capita remains below its initial level. Unemployment, though down from its peak, is still about 8 percent. Rather than the V- shaped recovery that is typical of most postwar recessions, this one has exhibited slow and halting growth.

This disappointing performance shouldn't be surprising. We have presented evidence that recessions associated with systemic banking crises tend to be deep and protracted and that this pattern is evident across both history and countries. Subsequent academic research using different approaches and samples has found similar results.
...
Recently, however, a few op-ed writers have argued that, in fact, the U.S. is 'different' and that international comparisons aren't relevant because of profound institutional differences from one country to another. ... We have not publicly supported or privately advised either campaign. We well appreciate that during elections, academic economists sometimes become advocates. It is entirely reasonable for a scholar, in that role, to try to argue that a candidate has a better economic program that will benefit the country in the future. But when it comes to assessing U.S. financial history, the license for advocacy becomes more limited, and we have to take issue with gross misinterpretations of the facts.

Ouch!

And their conclusion:

The most recent U.S. crisis appears to fit the more general pattern of a recovery from severe financial crisis that is more protracted than with a normal recession or milder forms of financial distress. There is certainly little evidence to suggest that this time was worse. Indeed, if one compares U.S. output per capita and employment performance with those of other countries that suffered systemic financial crises in 2007-08, the U.S. performance is better than average.

On Wednesday:
' At 7:00 AM, the Mortgage Bankers Association (MBA) will release the mortgage purchase applications index.

' At 8:30 AM, Housing Starts for September will be released. The consensus is for total housing starts to increase to 765,000 (SAAR) in September, up from 750,000 in August.

Another question for the October economic prediction contest (Note: You can now use Facebook, Twitter, or OpenID to log in).

Housing Starts increased sharply to 872 thousand SAAR in September

From the Census Bureau: Permits, Starts and Completions

Housing Starts:
Privately-owned housing starts in September were at a seasonally adjusted annual rate of 872,000. This is 15.0 percent above the revised August estimate of 758,000 and is 34.8 percent above the September 2011 rate of 647,000.

Single-family housing starts in September were at a rate of 603,000; this is 11.0 percent above the revised August figure of 543,000.

Building Permits:
Privately-owned housing units authorized by building permits in September were at a seasonally adjusted annual rate of 894,000. This is 11.6 percent above the revised August rate of 801,000 and is 45.1 percent above the September 2011 estimate of 616,000.

Single-family authorizations in September were at a rate of 545,000; this is 6.7 percent above the revised August figure of 511,000.

Click on graph for larger image.

The first graph shows single and multi-family housing starts for the last several years. Starts are slowing increasing.

Total housing starts were at 872 thousand (SAAR) in September, up 15.0% from the revised August rate of 758 thousand (SAAR). Note that August was revised up from 750 thousand.

Single-family starts increased 11.0 to 603 thousand in September.

The second graph shows total and single unit starts since 1968.

This shows the huge collapse following the housing bubble, and that total housing starts have been increasing lately after moving sideways for about two years and a half years.

Total starts are up about 80% from the bottom start rate, and single family starts are up 70% from the low.

This was way above expectations of 765 thousand starts in September. This was partially because of the volatile multi-family sector, but single family starts were up sharply too - and above 600 thousand SAAR for the first time since 2008. Right now starts are on pace to be up about 25% from 2011.

Sacramento September House Sales: Percentage of distressed sales lowest in years

I've been following the Sacramento market to look for changes in the mix of house sales in a distressed area over time (conventional, REOs, and short sales). The Sacramento Association of REALTORS® started breaking out REOs in May 2008, and short sales in June 2009.

Recently there has been a dramatic shift from REO to short sales, and the percentage of distressed sales has been declining. This data would suggest some improvement although the percent of distressed sales is still very high.

In September 2012, 50.8% of all resales (single family homes and condos) were distressed sales. This was down from 52.0% last month, and down from 64.0% in September 2011. The percentage of REOs fell to 15.4%, the lowest since the Sacramento Realtors started tracking the data and the percentage of short sales increased to 35.4%, the highest percentage recorded.

