Weekly Initial Unemployment Claims decrease to 344,000

Note: Q4 GDP growth was revised up from slightly negative to slightly positive. 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 0.1 percent in the fourth quarter of 2012 ... In the advance estimate, real GDP declined 0.1 percent.

I'll have more on GDP later.

The DOL reports:

In the week ending February 23, the advance figure for seasonally adjusted initial claims was 344,000, a decrease of 22,000 from the previous week's revised figure of 366,000. The 4-week moving average was 355,000, a decrease of 6,750 from the previous week's revised average of 361,750.

The previous week was revised up from 362,000.

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 decreased to 355,000 - just above the lowest 4-week average since the recession.

Weekly claims were below the 360,000 consensus forecast.

Lawler: A few highlights from the Q4 FDIC Quarterly Banking Profile

From economist Tom Lawler:

Yesterday the FDIC released its 'Quarterly Banking Profile' for Q4/2012. Some of the 'headline highlights' from the report, which reflects the activity at and performance of FDIC-insured financial institutions, were:

'Net Income Is More Than a Third Higher Than in Fourth Quarter 2011' despite the fact that 'Banks See (Net Interest) Margins Erode,' as net income was '(bolstered by higher noninterest income and lower provisions for loan losses.' The jump in noninterest income was driven 'primarily by higher gains on loan sales (up $2.4 billion, or 132.4 percent, over fourth quarter 2011), increased trading revenue (up $1.9 billion, or 75.3 percent), and reduced losses on sales of foreclosed property (down $1.2 billion, or 72 percent).' The higher gains on loans sales were driven by gains on sales of mortgages ' partly reflecting higher origination volumes, but mainly reflecting extraordinarily large mortgage origination margins, which in turn partly reflected the unintended consequences of current government policy.

According to the report, the percent of loans and leases that were 'noncurrent' last quarter fell to 3.60% -- the lowest rate since the end of 2008 ' from 3.68% in the previous quarter and 4.19% in the fourth quarter of 2011. The % of loans secured by one-to-four family residential properties that were noncurrent last quarter was actually up from the fourth quarter of 2011, partly reflecting higher default rates on junior mortgage loans.

Thursday: Q4 GDP, Unemployment Claims

From the WaPo: Obama to meet congressional leaders on ways to avoid sequester impact

President Obama will meet with congressional leaders Friday at the White House to discuss a way to avoid the fallout of deep spending cuts ...

Among the sequester's possible impacts, the head of the Federal Aviation Administration warned Wednesday, are major flight delays and the closure of hundreds of air traffic control towers at smaller airports across the country.

'Flights to major cities like New York, Chicago and San Francisco could experience delays, in some instances up to 90 minutes during peak hours, because we'll have fewer controllers on staff,' FAA administrator Michael P. Huerta said in a speech to an American Bar Association forum in Washington. ... Should the cuts occur as scheduled, travelers would begin to notice the impact in mid-April, according to the [National Air Traffic Controllers Association].

This will not have a huge negative impact (defaulting on the debt would have been serious), but this is still unnecessary.

Thursday economic releases:
' At 8:30 AM ET, the initial weekly unemployment claims report will be released. The consensus is for claims to decrease to 360 thousand from 362 thousand last week.

' Also at 8:30 AM, Q4 GDP (second estimate). This is the second estimate of GDP from the BEA. The consensus is that real GDP increased 0.5% annualized in Q4, revised up from a negative 0.1% in the advance report.

' At 9:45 AM, the Chicago Purchasing Managers Index for February. The consensus is for a decrease to 55.0, down from 55.6 in January.

' At 11:00 AM, the Kansas City Fed regional Manufacturing Survey for February will be released. This is the last of the regional surveys for February, and most of the surveys have indicated expansion.

' Also at 11:00 AM, The Federal Reserve Bank of New York will release the Q4 2012 Quarterly Report on Household Debt and Credit

Real House Prices and Price-to-Rent Ratio

For December, Case-Shiller reported the seventh consecutive year-over-year (YoY) gain in their house price indexes since 2010 - and the increase back in 2010 was related to the housing tax credit. Excluding the tax credit, the previous YoY increase was back in 2006. The YoY increase in December suggests that house prices probably bottomed earlier in 2012 (the YoY change lags the turning point for prices).

The following table shows the year-over-year increase for each month in 2012.

I expect the year-over-year change will slow going forward, but the lack of inventory might push prices up more than I expect in 2013. That is why I'm watching inventory closely.

Here are some updates to a few graphs ... Case-Shiller, CoreLogic and others report nominal house prices, and it is also useful to look at house prices in real terms (adjusted for inflation) and as a price-to-rent ratio.

As an example, if a house price was $200,000 in January 2000, the price would be close to $275,000 today adjusted for inflation.

Nominal House Prices

The first graph shows the quarterly Case-Shiller National Index SA (through Q4 2012), and the monthly Case-Shiller Composite 20 SA and CoreLogic House Price Indexes (through December) in nominal terms as reported.

In nominal terms, the Case-Shiller National index (SA) is back to Q2 2003 levels (and also back up to Q3 2010), and the Case-Shiller Composite 20 Index (SA) is back to October 2003 levels, and the CoreLogic index (NSA) is back to January 2004.

Real House Prices

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

In real terms, the National index is back to October 1999 levels, the Composite 20 index is back to October 2000, and the CoreLogic index back to February 2001.

In real terms, most of the appreciation in the last decade is gone.

Price-to-Rent

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

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

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

On a price-to-rent basis, the Case-Shiller National index is back to Q4 1999 levels, the Composite 20 index is back to October 2000 levels, and the CoreLogic index is back to February 2001.

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

Misc: Sales Ratio Existing to New Home Sales, FHFA House Prices, Richmond Fed Mfg Survey

A couple of earlier released ... another index shows house prices increased in 2012, and the Richmond Fed survey suggested regional manufacturing expanded in February.

' From the FHFA: U.S. House Prices Rose 1.4 Percent in Fourth Quarter 2012

U.S. house prices rose 1.4 percent from the third quarter to the fourth quarter of 2012 according to the Federal Housing Finance Agency's (FHFA) seasonally adjusted purchase-only house price index (HPI). The HPI is calculated using home sales price information from Fannie Mae and Freddie Mac mortgages. Seasonally adjusted house prices rose 5.5 percent from the fourth quarter of 2011 to the fourth quarter of 2012. FHFA's seasonally adjusted monthly index for December was up 0.6 percent from November.

'The fourth quarter was another strong one for house prices, as it was the third consecutive quarter where U.S. price growth exceeded one percent,' said FHFA Principal Economist Andrew Leventis. 'While a significant number of homes remained in the foreclosure pipeline, the actual number of homes available for sale was very low and fell over the course of the quarter.'

FHFA's expanded-data house price index, a metric introduced in August 2011 that adds transaction information from county recorder offices and the Federal Housing Administration to the HPI data sample, rose 1.6 percent over the latest quarter. Over the latest four quarters, that index is also up 5.5 percent.
emphasis added

' From the Richmond Fed: Manufacturing Activity Rebounded In February; Expectations Rose

In February, the seasonally adjusted composite index of manufacturing activity ' our broadest measure of manufacturing ' gained eighteen points, settling at 6 from January's reading of '12. Among the index's components, shipments rose twenty-one points to 10, the gauge for new orders moved up seventeen points to end at 0, and the jobs index increased thirteen points to 8.

Other indicators also suggested strengthening in February. The index for capacity utilization moved higher, adding twenty-nine points to 11, and the index for backlogs of orders gained seven points to end at '12. The delivery times index stabilized, picking up four points to end at 4, while both our gauges for inventories were lower in February. The raw materials inventory index lost seven points to finish at 16, and the finished goods inventories moved down eleven points to end at 12.

Hiring activity at District plants was mixed in February. The manufacturing employment index moved up thirteen points to settle at 8, while the average workweek indicator remained weak, tacking on just two points to end at '2. However, the wage index held steady at 11.

' Earlier I posted a graph that shows the "distressing gap" between new and existing home sales. I've argued that this gap has been mostly caused by distressed sales (foreclosures and short sales) and that eventually the gap would close.

Another way to look at this is a ratio of existing to new home sales.

This ratio was fairly stable from 1994 through 2006, and then the flood of distressed sales kept the number of existing home sales elevated and depressed new home sales. (Note: This ratio was fairly stable back to the early '70s, but I only have annual data for the earlier years).

Click on graph for larger image.

In general the ratio has been trending down, and I expect this ratio to trend down over the next several years as the number of distressed sales declines and new home sales increase.

Note: Existing home sales are counted when transactions are closed, and new home sales are counted when contracts are signed. So the timing of sales is different.