Here are the statistics.

Click on graph for larger image.

This graph shows the percent of REO sales, short sales and conventional sales.

There has been an increase in conventional sales this year, and there were over twice as many short sales as REO sales in September. The gap between short sales and REO sales is increasing.

Total sales were down 10% from September 2011, however conventional sales were up 23% compared to the same month last year. This is exactly what we expect to see in an improving distressed market - some decline in overall sales as distressed sales decline, but an increase in conventional sales.

Active Listing Inventory for single family homes declined 63.4% from last September, and listings were down 11.1% in September compared to August.

Cash buyers accounted for 35.9% of all sales (frequently investors), and median prices were up 9.6%% from last September.

This seems to be moving in the right direction, although the market is still in distress. We are seeing a similar pattern in other distressed areas to more conventional sales, and a shift from REO to short sales.

Tuesday: CPI, Industrial Production, Homebuilder Confidence

From the WSJ: Proposal Would Give Banks Protection in Cases Involving Top-Quality Mortgages

The proposal for the first time would establish a basic national standard for loans, known as a "qualified mortgage."

As part of its deliberation, the Consumer Financial Protection Bureau is considering providing a full legal shield for high-quality loans that qualify, mandating that judges rule in lenders' favor if consumers contest foreclosures, these people say.

For a smaller category of loans that still meet the "qualified mortgage" guidelines but carry higher interest rates'a group similar to "subprime loans"'lenders would receive fewer protections. In those cases, consumers could argue in court that lenders should have known that they couldn't afford the mortgage.

On Tuesday:
' At 8:30 AM ET, the Consumer Price Index for September will be released. The consensus is for CPI to increase 0.5% in September and for core CPI to increase 0.2%. This release will determine the Cost-of-living-adjustment for Social Security. Currently I expect COLA to be around 1.6%.

' At 9:15 AM, the Fed will release Industrial Production and Capacity Utilization for September. The consensus is for Industrial Production to increase 0.2% in September, and for Capacity Utilization to increase to 78.3%.

' At 10:00 AM, the October NAHB homebuilder survey will be released. The consensus is for a reading of 41, up from 40 in September. Although this index has been increasing lately, any number below 50 still indicates that more builders view sales conditions as poor than good.  This index bottomed at 8 in January 2009, and was at or below 22 for over 4 1/2 years.

Another question for the October economic prediction contest (Note: You can now use Facebook, Twitter, or OpenID to log in).

BLS: CPI increases 0.6% in September, Core CPI 0.1%, Cost-Of-Living Adjustment about 1.66%

From the BLS:

The Consumer Price Index for All Urban Consumers (CPI-U) increased 0.6 percent in September on a seasonally adjusted basis, the U.S. Bureau of Labor Statistics reported today. Over the last 12 months, the all items index increased 2.0 percent before seasonal adjustment. For the second month in a row, the substantial increase in the all items index was mostly the result of an increase in the gasoline index, which rose 7.0 percent in September after increasing 9.0 percent in August.
...
The index for all items less food and energy rose 0.1 percent for the third month in a row.

I'll post a graph later today after the Cleveland Fed releases the median and trimmed-mean CPI. This was above the consensus forecast of a 0.5% increase for CPI, and below the consensus for a 0.2% increase in core CPI.

The increase in CPI was mostly due to the sharp increase in gasoline prices.

Cost-Of-Living Adjustment (COLA): The BLS reported CPI-W increased to 2281.84 in September, for a Q3 average of 226.936. In Q3 2011, CPI-W average 223.33. The annual Social Security Cost-Of-Living Adjustment will be 1.66% (will be rounded).

Monday: Retail Sales, Empire State Mfg Survey

This is something I wrote about last year, from the WSJ: Buyers Back After Foreclosure

Millions of families lost their homes to foreclosure after the housing crash hit six years ago. Now, some of those families are back in the housing market. Call them the "boomerang" buyers.
...
On a recent conference call with investors, Stuart Miller, chief executive of Miami-based home builder Lennar Corp., said the company was seeing more people "coming out of the penalty box." At Cornerstone Communities, a San Diego home builder, roughly 20 of the 110 closings they have had this year came from buyers who have been through a foreclosure or short sale, estimates Ure Kretowicz, the company's chief executive.
...
Using the three-year benchmark it takes to get an FHA-guaranteed loan, in this year's second quarter there were 729,000 households that were foreclosed upon during the bust that are now eligible to apply for an FHA mortgage, up from 285,000 in the second quarter of 2011, according to an analysis of foreclosure data by Moody's Analytics. The company projects that number will grow to 1.5 million by the first quarter of 2014.

They're back!

On Monday:
' At 8:30 AM ET, Retail sales for September will be released. The consensus is for retail sales to increase 0.7% in September, and for retail sales ex-autos to increase 0.5%.

' Also at 8:30 AM, the NY Fed Empire Manufacturing Survey for October will be released. The consensus is for a reading of minus 3, up from minus 10.4 in September (below zero is contraction).

' At 10:00 AM, Manufacturing and Trade: Inventories and Sales report for August (Business inventories) will be released. The consensus is for 0.5% increase in inventories.

Note: Also on Monday, several regional Fed presidents will speak including NY Fed president William Dudley in the morning.

The Asian markets are mixed tonight, with the Hang Seng up slightly, and the Nikkei down 0.2%.

From CNBC: Pre-Market Data and Bloomberg futures: the S&P futures are down 3, and the DOW futures are down 22.

Oil prices are down with WTI futures down to $91.86 and Brent down at $113.80 per barrel.

Weekend:
' Summary for Week Ending Oct 12th
' Schedule for Week of Oct 14th
' Zillow Housing Forum and The Bearish View

Five more questions this week for the October economic prediction contest (Note: You can now use Facebook, Twitter, or OpenID to log in).

The recovery in U.S. Heavy Truck Sales

The following article inspired me to look up some data today on heavy truck sales in the US.

Neil Irwin wrote in the WaPo on Friday: What cars and big rigs say about the economy

Less trucking activity, of course, means less demand for trucks. That is ... evident from this week's earnings. Cummins, an Indiana company that makes truck engines, said it will cut up to 1,500 jobs by the end of the year amid weakening demand. 'As a result of the heightened uncertainty, end customers are delaying capital expenditures in a number of markets, lowering demand for our products,' Cummins chief executive Tom Linebarger said in a statement Tuesday.

And Alcoa, the giant aluminum company, cited less demand from the trucking industry as it downgraded its forecasts. 'Heavy trucks and trailer,' Alcoa chief executive Klaus Kleinfeld said in a conference call with analysts Tuesday, is 'down compared to the view that we had in the first quarter. North America is really driving it. We believe that heavy truck production will slow down in the second half of the year.'
emphasis added

I think the key quote is truck sales are "down compared to the view that we had in the first quarter" - actually heavy truck sales are up, and at the highest level since April 2007.

Click on graph for larger image.

This graph shows heavy truck sales since 1967 using data from the BEA. The dashed line is current estimated sales rate.

Heavy truck sales really collapsed during the recession, falling to a low of 181 thousand in April 2009 on a seasonally adjusted annual rate (SAAR). Since then sales have doubled and hit 376 thousand SAAR in September 2012.

This is up 12% from September 2011, and the highest level since April 2007 (over 5 years ago). That is pretty strong growth, but I guess Alcoa was expecting more.

Earlier:
' Summary for Week Ending Oct 12th
' Schedule for Week of Oct 14th
' Zillow Housing Forum and The Bearish View

Retail Sales increased 1.1% in September

On a monthly basis, retail sales were up 1.1% from August to September (seasonally adjusted), and sales were up 5.4% from September 2011. From the Census Bureau report:

The U.S. Census Bureau announced today that advance estimates of U.S. retail and food services sales for September, adjusted for seasonal variation and holiday and trading-day differences, but not for price changes, were $412.9 billion, an increase of 1.1 percent from the previous month and 5.4 percent above September 2011.. ... The July to August 2012 percent change was revised from 0.9 percent to 1.2 percent.