Earlier on New Home Sales:
' New Home Sales at 437,000 SAAR in January
' A few Comments on New Home Sales
' New Home Sales graphs
Earlier on House Prices:
' Case-Shiller: Comp 20 House Prices increased 6.8% year-over-year in December
' Real House Prices and Price-to-Rent Ratio
' All Current House Price Graphs

Wednesday: Durable Goods, Pending Home Sales, Bernanke

This is interesting, from the WSJ: Miami Condo Loan Marks Milestone

[A] group of lenders led by Birmingham, Ala.-based Regents Financial Corp. has agreed to lend $160 million to the developers of the Mansions at Acqualina, an ultraluxury, 47-story tower under construction in Sunny Isles Beach, near Miami.
...
The loan is the first debt deal of more than $100 million for a new condo development since the housing boom ... The lender required the builder to have completed $320 million in presales, and stipulated 50% downpayments from buyers as a condition of the loan

This is a pretty low risk loan - with the large number of presales and 50% downpayments - but it means lenders are a little more willing to make loans.

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

' Also at 8:30 AM, Durable Goods Orders for January from the Census Bureau. The consensus is for a 4.0% decrease in durable goods orders.

' At 10:00 AM, Pending Home Sales Index for January. The consensus is for a 3.0% increase in the index.

' Also at 10:00 AM, Repeat to House: Fed Chairman Ben Bernanke will deliver the "Semiannual Monetary Policy Report to the Congress", Before the Committee on Financial Services, U.S. House of Representatives

Existing Home Inventory up 3.6% year-to-date in late February

Weekly Update: One of key questions for 2013 is Will Housing inventory bottom this year?. Since this is a very important question, I'll be tracking inventory weekly for the next few months.

If inventory does bottom, we probably will not know for sure until late in the year. In normal times, there is a clear seasonal pattern for inventory, with the low point for inventory in late December or early January, and then peaking in mid-to-late summer.

The NAR data is monthly and released with a lag.  However Ben at Housing Tracker (Department of Numbers) kindly sent me some weekly inventory data for the last several years. This is displayed on the graph below as a percentage change from the first week of the year.

In 2010 (blue), inventory followed the normal seasonal pattern, however in 2011 and 2012, there was only a small increase in inventory early in the year, followed by a sharp decline for the rest of the year.

So far - through late February - it appears inventory is increasing at a sluggish rate.

Click on graph for larger image.

Note: the data is a little weird for early 2011 (spikes down briefly).

The key will be to see how much inventory increases over the next few months. In 2010, inventory was up 8% by early March, and up 15% by the end of March.

For 2011 and 2012, inventory only increased about 5% at the peak.

So far in 2013, inventory is up 3.6%.   If inventory doesn't increase more soon, then the bottom for inventory might not be until 2014.

Tuesday: New Home Sales, Case-Shiller House Prices, Bernanke

Tomorrow will be busy ... but first from Tim Duy: ECB Should Pledge to Not Do Anything Stupid

Market participants were rattled today by the election news out of Italy, as it looks like the economically-challenged nation is now politically adrift. ...
...
Why should we be concerned that Italy backslides on its commitment to austerity? After all, evidence of the economic damage wrought by such policies continues to mount. If anything, a reversal of recent austerity should be welcome.

I suspect, however, that it is not the austerity that worries market participants. It is the fear that European Central Bank head Mario Draghi will threaten to pull his pledge to do whatever is takes to save the Euro in the face of Italian intransigence. The fear that European policymakers are about to partake in another grand game of chicken that once again will bring the sustainability of the single currency back into question. In short, I think that market participants fear tight monetary policy much more than loose fiscal policy. ...

Tuesday economic releases:
' At 9:00 AM ET, S&P/Case-Shiller House Price Index for December will be released. Although this is the December report, it is really a 3 month average of October, November and December. The consensus is for a 6.8% year-over-year increase in the Composite 20 index (NSA) for December. The Zillow forecast is for the Composite 20 to increase 6.7% year-over-year, and for prices to increase 0.7% month-to-month seasonally adjusted.

' Also at 9:00 AM, FHFA House Price Index for December 2012 will be released. This was original a GSE only repeat sales, however there is also an expanded index that deserves more attention. The consensus is for a 0.7% increase in house prices.

' At 10:00 AM, New Home Sales for January will be released by the Census Bureau. The consensus is for an increase in sales to 381 thousand Seasonally Adjusted Annual Rate (SAAR) in January from 369 thousand in December.

' Also at 10:00 AM, the Richmond Fed Survey of Manufacturing Activity for February. The consensus is for a a reading of minus 3 for this survey, up from minus 12 in January (Below zero is contraction).

' Also at 10:00 AM, the Conference Board's consumer confidence index for February. The consensus is for the index to increase to 61.0.

' Also at 10:00 AM, Fed Chairman Ben Bernanke will deliver the "Semiannual Monetary Policy Report to the Congress", Before the Committee on Banking, Housing, and Urban Affairs, U.S. Senate

Market Update

Click on graph for larger image.

By request - following the sell off today - here are a couple of stock market graphs I haven't posted in several months. The first graph shows the S&P 500 since 1990 (this excludes dividends).

The dashed line is the closing price today. The S&P 500 was first at this level in March 2000; almost 13 years ago.

The second graph (click on graph for larger image) is from Doug Short and shows the S&P 500 since the 2007 high ...

Gasoline Prices up over 50 Cents per Gallon since December

From CNN: Gas prices jump, but not as high, survey finds

Over the past two weeks, prices at the pump have jumped 20 cents, adding to a total rise of nearly 54 cents over the past nine weeks, according to the Lundberg Survey.

... And now, prices may even start to drop, says publisher Trilby Lundberg.

"I don't mean that gasoline prices cannot go up further from here," she said Sunday. "But the chief causes of the rise are out of the picture."

Crude oil prices are now going down, and wholesale prices -- which marketers and retailers pay -- are "starting to tumble," she said.

In Los Angeles prices are around $4.30 per gallon. 

Below is a graph from Gasbuddy.com for nationwide gasoline prices. Nationally prices are up over 50 cents per gallon from the low last December, and up 20 cents over the last two weeks. But it does appear the price increases have slowed.

If you click on "show crude oil prices", the graph displays oil prices for WTI, not Brent; gasoline prices in most of the U.S. are impacted more by Brent prices.

Chicago Fed: "Economic Growth Moderated in January"

The Chicago Fed released the national activity index (a composite index of other indicators): Economic Growth Moderated in January

Led by declines in production-related indicators, the Chicago Fed National Activity Index (CFNAI) decreased to '0.32 in January from +0.25 in December. Three of the four broad categories of indicators that make up the index decreased from December, and only two of the four categories made positive contributions to the index in January.

The index's three-month moving average, CFNAI-MA3, increased to +0.30 in January from +0.23 in December. Given the substantial upward revisions for November and December, January's CFNAI-MA3 marked the third consecutive reading above zero. Additionally, January's reading suggests that growth in national economic activity was somewhat above its historical trend. The economic growth reflected in this level of the CFNAI-MA3 suggests limited inflationary pressure from economic activity over the coming year.
emphasis added

This graph shows the Chicago Fed National Activity Index (three month moving average) since 1967.

Click on graph for larger image.

This suggests economic activity "moderated" in January, and growth was somewhat above its historical trend (using the three-month average).

According to the Chicago Fed:

What is the National Activity Index? The index is a weighted average of 85 indicators of national economic activity drawn from four broad categories of data: 1) production and income; 2) employment, unemployment, and hours; 3) personal consumption and housing; and 4) sales, orders, and inventories.

A zero value for the index indicates that the national economy is expanding at its historical trend rate of growth; negative values indicate below-average growth; and positive values indicate above-average growth.

Schedule for Week of Feb 24th

Earlier:
' Summary for Week Ending Feb 22nd

This will be a very busy week for economic data. The key reports are the January New Home sales report on Tuesday, the January Personal Income and Outlays report on Friday, and the second estimate of Q4 GDP on Thursday.

Other key reports include Case-Shiller house prices for December on Tuesday, the ISM manufacturing index on Friday, and auto sales also on Friday.

Fed Chairman Ben Bernanke will deliver the Semiannual Monetary Policy Report to the Senate on Tuesday, and to the House on Wednesday.

Summary for Week ending February 22nd

Here is a summary of last week in graphs:

' Housing Starts decreased to 890 thousand SAAR in January, Single Family Starts Increased

Click on graph for larger image.

From the Census Bureau: "Privately-owned housing starts in January were at a seasonally adjusted annual rate of 890,000. This is 8.5 percent below the revised December estimate of 973,000, but is 23.6 percent above the January 2012 rate of 720,000.

Single-family housing starts in January were at a rate of 613,000; this is 0.8 percent above the revised December figure of 608,000. The January rate for units in buildings with five units or more was 260,000."

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

Multi-family starts (red, 2+ units) decreased sharply in January.

Single-family starts (blue) increased to 613,000 thousand in January and are at the highest level since 2008.

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

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

Total starts are up about 86% from the bottom start rate, and single family starts are up about 74 percent from the post-bubble low.

This was below expectations of 914 thousand starts in January due to the sharp decrease in the volatile multi-family sector. Starts in January were up 23.6% from January 2012.

DOT: Vehicle Miles Driven declined 2.9% in December

The Department of Transportation (DOT) reported:

Travel on all roads and streets changed by -2.9% (-7.0 billion vehicle miles) for December 2012 as compared with December 2011. Travel for the month is estimated to be 236.3 billion vehicle miles.

Cumulative Travel for 2012 changed by +0.3% (9.1 billion vehicle miles). The Cumulative estimate for the year is 2,938.5 billion vehicle miles of travel.

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

Traffic was down in all regions, and down 4.6% in the Northeast. The rolling 12 month total is still 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 61 months - over 5 years - 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 December compared to December 2011. In December 2012, gasoline averaged of $3.38 per gallon according to the EIA. In 2011, prices in December averaged $3.33 per gallon. 

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.

With all these factors, it might take several more years before we see a new peak in miles driven. Maybe when we are all riding in self-driving electric cars!

ATA Trucking Index "Best Ever January"

This is a minor indicator that I follow. This index has been very strong following the dip in October due to Hurricane Sandy.

From ATA: ATA Truck Tonnage Index Posts Best Ever January

The American Trucking Associations' advanced seasonally adjusted (SA) For-Hire Truck Tonnage Index increased 2.9% in January after jumping 2.4% in December. ... Tonnage has surged at least 2.4% every month since November, gaining a total of 9.1% over that period. As a result, the SA index equaled 125.2 (2000=100) in January versus 121.7 in December. January's index was the highest on record. Compared with January 2012, the SA index was up a robust 6.5%, the best year-over-year result since December 2011.

'The trucking industry started 2013 with a bang, reflected in the best January tonnage report in five years,' ATA Chief Economist Bob Costello said. 'While I believe that the overall economy will be sluggish in the first quarter, trucking likely benefited in January from an inventory destocking that transpired late last year, thus boosting volumes more than normal early this year as businesses replenish those lean inventories.'
emphasis added

Note from ATA:

Trucking serves as a barometer of the U.S. economy, representing 67% of tonnage carried by all modes of domestic freight transportation, including manufactured and retail goods. Trucks hauled 9.2 billion tons of freight in 2011. Motor carriers collected $603.9 billion, or 80.9% of total revenue earned by all transport modes.

Click on graph for larger image.

Here is a long term graph that shows ATA's For-Hire Truck Tonnage index.

The dashed line is the current level of the index.

The index is fairly noisy, but is up solid year-over-year.

Zillow forecasts Case-Shiller House Price index to increase 6.7% Year-over-year for December, Strong Price increases in January

The Case-Shiller house price indexes will be released next week. I like to check the Zillow forecasts; they have been pretty close.

Zillow Forecast: December Case-Shiller Composite-20 Expected to Show 6.7% Increase from One Year Ago

[W]e predict that next month's Case-Shiller data (December 2012) will show that the 20-City Composite Home Price Index (non-seasonally adjusted [NSA]) increased 6.7 percent on a year-over-year basis, while the 10-City Composite Home Price Index (NSA) increased 5.7 percent on a year-over-year basis. The seasonally adjusted (SA) month-over-month change from November to December will be 0.7 percent for the 20-City Composite and 0.6 percent for the 10-City Composite Home Price Index (SA). All forecasts are shown in the table below. Officially, the Case-Shiller Composite Home Price Indices for December will not be released until Tuesday, February 26th, almost two months after the end of 2012.

The December Case-Shiller numbers are forecast to come in stronger than many economists expect. The last few months have hinted at a strong close to 2012, but part of this strength is due to the weak December 2011 numbers to which December's numbers are compared. ... To forecast the Case-Shiller indices we use past data from Case-Shiller, as well as the Zillow Home Value Index (ZHVI), which is available more than a month in advance of Case-Shiller numbers, paired with foreclosure re-sale numbers, which we also have available more than a month prior to Case-Shiller numbers. Together, these data points enable us to reliably forecast the Case-Shiller 10-City and 20-City Composite indices.

Right now it looks like Case-Shiller will be up over 6% in 2012 (through the December / Q4 reports to be released in February).

Note: Zillow also released their January index yesterday: January Annual Home Value Increase Is Largest Since Summer 2006

Zillow's January Real Estate Market Reports, released today, show that national home values rose 0.7% from December to January to $158,100. January 2013 marks the 15th consecutive month of home value appreciation. On a year-over-year basis, home values were up 6.2% from January 2012 ' a rate of annual appreciation [for Zillow index] we haven't seen since July 2006 (when the rate was 7.5%), before the peak of the housing bubble.

Unofficial Problem Bank list declines to 809 Institutions

Here is the unofficial problem bank list for Feb 22, 2013.

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

Changes and comments from surferdude808:

The FDIC released its enforcement action activity through January 2013, which led to several changes to the Unofficial Problem Bank List. In all, there were five removals and two additions that leave the list at 809 institutions with assets of $302.8 billion. A year ago, the list held 960 institutions with assets of $389.7 billion. Year-over-year, the institution count has declined by almost 16 percent was assets are down by about 22 percent. During February 2013, the list declined by a net 15 institutions after five additions, one failure, three unassisted mergers, and 16 action terminations. Assets fell by $6.2 billion, but not by enough to get under $300 billion.

The FDIC terminated actions against Westbound Bank, Katy, TX ($143 million); New Market Bank, Elko New Market, MN ($85 million); and Cambridge State Bank, Cambridge, WI ($75 million). Unassisted mergers led to the exit of Community Bank of Central Wisconsin, Colby, WI ($91 million) and Bank 360, Beresford, SD ($40 million). The FDIC terminated a Prompt Corrective Action order against Rocky Mountain Bank & Trust, Florence, CO that was issued on May 26, 2010; however, the action was not on the UPBL as it cannot be found on the FDIC's website.

The two additions this week were Commerce Bank of Arizona, Tucson, AZ ($229 million Ticker: CBOF) and Key Community Bank, Inver Grove Heights, MN ($52 million).

Last week, we discussed the potential failure of Capitol Bancorp's banking unit in New Mexico given a deadline for a $1 million capital infusion. Yesterday, SNL Securities reported that a $1 million capital infusion was made by five outside investors and two insiders. The unnamed outside investors received a 14.8 percent stake in Capitol National Bank for $850 thousand. The Reid family, Chairman and CEO Joseph Reid and Corporate President Cristin Reid, provided $172 thousand of the infused capital. The combined stake of the Reid's in Capitol National Bank is now about 2.2 percent. Thus, the on-going saga of Capitol Bancorp continues.

CR Note: The first unofficial problem bank list was published in August 2009 with 389 institutions. The number of unofficial problem banks grew steadily and peaked at 1,002 institutions on June 10, 2011. The list has been declining since then.

Key Measures show low inflation in January

Catching up ... the Cleveland Fed released the median CPI and the trimmed-mean CPI this morning:

According to the Federal Reserve Bank of Cleveland, the median Consumer Price Index rose 0.2% (2.6% annualized rate) in January. The 16% trimmed-mean Consumer Price Index rose 0.2% (2.2% annualized rate) during the month. The median CPI and 16% trimmed-mean CPI are measures of core inflation calculated by the Federal Reserve Bank of Cleveland based on data released in the Bureau of Labor Statistics' (BLS) monthly CPI report. Effective with this release, the median CPI and 16% trimmed-mean CPI have been updated to reflect the annual recalculation of seasonal factors in the monthly CPI report from the BLS.

Earlier today, the BLS reported that the seasonally adjusted CPI for all urban consumers was virtually flat 0.0% (0.3% annualized rate) in January. The CPI less food and energy increased 0.3% (3.1% annualized rate) on a seasonally adjusted basis.

Note: The Cleveland Fed has the median CPI details for January here.

Click on graph for larger image.

This graph shows the year-over-year change for these four key measures of inflation. On a year-over-year basis, the median CPI rose 2.1%, the trimmed-mean CPI rose 1.9%, and the CPI less food and energy rose 1.9%. Core PCE is for December and increased 1.4% year-over-year.

On a monthly basis, median CPI was at 2.6% annualized, trimmed-mean CPI was at 2.2% annualized, and core CPI increased 3.1% annualized. Also core PCE for December increased 0.2% annualized.