Click on graph for larger image.

Sales for August were revised up to a 1.2% increase (from 0.9% increase).

This graph shows retail sales since 1992. This is monthly retail sales and food service, seasonally adjusted (total and ex-gasoline).

Retail sales are up 24.6% from the bottom, and now 9.0% above the pre-recession peak (not inflation adjusted)

The second graph shows the same data, but just since 2006 (to show the recent changes). This shows that retail sales ex-gasoline are increasing, but that gasoline prices have boosted retails sales over the last two months.

Excluding gasoline, retail sales are up 20.9% from the bottom, and now 8.6% above the pre-recession peak (not inflation adjusted).

The third graph shows the year-over-year change in retail sales and food service (ex-gasoline) since 1993.

Retail sales ex-gasoline increased by 5.3% on a YoY basis (5.4% for all retail sales). Retail sales ex-autos increased 1.1% in September.

This was above the consensus forecast for retail sales of a 0.7% increase in September, and above the consensus for a 0.5% increase ex-auto.

Schedule for Week of Oct 14th

Earlier:
' Summary for Week Ending Oct 12th

This will be a very busy week for economic data. There are three key housing reports to be released this week: October homebuilder confidence on Tuesday, September housing starts on Wednesday, and September existing home sales on Friday.

Another key report is retail sales for September. For manufacturing, the October NY Fed (Empire state) and Philly Fed surveys, and the September Industrial Production and Capacity Utilization report will be released this week.

On prices, CPI for September will be released on Tuesday.

Unofficial Problem Bank list declines to 872 Institutions

This is an unofficial list of Problem Banks compiled only from public sources.

Here is the unofficial problem bank list for Oct 13, 2012. (table is sortable by assets, state, etc.)

Changes and comments from surferdude808:

As anticipated, minor changes were made to the Unofficial Problem Bank List this week. The First National Bank of Southern Kansas, Mount Hope, KS ($67 million) merged on an unassisted basis causing its removal. The other change was the Federal Reserve terminating the Prompt Corrective Action order against Sunrise Bank, Cocoa Beach, FL ($100 million).

The list holds 872 institutions with assets of $334.9 billion. A year ago, the list had 979 institutions with assets of $403.8 billion.

Next week we anticipate the OCC will release its actions through mid-September 2012. Also, the FDIC will likely be back in the closure business before the month is over.

Earlier:
' Summary for Week Ending Oct 12th
' Schedule for Week of Oct 14th

Consumer Sentiment Graph

Notes: Looks like the FDIC took another week off! I'm back from the housing forum in San Francisco. I'll write down a few thoughts on the forum this weekend. Here is a graph of consumer sentiment released this morning.

Click on graph for larger image.

The preliminary Reuters / University of Michigan consumer sentiment index for October increased to 83.1, up from the September reading of 78.3.

This is still fairly weak, but this is the highest level since 2007.

Alphaville: A Grexit Delayed

An interesting article from David Keohane at Alphaville: A Grexit delayed if not deniedCiti are pushing that fateful day back:

We have held the view, since May 2012, that a Greek exit from the euro area ('Grexit') in the next 12 to 18 months is a high-probability event (90%) which we assume, for the sake of argument, would happen on January 1 2013. We are now cutting the probability of Grexit over the next 12-18 months to 60% and judge that this event will probably happen later than we previously thought, most likely in 1H 2014.

It's all about German politics, something we have gone over before and won't do again now. ... But essentially, everything is pointing to a slower evolution of this crisis with both Spain and Greece edging towards decisions rather than careening.

There is much more in the article.

Note: I'm at the Zillow housing forum in San Francisco. The first panel just concluded "Is it a good time to buy in California?". The consensus was yes, but mortgage / housing analyst Mark Hanson thought there was a new bubble developing in some areas like Phoenix (at the low end), and that the current improvement was just a "stimulus high" and that there would be a hangover to follow.

Summary for Week Ending Oct 12th

This was a very light week for US economic data. Don't worry, there will be plenty of data next week!

Weekly initial unemployment claims dropped sharply, but a DOL official said the decline was mostly related to one state not reporting quarterly claims - so we might see a large upward revision next week.

From Kathleen Pender at the San Francisco Chronicle: California EDD denies it under-reported jobless claims

[A] DOL spokesman, who spoke on condition of anonymity ... said the department was expecting an 18.5 percent increase in new claims last week; instead it reported only an 8.6 percent increase. (These numbers are not seasonally adjusted; the seasonally adjusted jobless claims fell by 30,000 from the week before).

Unadjusted claims often shoot up the first week of a new quarter ... state employment departments have to review certain unemployment recipients to make sure they are not collecting benefits when they have a job. They also have to check up on some people who are receiving federal extended benefits, which start after a person has exhausted their regular state benefits. Sometimes, people who are getting extended benefits and get a part-time job or freelance work have to start over with a new state claim. As part of their quarterly review, the states are supposed to weed these people out and put them on a new state claim, which for statistical purposes counts as a new jobless claim.

States normally do this at the end of a quarter, which contributes to a jump in new claims at the beginning of the next quarter. The labor department spokesman said, 'One large state has not completed this process,' which is why the data reported [this week] was better than expected.

He would not name the state but said it would be clear when the department issues a state-by-state breakdown of this week's report next week. EDD spokeswoman Loree Levy could not tell me whether California is the state that had not yet finished this task. 'We have been completing this on a timely basis for years,' she said.

Consumer sentiment was at the highest level since 2007 - still weak, but improving. The trade deficit is increased in August, and shows an ongoing structural imbalance.

Here is a summary of last week in graphs:

' Trade Deficit increased in August to $44.2 Billion

The Department of Commerce reported:

[T]otal August exports of $181.3 billion and imports of $225.5 billion resulted in a goods and services deficit of $44.2 billion, up from $42.5 billion in July, revised. August exports were $1.9 billion less than July exports of $183.2 billion. August imports were $0.2 billion less than July imports of $225.7 billion.

July was revised from $42.0 billion. The trade deficit was larger than the consensus forecast of $44.0 billion.

Oil averaged $94.36 in August, up slightly from $93.83 per barrel in July. Import oil prices will probably increase further in September. The trade deficit with China decreased slightly to $28.7 billion in August, down from $29.0 billion in August 2011. Still, most of the trade deficit is due to oil and China.

The trade deficit with the euro area was $9.7 billion in August, up from $7.8 billion in August 2011.

' BLS: Job Openings "essentially unchanged" in August, Up year-over-year

Jobs openings decreased in August to 3.561 million, down slightly from 3.593 million in July. The number of job openings (yellow) has generally been trending up, and openings are up about 13% year-over-year compared to August 2011.

Quits decreased slightly in August, and quits are up about 5% year-over-year. These are voluntary separations and more quits might indicate some improvement in the labor market. (see light blue columns at bottom of graph for trend for "quits").

This suggests a gradually improving labor market.

Redfin: House prices up 5% Year-over-year in September

From Redfin: Home Prices Dip Slightly from August to September, Still Up 5% from 2011 in Redfin Real-Time Home Price Tracker

Redfin today released its Real-Time Home Price Tracker for September 2012, showing an annual price gain of 5 percent across 19 major U.S. markets. From August to September, prices declined just 0.8% percent, which is a smaller decline than is typical at this time of year.
...
Inventory still low: The number of homes for sale declined 29.3% from September 2011 to September 2012, and by 4.3% since August.

Homes selling quickly: The percentage of listings that sold within 14 days of their debut held steady in September at 27%.