The inflation report for February will be released on March 15th, a few days before the next Fed meeting.  But with this low level of inflation and the current high level of unemployment, I expect the Fed will keep the "pedal to the metal" at the meeting of March 19th and 20th.

Existing Home Sales: Conventional Sales up Sharply

The NAR reported total sales were up 9.1% from January 2012, but conventional sales are probably up closer to 20% (or more) from January 2012, and distressed sales down.  The NAR reported (from a survey):

Distressed homes - foreclosures and short sales - accounted for 23 percent of January sales, down from 24 percent in December and 35 percent in January 2012.

Although this survey isn't perfect, if total sales were up 9.1% from January 2012, and distressed sales declined from 35% of total sales to 23%, this suggests conventional sales were up sharply year-over-year - a good sign.

And what matters the most in the NAR's existing home sales report is inventory. It is active inventory that impacts prices (although the "shadow" inventory could come on the market and keep prices from rising). For existing home sales, look at inventory first and then at the percent of conventional sales.

The NAR reported inventory decreased to 1.74 million units in January, down from 1.83 million in December. This is down 25.3% from January 2012, and down 19% from the inventory level in January 2005 (mid-2005 was when inventory started increasing sharply). This is the lowest level of inventory since December 1999. 

Important: The NAR reports active listings, and although there is some variability across the country in what is considered active, most "contingent short sales" are not included. "Contingent short sales" are strange listings since the listings were frequently NEVER on the market (they were listed as contingent), and they hang around for a long time - they are probably more closely related to shadow inventory than active inventory. However when we compare inventory to 2005, we need to remember there were no "short sale contingent" listings in 2005. In the areas I track, the number of "short sale contingent" listings is also down sharply year-over-year.

Click on graph for larger image.

This graph shows inventory for January since 2001. In 2005 inventory kept rising all year - and that was a clear sign that the housing bubble was ending.  Inventory was very high from 2006 through 2011, and started declining in 2012.

The months-of-supply has fallen to 4.2 months.  Since months-of-supply uses Not Seasonally Adjusted (NSA) inventory, and Seasonally Adjusted (SA) sales, I expect months-of-supply to stop declining in February.

The following graph shows existing home sales Not Seasonally Adjusted (NSA).

Sales NSA in January (black column) are  above the sales for for 2009 through 2012, but below the bubble years of 2005 and 2006. 

Note that January is usually the weakest month of the year and sales typically increase in March and peak in the summer.

Earlier:
' Existing Home Sales in January: 4.92 million SAAR, 4.2 months of supply

Correction: MBA National Deliquency Survey Graph

This morning I posted a graph of mortgage delinquencies by "bucket". The graph I posted did not include Q4 2012 (I've updated the previous post). Here is the correct graph showing the improvement in Q4:

Click on graph for larger image in graph gallery.

This graph shows the percent of loans delinquent by days past due.

Loans 30 days delinquent decreased to 3.04% from 3.25% in Q3. This is just below 2007 levels and around the long term average.

Delinquent loans in the 60 day bucket decreased to 1.16% in Q4, from 1.19% in Q3.

The 90 day bucket decreased to 2.89% from 2.96%. This is still way above normal (around 0.8% would be normal according to the MBA).

The percent of loans in the foreclosure process decreased to 3.74% from 4.07% and is now at the lowest level since 2008.

Here was the MBA press release: Mortgage Delinquency and Foreclosure Rates Finished 2012 Down Sharply

And an earlier post on the conference call: Q4 MBA National Delinquency Survey Comments

FOMC Minutes: "Several participants" support varying QE asset purchases

Note:  My read is the FOMC is modestly more optimistic on the economic outlook, and are prepared to vary the amount of QE asset purchases based on incoming data.

From the Fed: Minutes of the Federal Open Market Committee, January 29-30, 2013. On the outlook:

In their discussion of the economic situation, meeting participants indicated that they viewed the information received during the intermeeting period as suggesting that, apart from some temporary factors that had led to a pause in overall output growth in recent months, the economy remained on a moderate growth path. In particular, participants saw the economic outlook as little changed or modestly improved relative to the December meeting. Most participants judged that there had been some reduction in downside risks facing the economy: Strains in global financial markets had eased somewhat, and U.S. fiscal policymakers had come to a partial resolution of the so-called fiscal cliff. Supported by a highly accommodative stance of monetary policy, the housing sector was strengthening, and the unemployment rate appeared likely to continue its gradual decline. Nearly all participants anticipated that inflation over the medium-term would run at or below the Committee's 2 percent objective.
emphasis added

On varying asset purchases:

Several participants emphasized that the Committee should be prepared to vary the pace of asset purchases, either in response to changes in the economic outlook or as its evaluation of the efficacy and costs of such purchases evolved. For example, one participant argued that purchases should vary incrementally from meeting to meeting in response to incoming information about the economy. A number of participants stated that an ongoing evaluation of the efficacy, costs, and risks of asset purchases might well lead the Committee to taper or end its purchases before it judged that a substantial improvement in the outlook for the labor market had occurred. Several others argued that the potential costs of reducing or ending asset purchases too soon were also significant, or that asset purchases should continue until a substantial improvement in the labor market outlook had occurred. A few participants noted examples of past instances in which policymakers had prematurely removed accommodation, with adverse effects on economic growth, employment, and price stability; they also stressed the importance of communicating the Committee's commitment to maintaining a highly accommodative stance of policy as long as warranted by economic conditions. In this regard, a number of participants discussed the possibility of providing monetary accommodation by holding securities for a longer period than envisioned in the Committee's exit principles, either as a supplement to, or a replacement for, asset purchases.

Changes in the size of asset purchases will be something to watch at each FOMC meeting.

Thursday: Existing Home Sales, MBA's Mortgage Delinquency Survey, Unemployment Claims, CPI and more

Tomorrow will be busy ...

Thursday economic releases:
' At 8:30 AM ET, the initial weekly unemployment claims report will be released. The consensus is for claims to increase to 359 thousand from 341 thousand last week.

' Also at 8:30 AM, the Consumer Price Index for January. The consensus is for a 0.1% increase in CPI in January and for core CPI to increase 0.2%.

' At 9:00 AM, The Markit US PMI Manufacturing Index Flash. The consensus is for a decrease to 55.5 from 56.1 in January.

' At 10:00 AM, the January Existing Home Sales report from the National Association of Realtors (NAR). The consensus is for sales of 4.90 million on seasonally adjusted annual rate (SAAR) basis. Sales in December 2012 were 4.94 million SAAR. Economist Tom Lawler is forecasting an increase to a 5.10 million sales rate.

' Also at 10:00 AM, the the Philly Fed manufacturing survey for February. The consensus is for a reading of 1.1, up from minus 5.8 last month (above zero indicates expansion).

' Also at 10:00 AM, the Conference Board Leading Indicators for January will be released. The consensus is for a 0.3% increase in this index.

' Also at 10:00 AM, the MBA's National Mortgage Delinquency Survey for Q4. As usual, I'll be on the conference call (the call is scheduled for 12 PM ET).

Weekly Initial Unemployment Claims increase to 362,000

The DOL reports:

In the week ending February 16, the advance figure for seasonally adjusted initial claims was 362,000, an increase of 20,000 from the previous week's revised figure of 342,000. The 4-week moving average was 360,750, an increase of 8,000 from the previous week's revised average of 352,750.

The previous week was revised up from 341,000.

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 360,750 - the highest 4-week average since the first week of January.

Weekly claims were above the 359,000 consensus forecast.

Housing Starts decrease to 890 thousand SAAR in January, Single Family Starts Increase

From the Census Bureau: Permits, Starts and Completions

Housing Starts:
Privately-owned housing starts in January were at a seasonally adjusted annual rate of 890,000. This is 8.5 percent below the revised December estimate of 973,000, but is 23.6 percent above the January 2012 rate of 720,000.

Single-family housing starts in January were at a rate of 613,000; this is 0.8 percent above the revised December figure of 608,000. The January rate for units in buildings with five units or more was 260,000.

Building Permits:
Privately-owned housing units authorized by building permits in January were at a seasonally adjusted annual rate of 925,000. This is 1.8 percent above the revised December rate of 909,000 and is 35.2 percent above the January 2012 estimate of 684,000.

Single-family authorizations in January were at a rate of 584,000; this is 1.9 percent above the revised December figure of 573,000. Authorizations of units in buildings with five units or more were at a rate of 311,000 in January.

Click on graph for larger image.

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

Multi-family starts (red, 2+ units) decreased sharply in January.

Single-family starts (blue) increased to 613,000 thousand in January and are at the highest level since 2008.