Home sales up year-over-year, down since August: Home sales increased 4% from last year, and fell 17% since August'a typical seasonal decline.

"September is usually the month that real estate goes on sale, like Christmas toys in January," said Redfin CEO Glenn Kelman. "Whatever didn't sell in the summer gets marked down for a September closing. This September, we saw only a modest decline in prices, with inventory still dropping and demand fairly steady. In the most volatile markets, including Southern California, Phoenix and Las Vegas, we continued to see big price gains."

This house price index is based on prices per sq ft. This is a reminder that prices will decline month-to-month in the fall and winter on the Case-Shiller and CoreLogic Not Seasonally Adjusted (NSA) indexes - and it will be important to watch the year-over-year change. Right now I'm guessing the CoreLogic index will report negative month-to-month price changes for August or September, and Case-Shiller for September or October.

The reported 29.3% year-over-year decrease in inventory is similar to other sources and is a key driver for the year-over-year price increase.

Friday: PPI, Consumer Sentiment

Note: I'm in San Francisco attending the Zillow real estate forum. Best to all.

From Jim Hamilton at Econbrowser: Governor Brown solves California's gas price problem

California has separate gasoline requirements from the rest of the nation, and also requires a different, more-expensive fuel for summer sales relative to winter. Because refiners don't want to be stuck holding the summer blend through the winter, inventories of summer blend are intentionally low this time of year. That creates a problem when two of the main refineries producing the California summer blend get knocked out, as we just observed.
...
But two important developments have changed the picture. First, the Torrance refinery was back in operation by Friday. Second, on Sunday Governor Jerry Brown (D-CA) directed the California Air Resources Board to allow use right now of the winter blend instead of waiting as usual until the first of November, a move that the Board has implemented. This allows existing stocks of the winter fuel to be sold to add to the supply of the summer blend. ...

Several reporters have asked me what economic effects this episode may have. My answer is they should be pretty limited-- I'm expecting the retail price to come down almost as quickly and dramatically as it went up.

On Friday:
' At 8:30 AM, the Producer Price Index for September will be released. The consensus is for a 0.8% increase in producer prices (0.2% increase in core).

' At 9:55 AM, the Reuter's/University of Michigan's Consumer sentiment index (preliminary for October) will be released. The consensus is for sentiment to be unchanged at 78.3.

Another question for the October economic prediction contest (Note: You can now use Facebook, Twitter, or OpenID to log in).

BLS: Producer Prices increased 1.1% in September

by Bill McBride on 10/12/2012 08:30:00 AM

Thursday: Trade Deficit, Unemployment Claims

From the Financial Times Alphaville: S&P downgrades Spain

On Oct. 10, 2012, Standard & Poor's Ratings Services lowered its long-term sovereign credit rating on the Kingdom of Spain to 'BBB-' from 'BBB+'. At the same time, we lowered the short-term sovereign credit rating to 'A-3' from A-2'. The outlook on the long-term rating is negative.

Alphaville has the entire S&P press release.

And from the LA Times: Gasoline prices fall for first time in a week, barely

Motorists in the state paid an average of $4.666 for a gallon of regular gasoline Wednesday, down half a cent overnight, according to AAA's daily survey of fuel prices.

On Oct. 1, the day Exxon Mobil Corp.'s Torrance refinery went out of service temporarily because of a power outage, the average was $4.168. The average leaped to record levels, peaking Monday at $4.671, or 50 cents higher than a week earlier.

Ouch!

On Thursday:
' At 8:30 AM, the initial weekly unemployment claims report will be released. The consensus is for claims to increase to 370 thousand from 367 thousand.

' Also at 8:30 AM, the Trade Balance report for August will be released by the Census Bureau. The consensus is for the U.S. trade deficit to increase to $44.0 billion in August, up from from $42.0 billion in July. Export activity to Europe will be closely watched due to economic weakness.

' Also at 8:30 AM, Import and Export Prices for September will be released. The consensus is a for a 0.7% increase in import prices.

' At 10:00 AM, Fed Governor Jeremy Stein will speak, "Evaluating Large-Scale Asset Purchases", At the Brookings Institution Discussion, Washington, D.C.

Another question for the October economic prediction contest (Note: You can now use Facebook, Twitter, or OpenID to log in).

CoStar: Commercial Real Estate prices increase in August

From CoStar: CoStar Commercial Repeat Sale Indices (CCRSI) Post Strongest Gains Since Downturn, But Uncertainty Looms as Market Fundamentals Soften

The two broadest measures of aggregate pricing for commercial properties within the CCRSI ' the U.S. Value-Weighted Composite Index and the U.S. Equal-Weighted Composite Index ' each posted significant gains in August 2012.

The U.S. Value-Weighted Composite Index, which weights each repeat-sale by transaction size or value and therefore is heavily influenced by larger transactions, reached its highest level since early 2009. It has now improved by a cumulative 34.1% since the start of 2010, reflecting strong investor demand for primary gateway metro areas and institutional-grade multifamily assets that have been at the forefront of the pricing recovery for commercial property.

The rate of improvement in the U.S. Equal-Weighted Composite Index, which weights each repeat-sale equally and therefore reflects the influence of the more numerous smaller transactions, has accelerated. The 7.6% year-over'year increase of the Equal-Weighted Composite Index in August 2012 was the largest such gain since August 2006. Despite the increase, cumulative gains in the Equal-Weighted Index have lagged behind those in the Value-Weighted Index, reflecting a slower rate of recovery of tenant demand in the General Commercial segment.

Aggregate net absorption of available space for three major property types'office, retail, and industrial'slowed during the third quarter of 2012 to less than one third of levels in the second quarter of 2012 and less than half of that in the first quarter of this year. The slowdown in leasing activity stems mainly from negative absorption in the General Commercial segment. Should this drawback in tenant demand be sustained by further macroeconomic weakness, near-term transaction volume and pricing could suffer.

The percentage of commercial property selling at distressed prices in August 2012 was the lowest since mid-2009.

Click on graph for larger image.

This graph from CoStar shows the Value-Weighted and Equal-Weighted indexes. As CoStar noted, the Value-Weighted index is up 34.1% from the bottom (showing the demand for higher end properties), however the Equal-Weighted index is only up 8.2% from the bottom.

Note: These are repeat sales indexes - like Case-Shiller for residential - but this is based on far fewer pairs.

Weekly Initial Unemployment Claims declined sharply to 339,000

The DOL reports:

In the week ending October 6, the advance figure for seasonally adjusted initial claims was 339,000, a decrease of 30,000 from the previous week's revised figure of 369,000. The 4-week moving average was 364,000, a decrease of 11,500 from the previous week's revised average of 375,500.

The previous week was revised up from 367,000.

The following graph shows the 4-week moving average of weekly claims since January 2000.

Click on graph for larger image.

The dashed line on the graph is the current 4-week average. The four-week average of weekly unemployment claims declined sharply to 364,000. This is just above the cycle low for the 4-week average of 363,000 in March.

Weekly claims were lower than the consensus forecast of 370,000.

And here is a long term graph of weekly claims:

Mostly moving sideways this year, but starting to decline again recently.

Wednesday: Beige Book, JOLTS

On Wednesday:
' At 7:00 AM, The Mortgage Bankers Association (MBA) will release the mortgage purchase applications index. Expect refinance activity to remain strong with low mortgage rates.

' At 10:00 AM, the Job Openings and Labor Turnover Survey (JOLTS) for August will be released by the BLS. The number of job openings has generally been trending up.

' Also at 10:00 AM, the Monthly Wholesale Trade: Sales and Inventories report for August will be released. The consensus is for a 0.4% increase in inventories.

' At 2:00 PM, the Federal Reserve will release the "Beige Book". This is an informal review by the Federal Reserve Banks of current economic conditions in their Districts. This might show some slight improvement. Some analysts will be looking for concerns about Europe or the "fiscal cliff".