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

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

Total starts are up about 86% from the bottom start rate, and single family starts are up about 74 percent from the post-bubble low.

This was below expectations of 914 thousand starts in January due to the sharp decrease in the volatile multi-family sector. Starts in January were up 23.6% from January 2012. I'll have more later, but this was a solid report.

Wednesday: Housing Starts, FOMC Minutes, PPI and more

Oh my. From Bondad Blog, via Invictus (Big Picture), here is a funny parody Hitler "Downfall" parody: ECRI learns that their recession call has blown up (foul language).

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

' At 8:30 AM: Housing Starts for January will be released. The consensus is for total housing starts to decrease to 914 thousand (SAAR) in January, down from 954 thousand in December. Note: On a seasonally adjusted annual rate (SAAR) basis, starts in December were the highest since June 2008.

' At 8:30 AM: the Producer Price Index for January will be released. The consensus is for a 0.3% increase in producer prices (0.2% increase in core).

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

' At 2:00 PM: FOMC Minutes for January 29-30, 2013.

MBA: Mortgage Applications Decrease, Mortgage Rates increase

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 decreased 2 percent from one week earlier.
...
The refinance share of mortgage activity decreased to 77 percent of total applications, the lowest level since May 2012, from 78 percent the previous week. The adjustable-rate mortgage (ARM) share of activity increased to 4 percent of total applications.

The average contract interest rate for 30-year fixed-rate mortgages with conforming loan balances ($417,500 or less) increased to 3.78 percent, the highest rate since August 2012, from 3.75 percent, with points decreasing to 0.40 from 0.43 (including the origination fee) for 80 percent loan-to-value ratio (LTV) loans.
emphasis added

Click on graph for larger image.

The first graph shows the refinance index.

The refinance activity is down over the last four weeks, but activity is still very high - and has remained high for over a year.

There has been a sustained refinance boom, and 77 percent of all mortgage applications are for refinancing.

The second graph shows the MBA mortgage purchase index. The purchase index was off last week - and is still very low, but the index has generally been trending up over the last six months.

This index will probably continue to increase as conventional home purchase activity increases.

Lawler: Early Look At January Existing Home Sales

From economist Tom Lawler:

While several MLS that I follow have been unusually late in releasing their monthly reports, based on the reports that I have seen I estimate that US existing home sales as estimated by the National Association of Realtors ran at a seasonally adjusted annual rate of about 5.10 million in January, up about 3.2% from December's seasonally-adjusted pace, and up 10.2% from last January's seasonally-adjusted pace. January, of course, is seasonally by far the weakest month of the year for closed home sales, with the January 'seasonal' factor (for total existing home sales) typically averaging about 67.5% (depending on the year's calendar). The seasonal factor for a 'neutral' month is, of course, 100%.

On the inventory front, my 'best guess' is that the NAR's existing home inventory estimate for January will be unchanged from December's estimate.

CR Note: The NAR will report January existing home sales on Thursday, February 21st. The consensus is the NAR will report sales of 4.90 million on a seasonally adjusted annual rate (SAAR) basis.

Based on Lawler's estimates, the NAR will report inventory at around 1.82 million units for January (same as December), and months-of-supply around 4.3 months (down from 4.4 months in December).   This would be the lowest months-of-supply since May 2005.

Existing Home Inventory up 2.3% year-to-date in mid-February

One of key questions for 2013 is Will Housing inventory bottom this year?. Since this is a very important question, I'll be tracking inventory weekly for the next few months.

If inventory does bottom, we probably will not know for sure until late in the year. In normal times, there is a clear seasonal pattern for inventory, with the low point for inventory in late December or early January, and then peaking in mid-to-late summer.

The NAR data is monthly and released with a lag.  However Ben at Housing Tracker (Department of Numbers) kindly sent me some weekly inventory data for the last several years. This is displayed on the graph below as a percentage change from the first week of the year.

In 2010 (blue), inventory followed the normal seasonal pattern, however in 2011 and 2012, there was only a small increase in inventory early in the year, followed by a sharp decline for the rest of the year.

So far - through mid-February - it appears inventory is increasing at a sluggish rate.

Click on graph for larger image.

Note: the data is a little weird for early 2011 (spikes down briefly).

The key will be to see how much inventory increases over the next few months. In 2010, inventory was up 8% by early March, and up 15% by the end of March.

For 2011 and 2012, inventory only increased about 5% at the peak.

So far in 2013, inventory is up 2.2%.   If inventory doesn't increase soon, then the bottom for inventory might not be until 2014.

Inland Empire: Starting to Recover

Southern California's "Inland Empire" was one of epicenters of the housing bust. Now the area is recovering ...

From Alejandro Lazo at the LA Times: Inland Empire housing is more affordable but still out of reach

Bill Sepe has gotten used to rejection.

The 28-year-old Rancho Cucamonga native has put in nearly 200 unsuccessful offers since August on Inland Empire homes, varying from typical suburban ranches to classic craftsman homes.

All this anguish comes in pursuit of a modest home in the exurb of San Bernardino County, the epicenter of the Southern California housing crash. Plummeting values here sparked a vicious wave of foreclosures.
...
The repeated rejections come despite Sepe's solid qualifications: a stable job as a cell tower technician and a pre-approved home loan. He watches as houses hit the market, then get scooped up within an hour. ...

The Inland Empire has gone from bust to boom with a vigor few could have predicted, mirroring Western regions such as Phoenix and Las Vegas. Surging demand has tightened inventory ... That's great for the real estate industry and helps the local economy. ...

In the Inland Empire's darkest hour, nearly one of five borrowers was behind on a home loan. Foreclosed properties made up more than two-thirds of sales. Work on half-built subdivisions stopped dead, with as construction jobs drying up and the unemployment rate soaring. Last year the city of San Bernardino declared bankruptcy.
...
But a turnaround is well underway, thanks in part to deep-pocketed investors snapping up bargains with cash. The housing supply is now so tight that it's common for home shoppers to put in 20 or 30 offers before securing a house, real estate agents say.
...
For real estate professionals, the turnaround is like a downpour after years of drought.

"There is optimism here for the first time in eight years," said Paul Herrera, government affairs director for the Inland Valleys Assn. of Realtors. "For the first time since 2005, we are thinking that next year will be better than this year."

Click on graph for larger image.

This graph shows the unemployment rate for the Inland Empire (using MSA: Riverside, San Bernardino, Ontario), and also the number of construction jobs as a percent of total employment.

The unemployment rate is falling, but still very high 10.9% (down from 15.0% in 2010). And construction employment is still near the lows. But the area is recovering.

Unofficial Problem Bank list declines to 812 Institutions

Many changes were made to the Unofficial Problem Bank List this week with a failure and the OCC releasing its enforcement action through mid-January 2013. In all, there were 10 removals and three additions that leave the list at 812 institutions with assets of $303 billion. A year ago, the list held 956 institutions with assets of $389.6 billion.

The three additions this week were Acacia Federal Savings Bank, Falls Church, VA ($911 million); The Baraboo National Bank, Baraboo, WI ($739 million); and Commonwealth Bank, FSB, Mount Sterling, KY ($21 million).

The OCC terminated actions against Inter National Bank, McAllen, TX ($2.2 billion); The Kishacoquillas Valley National Bank of Belleville, Belleville, PA ($564 million Ticker: KISB); The First National Bank of Elk River, Elk River, MN ($248 million); Noble Bank & Trust, N.A., Anniston, AL ($169 million); Frontier Bank, Rock Rapids, IA ($151 million); International City Bank, National Association, Long Beach, CA ($144 million); First National Bank of Decatur County, Bainbridge, GA ($111 million); Neighborhood National Bank, Alexandria, MN ($48 million); and The Farmers and Merchants National Bank of Hatton, Hatton, ND ($26 million).

The other removal was the failed Covenant Bank, Chicago, IL ($60 million), which was the third failure this year. Covenant Bank was quite costly to shutter as the FDIC cost estimate is $21.8 million or about 37 percent of the failed bank's assets. The last failure in Chicago, Second Federal Savings and Loan Association of Chicago, in July 2012, was also quite expensive with an estimated cost of 40.3 percent of assets. Excluding Washington Mutual, failure costs have averaged an estimated 24.8 percent of failed assets for the 467 closings since 2008. Prior to the crisis, resolution costs were around 12 percent. Thus, the losses in this crisis are well above historical experience, which suggests the banking regulators did not effectively curb risk taking before the bursting of the bubble and that insolvent institutions have not been closed in a timely manner.

Late in the day on Friday, eyes were focused on New Mexico to see if the state banking department would declare Sunrise Bank of Albuquerque, Albuquerque, NM ($52 million) insolvent as it needed a $1 million capital infusion by 5:30 p.m. According to a media report by SNL Securities, Sunrise's parent, Capitol Bancorp, asked a federal bankruptcy judge to approve a secured loan from unnamed investors that could be used to recapitalize the bank. Capitol Bancorp controls 11 banks on the Unofficial Problem Bank List, of which eight also operating under a Prompt Corrective Action order. In its filing, Capitol Bancorp intimated that a failure of its New Mexico unit would have dire consequences as it could trigger a cross guaranty liability of more than $10 million the FDIC could assess across the other controlled bank units, which could lead to a collapse of the entire company. Capitol Bancorp has agreed to sell its New Mexico bank to Westar Bancorp, but the buyer has not been able to secure the necessary regulatory approvals to consummate the transaction. The FDIC has provided Capitol Bancorp much latitude by issuing at least 16 cross guaranty liability waivers to previously controlled banking units the company has sold as part of its recapitalization efforts. As of 11 p.m. east coast, it has been radio silence as there is no update if the capital made it to the New Mexico unit or if the deadline has been extended. We will continue to monitor and provide updates on Capitol Bancorp. Should a unit fail and if the cross guaranty liability is applied, it could make for a busy night for the FDIC as it is unlikely the units would be purchased by a single buyer given their size and geographic dispersion.

Summary for Week ending February 16th

The Industrial Production release was a reporting challenge this week. Expectations were for production to increase 0.1% in January, but the Federal Reserve reported a 0.1% decrease. At first glance, this appears to be disappointing, however production for November and December were revised up significantly, and total production in January was actually above expectations. Here are a few details ...

First, Industrial Production is an index that is set to 100 for a base year, currently 2007. Production in December was originally reported as 98.1 (98.1% of 2007 production). Production in January was reported at 98.6 (98.6% of 2007 levels - yes, production is still below the pre-recession levels). That would have been a 0.5% increase, well above expectations. However production in December was revised up to 98.7, so production in January showed a slight decline.

This is a reminder that we need to look at more than one month of data and that headlines can be a little misleading. Overall - with revisions - the industrial production report was solid.

The key report for the week was January retail sales. This showed an increase of only 0.1% in January indicating sluggish retail sales growth. Retail sales are probably being impacted by the payroll tax increase. Two internal WalMart memo leaked this week suggest the largest US retailer is seeing weak sales, see from Bloomberg: Wal-Mart Executives Sweat Slow February Start in E-Mails. A couple of emails:

"In case you haven't seen a sales report these days, February MTD sales are a total disaster," Jerry Murray, Wal- Mart's vice president of finance and logistics, said in a Feb. 12 e-mail to other executives, referring to month-to-date sales. "The worst start to a month I have seen in my ~7 years with the company."
...
"Have you ever had one of those weeks where your best- prepared plans weren't good enough to accomplish everything you set out to do?" [Cameron Geiger, senior vice president of Wal-Mart U.S. Replenishment] asked in a Feb. 1 e-mail to executives. "Well, we just had one of those weeks here at Walmart U.S. Where are all the customers? And where's their money?"

This is probably an impact of the payroll tax increase.

And here is a summary of last week in graphs:

' Retail Sales increased 0.1% in January

Click on graph for larger image.

On a monthly basis, retail sales increased 0.1% from December to January (seasonally adjusted), and sales were up 4.7% from January 2012. Sales for December were unrevised at a 0.5% gain.

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

This was at the consensus forecast of a 0.1% increase, and might indicate some slowdown in retail spending growth related to the payroll tax increase.

' Fed: Industrial Production declined 0.1% in January

This graph shows Capacity Utilization. The capacity utilization rate for total industry decreased in January to 79.1 percent. This series is up 12.2 percentage points from the record low set in June 2009 (the series starts in 1967).

Capacity utilization at 79.1% is still 1.1 percentage points below its average from 1972 to 2010 and below the pre-recession level of 80.6% in December 2007.   Note: December 2012 was revised up from 78.8%.

Note: y-axis doesn't start at zero to better show the change.

The second graph shows industrial production since 1967.

Industrial production decreased in January to 98.6  (December 2012 was revised up from 98.1). This is 18.2% above the recession low, but still 2.1% below the pre-recession peak.

The monthly change for both Industrial Production and Capacity Utilization were slightly below expectations, however the previous months were revised up significantly.

' Weekly Initial Unemployment Claims decline to 341,000

"In the week ending February 9, the advance figure for seasonally adjusted initial claims was 341,000, a decrease of 27,000 from the previous week's revised figure of 368,000."

The previous week was revised up from 366,000.

The dashed line on the graph is the current 4-week average. The four-week average of weekly unemployment claims increased to 352,500.

Weekly claims were below the 360,000 consensus forecast, and the 4-week average is close to the lowest level since early 2008.

' BLS: Job Openings "little changed" in December

This graph shows job openings (yellow line), hires (dark blue), Layoff, Discharges and other (red column), and Quits (light blue column) from the JOLTS.

Jobs openings decreased in December to 3.617 million, down from 3.790 million in November. The number of job openings (yellow) has generally been trending up, but openings are only up 2% year-over-year compared to December 2011.

Quits decreased slightly in December, and quits are up 7% year-over-year. These are voluntary separations. (see light blue columns at bottom of graph for trend for "quits").

Not much changes month-to-month in this report, but the trend suggests a gradually improving labor market.

' Preliminary February Consumer Sentiment increases to 76.3

The preliminary Reuters / University of Michigan consumer sentiment index for February increased to 76.3 from the January reading of 73.8.

This was slightly above the consensus forecast of 75.0, but still very low. There are a number of factors that impact sentiment including unemployment, gasoline prices and, for 2013, the payroll tax increase and the default threat from Congress. People will slowly adjust to the payroll tax increase, and the threat of default is now behind us ... and sentiment has improved a little.

Schedule for Week of Feb 17th

Note: I'll post a summary for last week later today.

There are three key housing reports that will be released this week: January housing starts on Wednesday, January Existing home sales on Thursday, and the homebuilder confidence survey on Tuesday.

Other key releases include the Q4 MBA National Mortgage Delinquency Survey on Thursday, and the FOMC minutes of the January meeting on Wednesday.

For manufacturing, the February Philly Fed survey will be released this week.

For prices, CPI and PPI for January will be released.

Update: Table of Short Sales and Foreclosures for Selected Cities in January

Economist Tom Lawler sent me this updated table (below) of short sales and foreclosures for several selected cities and areas in January. 

Look at the right two columns in the table below (Total "Distressed" Share for Jan 2013 compared to Jan 2012). In every area that reports distressed sales, the share of distressed sales is down year-over-year - and down significantly in many areas. 

Also there has been a decline in foreclosure sales just about everywhere. Look at the middle two columns comparing foreclosure sales for Jan 2013 to Jan 2012. Foreclosure sales have declined in almost all of these areas (Orlando is an exception), and some of the declines have been stunning (the Nevada sales were impacted by a new foreclosure law). 

Also there has been a shift from foreclosures to short sales. In most areas, short sales now out number foreclosures (Minneapolis and Orlando are exceptions).

Overall this is moving in the right direction, although some areas are lagging behind.

Bank Failure #3 in 2013: Covenant Bank, Chicago, Illinois

The rate of bank failures has slowed significantly, and most of the recent failures have been pretty small banks.  But here is a Friday tradition ...

From the FDIC: Liberty Bank and Trust Company, New Orleans, Louisiana, Assumes All of the Deposits of Covenant Bank, Chicago, Illinois

As of December 31, 2012, Covenant Bank had approximately $58.4 million in total assets and $54.2 million in total deposits. ... The FDIC estimates that the cost to the Deposit Insurance Fund (DIF) will be $21.8 million. ... Covenant Bank is the 3rd FDIC-insured institution to fail in the nation this year, and the first in Illinois.

Friday: Industrial Production, Consumer sentiment, Empire State Mfg Survey

I'd like to mention a few key economic themes that I will write more about soon:

' Residential investment (RI) has bottomed and is now contributing to economic growth. Since RI is usually the best leading indicator for the economy, the economy will probably continue to grow for the next couple of years.

' House prices bottomed in early 2012, and will increase further in 2013 - although not all areas are the same. A key this year will be how much inventory comes on the market (something I will track closely). More inventory would mean smaller house price increases.

' The drag from state and local governments is probably over following four years of austerity.

' Construction employment should pick up in 2013.

' The Federal deficit is declining fairly rapidly, and will decline further over the next few years - before starting to increase again due to health care costs.