Lawler: "Distressed" home sales shares in Reno, Vegas, and Phoenix

Economist Tom Lawler sent me the table below with a one word discussion: "Wow".

CR Note: We've been tracking several distressed areas across the country, and a couple of clear patterns have developed:

1) There has been a shift from foreclosures to short sales. Foreclosures are down and short sales are up just about everywhere. For two of the cities below, short sales are three times foreclosures - and more than double in Phoenix. That is a huge change. A year ago, there were many more foreclosures than short sales.

2) The overall percent of distressed sales (combined foreclosures and short sales) are down year-over-year.

The three cities in the table below - Reno, Vegas, and Phoenix - were some of the hardest hit areas in the country. The decline in in distressed sales in Phoenix (from 64.1% in Sept 2011 to 39.9% in Sept 2012) is stunning. But we have to remember that 40% distressed is still extremely high.

MBA: Mortgage Purchase activity highest since June

From the MBA: Mortgage Applications Decrease in Latest MBA Weekly Survey

The Refinance Index decreased 2 percent from the previous week. The seasonally adjusted Purchase Index increased 2 percent from one week earlier.

'Refinance applications declined somewhat last week although volume is still near three-year highs, and purchase applications increased to the highest level since June, with both conventional and government volumes increasing,' said Mike Fratantoni, MBA's Vice President of Research and Economics. 'Rates on 30-year fixed-rate loans remain historically low, benefitting both prospective homebuyers and those seeking to refinance.'

The average contract interest rate for 30-year fixed-rate mortgages with conforming loan balances ($417,500 or less) increased to 3.56 percent from 3.53 percent, with points increasing to 0.39 from 0.35 (including the origination fee) for 80 percent loan-to-value ratio (LTV) loans. The 30 year contract rate increased for the first time after declining for six consecutive weeks.

Click on graph for larger image.

This graph shows the MBA mortgage purchase index. The purchase index is up about 7% over the last three weeks and is at the highest level since June.

However the purchase index has been mostly moving sideways over the last two years.

Lawler: Discussion of recent jump in House Listings in Phoenix

From economist Tom Lawler:

The Arizona Regional MLS reported that residential home sales by realtors in the Greater Phoenix, Arizona area totaled 6,478 in September, down 17.9% from last September's pace. REO properties were just 12.9% (835) of last month's sales, down from 37.1% (2,931) last September, while last month's short-sales share was 27.0%, unchanged from a year ago. Active listings in September totaled 22,862, up 9.2% from August but down 15.2% from a year ago. The median home sales price last month was $150,000, up 30.5% from last September. Citing data from the Cromford Report, the ARMLS also reported that foreclosures pending in Maricopa County totaled 14,584 in September, down 38.1% from a year ago.

Click on graph for larger image.

Here is a chart showing active listings in the Greater Phoenix area (from ARMLS) from January 2002 through September 2012 (note: the ARMLS reports available to the public only show active listings 'rightly defined' back to April 2005. The data from January 2002 through March 2005 in the chart below were derived from a chart from a realtor with direct access to ARMLS data).

One thing worth watching is the recent uptick in listings over the past few months ' listings increased by 2.7% in both July and August, and jumped up by 9.2% last month. Over the past few years investor buying of residential properties on a low to no leverage basis with the intent to rent the properties out has been quite substantial.

In the middle of last decade, in contrast, Phoenix saw a surge in highly-leveraged real estate investment purchases by folks looking to make a 'quick' flip ' see 2nd graph.

However, over the past year home prices in Phoenix have rebounded sharply. The very recent jump up in listings may reflect some investors' desire to 'cash out' of their real estate investments, especially given the recent (though late in the cycle) increase in the number of 'big-money' investors looking for SF rental properties.

CR Note: the increase in inventory hasn't been huge, and it could be sellers "waiting for a better market". More listings seems like a normal response to a sharp increase in prices.