Not much has changed, but here were my 10 questions for 2013:

' Question #1 for 2013: US Fiscal Policy
' Question #2 for 2013: Will the U.S. economy grow in 2013?
' Question #3 for 2013: How many payroll jobs will be added in 2013?
' Question #4 for 2013: What will the unemployment rate be in December 2013?
' Question #5 for 2013: Will the inflation rate rise or fall in 2013?
' Question #6 for 2013: What will happen with Monetary Policy and QE3?
' Question #7 for 2013: What will happen with house prices in 2013?
' Question #8 for 2013: Will Housing inventory bottom in 2013?
' Question #9 for 2013: How much will Residential Investment increase?
' Question #10 for 2013: Europe and the Euro

Friday economic releases:
' At 8:30 AM ET, the NY Fed will release the Empire State Manufacturing Survey for February. The consensus is for a reading of minus 2.0, up from minus 7.8 in January (below zero is contraction).

' At 9:15 AM, the Fed will release Industrial Production and Capacity Utilization for January. The consensus is for a 0.3% increase in Industrial Production in January, and for Capacity Utilization to increase to 78.9%.

' At 9:55 AM, the Reuter's/University of Michigan's Consumer sentiment index (preliminary for February) will be released. The consensus is for a reading of 75.0, up from 73.8.

Report: Housing Inventory declines 16% year-over-year in January

From Realtor.com: January 2012 Real Estate Trend Data

January, the total U.S. for-sale inventory of single-family homes, condos, townhomes and co-ops (SFH/CTHCOPS) dropped to its lowest point since Realtor.com started collecting these data, with 1,477,266 units for sale, down 16.47 percent compared with a year ago and less than half its peak of 3.1 million units in September 2007.
...
On a year-over-year basis, for-sale inventory declined in all but three of the 146 markets tracked by Realtor.com while list prices increased in 71 markets, held steady in 24 markets and declined in 51 markets. The number of markets experiencing year-over-year list price declines has increased in the past six months, underscoring the growing fragility of many housing markets.

Realtor.com only started tracking inventory in September 2007, and this is probably the lowest inventory level in over a decade.  On a month-over-month basis, inventory declined 5.6%. 

Note: Realtor.com reports the average number of listings in a month, whereas the NAR uses an end-of-month estimate.  Since inventory usually starts to come back on the market following the holidays in mid-to-late January, the NAR will probably report a month-to-month increase in inventory for January (or a smaller decline than Realtor.com).

Click on graph for larger image.

This graph from Realtor.com shows the reported average monthly inventory over the last few years.

Inventory will be important to track in 2013. There is a good chance that inventory has bottomed, or, at the least, the year-over-year declines in inventory should get much smaller. 

My guess is inventory has bottomed, and I expect more inventory will come on the market in areas that have seen recent price appreciation.

The NAR is scheduled to report January existing home sales and inventory on Thursday, Feb 21st.

FNC: Residential Property Values increased 4.9% year-over-year in December

In addition to Case-Shiller, CoreLogic, FHFA and LPS, I'm also watching the FNC, Zillow and several other house price indexes.

From FNC: FNC Index: U.S. Home Prices Hit Two-Year High

The latest FNC Residential Price Index' (RPI) shows continuing momentum in the U.S. housing market with home prices rising to a two-year high in December. Despite an unexpected deceleration in economic growth, the ongoing housing recovery has maintained its pace with steady gains in home prices, sending the index up 5.4% year to date. ...

A stabilizing foreclosure market is contributing to the recovery of the underlying property values. While challenges remain for many hard-hit markets, particularly those undergoing a judicial process for home foreclosures, there are signs that foreclosure prices have bottomed out'the first encouraging development in the long housing recession where a rising underlying market and stabilizing foreclosure prices co-exist. Foreclosures as a percentage of total home sales were 17.8% in December, down from 24.0% a year ago.

Based on recorded sales of non-distressed properties (existing and new homes) in the 100 largest metropolitan areas, the FNC 100-MSA composite index shows that December home prices remained relatively unchanged from the previous month, but were up 4.9% on a year-over-year basis from the same period in 2011. ... The 30-MSA and 10-MSA composite indices show similar trends of continued price momentum, relatively unchanged from November and up 5.8% from December 2011.

Half of the component markets tracked by the FNC 30-MSA composite index show rising prices in December. ... Although signs of a housing recovery are widening, the degree of market improvement is inconsistent across the country. In Baltimore, Chicago, Houston, and San Antonio, prices were relatively flat over the last 12 months (year-to-year change). In contrast, Phoenix and Denver saw a double-digit growth, led by Phoenix at nearly 23%. The Chicago market continues to underperform other major cities that make up the FNC 30-MSA composite index. The city's home prices were up only 1.0% on a year-over-year basis, compared to an average of 5.0% among the nation's largest cities.

The year-over-year change continued to increase in December, with the 100-MSA composite up 4.9% compared to December 2011. The FNC index turned positive on a year-over-year basis in July, 2012, and that was the first year-over-year increase in the FNC index since year-over-year prices started declining in early 2007 (over five years ago).

Click on graph for larger image.

This graph shows the year-over-year change for the FNC Composite 10, 20, 30 and 100 indexes. Note: The FNC indexes are hedonic price indexes using a blend of sold homes and real-time appraisals.

The key is the indexes are now showing a year-over-year increase indicating prices probably bottomed early in 2012.

Weekly Initial Unemployment Claims decline to 341,000

The DOL reports:

In the week ending February 9, the advance figure for seasonally adjusted initial claims was 341,000, a decrease of 27,000 from the previous week's revised figure of 368,000. The 4-week moving average was 352,500, an increase of 1,500 from the previous week's revised average of 351,000.

The previous week was revised up from 366,000.

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 352,500.

Weekly claims were below the 360,000 consensus forecast, and the 4-week average is close to the lowest level since early 2008.

CoStar: Commercial Real Estate prices up 4.3% Year-over-year

Here is a price index for commercial real estate that I follow. CoStar notes a few key trends: 1) Sales volume has increased significantly (highest since 2004), 2) the percent of distressed sales has declined, and 3) it appears price increases have moved beyond core properties (the first to recover). There is much more in the release.

From CoStar: U.S. commercial real estate posts record gain in sales volume and broadening pricing recovery to close 2012

COMMERCIAL REAL ESTATE SALES VOLUME SURGED IN 2012: While rising steadily over the last four years, sales volume reached nearly $64 billion in 2012, a 22% increase from 2011 and the highest annual total since 2004. Activity spiked significantly in December as investors rushed to close deals prior to year-end. In fact, at 1,593, the number of repeat sales in December reached an all-time high since CoStar started tracking the property sales used in the CCRSI.
...
Pricing gains in the value-weighted U.S. Composite Index began earlier in the recovery and have been consistently stronger than pricing gains in its equal-weighted counterpart throughout much of the recovery. This reflects the more rapid recovery at the high end of the market for larger, more expensive properties. It also mirrors the trend in the recent recovery of market fundamentals for commercial property, in which demand for Four-Star and Five-Star office buildings, luxury apartments and modern big-box warehouses has outpaced the broader market. However, pricing trends suggest this may be shifting.

Despite the recent dominance of larger, more-expensive properties in pricing gains, momentum appears to be shifting to the broader market dominated by smaller, less-expensive properties. This shift is apparent in the value-weighted U.S. Composite Index, which posted a 4.3% year-over-year gain in December 2012, slowing from its double-digit growth rate throughout 2011. At the same time, year-over-year growth in the equal-weighted U.S. Composite Index accelerated in the second half of 2012 and registered 8.1% for the year. Taken together, the two trends signify that investors are moving beyond core properties and driving up pricing at the lower end of the market.

Distressed sales made up only 11.5% of observed trades in December 2012, the lowest level witnessed since the end of 2008. This reduction in distressed deal volume has been driving higher, more consistent pricing.
emphasis added

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 37.1% from the bottom (showing the demand for higher end properties) and up 4.3% year-over-year. However the Equal-Weighted index is only up 12.8% from the bottom, and up 8.1% year-over-year.

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

Thursday: Weekly Unemployment Claims

Jim Hamilton at Econbrowser discusses Brent, WTI, and the price of gasoline: Prices of gasoline and crude oil

West Texas Intermediate is a particular grade of crude oil whose price is usually quoted in terms of delivery in Cushing, Oklahoma. Brent is a very similar crude from Europe's North Sea. As similar products, you'd expect them to sell for close to the same price, and up until 2010 they usually did. But an increase in production in Canada and the central U.S. combined with a decrease in U.S. consumption has led to a surplus of oil in the central U.S. This overwhelmed existing infrastructure for cheap transportation of crude from Cushing to the coast, causing a big spread to develop between the prices of WTI and Brent.

See Hamilton's discussion for more ...

Thursday economic releases:
' At 8:30 AM ET, the initial weekly unemployment claims report will be released. The consensus is for claims to decrease to 360 thousand from 366 thousand last week.

Lawler: Table of Short Sales and Foreclosures for Selected Cities in January

Economist Tom Lawler sent me the table below of short sales and foreclosures for several selected cities in January. 

Look at the right two columns in the table below (Total "Distressed" Share for Jan 2013 compared to Jan 2012). In every area that reports distressed sales, the share of distressed sales is down year-over-year - and down significantly in most areas. 

Also there has been a decline in foreclosure sales just about everywhere. Look at the middle two columns comparing foreclosure sales for Jan 2013 to Jan 2012. Foreclosure sales have declined in all these areas, and some of the declines have been stunning (the Nevada sales were impacted by a new foreclosure law). 

Also there has been a shift from foreclosures to short sales. In most areas, short sales now out number foreclosures (Minneapolis is an exception).

I think this is important: Imagine that the number of total existing home sales doesn't change over the next year - some people would argue that is "bad" news and the housing market isn't recovering. But also imagine that the share of distressed sales declines 20%, and conventional sales increase to make up the difference. That would be a positive sign - and that is what appears to be happening.

An example would be Sacramento (I posted data on Sacramento yesterday).  In Sacramento, total sales were down 9% in Jan 2013 compared to Jan 2012, but conventional sales were up 51%!  I'd say that market is still unhealthy, but recovering.

Wednesday: Retail Sales

On the deficit, from Jed Graham at investors.com:

Here's a pretty important fact that virtually everyone in Washington seems oblivious to: The federal deficit has never fallen as fast as it's falling now without a coincident recession.

To be specific, CBO expects the deficit to shrink from 8.7% of GDP in fiscal 2011 to 5.3% in fiscal 2013 if the sequester takes effect and to 5.5% if it doesn't. Either way, the two-year deficit reduction ' equal to 3.4% of the economy if automatic budget cuts are triggered and 3.2% if not ' would stand far above any other fiscal tightening since World War II.

Until the aftermath of the Great Recession, there were only three such periods in which the deficit shrank by a cumulative 2% of GDP or more. The 1960-61 and 1969-70 episodes both helped bring about a recession.

This fits with the graph I posted last week:

Click on graph for larger image.

This graph shows the actual (purple) budget deficit each year as a percent of GDP, and an estimate for the next ten years based on estimates from the Congressional Budget Office (CBO).

The CBO deficit estimates are even lower than my projections.

After 2015, the deficit will start to increase again according to the CBO, but as I've noted before, we really don't want to reduce the deficit much faster than this path over the next few years, because that will be too much of a drag on the economy. 

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

' At 8:30 AM ET, Retail sales for January will be released. The consensus is for retail sales to increase 0.1% in January, and to increase 0.2% ex-autos.

' 10:00 AM, the Manufacturing and Trade: Inventories and Sales (business inventories) report for December will be released. The consensus is for a 0.3% increase in inventories.

Retail Sales increased 0.1% in Janaury

On a monthly basis, retail sales increased 0.1% from December to January (seasonally adjusted), and sales were up 4.7% from January 2012. From the Census Bureau report:

The U.S. Census Bureau announced today that advance estimates of U.S. retail and food services sales for January, adjusted for seasonal variation and holiday and trading-day differences, but not for price changes, were $416.6 billion, an increase of 0.1 percent from the previous month and 4.4 percent above January 2012. ... The November to December 2012 percent change was unrevised from +0.5 percent.

Click on graph for larger image.

Sales for December were unrevised at a 0.5% gain.

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 25.7% from the bottom, and now 9.9% above the pre-recession peak (not inflation adjusted)

The second graph shows the same data, but just since 2006 (to show the recent changes).

 Retail sales ex-autos increased 0.2%.

Excluding gasoline, retail sales are up 22.8% from the bottom, and now 10.3% 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 4.8% on a YoY basis (4.4% for all retail sales).

This was above the consensus forecast of a 0.1% increase, and might indicate some slowdown in retail spending growth related to the payroll tax increase. 

Las Vegas Real Estate: Sales and Inventory decreased year-over-year in January

This is a key distressed market to follow since Las Vegas has seen the largest price decline of any of the Case-Shiller composite 20 cities.

The Greater Las Vegas Association of Realtors (GLVAR) reported (Most data via Tom Lawler):

' Residential home sales by realtors in the Las Vegas metro area totaled 2,821 in January, down 21.4% from last January's pace

' Bank-owned properties were 12.5% of last month's sales, down from 45.5% last January, while last month's short-sales share were 36.2%, up from 28.1% a year ago.

' All-cash transactions were 56.2% of last month's sales, up from 52.5% last January.

' Total listings in January totaled 17,910, down 0.9% from December and down 23.1% from a year ago. However single family home listings without offers were down over 58% from a year ago. A large number of the homes listed for sales are "short sale pending".

' Short sales are about three times foreclosures now. We've seen a shift from foreclosures to short sales in most areas (not just in areas with new foreclosure laws).  Note: Some of the surge in short sales last month might have been due to sellers pushing to beat the expiration of the Mortgage Debt Relief Act of 2007, and there was a decline in January.  The Act  was extended as part of the fiscal deal, so the number of short sales should remain high in 2013.

' The decline in overall sales is because of fewer foreclosure sales. As the market slowly recovers, the number of distressed sales should fall and the number of conventional sales should rise. 

Overall this is a slowly improving distressed market. Note: The median price was up 27.1% from a year ago, but I suggest using the repeat sales indexes because the median is impacted by the mix.

Nikkei Opens Up Sharply following Finance Ministers Price Target

Imagine Jack Lew (Treasury Secretary nominee) or Fed Chairman Ben Bernanke announcing a price target for the DOW or S&P500 ... that seems extremely unlikley.  But in Japan ...

From MarketWatch: Japan stocks rally on yen in post-holiday return

Japan stocks surged in early Tuesday trade, as investors returned from a three-day weekend to find the yen at yet another fresh multiyear low, with the Nikkei Stock Average jumping 2.5% to 11,432.29, and the Topix up 2%.

And from the Japan Times: Japan's economic minister wants Nikkei to surge 17% to 13,000 by March

Economic and fiscal policy minister Akira Amari said Saturday the government will step up economic recovery efforts so that the benchmark Nikkei index jumps an additional 17 percent to 13,000 points by the end of March.

'It will be important to show our mettle and see the Nikkei reach the 13,000 mark by the end of the fiscal year (March 31),' Amari said in a speech.

The Nikkei 225 stock average, which last week climbed to its highest level since September 2008, finished at 11,153.16 on Friday.

'We want to continue taking (new) steps to help stock prices rise' further, Amari stressed ...

Felix Salmon likes the idea: When the finance minister targets stock prices

I like this move: it shows imagination, and the upside is much bigger than the downside. The worst that can happen is that it doesn't work, and the stock market ends up doing what the stock market would have done anyway; the best that can happen is that it helps accelerate the broad recovery that everybody in Japan is hoping for this year.

What's more, Amari is not the first policymaker to talk about targeting asset prices. Minneapolis Fed president Narayana Kocherlakota, for instance, said quite clearly in 2011 that stock prices 'are really going to be a central ingredient in the recovery process', adding:

In this kind of post financial crisis, post net worth driven recession, it makes sense to be thinking about asset value as a way to try to generate more stimulus than you do in a typical recession.

In other words, don't look to government spending for stimulus: Japan, of course, has learned that lesson the hard way. Instead, simply goose the stock market instead.

There are risks to this approach: if it works too well, you create a bubble ' and when a bubble bursts, that can hurt confidence much more than a rising stock market helped it. But for the time being, the Japanese stock market still looks cheap, both on an absolute basis and in terms of its p/e ratio. Now's no time to worry about overheating. Instead, Japan's fiscal and monetary policymakers are working together to try to make the country as bullish and successful as possible. I'd do the same thing, if I were them.

CR Note: I don't think this is a good policy idea ...  

NFIB: Small Business Optimism Index increases slightly in January, Still very low

From the National Federation of Independent Business (NFIB): Small-Business Owner Confidence Barely Budges

Small-business owner confidence continues to drag, according to the National Federation of Independent Business (NFIB) Small Business Optimism Index. The Index gained 0.9 points, rising to 88.9, failing to regain the losses caused by last month's 'fiscal cliff' scare. Expectations for improved business conditions increased by five points, but remain overwhelmingly low'negative 30 percent'the fourth lowest reading in survey history. Actual job creation and job creation plans improved nominally, but still not enough to keep up with population growth.

Click on graph for larger image.

This graph shows the small business optimism index since 1986. The index increased to >88.9 in January from 88.0 in December.

Note: Small businesses have a larger percentage of real estate and retail related companies than the overall economy. This index remains low.